HomeMy WebLinkAbout05/02/2024 - Regular Agenda Packet - Planning & Zoning Commission
College Station, TX
Meeting Agenda
Planning and Zoning Commission
1101 Texas Avenue, College Station, TX 77840
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Phone: 833-240-7855 | Phone Conference ID: 291 547 031#
The City Council may or may not attend this meeting.
May 2, 2024 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. 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. April 18 2024
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 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 M-1 Light Industrial to SC Suburban Commercial for approximately
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Planning and Zoning Commission
Page 2 May 2, 2024
2.017 acres, being Lot 11R of the Century Hill Development. Case #REZ2024-000011 (Note:
Final action of this item will be considered at the May 23, 2024 City Council Meeting - Subject to
change).
Sponsors: Gabriel Schrum
Attachments: 1. Vicinity, Aerial, and Small Area Map
2. Background Information
3. Rezoning Exhibit
4. Applicant's Supporting Information
5. Future Land Use Map
6. Rezoning Map
5.2. Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
the Comprehensive Plan - Future Land Use & Character Map from Suburban Residential and
Natural and Open Areas to Neighborhood Commercial and Natural and Open Areas for
approximately 3.25 acres, generally located west of the intersection of Nantucket Drive and State
Highway 6 South. Case #CPA2024-000001 (Note: Final action of this item will be considered at
the May 23, 2024 City Council Meeting- Subject to change).
Sponsors: Robin Macias
Attachments: 1. Vicinity Map, Aerial and Small Area Map
2. Comprehensive Plan Exhibit
3. Background Information
4. Applicant's Supporting information
5. Future Land Use Map
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 R Rural to PDD Planned Development District on approximately
3.25 acres being Nantucket Phase 2, Block 13, Lot 2 (229’ of) and A021001, SD Smith (ICL)
Tract 20.07 generally located west of the intersection of Nantucket Drive and State Highway 6
South. Case #REZ2024-000005 (Note: Final action of this item will be considered at the May 23,
2024 City Council Meeting – Subject to change).
Sponsors: Robin Macias
Attachments: 1. Vicinity Map, Aerial and Small Area Map
2. Background Information
3. Applicant's Supporting Information
4. Rezoning Exhibit
5. Bulk Variances Letter
6. Proposed Concept Plan
7. Letter to city - fence objection
8. Existing Future Land Use Map
9. Rezoning Map
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 on MH Middle Housing rezoning requests.
Sponsors: Michael Ostrowski
Attachments: None
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Planning and Zoning Commission
Page 3 May 2, 2024
6.3. Presentation and discussion regarding a joint meeting with the City of Bryan Planning & Zoning
Commission.
Sponsors: Molly Hitchcock
Attachments: None
6.4. Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
• Monday, May 13, 2024 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00
p.m.
• Thursday, May 16, 2024 ~ P&Z and IFAC Meeting ~ Council Chambers ~ 6:00 p.m.
• Thursday, May 23, 2024 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00
p.m.
• Thursday, June 6, 2024 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
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 April 26, 2024 at 5:00 p.m.
Deputy 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."
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Planning and Zoning Commission
Page 4 May 2, 2024
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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April 18, 2024 Planning and Zoning Commission Minutes Page 1 of 10
Minutes Planning and Zoning Commission
Regular Meeting April 18, 2024
COMMISSIONERS PRESENT: Chairperson Melissa McIlhaney, Commissioners Jason
Cornelius, Bobby Mirza, Marcus Chaloupka, Aron Collins, Scott Shafer, and Warren Finch
COUNCILMEMBERS PRESENT: Councilmembers Elizabeth Cunha and Dennis Maloney CITY STAFF PRESENT: Chief Development Officer Michael Ostrowski, Assistant Director of
Planning & 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 Jesse DiMeolo, Gabriel Schrum, and Ashley Klein, Graduate Engineer I Parker Mathews, Graduate Engineer II Katherine Beaman-Jamael, Assistant City Attorney II Aaron Longoria, Administrative Support Specialist Kristen
Hejny, and Technology Services Specialists Trey Bransom and Sean Kennedy
1. Call Meeting to Order, Pledge of Allegiance, Consider Absence Request.
Chairperson Melissa McIlhaney called the meeting to order at 6:00 p.m.
2. Hear Visitors
No visitors spoke.
3. Consent Agenda 3.1 Consideration, discussion, and possible action to approve meeting minutes.
• March 7, 2024
Commissioner Cornelius motioned to approve the Consent Agenda, Commissioner Mirza 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 from the Consent Agenda for discussion. 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 R Rural to PDD Planned to
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April 18, 2024 Planning and Zoning Commission Minutes Page 2 of 10
Development District for approximately 19 acres located southeast of the intersection of Rock Prairie Road and Calaveras Court. Case #REZ2023-000076 (Note: Final action of
this item will be considered at the May 9, 2024 City Council Meeting – Subject to change).
Staff Planner DiMeolo presented the PDD rezoning and concept plan to the Commission recommending approval.
Commissioner Finch asked for clarification on the proposed emergency access to the cul-
de-sac. Staff Planner DiMeolo clarified that for a development to have more than 30 lots on a single-road connection, a secondary access must be provided for emergency services.
Commissioner Mirza asked if Rock Prairie Road will be widened. Staff Planner DiMeolo confirmed that Rock Prairie Road is part of a widening project, however, the final design has not yet been approved.
Commissioner Cornelius asked if this development is in line with adjacent developments. Staff Planner DiMeolo confirmed that the development aligns with adjacent developments.
Joe Schultz, Applicant, Schultz Engineering, was available for questions from the
Commission. Commissioner Mirza asked if the utilities are existing on this property.
Mr. Schultz clarified that the utilities are already existing on this property.
Commissioner Shafer asked if the additional 850 feet of trail is inside the park. Mr. Schultz confirmed that this would be inside the park and would connect with a trail
that went to Rock Prairie Road.
Commissioner Shafer asked if the additional 850 feet could be designed as something other than a straight line.
Mr. Schultz clarified that there is currently a large sewer line and power line in the proposed
location, so the area has been cleared and prepared for construction to accommodate the trail as designed. Chairperson McIlhaney asked for the typical number of lots allowed on a cul-de-sac.
Mr. Schultz clarified that cul-de-sacs are comprised of 30 homes or less.
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April 18, 2024 Planning and Zoning Commission Minutes Page 3 of 10
Commissioner Mirza asked if the developer is planning for single-family homes.
Mr. Schultz confirmed that the development will be comprised of single-family homes,
single-family in a cottage green concept, or townhomes. Chairperson McIlhaney opened the public hearing.
Maureen Riley, Carter Lake Subdivision, College Station, spoke in opposition to the
rezoning citing concerns with neighborhood integrity, growth, traffic, mail delivery, garbage, recycling, water, and the Rock Prairie Road widening project. Luke Warren, Park West, College Station, asked if there are there any protections for the
flood plain.
