HomeMy WebLinkAbout08/04/2022 - Agenda - Planning & Zoning Commission
College Station, TX
Meeting Agenda
Planning and Zoning Commission
1101 Texas Ave, College Station, TX 77840
Internet: https://zoom.us/j/86823681120
Phone: 888 475 4499 and Webinar ID: 868 2368 1120
The City Council may or may not attend this meeting.
August 4, 2022 6:00 PM City Hall Council Chambers
College Station, TX Page 1
Notice is hereby given that a quorum of the meeting body will be present in the physical
location stated above where citizens may also attend in order to view a member(s) participating
by videoconference call as allowed by 551.127, Texas Government Code. The City uses a third-
party vendor to host the virtual portion of the meeting; if virtual access is unavailable, meeting
access and participation will be in-person only.
1. Call to Order, Pledge of Allegiance, Consider Absence Request.
2. Hear Visitors
At this time, the Chairperson will open the floor to visitors wishing to address the Commission on issues
not already scheduled on tonight's agenda. An individual who wishes to address the Commission
regarding any item on the 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. The visitor
presentations will be limited to three minutes in order to accommodate everyone who wishes to address
the Commission and to allow adequate time for completion of the agenda items. The Commission will
receive the information, ask city staff to look into the matter, or will place the matter on a future agenda
for discussion. (A recording is made of the meeting; please give your name and address for the record.)
3. Consent Agenda
All matters listed under the Consent Agenda, are considered routine by the Commission and will be
enacted by one motion. These items include preliminary plans and final plats, where staff has found
compliance with all minimum subdivision regulations. All items approved by Consent are approved with
any and all staff recommendations. Since there will not be separate discussion of these items, citizens
wishing to address the Commission regarding one or more items on the Consent Agenda may address
the Commission at this time as well. If any Commissioner desires to discuss an item on the Consent
Agenda it may be moved to the Regular Agenda for further consideration.
3.1. Consideration, discussion, and possible action to approve meeting minutes.
Attachments: 1. July 21 2022
4. Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
5. Regular Agenda
Page 1 of 27
Planning and Zoning Commission
Page 2 August 4, 2022
5.1. 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 CG General Commercial to PDD Planned Development District
on approximately 12 acres of land located 103 N. Dowling Road. Case #REZ2022-000012 (Note:
Final action of this item will be considered at the August 25, 2022 City Council Meeting – Subject
to change).
Sponsors: Derrick Williams
Attachments: 1. Staff Report
2. Vicinity Map, Aerial, and Small Area Map
3. Background Information
4. Applicant's Supporting Information
5. Bulk Variances Letter
6. Concept Plan Exhibit
7. Rezoning Map
5.2. Presentation, discussion, and possible action on a proposed middle housing zoning district.
(Note: Discussion of this item is scheduled for the August 25, 2022 City Council Meeting on the
workshop agenda – subject to change.)
Sponsors: Matthew Ellis
Attachments: 1. Memo - Middle Housing
2. Middle Housing Product Types and Dimensional Standards Table
6. Informational Agenda
6.1. Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
6.2. Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
Thursday, August 11, 2022 ~ City Council Meeting ~ Council Chambers ~ Open Meeting
6:00 p.m. (Liaison - Smith)
Thursday, August 18, 2022 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
Thursday, August 25, 2022 ~ City Council Meeting ~ Council Chambers ~ Open Meeting
6:00 (Liaison - Mirza)
Thursday, September 1, 2022 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
6.3. Presentation and discussion regarding an update on items heard:
An Ordinance Amendment amending Appendix A, "Unified Development Ordinance,"
Section 5.2. "Residential Dimensional Standards," and Section 8.3.H.4, "Cluster
Development" regarding Cluster Developments. The Planning & Zoning Commission
heard this item on July 7, 2022 and voted (6-0) to recommend approval. The City Council
heard this item on July 28, 2022 and voted (7-0) to approve the request.
6.4. Discussion and review regarding the following meetings: Design Review Board, BioCorridor
Board.
Page 2 of 27
Planning and Zoning Commission
Page 3 August 4, 2022
Monday, July 25, 2022 ~ DRB Meeting
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 on the website and at College Station City Hall,
1101 Texas Avenue, College Station, Texas, on July 29, 2022 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 3 of 27
July 21, 2022 P&Z Meeting Minutes Page 1 of 6
MINUTES PLANNING & ZONING COMMISSION
July 21, 2022 6:00 p.m. Phone: *888 475 4499 and Webinar ID: 864 0694 8559 Internet: https://zoom.us/j/86406948559
COMMISSIONERS PRESENT: Dennis Christiansen, Bobby Mirza, William Wright, Jason Cornelius, Melissa McIlhaney, and Thomas Jackson attending virtually
COMMISSIONERS ABSENT: Mark Smith
COUNCIL MEMBERS PRESENT: Dennis Maloney
CITY STAFF PRESENT: Michael Ostrowski, Molly Hitchcock, Erika Bridges, Alyssa Halle-Schramm, Anthony Armstrong, Lucas Harper, Jesse DiMeolo, Robin Macias, Carol Cotter, Bekha Wells, Naomi Sing, Katherine Beaman-Jamael, Leslie Whitten, and Crystal Fails
1. Call Meeting to Order, Pledge of Allegiance, Consider Absence Request.
Chairperson Christiansen called the meeting to order at 6:00 p.m.
