HomeMy WebLinkAbout12/15/2022 - Agenda Packet - Planning & Zoning Commission
College Station, TX
Meeting Agenda
Planning and Zoning Commission
1101 Texas Ave, College Station, TX 77840
Internet: https://zoom.us/j/85136236001
Phone: 888 475 4499 and Webinar ID: 851 3623 6001
The City Council may or may not attend this meeting.
December 15, 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. November 17 2022
3.2. Presentation, discussion, and possible action regarding a Final Plat for Emerald Ridge Estates
Phase IIIB being a replat of Emerald Ridge Estates Phase IIIB Block 1, Lot 1 on approximately
2.381 acres of land, generally located at the intersection of Emerald Parkway and Rolling Hill
Trail. Case #FP2020-000047
Sponsors: Anthony Armstrong
Attachments: 1. Staff Report
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Planning and Zoning Commission
Page 2 December 15, 2022
2. Vicinity Map, Aerial, and Small Area Map
3. Final Plat
4. Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
5. Regular Agenda
5.1. Public Hearing, presentation, discussion, and possible action regarding waiver requests to
Unified Development Ordinance Section 8.3.H.2, 'Platting and Replatting within Older Residential
Subdivisions' and presentation, discussion, and possible action regarding a Final Plat for College
Hills Estates, Third Installment, Block 17, Lots 9 (part of), 10 & 11 on approximately 0.922 acres,
located at 1305 Walton Drive. Case #FP2022-000029
Sponsors: Robin Macias
Attachments: 1. Staff Report
2. Waiver Request
3. Waiver Exhibit
4. Vicinity Map, Aerial, and Small Area Map
5. Applicant's Supporting Information
6. Final Plat
6. Informational Agenda
6.1. Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
6.2. Discussion of Minor / Amending Plats approved by Staff:
Creekridge Estates Phase 1, Block 1, Lots 9R, 10R, & 12R ~ Case #FP2021-000031
Sponsors: Gabriel Schrum
6.3. Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
Thursday, January 5, 2023 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
Thursday, January 12, 2023 ~ City Council Meeting ~ Council Chambers ~ Open Meeting
6:00 p.m. (Liaison - Cornelius)
Thursday, January 19, 2023 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
Thursday, January 26, 2023 ~ City Council Meeting ~ Council Chambers ~ Open Meeting
6:00 p.m. (Liaison - McIlhaney)
6.4. Presentation and discussion regarding an update on items heard:
A Rezoning for approximately five acres located at 404 Harvey Mitchell Parkway South
from PDD Planned Development District to PDD Planned Development District to amend
the Concept Plan. The Planning & Zoning Commission heard this item on November 3,
2022 and voted (7-0) to recommend approval. The City Council heard this item on
November 21, 2022 and voted (7-0) to approve the request.
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Planning and Zoning Commission
Page 3 December 15, 2022
A Rezoning for approximately two acres located at 2849 Barron Road from PDD Planned
Development District to PDD Planned Development District. The Planning & Zoning
Commission heard this item on November 17, 2022 and voted (7-0) to recommend
approval. The City Council heard this item on December 8, 2022 and voted (7-0) to approve
the request.
A Rezoning for approximately 45 acres located at 700 Scott & White Drive from PDD
Planned Development District to PDD Planned Development District to amend the Concept
Plan. The Planning & Zoning Commission heard this item on November 17, 2022 and
voted (7-0) to recommend approval. The City Council heard this item on December 8, 2022
and voted (7-0) to approve the request.
A Rezoning for approximately 17 acres located at 400 Double Mountain Road from O
Office to MF Multi-Family. The Planning & Zoning Commission heard this item on
November 17, 2022 and voted (5-2) to recommend approval. The City Council heard this
item on December 8, 2022 and voted (5-2) to approve the request.
6.5. Discussion and review regarding the following meetings: Design Review Board and BioCorridor
Board.
None
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 December 9, 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,
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Planning and Zoning Commission
Page 4 December 15, 2022
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.”