Chairperson McIlhaney closed the public hearing. Commissioner Cornelius asked if this development addition to Midtown was considered
with the Rock Prairie Road widening project design.
Coordinator Schubert confirmed that the project currently under design includes all traffic generated from this development addition and future sections.
Commissioner Cornelius motioned to recommend approval of the rezoning, Commissioner Chaloupka seconded the motion, the motion passed 7-0. 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 GS General Suburban to GS General Suburban and ROO Restricted Occupancy Overlay on approximately 21.15 acres being 49 lots and a common area within Cat Hollow Phase 1 Subdivision and Glenhaven Estates Phase 8 Subdivision, generally located between Brazoswood Drive and Dominik
Drive. Case #REZ2024-000002 (Note: Final action of this item will be considered at the
May 9, 2024 City Council meeting – Subject to change). Senior Planner Howell presented the rezoning to the Commission.
Anna Park, Applicant, Cat Hollow Phase 1 Subdivision, was available for questions from
the Commission. Christine McFarland, Applicant, Glenhaven Phase 8 Subdivision, was available for questions from the Commission.
Commissioner Cornelius asked why the applicants have chosen to initiate the ROO rezoning process.
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April 18, 2024 Planning and Zoning Commission Minutes Page 4 of 10
Ms. Park clarified that this is an opportunity provided by the City that the subdivisions wanted to participate in to keep the character of the neighborhood and to build for the
future.
Commissioner Shafer commended the applicants on their efforts. Commissioner Mirza asked for the current demographics within the subdivisions.
Ms. Park confirmed that the subdivisions are comprised of retirees, families, single adults, and students. Commissioner Cornelius asked why 11 signatures in the Cat Hollow Phase 1
Subdivision and two in the Glenhaven Phase 8 Subdivision were not collected.
Ms. Park clarified that some Cat Hollow Phase 1 Subdivision signatures were unavailable to pursue because of absentee owners, trust owners, and time limits.
Ms. McFarland clarified that two Glenhaven Phase 8 Subdivision signatures were
unavailable because one residence is for sale and one property owner was neutral. Chairperson McIlhaney opened the public hearing.
Robert Averyt, 14695 SH-30, College Station, spoke in opposition to the ROO citing
concerns for property rights. Tiffany York, Manager, Cat Hollow Homeowner’s Association (HOA), clarified that all homeowners she has spoken with were in favor of a ROO.
Chairperson McIlhaney closed the public hearing. Commissioner Cornelius asked why occupancy is not restricted by the HOA.
Senior Planner Howell clarified that occupancy could be covered by the HOA covenants;
however, the City does not enforce covenants, a City-enforced restriction would only be applicable with a rezoning. Ms. Park stated that the HOA wants to partner with the City to maintain the ROO.
Commissioner Mirza asked if there are there any deed restrictions on occupancy. Ms. York clarified that there are restrictions on the number of related occupants and short-term rentals.
Commissioner Cornelius asked why the HOA has decided to pursue a ROO.
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April 18, 2024 Planning and Zoning Commission Minutes Page 5 of 10
Ms. Park stated that this is a modest HOA, and they hope to partner with the City to ensure that the Cat Hollow Phase 1 and Glenhaven Phase 8 Subdivisions keep their character, and
that the HOAs cannot financially enforce restrictions.
Commissioner Shafer asked if a ROO changes the occupancy allowance. Ms. Park responded that occupancy will be limited to a family plus one.
Commissioner Shafer motioned to recommend approval of the rezoning, Commissioner Chaloupka 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 R Rural to T Townhouse for approximately 16 acres generally located at 3700 Rock Prairie Road West. Case #REZ2024-000004 (Note: Final action of this item will be considered at the May 9, 2024
City Council Meeting - Subject to change).
Staff Planner Schrum presented the rezoning to the Commission recommending approval. Joe Schultz, Applicant, Schultz Engineering, was available for questions from the
Commission.
Commissioner Mirza asked if a site plan had been submitted. Mr. Schultz confirmed that a site plan has not be submitted.
Commissioner Cornelius asked if this development would be rezoned to a High Occupancy Overlay in the future. Mr. Schultz confirmed that the development would be a townhome development that they
would like to develop under T Townhouse.
Commissioner Finch asked if traffic would exit on to Rock Prairie Road. Mr. Schultz confirmed that traffic will exit on to Rock Prairie Road, and Towers Parkway
would be completed connecting Rock Prairie Road to Cain Road.
Chairperson McIlhaney opened the public hearing. No visitors spoke.
Chairperson McIlhaney closed the public hearing.
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April 18, 2024 Planning and Zoning Commission Minutes Page 6 of 10
Commissioner Collins motioned to recommend approval of the rezoning, Commissioner Chaloupka seconded the motion, the motion passed 7-0.
5.4 Public Hearing, presentation, discussion, and possible action regarding a discretionary item to the Unified Development Ordinance (UDO) Section 8.3.H.1.i ‘Lots’, and presentation, discussion, and possible action regarding a Final Plat of Southeast College Park Lot 5A & Lot 5B Block 3, being a Replat of Southeast College Park Lot 5 Block 3 on approximately
0.608 acres, generally located at the corner of Winding Road and South Dexter Drive. Case
#FP2023-000007. Senior Planner Howell presented the discretionary item and final plat to the Commission recommending approval for both with the condition that the existing structure on the
property is removed prior to recording the plat.
Commissioner Cornelius asked how many structures can be placed on the property. Senior Planner Howell stated that one single-family structure can be placed on each lot.
Chairperson McIlhaney asked for clarification that the new lots would not have similar depth to adjacent properties. Senior Planner Howell stated that the property would be split perpendicular to Dexter Drive
South, with lot 5A taking access on to Dexter Drive South and lot 5B taking access on to
Winding Road. Commissioner Finch asked for the number of occupants that would be allowed to occupy each structure.
Senior Planner Howell clarified that no more than four unrelated occupants may occupy each structure. Commissioner Shafer asked for the reasoning against direct access to a collector.
Senior Planner Howell clarified that direct access on to a collector is not allowed because of the higher classification of roadway and the safety issues that have to be considered. Commissioner Cornelius asked for clarification on the current zoning of the property.
Senior Planner Howell clarified that the current zoning is GS General Suburban. Commissioner Cornelius asked if the use fits into the existing area.
Senior Planner Howell confirmed that the use fits the existing area.
Commissioner Shafer asked how the average lot frontage is calculated.
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April 18, 2024 Planning and Zoning Commission Minutes Page 7 of 10
Senior Planner Howell clarified that the right-of-way is being dedicated with this plat and the average lot width was calculated using the lots within the block, including the subject
property as it exists.
Commissioner Shafer asked if lot 5B will meet the frontage requirements. Senior Planner Howell clarified that lot 5B did meet frontage requirements prior to
dedication of the right-of-way, which is being required by the City.