2.Hear Visitors
No visitors spoke.
3.Consent Agenda
3.1 Consideration, discussion, and possible action to approve meeting minutes.
•July 21, 2022
Commissioner Cornelius motioned to approve the Consent Agenda. Commissioner Wright seconded the motion, motion passed (6-0).
4. Consideration, discussion, and possible action on items removed from the Consent Agendaby Commission Action.
No items were removed.
5.Regular Agenda
5.1 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 boundary from PDD Planned Development District to PDD Planned Development District to amend the existing PDD Concept Plan on approximately 2 acres of land
located at Harper’s Crossing Block 1, Lot 2, more generally located northeast of the intersection of Barron Road and William D. Fitch Parkway. Case #REZ2022-000009 (Note: Final action of this item will be considered at the August 11, 2022 City Council Meeting – Subject to change).
Page 4 of 27
July 21, 2022 P&Z Meeting Minutes Page 2 of 6
Staff Planner Macias presented the Rezoning to the Commission, recommending approval.
Chairperson Christiansen asked if the proposal for the road becoming a one-way street would be reviewed by staff.
Staff Planner Macias stated they would review it.
Commissioner Mirza asked about greenspace.
Staff Planner Macias stated that they have a detention area and a 15-foot landscape buffer.
Commissioner McIlhaney asked if there were any modifications to the landscaping requirements
under GC General Commercial in the original PDD or do they still stand.
Staff Planner Macias stated that the commercial landscaping requirements still stand.
Chairperson Christiansen opened the public hearing.
No visitors spoke.
Chairperson Christiansen closed the public hearing.
Commissioner Wright motioned to recommend approval of the rezoning to amend the PDD Concept Plan. Commissioner McIlhaney seconded the motion, the motion passed (6-0).
5.2 Public Hearing, presentation, discussion, and possible action regarding an ordinance amending the Comprehensive Plan – Future Land Use & Character Map from Medical to Urban Residential for approximately 17 acres, generally located at 400 Double Mountain Road. Case #CPA2022-000005 (Note: Final action of this item will be considered at the August 11, 2022 City Council Meeting –
Subject to change).
Staff Planner DiMeolo presented the Comprehensive Plan amendment to the Commission, recommending denial as the proposed amendment would designate a land use that does not match the Medical District Master Plan nor the City’s Comprehensive Plan. It would also remove a substantial amount of land designated as Medical from the Master Plan and create a large tract of
land that does not allow for cross connectivity between the medical center and surrounding supporting uses.
Commissioner Cornelius asked if we know what was planned to go there when it was originally platted or has there been anything planned.
Staff Planner DiMeolo stated that it has been part of the Medical District Master Plan from the beginning.
Commissioner Mirza asked if the development was staying with the medical use type of business or are they wanting to get into other areas that are related to medical.
Page 5 of 27
July 21, 2022 P&Z Meeting Minutes Page 3 of 6
Staff Planner DiMeolo stated that it would be a multi-family housing project and the applicant would have more information in their presentation.
Commissioner Jackson questioned the consistency between the amendment and the Midtown Master Plan.
Staff Planner DiMeolo stated that the subject property is closest to the Town Center Commercial area of the Midtown Master Plan and that area has a base zoning of MU Mixed Use.
Commissioner Cornelius asked if the plan that Midtown presented to staff was in conjunction with this property staying Medical.
Staff Planner DiMeolo stated yes.
Chairperson Christiansen asked if the proposed development has close ties to the medical community.
Staff Planner DiMeolo said the City does not see standard multi-family as a medical related use.
Applicant, Tristen Fisher, Mitchell & Morgan Civil Engineering presented to the Commission with information about the needs and market for Class A multifamily property in the area. Mr. Fisher also stated that the development falls in the supporting uses of the Master Plan for the Medical District.
Commissioner Cornelius asked what plans if any the applicant has to work with the transition from Midtown to their property.
Applicant, Veronica Morgan, stated that they have only looked at preliminary design elements in this particular site and that they will certainly be looking at walkability and the transition to Midtown Reserve. Ms. Morgan also stated that as part of the rezoning that they will also have to
submit a TIA.
Chairperson Christiansen asked if roads through the property might be an option.
Ms. Morgan stated they will be looking for options that are needed for roadways through there, as well as pedestrian facilities.
Commissioner McIlhaney asked if the TIA looks at the impact to existing infrastructure or if it also looks at those areas that have not been developed and how they will be impacted.
Ms. Morgan stated that the TIA will look at Double Mountain Road and how it is dispersed and what impacts does the development have to the roadway in terms of capacity.
Commissioner Jackson voiced his concerns on the amount of traffic in the area and the capacity of those roads. Commissioner Jackson also stated that the location is awkward for a high-density residential development.
Ms. Morgan stated that the project is still under design and that they are hearing the Commissioners’ concerns.