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November 17, 2022 Planning and Zoning Commission Minutes Page 1 of 10
Minutes Planning and Zoning Commission
Regular Meeting November 17, 2022
COMMISSIONERS PRESENT: Chairperson Dennis Christiansen, Commissioners Jason
Cornelius, Bobby Mirza, William Wright, Mark Smith, Melissa McIlhaney, and Thomas Jackson
COUNCIL MEMBERS PRESENT: Councilmember John Nichols CITY STAFF PRESENT: Director of Planning and Development Services Michael Ostrowski,
Assistant Director of Planning and Development Services Molly Hitchcock, City Engineer Carol
Cotter, Transportation Planning Coordinator Jason Schubert, Land Development Review Administrator Anthony Armstrong, Senior Planner Jeff Howell, Staff Planners Robin Macias and Matthew Ellis, Engineer I Lucas Harper, Graduate Engineer II Katherine Beaman-Jamael, Graduate Engineer I Lindsey Pressler, Assistant City Attorney II Leslie Whitten, Administrative
Support Specialist Kristen Hejny, and Technology Services Specialist Joel Lopez
1. Call Meeting to Order, Pledge of Allegiance, Consider Absence Request.
Chairperson Christiansen called the meeting to order at 6:03 p.m.
2. Hear Visitors
No visitors spoke.
3. Consent Agenda 3.1 Consideration, discussion, and possible action to approve meeting minutes.
• November 3, 2022
Commissioner Cornelius motioned to approve the Consent Agenda, Commissioner Smith seconded the motion, the motion passed 7-0. 4. Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission Action. No items were removed.
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November 17, 2022 Planning and Zoning Commission Minutes Page 2 of 10
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 on approximately two acres of land located
at Harpers Crossing Block 1 Lot 2, more generally located northeast of the intersection of
Barron Road and William D. Fitch Parkway. Case #REZ2022-000023 (Note: Final action of this item will be considered at the December 8, 2022 City Council meeting – Subject to change).
Staff Planner Macias presented the Rezoning to the Commission recommending
approval. Commissioner Smith asked about the general inquiry staff received on the Rezoning.
Staff Planner Macias clarified that the inquiry asked why the property was being rezoned
again. Commissioner Jackson asked about the parking modifications on the Rezoning, asking if parking is the main modification for the Commission’s consideration.
Staff Planner Macias confirmed that the Commission is considering a modification to the parking requirements because the Suburban Commercial Zoning District does not allow for parking between a structure and single-family residential properties. Staff Planner Macias further explained that parking is proposed to be between the existing medical
office and single-family properties, therefore a modification is being requested.
Chairperson Christiansen opened the public hearing. No visitors spoke.
Chairperson Christiansen closed the public hearing. Commissioner Cornelius motioned to recommend approval of the Rezoning, Commissioner McIlhaney seconded the motion, the motion passed 7-0.
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November 17, 2022 Planning and Zoning Commission Minutes Page 3 of 10
5.2 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 Concept Plan for approximately 45 acres generally located at 700 Scott & White Drive. Case #REZ2022-000023 (Note: Final action of this item will be considered at the December 8,
2022 City Council meeting – Subject to change).
Administrator Armstrong presented the Concept Plan Amendment to the Commission recommending approval.
Chairperson Christiansen asked for the significance of the tracts and why there are seven
separate tracts. Administrator Armstrong clarified that the original Concept Plan in 2010 showed the Baylor Scott & White Hospital at the core with preliminary planned adjacent lots, so that
each tract will come in on its own for development.
Chairperson Christiansen asked if all seven tracts are under the same ownership. Administrator Armstrong confirmed that all tracts are under the same Planned
Development District (PDD) under the same ownership.
Commissioner Jackson asked if this development is consistent with the Medical District Master Plan.
Administrator Armstrong confirmed that this original PDD is the main anchor for the
east side of State Highway 6 and is consistent with the Medical District Master Plan. Commissioner Mirza asked if all development will be medically related.
Administrator Armstrong confirmed that the proposed use will be medically related.
Developer Representative, Paulina Cristoforo, Walter P. Moore, was available to answer questions from the Commission.
Chairperson Christiansen opened the public hearing.
No visitors spoke. Chairperson Christiansen closed the public hearing.
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November 17, 2022 Planning and Zoning Commission Minutes Page 4 of 10
Commissioner Wright motioned to recommend approval of the Concept Plan Amendment, Commissioner McIlhaney seconded the motion, the motion passed 7-
0. 5.3 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 O Office to MF Multi-Family
on approximately 17 acres of land located at 400 Double Mountain Road. Case #REZ2022- 000006 (Note: Final action of this item will be considered at the December 8, 2022 City Council meeting – Subject to change).