Commissioner Mirza asked if the properties meet the legal criteria for lot size. Senior Planner Howell confirmed that the lots meet the legal criteria.
Keith Cocanougher, Property Owner, Pebble Creek Phase 9, College Station, was available for questions from the Commission. Commissioner Shafer expressed concerns for lot setbacks.
Chairperson McIlhaney opened the public hearing. Lisa & Mike Williams, Southeast College Park, College Station, spoke in opposition to the replat citing concerns for Ag Shacks, neighborhood character, and tree preservation.
Jacqueline Brown, Southeast College Park, College Station, spoke in opposition to the replat citing concerns for traffic and parking. Gunnar Schade & Ginger Ewell, Southeast College Park, College Station, spoke in
opposition to the replat citing concerns for drainage, impervious area, neighborhood
integrity, and frontage area. Robert Averyt, 14695 SH-30, College Station, spoke citing concerns for property values.
Mr. Cocanougher was available to address the drainage and frontage issues stating that a
drainage analysis has been performed and there was no change to the drainage based on a 50% impervious cover, and that the 108 feet of frontage is based upon the survey for the property.
Mr. Schade addressed the Commission on drainage concerns and impervious area.
Carla Elliott, The Knoll, College Station, spoke in opposition to the replat citing concerns for neighborhood integrity and traffic.
Chairperson McIlhaney closed the public hearing.
Commissioner Cornelius expressed opposition to the discretionary item and replat.
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April 18, 2024 Planning and Zoning Commission Minutes Page 8 of 10
Commissioner Cornelius motioned to deny the discretionary item and final plat, Commissioner Shafer seconded the motion.
Commissioner Chaloupka expressed support for the motion. Chief Development Officer Ostrowski clarified that the item is to approve or deny access to the collector via the discretionary item, denial of the discretionary item will then deny
the plat. Mr. Ostrowski also clarified that the applicant could take access to the alley if it
was improved. Commissioner Finch asked for additional clarification that the Commission’s charge is solely on access to the lots.
Chief Development Officer Ostrowski clarified that the Commission is acting on access to a collector, otherwise the subdivision of the lots meet requirements for approval. Commissioner Shafer expressed support for the motion.
Chairperson McIlhaney asked why the applicant is choosing to seek approval via the Commission. Mr. Cocanougher stated that he was not aware of the approval needed to allow access to
Dexter Drive South.
Chairperson McIlhaney asked for clarification on access to the alley. Chief Development Officer Ostrowski clarified that the applicant can choose to
provide access to the alley with improvements, and that this would be an approval via the
plat, at staff level. Commissioner Mirza provided comments on neighborhood integrity in the area.
Chairperson McIlhaney asked if there were any advantages to granting access onto Dexter
Drive South versus the alley. Senior Planner Howell clarified that access can be allowed on to the existing substandard alley with improvements, or onto Dexter Drive South with the Commission’s permission.
Administrator Armstrong clarified that if access is to be taken from the alley, the alley then becomes public infrastructure and becomes the City of College Station’s alley to own and maintain.
Chairperson McIlhaney asked for further clarification that staff would prefer that the access
be taken onto Dexter Drive South.
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April 18, 2024 Planning and Zoning Commission Minutes Page 9 of 10
Administrator Armstrong reiterated that staff’s recommendation is to allow access from Dexter Drive South.
The motion to deny failed 3-4 with Chairperson McIlhaney and Commissioners Cornelius, Finch, and Mirza voting in opposition. Commissioner Cornelius motioned to approve the discretionary item and final plat,
Commissioner Finch seconded the motion, the motion failed 3-4 with Commissioners Collins, Mirza, Shafer, and Chaloupka 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 on MH Middle Housing rezoning requests.
Chief Development Officer Ostrowski presented an update on MH Middle Housing zoning requests.
There was no discussion.
6.3 Presentation regarding an update on items heard:
• A rezoning of approximately 28 acres of land located at 800 Marion Pugh Drive from R-4 Multi-Family to MF Multi-Family. The Planning & Zoning Commission heard this item on March 7, 2024 and voted (7-0) to recommend
approval. The City Council heard this item on March 28, 2024 and voted (7-0) to approve the request.
• Appointments of Planning & Zoning Commission members to serve on the BioCorridor Board. The Planning & Zoning Commission heard this item on
March 7, 2024 and voted (7-0) to recommend Commissioners Collins and Mirza to serve on the BioCorridor Board. The City Council heard this item on March 28, 2024 and voted (7-0) to approve the recommended Commissioners.
There was no discussion.
6.4 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
• Thursday, April 25, 2024 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m.
• Thursday, May 2, 2024 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
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April 18, 2024 Planning and Zoning Commission Minutes Page 10 of 10
• Thursday, May 9, 2024 ~ City Council Meeting ~ Council Chambers ~ Open
Meeting 6:00 p.m.
• Thursday, May 16, 2024 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
There was general discussion amongst the Commission regarding rescheduling the May 9th City Council to Monday, May 13th.
6.5 Discussion and review regarding the following meetings: Design Review Board and
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 7:19 p.m. Approved: Attest:
___________________________________ _________________________________ Melissa McIlhaney, Chairperson Kristen Hejny, Board Secretary Planning & Zoning Commission Planning & Development Services
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May 2, 2024
Item No. 5.1.
Century Hill Development Rezoning
Sponsor: Gabriel Schrum
Reviewed By CBC: N/A
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 boundary from M-1 Light Industrial to SC Suburban Commercial for
approximately 2.017 acres, being Lot 11R of the Century Hill Development. Case #REZ2024-000011
(Note: Final action of this item will be considered at the May 23, 2024 City Council Meeting - Subject
to change).
Relationship to Strategic Goals:
Diverse and Growing Economy
Recommendation(s): Staff recommends approval of the rezoning request as it is in line with the
Comprehensive Plan and is compatible with the surrounding area.
Summary: This request is to rezone approximately 2.017 acres of land from M-1 Light Industrial to
SC Suburban Commercial. The subject lot is currently undeveloped/vacant and it is the applicant’s
intent to develop a medical clinic. Nearby properties include undeveloped and developed light
industrial lots, an assisted living facility, a pool supply store, and a medical clinic.
REZONING REVIEW CRITERIA
1. Whether the proposal is consistent with the Comprehensive Plan:
The subject properties are designated on the Comprehensive Plan Future Land Use & Character
Map as Neighborhood Commercial. This rezoning request is aligned with the Comprehensive Plan.
For the Neighborhood Commercial land use, the Comprehensive Plan provides the following:
Areas of commercial activities that cater primarily to nearby residents. These areas tend to be
smaller format than general commercial and are located adjacent to major roads along the fringe
of residential areas. The design of these structures is compatible in size, architecture, and lot
coverage with surrounding residential uses.
The zoning districts that are generally appropriate within this land use include Suburban
Commercial and Office.