Page 6 of 27
July 21, 2022 P&Z Meeting Minutes Page 4 of 6
Chairperson Christiansen asked what the attendance was for the public meeting.
Ms. Morgan said about 12 attended, including the applicant, city staff, and citizens. Ms. Morgan stated that there were about four or five citizens. Land Development Review Administrator, Anthony Armstrong stated that there were two citizens at the meeting. Chairperson Christiansen asked out of the number of units, how many might be for Baylor Scott & White staff. Ms. Morgan stated that the developer has a presentation that will be able to answer that.
Applicant, Veronica Morgan presented to the Commission that the proposed development does fit within the Medical District Master Plan as written and will provide housing for medical
professionals as discussed in the Plan. Developer, Jackie Binks, 3011 Hickory Ridge Circle Bryan, Texas, presented to the Commission
information on the background of the type of development that they are looking to build. Mr. Binks let the Commission know that they did reach out to Baylor Scott & White to let them know that there will be incentives for the medical professional. Commissioner Mirza stated that he is concerned that the road through the property is not feasible for the development. Mr. Binks mentioned that there will be a TIA completed and there will be more than one outlet that dumps onto that main road. Mr. Binks stated they feel this development is fitting for the Medical District.
Commissioner McIlhaney asked staff without doing this urban designation, how will the need or vision be accomplished. Staff Planner DiMeolo stated that the need would be met elsewhere within the district. Land Development Review Administrator, Anthony Armstrong provided background on the
Medical District Master Plan. Commissioner Cornelius asked what happens to the small strip of the land on Medical Ave. Staff Planner DiMeolo stated that it would remain Medical and is owned by Baylor Scott & White. Commissioner Cornelius asked what the staff recommendation was with the other two PDDs to the north and south that were previously submitted. Staff Planner DiMeolo stated that they were deemed medically related.
Chairperson Christiansen opened the public hearing.
Page 7 of 27
July 21, 2022 P&Z Meeting Minutes Page 5 of 6
Bob Yancy, Bird Pond Estates, spoke in favor of the development. Mr. Yancy stated that this proposal makes sense on multiple fronts and that it would benefit the medical profession in the
area. Chairperson Christiansen closed the public hearing. Commissioner Wright stated that he feels that this is going to be more of a senior living and that traffic congestion will be fixed with the TIA. Commissioner Wright motioned to recommend approval of the Comprehensive Plan Amendment. Chairperson Christiansen seconded the motion, the motion passed (4-2) with Commissioners Mirza and Jackson voting in opposition. 6. Informational Agenda
6.1 Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
There was no discussion.
6.2 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
• Thursday, July 28, 2022 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m. (Liaison – Jackson)
• Thursday, August 4, 2022 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
• Thursday, August 11, 2022 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m. (Liaison – Smith)
• Thursday, August 18, 2022 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
There was no discussion. 6.3 Presentation and discussion regarding an update on items heard:
• A Rezoning of approximately seven acres from Research & Development to Planned
Development District located at 400 Technology Parkway. The Planning & Zoning Commission heard this item on June 16, 2022 and voted (7-0) to recommend approval. The City Council heard this item on July 14, 2022 and voted (7-0) to approve the request. There was no discussion.
6.4 Discussion and review regarding the following meetings: Design Review Board, BioCorridor
Board.
• Monday, July 25, 2022 ~ DRB Meeting ~ City Hall 1938 Executive Conference Room ~ 11:00 a.m. There was no discussion. 7. Discussion and possible action on future agenda items.
Page 8 of 27
July 21, 2022 P&Z Meeting Minutes Page 6 of 6
A Planning & Zoning Member may inquire about a subject for which notice has not been given. A
statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. There was no discussion. 8. Adjourn
The meeting adjourned at 7:13 p.m. Approved: Attest:
______________________________ ________________________________ Dennis Chairperson Christiansen, Chairperson Kristen Hejny, Admin Support Specialist
Planning & Zoning Commission Planning & Development Services
Page 9 of 27
August 04, 2022
Regular Agenda
Rezoning – Dowling Townhomes
To:Planning & Zoning Commission
From:Derrick Williams, Staff Planner
Agenda Caption: 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 CG General Commercial to PDD Planned Development District on
approximately 12 acres of land located 103 N. Dowling Rd. Case #REZ2022-000012 (Note: Final action of
this item will be considered at the August 25, 2022 City Council Meeting – Subject to change).
RECOMMENDATION: Staff recommends approval of the rezoning request and associated Concept Plan.
Summary: The applicant has requested a rezoning for approximately 12 acres of land from CG
General Commercial to PDD Planned Development District with a base zoning of T Townhouse. The
change in the zoning district boundaries from CG General Commercial to PDD Planned Development
District, would allow commercial opportunities on a vacant tract of land located at the intersection of
Dowling and Holleman Drive while also providing additional single-family housing types for the
remaining unplatted portion of the overall development.
