HomeMy WebLinkAbout01/05/2012 - Agenda Packet - Planning & Zoning Commission
д¿²²·²¹ ú Ʊ²·²¹
ݱ³³··±²
Ö¿²«¿®§ ëô îðïî
ɱ®µ¸±° Ó»»¬·²¹ êæðð ÐÓ
λ¹«´¿® Ó»»¬·²¹ éæðð ÐÓ
AGENDA
PLANNING&ZONINGCOMMISSION
WM
ORKSHOP EETING
J5,2012,6:00..
ANUARY AT PM
CHCC
ITY ALL OUNCIL HAMBERS
1101TA
EXASVENUE
CS,T
OLLEGE TATIONEXAS
1.Call the meeting to order.
2.Discussion of consent and regular agenda items.
3.Discussion of Minor and Amending Plats approved by Staff.
Final Plat ~ Amending Plat ~ Deer Park Subdivision
4.Presentation, possible action, and discussion regarding the development of and status of
(JS)
items within the draft 2012 P&Z Plan of Work (see attached).
5.Presentation, possible action, and discussion related to an update on the Economic
(BC)
Development Master Plan.
6.Presentation, possible action, and discussion regarding an update on the following item:
A rezoning request for 1.97 acres located at 300 Texas Avenue from C-1, General
Commercial to PDD, Planned Development District for a hotel. The Planning &
Zoning Commission heard this item on November 17 and voted 6-0 to recommend
approval. The City Council heard this item on December 8 and voted 7-0 to approve
the rezoning.
7.Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming
Meetings.
nd
January 6, 2012 ~ Zoning District Subcommittee Meeting ~ 2 Floor Conference
Room ~ 9:00 a.m.
January 12, 2012 ~ City Council Meeting ~ Council Chambers ~ Workshop 3:00 p.m.
and Regular 7:00 p.m.
January 17, 2012 ~ Southside Neighborhood Plan Neighborhood Resource Team
Meeting ~ TBD ~ 6:30 p.m.
January 19, 2012 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and
Regular 7:00 p.m.
January 26, 2012 ~ Joint Workshop with City Council ~ Council Chambers ~ 3:00
p.m.
8.Discussion, review and possible action regarding the following meetings: Design Review
Board, Council Transportation Committee, Joint Parks / Planning & Zoning Subcommit-
tee, Neighborhood Plan Stakeholder Resource Team, BioCorridor Committee, Medical
Corridor Committee, Lick Creek Nature Center Task Force, and Zoning District
Subcommittee.
9.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.
10.Adjourn.
Consultation with Attorney {Gov't Code Section 551.071} ; possible action.
The Planning and Zoning Commission may seek advice from its attorney regarding a pending and contemplated litigation subject
or attorney-client privileged information. After executive session discussion, any final action or vote taken will be in public. If
litigation or attorney-client privileged information issues arise as to the posted subject matter of this Planning and Zoning
Commission meeting, an executive session will be held.
Notice is hereby given that a Workshop Meeting of the College Station Planning & Zoning Commission, College Station,
Texas will be held on January 5, 2012 at 6:00 PM at the City Hall Council Chambers, 1101 Texas Avenue, College
Station, Texas. The following subjects will be discussed, to wit: See Agenda.
Posted this the Day day of December, 2011 at time .
,
CITY OF COLLEGE STATION, TEXAS
By _____________________________
Sherry Mashburn, City Secretary
By _____________________________
David Neeley, City Manager
I, the undersigned, do hereby certify that the above Notice of the Workshop Meeting of the Planning & Zoning
Commission of the City of College Station, Texas, is a true and correct copy of said Notice and that I posted a true and
correct copy of said notice on the bulletin board at City Hall, 1101 Texas Avenue, in College Station, Texas, and the City’s
website, www.cstx.gov. The Agenda and Notice are readily accessible to the general public at all times. Said Notice and
Agenda were posted on Decmber Day ,2011, at Time and remained so posted continuously for at least 72 hours
preceding the scheduled time of said meeting.
This public notice was removed from the official posting board at the College Station City Hall on the following date and
time: ______________________ by _________________________.
Dated this _____ day of_____________, 2011.
CITY OF COLLEGE STATION, TEXAS
By_____________________________
Subscribed and sworn to before me on this the day of_______________, 2011.
Notary Public- Brazos County, Texas
My commission expires:
This building is wheelchair accessible. Handicap parking spaces are available. Any request for sign interpretive service
must be made 48 hours before the meeting. To make arrangements call (979) 764-3517 or (TDD) 1-800-735-2989.
Agendas may be viewed on www.cstx.gov. Planning and Zoning Commission meetings are broadcast live on Cable Access
Channel 19.
AGENDA
PLANNING & ZONING COMMISSION
RM
EGULAREETING
J5,2012,7:00..