The intent of the Neighborhood Commercial land use is to accommodate the pattern of smaller
commercial spaces that support the surrounding neighborhood. The proposed SC Suburban
Commercial zoning district allows for smaller-scale commercial developments that are in line with the
Comprehensive Plan. Commercial developments in this district should provide an appearance that is
compatible with the neighborhood character while providing transitions in building height and mass
when adjacent to residential neighborhoods. The development standards for SC Suburban
Commercial are aligned with that vision.
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2. Whether the uses permitted by the proposed zoning district will be appropriate in the
context of the surrounding area:
The subject property is surrounded by undeveloped M-1 Light Industrial land to the north and south,
an assisted living facility that is zoned PDD with a base zoning of SC Suburban Commercial to the
east, and a M-1 Light Industrial property that is a medical clinic to the west.
The subject property’s being located in the commercial center of the Century Hill Development and
near a single-family neighborhood makes SC Suburban Commercial zoning an appropriate
designation for this property and is the intent of the Comprehensive Plan. This rezoning also removes
the potential for light industrial uses close to an existing neighborhood.
The UDO defines light industrial as, "A use engaged in the manufacture, predominantly from
previously prepared materials, of finished products or parts, including processing, fabrication,
assembly, treatment, packaging, incidental storage, sales, and distribution of such products, but
excluding basic industrial processing."
The proposed zoning of SC Suburban Commercial allows for a variety of neighborhood-friendly uses
such as day cares, health clubs, dry cleaners, and personal service shops. These uses are more
appropriate for the surrounding area than those of light industrial.
3. Whether the property to be rezoned is physically suitable for the proposed zoning
district:
The size and location of the subject property is suitable for developments allowed within the
proposed zoning district. The site has adequate space to meet the minimal lot dimensional
standards for the zoning district.
4. Whether there is available water, wastewater, stormwater, and transportation facilities
generally suitable and adequate for uses permitted by the proposed zoning district:
The existing water and wastewater infrastructure surrounding the site is adequate to support the
needs of this zoning change. Site-specific improvements necessary to support the development
such as sanitary sewer connections, drainage, and any other infrastructure required with the site
development, shall be designed and constructed in accordance with the BCS Unified Design
Guidelines.
A TIA was not required on this rezoning request as the potential trip rate is below the 150 peak trip
threshold.
5. The marketability of the property:
The uses allowed by the proposed zoning district are generally marketable for the area. The
applicant has indicated that even though the property is marketable for some industrial uses, the lack
of outdoor storage and yard space makes it less desirable.
Budget & Financial Summary: N/A
Attachments:
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1. Vicinity, Aerial, and Small Area Map
2. Background Information
3. Rezoning Exhibit
4. Applicant's Supporting Information
5. Future Land Use Map
6. Rezoning Map
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BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date:
Advertised Council Hearing Date:
May 2, 2024
May 23, 2024
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:
Foxfire HOA and Emerald Forest HOA
Property owner notices mailed: 17
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 General
Commercial M-1 Light Industrial Undeveloped
East Neighborhood
Commercial
PDD- Planned
Development District Assisted Living Facility
South Neighborhood
Commercial M-1 Light Industrial Pool Supply
West Neighborhood
Commercial M-1 Light Industrial Medical Clinic
DEVELOPMENT HISTORY
Annexed:September 1977
Zoning:A-O Agricultural Open upon annexation
A-O Agricultural Open to M-1 Light Industrial (1979)
Final Plat:Century Hill Development (2017)
Site Development:Undeveloped
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CORSAIR CIRCLETBPE NO. 12327
911 SOUTHWEST PKWY E.
College Station, Texas 77840
www
(979) 764-3900
ENGINEER:
ZONING MAP
CENTURY HILL DEVELOPMENT
LOT 11R
2.017 ACRES
EXISTING ZONING - LIGHT INDUSTRIAL (M-1)
PROPOSED ZONING - SUBURBAN COMMERCIAL (SC)
MORGAN RECTOR SURVEY LEAGUE, A-46
COLLEGE STATION, BRAZOS COUNTY, TEXAS
SCALE: 1" = 20'
MARCH, 2024
OWNER/DEVELOPER:
Eilers Holdings, LLC
2901 E 29th Street, Suite 117
Bryan, TX 77802
(979) 776-6152
SURVEYOR:
Brad Kerr, RPLS No. 4502
Kerr Surveying, LLC
409 N. Texas Ave.
Bryan, TX 77803
(979) 268-3195
TBPELS FIRM # 10018500
VICINITY MAP
NOT TO SCALE
CORS
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A
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EMERALD PARKWA
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Name of Project:CENTURY HILL DEVELOPMENT - LOT 11R (REZ2024-000011)
Address:3109 CORSAIR DR
Legal Description:CENTURY HILL DEVELOPMENT, LOT 11R, ACRES 2.017
Total Acreage:2.017
Applicant::
Property Owner:CORSAIR CONDOS JOINT VENTURE
SCHULTZ ENGINEERING
List the changed or changing conditions in the area or in the City which make this zone change
necessary.
There is a demand for commercial uses such as retail, medical clinic, personal services, and offices in this area.
Some of these uses are not permitted in the current industrial zoning.
Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not,
explain why the Plan is incorrect.
This zone change is in accordance with 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?
Most industrial uses require outdoor storage and yard space at this lot is not large enough to accommodate the
use.
Explain the suitability of the property for uses permitted by the rezoning district requested.
The property has all services and access suitable for all neighborhood commercial uses.
REZONING APPLICATION
SUPPORTING INFORMATION
Page 1 of 2
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Explain the suitability of the property for uses permitted by the current zoning district.
The property has all services and access suitable for all neighborhood commercial uses.
Explain the marketability of the property for uses permitted by the current zoning district.
The property marketable for some industrial uses, but the lack of outdoor storage and yard space makes it less
desirable.
List any other reasons to support this zone change.
Infill commercial development on a lot that has been vacant for more than 15 years.
Page 2 of 2
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May 2, 2024
Item No. 5.2.
McPherson Comprehensive Plan Amendment
Sponsor: Robin Macias
Reviewed By CBC: N/A
Agenda Caption: Public Hearing, presentation, discussion, and possible action regarding an
ordinance amending the Comprehensive Plan - Future Land Use & Character Map from Suburban
Residential and Natural and Open Areas to Neighborhood Commercial and Natural and Open Areas
for approximately 3.25 acres, generally located west of the intersection of Nantucket Drive and State
Highway 6 South. Case #CPA2024-000001 (Note: Final action of this item will be considered at the
May 23, 2024 City Council Meeting- Subject to change).
Relationship to Strategic Goals:
Diverse and Growing Economy
Recommendation(s): Staff recommends approval of the Comprehensive Plan Future Land Use &
Character Map amendment.