REVIEW CRITERIA
1. Whether the proposal is consistent with the Comprehensive Plan:
The subject area is designated on the Comprehensive Plan Future Land Use and Character Map as
Neighborhood Center which consist of residential, commercial, and office spaces. Commercial
zoning will remain at the intersection of the Holleman Drive South frontage and a portion along
North Dowling Road. Attached single family will support the commercial area as a second-tier
component to the Neighborhood Center area. As defined in the Comprehensive Plan:
The Neighborhood Center designation is most appropriate for a mix of uses arranged in a
compact and walkable pattern at a smaller scale than Urban Centers. These areas consist of
residential, commercial, and office uses arranged horizontally in an integrated manner and may
be mixed vertically within structures. Neighborhood Centers should also incorporate
consolidated parking facilities, access to transportation alternatives, open space and
recreational facilities, and public uses.
It has been determined that this proposal is consistent with the Comprehensive Plan since the
townhouse development will provide a supporting use for commercial areas.
2. Whether the uses permitted by the proposed zoning district will be appropriate in the context of
the surrounding area:
Page 10 of 27
The proposed zoning allows for dense single-family residential uses such as townhomes, which will
be appropriate in the context of developments in the surrounding area. The property to the east
consists of a mixture of commercial retail and industrial uses while the property to the south is
multi-family known as Aspen Heights and is developed with single-attached and two-unit buildings
that range between two and five bedrooms. The property to the north, across North Dowling Road,
is zoned GS General Suburban and is developed as an RV Park. The property to the west, across
Holleman Drive South, is zoned R Rural and is developed for municipal utility purposes. The PDD will
be adjacent to undeveloped property at the intersection of North Dowling Road and Holleman Drive
South, which is zoned for GC General Commercial uses.
3.Whether the property to be rezoned is physically suitable for the proposed zoning district:
The subject property is physically suitable for the proposed zoning. The size of the subject property
is suitable for its intended use. The property will have frontage and access from several rights-of-
way. The subject property is relatively flat and not in the FEMA floodplain.
4. Whether there is available water, wastewater, stormwater, and transportation facilities generally
suitable and adequate for uses permitted by the proposed zoning district:
Sanitary sewer service, water service, and fire flow will be provided by College Station Utilities. The
subject property is not encumbered by FEMA Special Flood Hazard Area. 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 at the southeast corner of the intersection Holleman Drive South,
designated as a 4-lane Minor Arterial, and North Dowling Road, a local street. A traffic impact
analysis was performed per the rezoning request. As part of the TIA, the rezoning is expected to
produce less than 150 trips in any peak hour. The peak hour trips are estimated to be 85.9 with this
rezoning request.
5. The marketability of the property:
This area is primarily residential in nature with limited commercial uses. The applicant has stated
that the continued development of residential in the area will help to support the successful
marketability of commercial on the corner property in the future.
REVIEW OF CONCEPT PLAN
The Concept Plan provides an illustration of the general layout of the proposed building and parking
areas as well as other site related features. In proposing a PDD, an applicant may also request variations
to the general platting and site development standards provided that those variations are outweighed
by demonstrated community benefits of the proposed development. The Unified Development
Ordinance provides the following review criteria as the basis for reviewing PDD Concept Plans:
1. The proposal will constitute an environment of sustained stability and will be in harmony with
the character of the surrounding area;
2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan,
and any subsequently adopted Plans, and will be consistent with the intent and purpose of this
Section;
Page 11 of 27
3. The proposal is compatible with existing or permitted uses on abutting sites and will not
adversely affect adjacent development;
4. Every dwelling unit need not front on a public street but shall have access to a public street
directly or via a court, walkway, public area, or area owned by a homeowners association;
5. The development includes provision of adequate public improvements, including, but not
limited to, parks, schools, and other public facilities;
6. The development will not be detrimental to the public health, safety, welfare, or materially
injurious to properties or improvements in the vicinity; and
7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or
pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by
the proposed use and other uses reasonably anticipated in the area considering existing zoning
and land uses in the area.
Purpose, Intent and Community Benefits:
The proposed Planned Development District for this property outlines the purpose, intent, and
community benefit of the proposed development which is to promote and encourage innovative
development that is sensitive to surrounding land uses and natural environment.
The applicant offers the following as community benefits:
1. The T Townhome zoning district permits a maximum height of 35’. The proposed townhomes
will not exceed 25’ measured to the eave.
2. Streetscaping is not required along perimeter roadways for single-family residential
developments. In order to enhance the pedestrian experience and overall aesthetic, we will
plant streetscaping along Holleman Drive South, North Dowling Road and Larimer Way.
3. This development will be served by a sanitation compactor rather than the alternative of 14
dumpsters. Not only will the compactor serve the townhome development, but the commercial
tract as well. This will reduce drive time and frequency to collect solid waste for the sanitation
trucks and is overall more efficient for the development and city services.
4. While the future commercial tract is not formally a part of the rezoning request, it is considered
a part of the development under the Neighborhood Center land use designation. Pairing the
commercial tract with the future townhomes creates a mixed-use development that will support
and connect to each other and surrounding developments, as envisioned through the
Neighborhood Center land uses along the Holleman Drive S. corridor.