Administrator Armstrong presented the Rezoning to the Commission recommending
denial. Chairperson Christiansen asked for clarification on staff’s recommendation for denial after the Comprehensive Plan Amendment was approved by the Commission and City Council.
Administrator Armstrong stated that the Comprehensive Plan Amendment request to go to Urban Residential would allow for four types of uses MF Multi-Family, TH Townhouse, SC Suburban Commercial, and MU Mixed-Use. Administrator Armstrong further stated that a rezoning to MU Mixed-Use is fitting for this property to be in compliance with the
Medical District Master Plan. Administrator Armstrong also stated that while the
Comprehensive Plan was changed to allow for a different land use, to meet the intention and needs of the Medical District Master Plan, there should be a density and mixing of uses.
Chairperson Christiansen asked in general if the proposal is consistent with the land use
change. Administrator Armstrong clarified that this is an allowed use within the Urban Residential land use category.
Commissioner Cornelius asked for further clarification on the allowed use, and staff’s recommendation of denial on the zoning request because it does not fit with the Master Plan.
Administrator Armstrong clarified that land use is not the same as zoning. Administrator
Armstrong also explained that the Medical District Master Plan still speaks to a dense environment, walkability, and connectivity to the medical core and this development could prohibit the Master Plan from coming to fruition. Administrator Armstrong further stated that staff is in favor of a MF Multi-Family development but would prefer a denser
urban environment.
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November 17, 2022 Planning and Zoning Commission Minutes Page 5 of 10
Commissioner Cornelius asked if changing the zoning and including the waivers requested would essentially eliminate connectivity and walkability.
Administrator Armstrong confirmed that with MF Multi-Family zoning the development becomes its own environment with its own connectivity, but a Mixed-Use zoning would create walkability throughout.
Commissioner McIlhaney stated that when speaking about the Comprehensive Plan
Amendment, the Baylor Scott & White Hospital was in support of having a place for employees and physicians that is walkable to the hospital. Administrator Armstrong clarified that staff is still supportive of residential development,
but there needs to be connectivity through this development while still providing housing.
Commissioner McIlhaney recalled discussion that the intent was to integrate into the medical center without creating a straight multi-family development.
Commissioner Jackson stated that this property was not consistent with Medical District
Master Plan. Commissioner Jackson expressed the need to follow the Medical District Master Plan and its ideology. Commissioner Wright asked for the walkability of The Huntington.
Administrator Armstrong stated that The Huntington has provided required connectivity per the ordinance. Commissioner Cornelius asked if the change to the zoning would allow them to cut
themselves off from the Midtown Development and the Baylor Scott & White Hospital.
Administrator Armstrong confirmed that the development would be cut off from the rest of the village center urban environment, the medical district, and the clinic.
Commissioner Mirza stated his preference is to see a medically related business within this
area because of the proximity to the Baylor Scott & White Hospital, and stated concerns for the traffic load that would accompany a high-density residential development. Commissioner McIlhaney asked for itemized requirements for a mixed-use development.
Administrator Armstrong clarified that a mixed-use development has maximum setback requirements and a vertical or horizontal mixing of uses, such as Northpoint Crossing. Tristen Fisher, Applicant, Mitchell & Morgan Engineers, was available to present to the
Commission.
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November 17, 2022 Planning and Zoning Commission Minutes Page 6 of 10
Veronica Morgan, Applicant, Mitchell & Morgan Engineers, addressed the Commission stating that a shared-use path and pedestrian friendly areas in this development will
connect to the neighborhood center through a pedestrian facility. Veronica Morgan also
stated that staff requests on this development are more appropriately addressed with the Preliminary Plan that will be presented to the Commission at a later date. Doug Barlow, Applicant, College Station, addressed the Commission and was available
to answer questions.
Jackie Binks, Applicant, Bryan, addressed the Commission and was available to answer questions.
Commissioner Cornelius asked if the Traffic Impact Analysis (TIA) was completed
through the year 2025, and how much of the property to the east will be developed by 2025, to know the impact. Jackie Binks confirmed that the TIA was completed through 2025.
Brad Brimley, Binkey & Barfield, clarified that the TIA assumed completion of and factored in analysis on the Midtown Reserve development, and accounted for general growth.