Summary: The applicant is requesting an amendment to the Comprehensive Plan Future Land Use
& Character Map from Suburban Residential and Natural and Open Areas to Neighborhood
Commercial and Natural and Open Areas for approximately 3.25 acres, generally located west of the
intersection of Nantucket Drive and State Highway 6 South. This Comprehensive Plan Amendment is
in conjunction with a rezoning request of PDD Planned Development District. It is the applicant’s
intent to develop the property as office and medical uses.
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 Suburban Residential. The
Suburban Residential land use designation is primarily for areas that consist of low- to moderate-
density single-family lots. The development types of this designation tend to be consistent within a
subdivision of a neighborhood. The intent of the Suburban Residential land use is to accommodate
streetscape features such as sidewalks, street trees, and lighting while supporting neighborhoods
with a mix of housing types. This area is developed as single family homes to the south and two
commercial businesses to the west.
A portion of the subject property and the properties to the north of the subject property are
designated as Natural and Open Areas. The Natural and Open Areas land use designation are areas
that represent a constraint to development and should be conserved for their natural function or open
space qualities. These areas include floodplains, riparian buffers, common areas, and open space.
The area to the north of the subject property is Nantucket Lake.
The subject property is along a primary image corridor of the city. Primary image corridors include
corridors that carry high volumes of traffic and move travelers through or along some of the City’s
most significant assets. These corridors give the residents and travelers their first impressions of
College Station. A goal of the City’s Comprehensive Plan is to create revitalized gateways and
corridors and conserved natural areas. With the update to the City’s Comprehensive Plan in 2021,
the land use designation to the east of the subject property across State Highway 6 S was changed
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from General Suburban to General Commercial. Also with this update, the land use designation of
properties to the south of the subject property along State Highway 6 S was changed from Suburban
Commercial to General Commercial. These changes in land use designation allows for more
commercial development along the primary image corridor. This request to change the land use
designation of the subject property to Neighborhood Commercial and Natural and Open Areas aligns
with the goal of the Comprehensive Plan to revitalize the corridor and protect natural areas while
allowing for the development of an undeveloped property with frontage to State Highway 6 S.
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 & Character Map to Neighborhood Commercial
and Natural and Open Areas and has simultaneously requested a rezoning to PDD Planned
Development District with a base zoning of O Office and NAP Natural Areas Protected. The intent of
Neighborhood Commercial is to accommodate limited commercial services compared to General
Commercial and to support some residential uses that are compatible with the surrounding
neighborhood character. The intent of the Natural and Open Areas is to conserve the natural
function or open space of areas that represent a constraint to development. The subject property is
located at the intersection of Nantucket Drive and State Highway 6 S and has faced development
pressures throughout the years as development has continued to move south. This property would
be compatible with existing uses, development patterns, and character as Neighborhood Commercial
and Natural and Open Areas.
The applicant held a neighborhood meeting on April 2, 2024. All property owners within 200 feet of
the subject property were notified of the neighborhood meeting, and approximately 13 people were in
attendance. While at the meeting, the neighborhood expressed several concerns about permitted
uses, lighting and hours of operation. The applicant held a second neighborhood meeting on April 16,
2024 to discuss proposed changes that were made to the rezoning application based on the previous
meeting. This meeting had approximately 12 people in attendance. The applicant has worked with
the neighborhood to provide a proposed rezoning application that both the property owner and
neighborhood are comfortable with. After the second neighborhood meeting, attendees had no
expressed concerns regarding the land use change. The proposal is compatible with the character of
the area as it allows for small-scale commercial development that is compatible with the residential
neighborhood.
3. Impact on environmentally sensitive and natural areas: A small portion of the subject
property is designated as FEMA floodplain. The applicant is proposing to expand the Natural and
Open Areas beyond the designated floodplain to protect the potential flood area from building
development.
4. Impacts on infrastructure including water, wastewater, drainage, and the transportation
network: Wastewater service will be provided by College Station Utilities. Water and fire flow
service will be provided by Wellborn SUD. 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 fronts Nantucket Drive which is designated as a local street and State Highway
6 S which is designated as a Freeway/Expressway. The proposed development will have access off
of Nantucket Drive.
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5. Consistency with the goals and strategies set forth in the Comprehensive Plan: The intent
of College Station’s Comprehensive Plan is to create distinctive places, vibrant districts, attractive
neighborhoods, revitalized gateways and corridors, and conserved natural areas. The proposed
amendment to Neighborhood Commercial and Natural and Open Areas, defined as areas
appropriate for commercial activities that cater to nearby residents and conserved spaces for natural
functions, is appropriate for this property as it provides small scale commercial development to a
nearby neighborhood and protection to the natural area near the lake.
Budget & Financial Summary:
Attachments:
1. Vicinity Map, Aerial and Small Area Map
2. Comprehensive Plan Exhibit
3. Background Information
4. Applicant's Supporting information
5. Future Land Use Map
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NANTUCKET DRIVE 4 3 2 1NANTUCKET LTDNANTUCKET PH 2, BLOCK13, LOT 2 (229' OF)Acres: 1.722Current Land Use:Suburban ResidentialNANTUCKET LTDA021001, S D SMITH (ICL)TRACT 20.07Acres: 1.53Current Land Use:Natural & Open Areas,Suburban ResidentialNANTUCKET DRIVE 4 3 2 1NANTUCKET LTDNANTUCKET PH 2, BLOCK13, LOT 2 (229' OF)Acres: 1.722Proposed Land Use:Natural & Open Areas,Neighborhood CommercialNANTUCKET LTDA021001, S D SMITH (ICL)TRACT 20.07Acres: 1.53Proposed Land Use:Natural & Open Areas,Neighborhood CommercialSTATE HWY 6NANTUCKET DRIVESITECPAEXISTINGPROPOSEDVICINITY MAP NOTES: 1.In accordance with FEMA'S FLOOD INSURANCE RATE MAPpanel 48041C0350E, the site lies within the 100-yearfloodplain boundary, Effective Date : 5/16/2012 LEGEND S:\23Proj\23066-McPherson Endodontics-Nantucket-SH6\23066-Comp Plan Amendment Map.dwg, CPA, 2/26/2024 12:43:53 PM
Page 33 of 58
BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date: May 2, 2024
Advertised Council Hearing Date: May 23, 2024
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:
Nantucket Preservation Association
Property owner notices mailed: 16
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 Natural and Open
Areas R Rural Nantucket Lake
South Suburban Residential PDD Planned
Development District
Nantucket Drive (local
street)
East General Commercial GS General Suburban
State Highway 6 S
(expressway/freeway)
and Common Area for
Nantucket
Neighborhood Sign
West Suburban Residential R Rural Commercial business
DEVELOPMENT HISTORY
Annexation: August 1996
Zoning:A-O Agricultural Open (1996)
Renamed to R Rural (2013)
Final Plat: Nantucket Ph 1 and Nantucket Ph 2
Site development:Undeveloped
Page 34 of 58
Page 1 of 2
COMP PLAN APPLICATION
SUPPORTING INFORMATION
MCPHERSON ENDODONTICS (CPA2024-000001)
Name of Project:
Address:
Legal Description:
A021001, S D SMITH (ICL), TRACT 20.07, 1.5346 ACRES
Total Acreage:
3.25
Applicant:
MITCHELL & MORGAN
Property Owner:
NANTUCKET LTD
What element of the Comprehensive Plan and at what location is requested to be amended?