Base Zoning and Meritorious Modifications
At the time of site plan, the project will need to meet all applicable site development standards and
platting requirements of the Unified Development Ordinance for the T Townhouse zoning district,
except where meritorious modifications are granted with the PDD zoning. The applicant is requesting
the following meritorious modifications:
1. Waiver from Section 8.3.H.1.h Lots
Requesting that the townhome lots are not required to have frontage on a public street. The
lots will have access to a private access easement.
2. Rear and side setback waivers
Page 12 of 27
Requesting to reduce the rear setback of the lots from 20’ to 12.5’ and 0’ side setbacks at the
end of the row. All buildings will have 15’ separation between buildings and meet 15’ side-street
setbacks. All other side setbacks will have at least 5’ from building to edge of pavement. These
areas will be Common Area.
3. Sidewalk waivers
We request a waiver to providing sidewalks along the private access easements. Sidewalks will
be provided along Holleman Drive S, N. Dowling Road and the extension of the Larimer Way
public way.
RECOMMENDATION: Staff recommends approval of the rezoning request and associated Concept Plan.
SUPPORTING MATERIALS
1. Vicinity Map, Aerial, and Small Area Map
2. Background Information
3. Applicant’s Supporting Information
4. Bulk Variances Letter
5. Concept Plan Exhibit
6. Rezoning Map
Page 13 of 27
Page 14 of 27
Page 15 of 27
Page 16 of 27
BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date: August 4, 2022
Advertised Council Hearing Date: August 25, 2022
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:
None
Property owner notices mailed: 11
Contacts in support: 0
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 Neighborhood Center GS General Suburban Dowling Rd (local street)
South Neighborhood Center PDD Planned Development
District
Multi-Family
East Neighborhood Center GC General Commercial Neighborhood Center
West 4 Lane Minor Arterial R Rural Holleman Dr S
DEVELOPMENT HISTORY
Annexation: The subject property was annexed in 2002.
Zoning: 2002 – AO Agricultural Open Space
2020 – GC General Commercial
Final Plat:The subject property is unplatted
Site development:The property is undeveloped
Page 17 of 27
Name of Project: 103 N. DOWLING TOWNHOMES
Address: 103 N DOWLING RD
Legal Description: A000701, CRAWFORD BURNETT (ICL), TRACT 68.4, 12.756 ACRES
Total Acreage: 11.8
Applicant: MITCHELL & MORGAN
Property Owner: KT ARRINGTON LLC
List the changed or changing conditions in the area or in the City which make this zone change
necessary.
There continues to be a heavy demand for housing of all types in College Station as the population steadily
and rapidly increases. With the future extension of Jones-Butler under Harvey Mitchell Parkway, another route
to the Texas A&M Campus will open up that makes this property ideal for medium-density housing. The new
extension will also provide an alternate route for traffic from this property and surrounding properties that is
traveling north, which will improve the traffic pressures at the Holleman Drive South and Harvey Mitchell
Parkway intersection. There continues to be a heavy demand for housing of all types in College Station as the
population steadily and rapidly increases. With the future extension of Jones-Butler under Harvey Mitchell
Parkway, another route to the Texas A&M Campus will open up that makes this property ideal for medium-
density housing. The new extension will also provide an alternate route for traffic from this property and
surrounding properties that is traveling north, which will improve the traffic pressures at the Holleman Drive
South and Harvey Mitchell Parkway intersection.
Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not,
explain why the Plan is incorrect.
The Comprehensive Plan indicates this area is planned for Neighborhood Center. Neighborhood Center is
ideal for areas that are appropriate for a mix of uses arranged in a compact and walkable pattern, consisting of
residential, commercial and office uses arranged horizontally in an integrated manner. This development
includes both townhome and commercial uses that will be accessible to both vehicular and pedestrian traffic.
This rezoning is in compliance with the planned uses in the Comprehensive Plan.
How will this zone change be compatible with the present zoning and conforming uses of nearby
property and with the character of the neighborhood?
Commercial uses are suitable for the property, but there is currently 15 acres of commercially zoned on the
larger property, some of which is developed with commercial uses. There is also available commercial
property in the vicinity and it is likely that the market cannot support all 15 acres at this location. We will
preserve a portion of the existing commercial land to support the growing population and plan to develop the
majority of the property to meet the growing housing needs in College Station.
Explain the suitability of the property for uses permitted by the rezoning district requested.
Housing of all types is in high demand and the plans to extend Jones-Butler Road make this property even
more valuable as it provides another route to the Texas A&M Campus without entering onto major roadways.
REZONING PDD APPLICATION
SUPPORTING INFORMATION
Page 1 of 4
Page 18 of 27
Explain the suitability of the property for uses permitted by the current zoning district.
Housing of all types is in high demand and the plans to extend Jones-Butler Road make this property even
more valuable as it provides another route to the Texas A&M Campus without entering onto major roadways.
Explain the marketability of the property for uses permitted by the current zoning district.
Commercial uses will be more marketable in the future as residential uses continue to develop. Right now,
there isn¶t the population to support 13 acres of commercial, as currently available on this tract. Our plans
include reserving 1.34 acres for commercial uses to add to the growing stock of commercial property along the
Holleman Drive S corridor. While the need for this commercial isn¶t immediate at the moment, it will be in
demand in the coming years.