ANUARY AT PM
CHCC
ITY ALL OUNCIL HAMBERS
1101TA
EXASVENUE
C
S,T
OLLEGE TATIONEXAS
Call meeting to order.
1.
Pledge of Allegiance.
2.
Hear Citizens.
3. At this time, the Chairman will open the floor to citizens wishing to
address the Commission on planning and zoning issues not already scheduled on tonight's
agenda. The citizen 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.)
All matters listed under Item 3, Consent Agenda, are considered routine by the Planning &
Zoning 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. There will not
be separate discussion of these items. If any Commissioner desires to discuss an item on the
Consent Agenda it will be moved to the Regular Agenda for further consideration.
Consent Agenda
4..
4.1 Consideration, discussion, and possible action on Absence Requests from
meetings.
Craig Hall ~ December 15, 2011
4.2 Consideration, discussion, and possible action to approve meeting Minutes.
December 15, 2011 ~ Workshop
December 15, 2011 ~ Regular
Regular Agenda
5.Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
6.Public hearing, presentation, possible action, and discussion on a Final Plat for Greens
Prairie Center Phase 3, Block 3, Lots 1R and 2R, being a replat of Greens Prairie Center
Phase 3, Block 3, Lot 1, consisting of two lots on 16.958 acres located at 1590 Arrington
Case #11-00500152 (MR)
Road.
7.Public hearing, presentation, possible action, and discussion regarding a rezoning
from A-O Agricultural Open to PDD Planned Development District for 2.39 acres
located at 12900 Old Wellborn Road, generally located at the intersection with North
Case #11-00500024 (JS) (Note: Final action on this item is scheduled
Graham Road.
for the January 26, 2012 City Council Meeting - subject to change)
8.Public hearing, presentation, possible action, and discussion regarding a rezoning from R-
3 Townhouse to R-4 Multi-Family Residential for 10.434 acres located at 4050 Holleman
Case #11-
Drive South, generally located south of the Las Palomas Subdivision.
00500146 (LH) (Note: Final action on this item is scheduled for the January 26, 2012
City Council Meeting - subject to change)
9.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.
10.Adjourn.
Consultation with Attorney {Gov't Code Section 551.071} ; possible action.
The Planning and Zoning Commission may seek advice from its attorney regarding a pending and contemplated litigation subject
or attorney-client privileged information. After executive session discussion, any final action or vote taken will be in public. If
litigation or attorney-client privileged information issues arise as to the posted subject matter of this Planning and Zoning
Commission meeting, an executive session will be held.
Notice is hereby given that a Regular Meeting of the College Station Planning & Zoning Commission, College Station,
Texas will be held on January 5, 2012 at 7:00 p.m. at the City Hall Council Chambers, 1101 Texas Avenue, College
Station, Texas. The following subjects will be discussed, to wit: See Agenda.
Posted this the _____ day of December, 2011, at _______
CITY OF COLLEGE STATION, TEXAS
By _____________________________
Sherry Mashburn, City Secretary
By _____________________________
David Neeley, City Manager
I, the undersigned, do hereby certify that the above Notice of Meeting of the Planning & Zoning Commission of the City
of College Station, Texas, is a true and correct copy of said Notice and that I posted a true and correct copy of said notice
on the bulletin board at City Hall, 1101 Texas Avenue, in College Station, Texas, and the City’s website, www.cstx.gov.
The Agenda and Notice are readily accessible to the general public at all times. Said Notice and Agenda were posted on
December ___, 2011, at _______ and remained so posted continuously for at least 72 hours preceding the scheduled time
of said meeting.
This public notice was removed from the official posting board at the College Station City Hall on the following date and
time: ______________________ by _________________________.
Dated this _____ day of_____________, 2011.
CITY OF COLLEGE STATION, TEXAS
By_____________________________
Subscribed and sworn to before me on this the day of_______________, 2011.
Notary Public- Brazos County, Texas
My commission expires:
This building is wheelchair accessible. Handicap parking spaces are available. Any request for sign interpretive service
must be made 48 hours before the meeting. To make arrangements call (979) 764-3517 or (TDD) 1-800-735-2989.
Agendas may be viewed on www.cstx.gov. Planning and Zoning Commission meetings are broadcast live on Cable Access
Channel 19.
DRAFT 2012 Planning & Zoning Commission Plan of Work
Comprehensive Plan Implementation
Implementation of Adopted Plans
Summary:Project Dates:
Implementation of adopted master plans and
11/2/11: Presentation to College Hills Neighborhood
neighborhood, district, and corridor plans, namely:
Association regarding pursuit of single-family overlay.
Central College Station Neighborhood Plan, Eastgate
Neighborhood Plan, Bicycle, Pedestrian, and
1/23/12: Lick Creek multi-use path public meeting
Greenways Master Plan, Parks and Recreation Master
at Pebble Creek Elementary at 7 PM.