Commissioner Jackson asked regarding the TIA and the existing Level of Service D,
how much of the approved but unbuilt development factored into traffic demand calculations. Brad Brimley stated that the assumed Midtown Station and the units for the
proposed development at 400 Double Mountain Road are factored into the calculations.
Commissioner Jackson asked how the other developments that are approved but not yet built are factored in.
Brad Brimley stated that the TIA was only instructed to assume Midtown Station
Apartments. Commissioner McIlhaney asked if there was a reason this is going forward as a multi- family request and not Planned Development District (PDD) with associated waivers.
Veronica Morgan stated that the PDD would not have associated waivers, the waivers are proposed with the Preliminary Plan. Commissioner Smith stated that there is an acceptance of multi-family development on this
property but asked if a multi-family development can be developed without discarding
the Master Plan.
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November 17, 2022 Planning and Zoning Commission Minutes Page 7 of 10
Veronica Morgan stated that the applicant is following the Master Plan and explained that the waivers with the Preliminary Plan are not in the Master Plan. Veronica Morgan further
explained that there is a requirement within the Master Plan for pedestrian connectivity and
the applicant is providing a shared-use path. Commissioner Smith stated that in the Medical District Master Plan there are block length requirements and asked if the TIA shows that block length requirements are frivolous.
Veronica Morgan stated that block length requirements are for pedestrian and bicycle access and block length requirements chop up a development. Commissioner Cornelius asked how having those streets would negatively impact the
development plan.
Jackie Binks stated that the streets would cut up the project and make it difficult for residents to move across the property.
Commissioner Jackson asked if there was any data to show that mixed-use and office uses
are unsuccessful. Veronica Morgan stated that vacancy surveys presented during the land use plan change show high vacancy rates over the Medical District area.
Commissioner Cornelius asked if the Commission would be able to require bicycle paths with the Preliminary Plan. Administrator Armstrong stated that the bicycle path is being proposed but is not required.
Administrator Armstrong further stated that the ordinance requires the streets to be
projected as a subdivision regulation requirement. Commissioner Cornelius asked if street projections can be required on the Rezoning.
Director Ostrowski stated that requiring street projections on the Rezoning would create a
conditional rezoning, which is not recommended by staff. Chairperson Christiansen asked if the Commission has the authority to approve the Preliminary Plan with the condition that pedestrian and bicycle facilities be provided.
Director Ostrowski confirmed that the Commission can grant conditional approval on the Preliminary Plan. Commissioner Cornelius asked for clarification on requiring pedestrian and bicycle paths
on the Preliminary Plan.
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November 17, 2022 Planning and Zoning Commission Minutes Page 8 of 10
Administrator Armstrong confirmed that the paths can be a conditional approval on the Preliminary Plan.
Commissioner McIlhaney asked if there is any insight about the intent of the connectivity related to vehicle versus pedestrian facilities within the Medical District Master Plan. Administrator Armstrong stated that the intent was to have short walkable blocks with wide
sidewalks along streets with parking per the cross-section. Administrator Armstrong
also stated that the proposal by the applicant to provide just a 10-feet wide multi-use path with a fence on either side to not allow people into the development does not meet the walkability of the Medical District Master Plan.
Commissioner Cornelius asked for clarification on the street widths in the area.
Administrator Armstrong clarified that the village center adopted with the PDD contains cross sections required with the Midtown District, the remaining streets would have to meet the minimum standard required by ordinance.
Commissioner Cornelius asked if the Commission would have authority to condition the size of bicycle or pedestrian paths on the Preliminary Plan. Administrator Armstrong explained that the Commission could place a condition on the
Preliminary Plan.
Chairperson Christiansen opened the public hearing. No visitors spoke.
Chairperson Christiansen closed the public hearing. Commissioner Wright stated that nothing presented tonight was different from the Comprehensive Plan Amendment, spoke in support of the Rezoning, and would like
sidewalk connectivity conditions placed on the Preliminary Plan.
Commissioner Wright motioned to recommend approval of the Rezoning, Commissioner Cornelius seconded the motion.
Commissioner Smith spoke in support of the Rezoning stating that this zoning does not
prohibit the development of this property in such a way that it is complaint with Master Plan, and conditions placed on the Preliminary Plan will make the difference. Commissioner McIlhaney spoke in support of Rezoning and the opportunity to put
restrictions on the Preliminary Plan at a later date, not compromising the overall District
Plan.