List any other reasons to support this zone change.
N/A
Maximum Building Height.
25'
Proposed Drainage.
The property currently sheet flows from Dowling Road towards the Aspen Heights property and ultimately
discharges into the Old Highway 6 right of way. The proposed drainage design will include using on-site
detention and working with the adjoining property owner to obtain a drainage easement for the construction of
an outfall pipe to discharge into the existing ditch along the old Highway 6 right of way.
Variations Sought.
Please see the attached bulk variances letter.
Community Benefits.
Please see the attached bulk variances letter.
Page 2 of 4
Page 19 of 27
Sustained Stability.
The concept plan features a mix of uses that will not only support the immediate housing needs, but the future
commercial needs as well. Larimer Way is shown to continue from the adjacent Aspen Heights development
through the proposed townhomes on this property. The development will be in harmony with the character of
the surrounding area the pattern of development that is occurring along Holleman Drive S. The proposed
rooftops will contribute to the need for future commercial along the Holleman Drive S corridor and sustain the
viability of the commercial uses.
Conformity.
The Comprehensive Plan designates the Holleman Drive S corridor for Neighborhood Center land uses which
supports a compact mix of uses in a walkable environment. The proposed townhome development includes a
future commercial tract that will be accessible to residents within the proposed development as well as those
who access it via the sidewalk facilities along Holleman Drive S or Larimer Way. The development meets the
policies, goals and objectives of the Comprehensive Plan for Neighborhood Center land uses.
Compatibility with use.
The townhome development will be compatible with similarly developed existing and proposed medium
density development along the Holleman Drive S. corridor. Further, the concept plan proposes extending
Larimer Way from the adjacent Aspen Heights development through this property to N. Dowling Road,
allowing another option for traveling north/south rather than on Holleman Drive S.
Access to Streets.
The townhomes will have access to an internal street network that will have primary access points to Holleman
Drive South and N. Dowling Road.
Public Improvements.
This development will provide all necessary infrastructure to the site. Sidewalks are available on Holleman
Drive South and will be constructed with Larimer Way.
Public Health.
The concept plan exhibits a layout that accommodates the driver and pedestrian by providing facilities for both
populations. It is designed for a mix of uses to serve the residents of this tract and those in the vicinity. The
layout and use of the property will greatly contribute to the public health, safety and general welfare to the
citizens that will reside within the townhome development and in the surrounding area.
Safety.
The Concept Plan proposes primary access points to Holleman Drive South and N. Dowling Road.
Additionally, the Larimer Way public way, which includes a roadway and sidewalks, will be extended from the
adjacent Aspen Heights development to encourage alternative modes of transportation and reduce the amount
Page 3 of 4
Page 20 of 27
of vehicular traffic on Holleman Drive South. These elements contribute to the convenience and safety of
vehicles and pedestrians for the residents of this development as well as other drivers and pedestrians utilizing
these facilities.
Page 4 of 4
Page 21 of 27
Derrick Williams July 20, 2022 Staff Planner City of College Station
P.O. Box 9960 College Station, TX 77842 Re: 103 N. Dowling Road Townhomes (PDD Rezoning) Dear Derrick, Understanding that we must choose a base zoning district for the residential development upon which we base all variance requests, we have chosen T Townhomes. We request the following bulk variances to the T Townhome development standards:
1. Waiver from Section 8.3.H.1.h Lots
We request that the townhome lots are not required to have frontage on a public street. The
lots will have access to a private access easement.
2. Rear and side setback waivers
We request to reduce the rear setback of the lots from 20’ to 12.5’ and 0’ side setbacks at the
end of the row. All buildings will have 15’ separation between buildings and meet 15’ side-
street setbacks. All other side setbacks will have at least 5’ between the buildings and edge
of pavement. These areas will be Common Area.
3. Sidewalk waivers
We request a waiver to providing sidewalks along the private access easements. Sidewalks
will be provided along Holleman Drive S, N. Dowling Road and the extension of the Larimer
Way public way.
As stated in the UDO, the purpose of the Planned Development district is to promote and encourage innovative development that is sensitive to surrounding land uses and to the natural environment. A PDD may be used to permit new or innovative concepts in land utilization not permitted by other zoning districts. Finally, the PD District allows development to vary from certain development standards so long as there are community benefits which outweigh the requested modifications. We believe that this project offers a desired development opportunity and its community benefits outweigh modifications being requested. These community benefits are as follows:
1. The T Townhome zoning district permits a maximum height of 35’. The proposed townhomes will not exceed 25’ measured to the eave.
Page 22 of 27
[Type here]
2. Streetscaping is not required along perimeter roadways for single-family residential developments. In order to enhance the pedestrian experience and overall aesthetic, we will
plant streetscaping along Holleman Drive South, North Dowling Road and Larimer Way.
3. This development will be served by a sanitation compactor rather than the alternative of 14 dumpsters. Not only will the compactor serve the townhome development, but the commercial
tract as well. This will reduce drive time and frequency to collect solid waste for the sanitation trucks, and is overall more efficient for the development and city services.