Land Use Plan Amendment at State Highway 6 and Nantucket Drive
What is the amendment requested? We request to amend the Comprehensive Land Use Plan for this property from Residential Suburban to Neighborhood Commercial and Natural & Open Areas.
What is the reason for the amendment? The subject property has been off and, on the market, and remained undeveloped for many years. With its location on the State Highway 6 frontage road, it would serve well as a neighborhood office development anchored by a dental office with low impact uses to the nearby neighborhoods. The Comprehensive Plan states that Neighborhood Commercial land uses tend to be located adjacent to major roads along the fringe of residential areas. This tract is more ideal for office activities than residential development.
How will this change be compatible with the existing uses, development patterns, and character of the immediate area concerned, the general area, and the city as a whole? As the southern areas of the city continue to develop, neighborhood office uses will become more important to serve the residents. Having professional offices, medical and/or dental offices within the vicinity of the nearby neighborhoods creates a sustainable environment by eliminating vehicle trips on public roadways to establishments further into College Station and by creating economic opportunities.
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Page 2 of 2
Explain the impact on environmentally sensitive and natural areas and infrastructure, including water, wastewater, drainage and transportation network. We recognize that a portion of this property is in an environmentally sensitive area, and we will accommodate for this area in the design of our plans. The property has available to it an 8-inch sanitary sewer line through the property and an 18-inch sanitary sewer line along Nantucket Drive. The water service to this property is provided by Wellborn Special Utility District. The uses associated with neighborhood retail and office uses on a 3.25-acre tract should not have an issue with water or wastewater service based upon these line sizes. A traffic impact analysis will not be required for this development as traffic is low enough for these uses that it will not exceed the threshold to require one. Drainage is important to consider on the subject property due to the location of the dam and spillway for the lake. The Natural Areas Preserved area shown with this request was created based upon the projected 100-year flood water surface elevation for the dam and spillway in the report titled “Proposed Spillway Improvements to Nantucket Lake” dated December 1984 and prepared by Jerry Bishop & Associates. Based upon this Comprehensive Plan and future rezoning boundary, we have protected the potential flood area from building development. The only development would be a nature trail with only trail improvements and no structures.
Explain how this change will be consistent with the goals and strategies set forth in the Comprehensive Plan.
The Comprehensive Plan promotes creating places of distinction as identified in the goals and objectives. The requested land use plan amendment request is consistent with the following intentions set by the City of College Station, found in Chapter 2: Distinctive Places: • A priority for infill development (and redevelopment) over expansion of the urban area, and engaging the residents in development planning, • That growth occurs in a sustainable and efficient manner to accommodate an increasing population and mitigates negative impacts on the natural and built environment, minimize sprawl, and makes sound economic sense for infrastructure provision and City services • Existing neighborhoods are conserved, enhanced, or revitalized with harmonious improvements, infill development, and compatible adjacent land uses that enhance the established neighborhood’s character..
List any other reasons to support this zone change.
N/A
List any other additional properties.
N/A
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May 2, 2024
Item No. 5.3.
McPherson Rezoning
Sponsor: Robin Macias
Reviewed By CBC: N/A
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 boundary from R Rural to PDD Planned Development District on
approximately 3.25 acres being Nantucket Phase 2, Block 13, Lot 2 (229’ of) and A021001, SD Smith
(ICL) Tract 20.07 generally located west of the intersection of Nantucket Drive and State Highway 6
South. Case #REZ2024-000005 (Note: Final action of this item will be considered at the May 23,
2024 City Council Meeting – Subject to change).
Relationship to Strategic Goals:
Diverse and growing economy
Recommendation(s): Staff recommends approval of the rezoning and associated Concept Plan as it
is in line with the proposed amendment to the Comprehensive Plan, is compatible with the
surrounding area, and the community benefits provided will offset the change in use of the property.
Summary: This request is to rezone the subject property from R Rural to PDD Planned Development
District with a base zoning of O Office and NAP Natural Areas Protected. The proposed Concept
Plan shows the general building and parking layout of the site as well as open space and a walking
trail. The proposed concept plan will remove a portion of the buffer at the northwest corner of the lot
between the subject property and the adjacent property that is zoned R Rural and remove the
requirement for a fence along the buffer, but will remove more intense uses, modify signage
requirements and lighting to the standards of the SC Suburban Commercial zoning district, restrict
parking lot lighting, increase architectural standards, restrict business hours, and provide for a
recreational trail.
REZONING REVIEW CRITERIA
1. Whether the proposal is consistent with the Comprehensive Plan:
The Comprehensive Plan Future Land Use and Character Map designates the subject property as
Suburban Residential and Natural and Open Areas. The Comprehensive Plan generally describes
the Suburban Residential land use designation as follows:
Areas of primarily single-family residential areas that consist of low to moderate density single-
family lots. These areas may also include limited townhomes, duplexes, other housing types and
some non-residential uses that are compatible with surrounding single-family areas.
The intent of the district is to:
• Accommodate streetscape features such as sidewalks, street trees, and lighting
• Support neighborhoods with a mix of housing types
The Comprehensive Plan generally describes the Natural and Open Areas land use designation as
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follows:
Areas that represent a constraint to development and that should be conserved for their natural
function or open space qualities. These areas can include floodplains, riparian buffers, common
areas, and open space.
The zoning districts that are generally appropriate within this land use within the Suburban
Residential and Natural and Open Areas include: GS General Suburban and NAP Natural Areas
Protected.
This application is in conjunction with a Comprehensive Plan amendment to change the future land
use designation from Suburban Residential and Natural and Open Areas to Neighborhood
Commercial and Natural and Open Areas.
The Comprehensive Plan generally describes the Neighborhood Commercial land use designation as
follows:
Areas of commercial activities that cater primarily to nearby residents. These areas tend to be
smaller format than general commercial and are located adjacent to major roads along the fringe
of residential areas. Generally appropriate zoning districts include suburban commercial and office
zoning.
The proposed zoning district of PDD Planned Development District with a base zoning of O Office
and NAP Natural Areas Protected would be in line with the proposed amendment to the
Comprehensive Plan.
2. Whether the uses permitted by the proposed zoning district will be appropriate in the
context of the surrounding area:
The property has frontage to State Highway 6 S and Nantucket Drive. Adjacent properties are zoned
R Rural to the north and west and PDD Planned Development District to the south. The property to
the east of the subject property across State Highway 6 S is zoned R Rural.
The O Office zoning district is intended to accommodate selected commercial businesses that
provide service rather than sell products. The uses allowed should have relatively low traffic
generation and require limited location identification.