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November 17, 2022 Planning and Zoning Commission Minutes Page 9 of 10
Commissioner Mirza expressed reservations for the Rezoning citing concerns for the amendments.
Commissioner Jackson spoke against the Rezoning expressing concerns with too much density, an inconsistency with the Medical District Master Plan, and inconsistencies with the traffic level of service.
Commissioner Cornelius expressed reservations with connectivity and supported making
suggestions or requirements on the Preliminary Plan to make sure there is ease of connectivity with Midtown and the Baylor Scott &White Hospital. Chairperson Christiansen stated that the Baylor Scott & White Hospital and Midtown are
in favor of this development, and everything presented with the Rezoning was consistent
with the Comprehensive Plan Amendment. The motion passed 5-2, with Commissioners Jackson and Mirza voting in the negative.
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 Discussion of Minor / Amending Plats approved by Staff:
• Willow Run Phase 1; Lots 1-AR-1, 1-AR-2 & 1-CR ~ Case #FP2022-000014
There was no discussion.
6.3 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
• Monday, November 21, 2022 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m. (Liaison – Smith)
• Cancelled ~ Thursday, December 1, 2022 ~ P&Z Meeting ~ 6:00 p.m.
• Thursday, December 8, 2022 ~ City Council Meeting ~ Council Chambers ~
Open Meeting 6:00 p.m. (Liaison – Christiansen)
• Thursday, December 15, 2022 ~ P&Z Meeting ~ 6:00 p.m. There was no discussion.
6.4 Presentation and discussion regarding an update on items heard:
• A Comprehensive Plan Amendment to expire the East College Station Transportation
Study, Central College Station Neighborhood Plan, Eastgate Neighborhood Plan,
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November 17, 2022 Planning and Zoning Commission Minutes Page 10 of 10
Southside Area Neighborhood Plan, and South Knoll Neighborhood Plan. The Planning & Zoning Commission heard this item on November 3, 2022 and voted (7-0)
to recommend approval. The City Council heard this item on November 10, 2022 and
voted (7-0) to approve the request.
• An Ordinance Amendment regarding the allowable location for single-family parking. The Planning & Zoning Commission heard this item on November 3, 2022 and voted
(7-0) to recommend approval. The City Council heard this item on November 10, 2022
and voted (7-0) to approve the request. There was no discussion.
6.5 Discussion and review regarding the following meetings: Design Review Board,
BioCorridor Board.
• None There was no discussion.
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. There was no discussion.
8. Adjourn
The meeting adjourned at 7:24 p.m. Approved: Attest:
___________________________________ _________________________________ Dennis Christiansen, Chairperson Kristen Hejny, Board Secretary Planning & Zoning Commission Planning & Development Services
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Planning & Zoning Commission
December 15, 2022
Scale 1 existing lot turning into 8 lots and 2 common areas on approximately
2.381 acres
Location Generally located east of the intersection of Emerald Ridge and Rolling
Hill Trail
Property Owner Emerald Ridge Estates, LTD
Applicant Bleyl & Associates
Project Manager Anthony Armstrong, Land Development Review Administrator
aarmstrong@cstx.gov
Project Overview This is the third phase of the Emerald Ridge Estates subdivision that will
complete the development of the original tract.
Preliminary Plan Approved September 4, 2020
Public Infrastructure Total linear feet proposed:
275 Streets (Private) 20 Sanitary Sewer Lines
275 Sidewalks (Private) 485 Water Lines
Parkland Dedication $8,827 of community and neighborhood parkland dedication for 7 new
single family lots
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
Emerald Ridge Estates Phase IIIB
being a replat of Emerald Ridge Estates Phase IIIB
FP2020-000047
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8888 SQ. FT.
MIN. FF:
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Planning & Zoning Commission
December 15, 2022
Scale 2 lots on 0.922 acres
Location 1305 Walton Drive
Property Owner Lala Vida LLC
Applicant Lala Vida LLC
Project Manager Robin Macias, Staff Planner
rmacias@cstx.gov
Project Overview This replat will create two residential lots along Walton Drive. This
property is a building plot that was created before July 15, 1970 and is
designated as Neighborhood Conservation in the Comprehensive Plan
Future Land Use Map. To subdivide, the requirements set forth in
Section 8.3.H.2 Platting and Replatting within Older Residential
Subdivisions of the Unified Development Ordinance must be met. The
property does not meet or exceed the average width of the lots along
the street frontage for all of the lots in the block. The applicant is
requesting a waiver to lot width.