4. While the future commercial tract is not formally a part of the rezoning request, it is considered a part of the development under the Neighborhood Center land use designation. Pairing the commercial tract with the future townhomes creates a mixed-use development that will support and connect to each other and surrounding developments, as envisioned through the Neighborhood Center land uses along the Holleman Drive S. corridor.
Thank you very much. If you have any questions, please do not hesitate to call. Sincerely,
Crissy Hartl
Crissy Hartl, AICP Staff Planner
Page 23 of 27
Holleman Dr. SFuture
Commercial
RecreationTownhomesTownhomes
Townhomes
Townhomes
Townhomes
TownhomesLarimer Way (Public Way)Townhomes
AccessAccessN. Dowling Rd
DetentionTownhomes TownhomesTownhomes Private DriveTownhomes
CP 103 NORTH DOWLING RevisionsJUNE 2022Designed by: VJBMDrawn By: BEWPrepared For:www.mitchellandmorgan.com
PLAN & DESIGN SPECIALISTS IN
CIVIL ENGINEERING HYDRAULICS*
**
*
HYDROLOGY UTILITIES STREETS
SITE PLANS SUBDIVISIONS
3204 EARL RUDDER FWY S.
COLLEGE STATION, TX 77845
T.979.260.6963
F.979.260.3564
FIRM# 1443
For Interim Review OnlyThese documents are notintended for construction,bidding, or permit purposes.Prepared by:Veronica J.B. Morgan, P.E.No. 77689PROJECT BENCHMARK:Checked By: VJBMMatthew Stewart13150 Coit Road #205Dallas, TX 7524979.676.6595CONCEPT PLANNOTES:
1. TOTAL SITE AREA: 11.8 AC.
2. BASE ZONING: T TOWNHOMES
3. THERE IS NO FEMA REGULATED 100-YEAR FLOODPLAIN ON
THIS SITE PER FEMA MAP PANEL #48041C0305F DATED APRIL 2,
2014.
4. THE DEVELOPMENT WILL NOT INCLUDE PARKS, GREENWAYS,
CONSERVATION AREAS, SCHOOLS, OR TRAILS.
5. ALL SITE LIGHTING WILL COMPLY WITH CITY OF COLLEGE
STATION ORDINANCES.
6. MAXIMUM BUILDING HEIGHT: 25'
7. PLEASE SEE THE MERITORIOUS MODIFICATIONS LETTER FOR
ADDITIONAL INFORMATION.
8. NO BUFFERING IS REQUIRED.
9. NO TOWNHOMES WILL HAVE DIRECT ACCESS TO HOLLEMAN
DRIVE OR N. DOWLING ROAD.
10. ALL TOWNHOMES WILL HAVE A MINIMUM FRONT SETBACK OF
35'.
SITE
NTS
Page 24 of 27
54231#KT ARRINGTON LLCA000701, CRAWFORD BURNETT (ICL), TRACT 68.3, 0.385 ACRESAcres: 0.385Current Zoning: General CommercialKT ARRINGTON LLCA000701, CRAWFORD BURNETT (ICL), TRACT 68.4, 12.756 ACRESAcres: 12.747Current Zoning: General CommercialSADDLE LNH O L L E M A N D R SN DOWLING RD (CS)HARVEY MITCHELL PKY SRezoningMapT. 979.260.6963F. 979.260.35643204 Earl Rudder FWY SCollege Station, TX 77845Plan & Design Specialists in Civil ꞏ Engineering ꞏ HydraulicsHydrology ꞏ Utilities ꞏ StreetsSite Plans ꞏ Subdivisionswww.mitchellandmorgan.comEx. AJune2022§EXISTINGPROPOSED103/107N DowlingRoad1 inch = 200 feetRemainingGeneral Commercial1.341 Acres54231#KT ARRINGTON LLCA000701, CRAWFORD BURNETT (ICL), TRACT 68.3, 0.385 ACRESAcres: 0.385Proposed Zoning: PDDKT ARRINGTON LLCA000701, CRAWFORD BURNETT (ICL), TRACT 68.4, 11.415 ACRESAcres: 11.415Proposed Zoning: PDDTotal PDD Acreage: 11.8SADDLE LNN DOWLING RD (CS)HARVEY MITCHELL PKY SH O L L E M A N D R S
ZoningGeneral CommercialGeneral SuburbanHeavy IndustrialPlanned Development DistrictRuralNOTE: This site does not lie within the 100-year floodplain boundary per FEMA's Flood Insurance Rate Map panels 48041C0305F, Effective Date: April 4, 2014VICINITY MAPThoroughfare PlanClassification4 Lane Minor Arterial6 Lane Major ArterialFreeway/ExpresswayWELLBORNRDHOLLEMANDR SBALCONESDRQUA IL RUNWAXWING LNN DOWLING RDH O L L E M A N D R SFM 2154HARVEYMITCHELLPKY SPage 25 of 27
Planning & Development Services • 1101 Texas Avenue, PO Box 9960 • College Station, TX 77840
Office 979.764.3570 / Fax 979.764.3496
MEMORANDUM
August 4, 2022 TO: Members of the Planning & Zoning Commission FROM: Matthew Ellis, Staff Planner SUBJECT: Middle Housing Zoning District Proposal
Item: Presentation, discussion, and possible action on a proposed middle housing zoning district. (Note: Discussion of this item is scheduled for the August 25, 2022 City Council Meeting on the workshop agenda – subject to change.)