The property to the north is Nantucket Lake. The adjacent lots to the west are developed as a
photography studio and office space. Properties to the south are developed as residential homes.
The proposed zoning district is appropriate for the surrounding area as commercial development
continues to grow south. The proposed zoning district will be appropriate with the accompanying
comprehensive plan amendment to Neighborhood Commercial.
3. Whether the property to be rezoned is physically suitable for the proposed zoning district:
The size and location of the subject property is suitable for developments allowed within this
proposed zoning district. A small portion of the property is designated as FEMA floodplain. Additional
site area is proposed to be rezoned with a base zoning of NAP Natural Areas Protected to prevent
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development in portions of the site that are anticipated to be flooded during a 100-year storm due to
the adjacent spillway and dam. The site has adequate space to meet the minimal dimensional
standards for the base zoning districts of O Office and NAP Natural Areas Protected.
4. Whether there is available water, wastewater, stormwater, and transportation facilities
generally suitable and adequate for uses permitted by the proposed zoning district:
The existing water and wastewater infrastructure is adequate to support the needs of this
development. Drainage and any other infrastructure required with the site development shall be
designed and constructed in accordance with the BCS Unified Design Guidelines. The subject
property has frontage to State Highway 6 S, a freeway/expressway on the Thoroughfare Plan, and
Nantucket Drive, a local street. The site will take access off of Nantucket Drive. A traffic impact
analysis was not required for the proposed request as the anticipated traffic volume falls below the
threshold of 150 trips in the peak hour that would require a TIA to be performed.
5. The marketability of the property:
The applicant has stated that the subject property has remained undeveloped for the past 40 years
and has been marketed for non-residential uses. Given the proximity to State Highway 6 S, these
lots are more suitable for more intense development to support the growing residential lots with
neighborhood-scale office uses while protecting the natural areas.
REVIEW OF CONCEPT PLAN
The Concept Plan provides an illustration of the general layout of the proposed building 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;
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.
The applicant held two neighborhood meetings where they presented the rezoning request and
concept plan and worked with the surrounding neighborhood on desired modifications and benefits.
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The adjacent property owners have expressed a desire to remove the required fence along the
required buffer area to preserve the open feel of the area. They feel installing a fence would restrict
the view of the lake while entering or leaving the neighborhood via Nantucket Drive.
Purpose and Intent:
The Planned Development District for this property outlines the purpose, intent, and community
benefit of the proposed development, which is to provide commercial offices that are compatible with
the surrounding neighborhood.
The proposed Concept Plan allows for the removal of the required fence along the buffer area and
the removal of a 50-ft. portion of the required buffer area at the northwest corner of the property. The
Concept Plan also offers several community benefits to mitigate impacts the development may have
on the adjacent residential development.
Base Zoning and Meritorious Modifications:
The Planned Development District has a base zoning of O Office and NAP Natural Areas Protected.
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 base zoning district, except
where meritorious modifications are granted with the PDD zoning.
The applicant is requesting the following meritorious modifications:
• Remove the fence along the buffer yard as required in Section 7.7.F of the UDO and only provide
a minimum of one 2-inch caliper canopy tree per 25 linear feet of landscape buffer and a minimum of
1.25-inch caliper non-canopy tree per 15 linear feet of landscaping buffer.
• Remove 50 feet of buffer yard as required in Section 7.7 of the UDO along the shared property
line as depicted in the Concept Plan.
Community Benefits:
The applicant is proposing the following community benefits:
1. Remove more intense permitted used as follows:
• Educational Facility, Indoor Instruction
• Educational Facility, Vocational/Trade
• Animal Care Facilities, Indoor
• Day Care, Commercial
• Personal Service Shop
• Printing/Copy Shop
• Dry Cleaners and Laundry
• Sexually Oriented Business
• Wireless Telecommunication Facilities – Unregulated, Intermediate and Major
The uses to be permitted on the site are as follows:
• Educational Facility, Tutoring
• Education Facility, Primary & Secondary
• Governmental Facilities
• Utilities
• Health Care, Medical Clinics
• Parks
• Places of Worship
• Art Studio, Gallery
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• Offices
• Radio/TV Studios
• Parking as a primary use – Permitted with a Conditional Use Permit
2. The property will follow SC Suburban Commercial development standards for non-residential
architectural standards as required in Section 7.10 of the UDO and parking lot lighting fixture
requirements as specified in Section 7.11 of the UDO.
3. To limit disturbance to the residential area, the hours of operation for all businesses within the
development will end at 7:00 p.m. For all medical or dental offices, new patients will not be received
after 7:00 p.m. Appointments in progress will have the ability to conclude treatment. Additionally,
parking lot lighting will be off during the limited hours of 8:00 p.m. to 6:00 a.m.
4. A recreational trail will be built along the perimeter of the NAP Natural Areas Protected area as
depicted in the Concept Plan.
5. To minimize the visual impacts of stand alone on-street signage, no freestanding sign will be
permitted. The site is limited to low-profile signs.
6. To reduce light pollution, only externally illuminated signage is allowed. No internally lit cabinet
signage is allowed.
These community benefits will help offset the requested modifications by enhancing the architectural
features of the buildings to maintain a neighborhood aesthetic, prohibiting freestanding signs, limiting
the signage lighting to being only externally illuminated which is pointed directly at the sign, limiting
hours of operation, limiting parking lot lighting hours, and removing more intense permitted
uses. Providing a trail along the open area will provide the community with a recreation area to view
the natural features of the area.
Budget & Financial Summary: N/A
Attachments:
1. Vicinity Map, Aerial and Small Area Map
2. Background Information
3. Applicant's Supporting Information
4. Rezoning Exhibit
5. Bulk Variances Letter
6. Proposed Concept Plan
7. Letter to city - fence objection
8. Existing Future Land Use Map
9. Rezoning Map
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BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date: May 2, 2024
Advertised Council Hearing Date: May 23, 2024
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:
Nantucket Preservation Association
Property owner notices mailed: 16
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 Natural and Open
Areas R Rural Nantucket Lake
South Suburban Residential PDD Planned
Development District
Nantucket Drive (local
street)
East General Commercial GS General Suburban
State Highway 6 S
(expressway/freeway)
and Common Area for
Nantucket
Neighborhood Sign
West Suburban Residential R Rural Commercial business
DEVELOPMENT HISTORY
Annexation: August 1996
Zoning:A-O Agricultural Open (1996)
Renamed to R Rural (2013)
Final Plat: Nantucket Ph 1 and Nantucket Ph 2
Site development:Undeveloped
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Page 1 of 4
REZONING PDD APPLICATION
SUPPORTING INFORMATION
Name of Project: MCPHERSON ENDODONTICS REZONING (REZ2024-000005)
Address:
Legal Description: A021001, S D SMITH (ICL), TRACT 20.07, 1.5346 ACRES
Total Acreage: 3.25
Applicant: CRISSY HARTL
Property Owner: NANTUCKET LTD
List the changed or changing conditions in the area or in the City which make this zone change necessary. As the southern areas of the city continue to develop, medical facilities will become more important to serve the residents. Having professional offices, medical and/or dental offices within the vicinity of the nearby neighborhoods creates a sustainable environment by eliminating vehicle trips on public roadways to establishments further into College Station and by creating economic opportunities. Further, the development will preserve the natural areas on the property, which will ultimately be an amenity to the office complex.
Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not, explain why the Plan is incorrect. We’ve requested a Comprehensive Plan Amendment to Neighborhood Commercial and Natural & Open Areas. If the Comprehensive Plan Amendment is approved, the rezoning request will be in compliance with the Land Use 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? Neighborhood commercial land uses are intended to cater primarily to nearby residents. According to the Comprehensive Plan, these areas tend to be smaller format than general commercial and the structures are
compatible in size, architecture and lot coverage with surrounding residential uses. Neighborhood commercial at this scale is designed to be compatible with residential and blend in with the character of the neighborhoods. In addition to the compatibility of the uses proposed, the preserved open area will be compatible with the wide pattern of large lot open space throughout the subdivision.
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Page 2 of 4
Explain the suitability of the property for uses permitted by the rezoning district requested. Even though these lots are largely designated as Suburban Residential, they have remained undeveloped for 40 years since being platted. Being the closest lots to State Highway 6, these lots have become more suitable for more intense level of development, while still being compatible with the surrounding residential lots.
Explain the suitability of the property for uses permitted by the current zoning district. While residential development would be suitable and compatible with the developed residential lots in the Nantucket and South Hampton subdivisions, it’s not as likely given the lots proximity to State Highway 6.
These lots are more suitable to support the growing residential lots with neighborhood-scale office uses while protecting the natural areas.
Explain the marketability of the property for uses permitted by the current zoning district. These lots have been on and off the market for several years and have been marketed for non-residential uses, as residential uses are not marketable at this location. There has been much interest in the lots for various non-residential uses such as office and commercial as these lots are more appropriate for small scale office uses.
List any other reasons to support this zone change. N/A
Maximum Building Height. 20'
Proposed Drainage. Drainage is important to consider on the subject property due to the location of the dam and spillway for the lake. The Natural Areas Preserved area shown with this request was created based upon the projected 100-year flood water surface elevation for the dam and spillway in the report titled “Proposed Spillway Improvements to Nantucket Lake” dated December 1984 and prepared by Jerry Bishop & Associates. Based upon this Comprehensive Plan and future rezoning boundary, we have protected the potential flood area from building development. The only development would be a nature trail with only trail improvements and no structures.
Variations Sought. Please see the attached bulk variances letter.
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Community Benefits. Please see the attached bulk variances letter.
Sustained Stability.
Suburban Commercial developments are intended to be compatible with neighborhoods not only in the uses that are permitted, but also in the size and scale of the buildings as well as the design. This development will be very compatible to the character of the surrounding area, which will contribute greatly to the stability of the established Nantucket and South Hampton subdivisions.
Conformity. The Comprehensive Plan promotes infill that mitigates negative impacts on the built and natural environment, prioritizes the management and conservation of natural areas, and that existing neighborhoods are conserved, enhanced, or revitalized with harmonious improvements, infill development, and compatible adjacent land uses that enhance the established neighborhood’s character. The proposed office development
is a representation of these policies, goals and objects and of many more found throughout the Comprehensive Plan.
Compatibility with use. The base zoning for this PDD Planned Development District is O Office. According to the Unified Development Ordinance, the O Office district “will accommodate selected commercial businesses that provide a service rather than sell products, either retail or wholesale. The uses allowed have relatively low traffic generation and require limited location identification.” The proposed office development built with a residential aesthetic will be very complimentary to the developed residences.
Access to Streets. N/A
Public Improvements. This development will provide all necessary and required infrastructure to the site.
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Public Health. The concept plan includes plans for a trail system adjacent to the office development to provide opportunities for outdoor recreation and exercise to encourage healthy activity. The trails from the development and throughout the open space will be carefully designed for safe usage, and will greatly contribute to increased welfare for both the patrons of the development and nearby residents.
Safety. The proposed concept plan features a building layout that is balanced with a generous open space. In addition to proposed green space among the office buildings, the preserved natural areas will also include walking trails for both patrons and residents of nearby neighborhoods to enjoy the open green space and views of Nantucket Lake. Pedestrian pathways will be designed and constructed to promote both health and safety.
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NANTUCKET DRIVE 4 4 3 2 1NANTUCKET LTDA021001, S D SMITH (ICL)TRACT 20.07Acres: 1.53Current Zoning:R RuralNANTUCKET LTDNANTUCKET PH 2, BLOCK13, LOT 2 (229' OF)Acres: 1.722Current Zoning:R Rural 4 4 3 2 1NANTUCKET DRIVENANTUCKET LTDNANTUCKET PH 2, BLOCK 13,LOT 2 (229' OF),A021001, S D SMITH (ICL)TRACT 20.07Acres: 3.252Proposed Zoning:PDD Planned DevelopmentDistrictBase Zoning: O OfficeNAP Natural Areas ProtectedSTATE HWY 6NANTUCKETDRIVESITERZEXISTINGPROPOSED LEGEND VICINITY MAP NOTES: 1.In accordance with FEMA'S FLOOD INSURANCE RATE MAPpanel 48041C0350E, the site lies within the 100-yearfloodplain boundary, Effective Date : 5/16/2012Page 51 of 58
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COMMON AREAOWNED BY: NANTUCKETPRESERVATIONASSOCIATION, INC. OPEN SPACEBUILDINGAREAACCESS &PARKINGAREABUFFER AREABUFFER AREANANTUCKET DRSTATE HIGHWAY 6 S N/FNANTUCKET LTDPORTION OF THEREMAINDER OFCALLED 595.85ACRE TRACT(531/398)APPROXIMATELOCATION OF FLOODPLAINNATURAL GREENSPACEWITH NATURE TRAILBUILDINGAREABUILDINGAREAACCESS &PARKING AREANANTUCKET
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SITESTATE HWY 6NANTUCKET DRIVENTSCONCEPT PLANCPNOTES:1. TOTAL SITE AREA: 2.23 ACRES2. THERE IS A FEMA REGULATED 100-YEAR FLOODPLAIN ONTHIS SITE PER FEMA MAP PANEL #48041C0350E DATED5/16/2012.3. THE DEVELOPMENT WILL NOT INCLUDE PARKS,GREENWAYS, CONSERVATION AREAS, OR SCHOOLS.4. ALL SITE LIGHTING WILL COMPLY WITH CITY OF COLLEGESTATION ORDINANCES.5. SEE BULK VARIANCES LETTER FOR MERITORIOUSMODIFICATIONS.VICINITY MAPLEGENDNAP NATURAL & OPEN AREASPage 55 of 58
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