Preliminary Plan N/A
Public Infrastructure No public infrastructure will be installed.
Parkland Dedication Parkland dedication fees will be paid prior to the filing of the plat at a
rate of $3,154 for one additional lot.
Traffic Impact Analysis N/A
Compliant with Comprehensive Plan
(including Master Plans) and Unified Development Ordinance
Yes
Compliant with Subdivision
Regulations
Yes, with the exception of one waiver request, related to UDO Section
8.3.H.2 Platting and Replatting within Older Residential Subdivisions
Staff Recommendation Denial
Supporting Materials
1. Waiver Request
2. Waiver Exhibit
3. Vicinity Map, Aerial, and Small Area Map
4. Applicants Supporting Information
5. Final Plat
Final Plat
for
College Hills Estates Third Installment Block 17, Lots 10R & 11R
being a Replat of
College Hills Estates, Third Installment, Block 17, Lots 9 (part
of), 10 & 11
FP2022-000029
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SUBDIVISION WAVIER REQUEST
The proposed Final Plat is in compliance with the applicable Subdivision Regulations
contained in the UDO except for the following waiver request:
UDO Section 8.3.H.2 ‘Platting and Replatting within Older Residential Subdivisions’ –
Per the requirements of this section, proposed plats which create an additional lot must
meet or exceed the average width of the lots along the street frontage for all of the lots
in the block, including the subject lot. The waiver request is for lot width of both lots.
The average lot width is approximately 107 ft along Walton Drive. The applicant is
proposing a lot width of 83.31 ft for lot 10R and a lot width of 75 ft for lot 11R.
In accordance with the Subdivision Regulations, when considering a waiver the Planning and
Zoning Commission should make the following findings to approve the waiver:
1) That there are special circumstances or conditions affecting the land involved such
that strict application of the provisions of this chapter will deprive the applicant of
the reasonable use of his land;
The subject property consists of two originally platted lots and a portion of a third. The
property has historically been used as one tract and is therefore considered one building
plot. Ownership, improvements, and miscellaneous factors were used to determine that
this property is considered a building plot.
There are no special circumstances or conditions affecting the land that would deprive the
applicant of the reasonable use of land. The average lot width of the lots along the street
frontage for all of the lots in the block is approximately 107 ft. The proposed two lots
would be deficient by 23.69 ft and 32 ft. The applicant has ability to develop the lot that
has been used as a building plot for a single-family structure.
2) That the waivers are necessary for the preservation and enjoyment of a
substantial property right of the applicant;
The waivers are not necessary for the preservation and enjoyment of a substantial
property right of the applicant. If the waiver was not granted, there would be one
residential lot which could be used for the construction of a new home.
3) The granting of the waiver will not be detrimental to the public health, safety, or
welfare, or injurious to other property in the area, or to the City in administering
this chapter; and
The granting of the waiver would not be detrimental to the public heath, safety or welfare or
injurious to other property in the area.
4) That the granting of the waivers will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of this
chapter.
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The granting of the waivers will not prevent the orderly subdivision of other land in the
area. All other lots wanting to subdivide would need to meet the requirements of Section
8.3.H.2 of the UDO, though the granting of the waiver would reduce the average lot width
of the lots on the block.
Summary of staff recommendations
Staff recommends denial of the waiver as there are no special conditions affecting the
land, the waivers are not necessary for the preservation and enjoyment of a substantial
property right, and the deficiency in lot width is substantial, thereby notably changing the
area’s established development pattern.