Recommendation: To receive the presentation and provide direction to staff. Summary: Staff will present a draft proposal for the creation of a middle housing zoning district that allows a variety of housing options between single-family and multi-family. Examples include duplexes, townhouses, small and medium multiplexes, and courtyard houses, as well as small lot single-family developments. The proposed zoning allows these flexible housing types by right, rather than needing a PDD Planned Development District. This new zoning district may redirect development pressure out of existing single-family neighborhoods, encourage the
housing types that the market demands in strategic locations, and create more housing choices for low- and middle-income people including families, students, young professionals, and seniors. This item comes from Comprehensive Plan Action 2.1 to undertake amendments to the
Unified Development Ordinance’s zoning districts to implement the updated Future Land Use & Character categories and definitions. The updated Comprehensive Plan created a new Mixed Residential land use category that encourages middle housing types. Staff have discussed the proposal with interested parties throughout the community. These efforts began with a Seminar Supper on June 28, 2022 to engage neighborhood representatives early in the creation of this proposal. Staff then met with builders, developers, and engineers in the community who have experience with student housing or middle housing products to discuss ideas, questions, and concerns regarding the proposed dimensional standards and how the district would function. In total, staff held four focus group meetings and presented at the Building and Development Breakfast on July 21, 2022 to engage the development community. Staff also coordinated internally to receive feedback from all applicable City departments to ensure the proposal meets the needs of all departments and maintains excellent City services. Staff have made changes to the draft proposal based on feedback from all engagement efforts.
Supporting Materials: 1. Middle Housing Product Types and Dimensional Standards Table
Page 26 of 27
Units per Lot 1 Unit 1 Unit 1 Unit 1 Unit 1 Unit 1 Unit 2 Units 3‐4 Units 5‐12 UnitsHousing type Live‐Work Townhouse Reduced Setback Single‐Family Single‐Family Courtyard Houses Split‐Lot Duplex Duplex Small Multiplex Medium MultiplexNot stackedup to 12 houses around a shared courtyardShared courtyard width must be 30'Absolute Min. Lot Area per DU2250 sq ft 2250 sq ft 2250 sq ft 3200 sq ft2600 sq ft include courtyard2250 sq ft 2250 sq ft 1500 sq ft 800 sq ftMin. Lot Width25’ 25’ 25’ 40' 125’ include courtyard 25' 50' 60' (A) 80'Min. Lot Depth90' 90' 90' 80' 125’ include courtyard 90' 90' 100' 100'Min. Front Setback 10' 10' 10' 10' 5' 10' 10' 10' 10'Max. Front Setback20' 20' 20' 20' 15' 20' 20' 20' 20'Min. Side SetbackN/A N/A 5' (B) 5' 5' 5' 5' 10’ 10’Max # attached unitsN/A 6 N/A N/A N/A 2 2 4 12Min. Side Street Setback5’ 5’ 5’ 5’ 10' 5' 5' 5’ 5’Min. Side Setback between Structures10’ 10’ 10’ 10’ 10' 10' 10' 10' 20’Min. Rear Setback (C) (D)40' 40' 40' 40' 40' 40' 40' 40' 40'Max. Impervious Cover(E) (E) (E) (E) (E) (E) (E) (E) (E)Max. Height (F) (G) (H)3 Stories/35' 3 Stories/35' 3 Stories/35' 3 Stories/35' 3 Stories/35' 3 Stories/35' 3 Stories/35'3 Stories/35' 3 Stories/35'Minimum Number of Stories2 N/A N/A N/A N/A N/A N/A N/A 2Max. Dwelling Units/Acre (Subdivision Gross)16 16 16 12 16 20 20 24 24ParkingRear Rear Rear Rear/Side Rear Rear Rear Rear RearDraft Date: 7/20/2022Middle Housing Product Types & Dimensional StandardsStacked / Side by sideSide by sideForm variation & green spaceStackedStacked / Side by side StackedNot stacked Not stacked Not stacked(F) Public, civic, and institutional structures shall have a maximum building height of fifty (50) feet in this district.(G) Reference Easterwood Field Airport Zoning Ordinance regarding height limitations.(H) Shall abide by Section 7.2 H., Height(A) For small multiplex products, can reduce lot width to 30' if building is two stories or taller(B) For Zero Lot Line development, follow sections 8.3.H.3.(C) Rear setback shall include an additional 10 foot landscaping buffer when abutting Suburban Residential, Estate Residential, or Rural uses, as depicted in the Future Land Use and Character Map of the City's Comprehensive Plan.(D) Rear setback can be reduced to 20 feet if abutting a public alley or side parking is provided.(E) Maximum impervious cover shall be determined by an engineered drainage analysis performed in conjunction with the BCS Unified Stormwater Design Guidelines and as approved by the City Engineer or his/her designeePage 27 of 27