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McCLURE & BROWNE ENGINEERING/SURVEYING, INC • 1008 Woodcreek Drive, Suite 103 • College Station, Texas 77845 • (979) 693-3838Page 23 of 31
Block 17
College Hills Estates, Third Installment
Lot Width Address
1 125 1107 Walton Drive
2 125 1201 Walton Drive
3 125 1203 Walton Drive
4 125 1205 Walton Drive
5 125 1207 Walton Drive
6 125 1209 Walton Drive
7-8(p) 142.50 1213 Walton Drive
8(p)-9(p) 155.10 1301 Walton Drive
9(p)-10-11 158.20 1305 Walton Drive
12 75 1307 Walton Drive
13-14 150 1309 Walton Drive
15 80 516 Kyle Avenue
16 80 514 Kyle Avenue
17 80 512 Kyle Avenue
18 80 510 Kyle Avenue
19 80 508 Kyle Avenue
20 80 506 Kyle Avenue
21 80 504 Kyle Avenue
22 80 502 Kyle Avenue
23 80 500 Kyle Avenue
Avg. Width 107.54
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- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - CITY OF COLLEGE STATION
Planning & Development Services Department
Final Plat Application
Supporting Information Name of Project: SECTION 8.3.H.2 WAIVER REQUEST FOR 1303 AND 1305 WALTON Project No.: FP2022-000029 Address: 1305 WALTON DR Applicant: LALA VIDA LLC Property Owner: LALA VIDA LLC SERIES 2 Legal Description: COLLEGE HILLS ESTATES PH 3, BLOCK 17, LOT 10-11 & 6' OF 9 Total Acreage: 0.922 Total No. of Lots: 2.1 ROW Acreage: 0.04 Floodplain Acreage: N/A Existing Use: residential Special Flood Hazard Area? No - there is no Special Flood Hazard Area on the property Requested waiver(s) to subdivision regulations and reason for same (if applicable): Section 8.3.h.2 Regarding the waiver request, explain how there are special circumstances or conditions affecting the land involved such that strict application of the city subdivision regulations will deprive the applicant of the reasonable use of the land. A waiver would not be required for this request except for a single dimension of Lot 10 (curb frontage) and a single dimension of Lot 11 (curb frontage) where the entirety of the current parcel containing both lots exceeds the College Hills Block 17 frontage average of approximately 97’ per lot. A waiver is required to meet the UDO 8.3.h.2 replat guideline for each lot to exceed the block of curb frontage only. The special circumstances for the waiver are that that these pie-shaped individual lot(s) are notably large; each is approximately a half acre in size, 75’ wide at the curb frontage, over 200’ deep and 141’ wide at the rear property lines. These dimensions exceed the minimum standards and average lot sizes for GS zoned properties in College Station and even exceed the averages within the College Hills neighborhood itself. Unlike other replat requests, no new lot lines or A/B addresses are being proposed through this waiver; the applicant requests only to utilize 1303 Walton and 1305 Walton per the lot line dividing these lots in the current plat on file. Page 1 of 3
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The waiver is necessary for the preservation and enjoyment of a substantial property right of the applicant. The applicant wishes to construct one residence, complete with off-street parking and landscaping, per complete ~half acre lot contained within the current parcel of land. This will beautify the currently vacant lot and provide housing that enables College Station residents to enjoy our city in-line with the city’s General Suburban Single Family zoning plan for the community. The granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering subdivision regulations. The structure that occupied this parcel from 1949 until 2022, now demolished, was unsafe and uninhabited by the prior occupants due to foundation, electrical and plumbing failures; the structure had become an eyesore and was donated to CSFD for training prior to its final demolition. The proposed replacement for that structure shall be ideal for this oversized double lot parcel. Each proposed residence will sit on nearly 1/2 acre of space that was designed in the original 1939 plat and planned to accommodate one structure per lot; this change will not strain our infrastructure, which easily supports density of one single family home per half acre lot. Granting this waiver allows residences to be created that shall comply with modern safety codes, beautify the community and allow residents of College Station the opportunity to live in the one of our original neighborhoods, creating a greener environment in the process by reducing commute times for College Station residents wishing to live and work in the heart of city, making it feasible for residents to bike or walk to work and taking cars off our roads. Only positives, no detriments, are foreseen by this proposal. Fee in lieu of sidewalk construction is being requested because of the following condition (if applicable): Not applicable. Detailed explanation of condition identified above: Fees in lieu of sidewalk construction are not being requested. Walton Drive is a very wide street without existing sidewalks. The applicant agrees to have or not have sidewalks, as the city wishes, but sidewalks on this property, at the moment, wouldn't be purposeful as long as none of the adjacent properties have sidewalks. Requested Oversize Participation: N/A Parkland Dedication due prior to filing the Final Plat, if applicable: N/A Parkland Development Fee: N/A No. of acres to be dedicated: N/A No. of acres in floodplain: N/A Page 2 of 3
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No. of acres in detention: N/A No. of acres in greenways: N/A Parks & Recreation Advisory Board approval date: N/A Page 3 of 3
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300FeetSITEPage 31 of 31