Plan, Water Master Plan, and Waste Water Master
1/25/12: Lick Creek multi-use path public meeting
Plan.
at Creek View Elementary at 7 PM.
Staff Assigned: P&DS StaffAnticipated Completion: On-going
Medical District Plan
Summary:Project Dates:
10/25/11: Consultant presented draft plan at final
In partnership with the College Station Medical Center
Medical Corridor Advisory Committee meeting.
and other stakeholders, development of a plan focused
on the creation of a healthcare and wellness district
centered at the intersection of Rock Prairie Road and
State Highway 6.
Staff Assigned: JPAnticipated Completion: Spring 2012
BioCorridor Plan
Summary:Project Dates:
12/6/11: P&Z Biocorridor Subcommittee meeting.
In collaboration with the City of Bryan and other
12/21/11: Councils adopted Inter-Local Agreement
stakeholders, development of a corridor plan near State
regarding BioCorridor.
Hwy 47 and Raymond Stotzer Pkwy to realize a unique
research district where plant, animal, and human health
1/19/12: P&Z Workshop update regarding plan.
may be studied in one place.
Staff Assigned: MH, BCAnticipated Completion: Spring 2012
Southside Area Neighborhood Plan
Summary:Project Dates:
12/13/11: Neighborhood Resource Team at St.
Development of neighborhood plan for a number of
Thomas Episcopal Church.
unique neighborhoods including Oakwood, College
12/15/11: Update at P&Z Workshop
Park, portions of the Knoll, McCullough Subdivision,
Redmond Terrace, and Wolf Pen Village. The plan area
1/31/12-2/1/12: Individual Area Meetings
is generally bounded by George Bush Drive, Texas
Avenue, and Wellborn Road.
Staff Assigned: JP, LHAnticipated Completion: Summer 2012
Wellborn District Plan
Summary:Project Dates:
12/11: Facilitation contract finalized.
Development of district plan for the recently annexed
Wellborn area that contains elements of a rural historic February 2012: District Plan Kick-Off Meeting
community with a unique character that residents of the
anticipated.
area desire to retain.
Staff Assigned: MR, LHAnticipated Completion: Fall 2012
É Ð3£ø2
Economic Development Master Plan
Summary:Project Dates:
10/10/11: RFQ sent out for consultants.
Development of a Master Plan to provide consistent
direction on how the City will help ensure its economic
10/24/11: Statement of Qualifications received;
health for years to come while providing a positive
currently working on Scope of Work with top
business development environment.
candidate.
1/5/12: P&Z Workshop update on Master Plan.
Staff Assigned: P&DS StaffAnticipated Completion: Fall 2012
New Zoning Districts
Summary:Project Dates:
12/1/11: P&Z update and formation of P&Z
Create and adopt new zoning districts to implement
Subcommittee.
character and land use designations identified in the
Comprehensive Plan.
1/6/12: P&Z Subcommittee meeting.
Staff Assigned: JPAnticipated Completion:
Employment Diversification
Diversification of Employment Opportunities
Summary:Project Dates:
Discuss workforce and employment opportunities in the
community and strategies to increase their diversity and
the City's role in providing a positive business
development environment.
Staff Assigned: P&DS StaffAnticipated Completion:
Housing
Affordable Housing
Summary:Project Dates:
Discuss how housing affordability is measured and
provide information on affordability of homes in the
College Station and Bryan housing markets.
Staff Assigned: P&DS StaffAnticipated Completion:
Role of Planning and Regulation
Summary:Project Dates:
Discuss role of planning and regulation on housing
supply and value.
Staff Assigned: P&DS StaffAnticipated Completion:
Impact of Student Housing Market
Summary:Project Dates:
Discuss impact of single-family dwellings used for
student rental purposes on the local housing market.
Staff Assigned: P&DS Staff
Anticipated Completion:
É Ð2£ø2
Page 1of 1
Brittany Caldwell - Re: December 15 P&Z
From:
"Craig & Jean Hall" <candjhall@gmail.com>
To:
Brittany Caldwell <Bcaldwell@cstx.gov>
Date:
12/15/2011 11:01 AM
Subject:
Re: December 15 P&Z
Good Day Brittany,
If you don't need my presence for a quorum, I am requesting to be excused from the meeting on the
15th. I have had a body aching cold for a week and thought I could have it under control, but it still is
with me.
Sorry this is late, but I had hoped to be more active. If you need me, let me know today and I will load
up with cough syrup.
Craig Hall
On Thu, Dec 8, 2011 at 11:56 AM, Brittany Caldwell <Bcaldwell@cstx.gov> wrote:
Please let me know if you will be unable to attend the P&Z meeting on December 15. Thank you!
Brittany Caldwell
Administrative Support Specialist
Planning & Development
City of College Station
P.O. Box 9960
College Station, TX 77842
Office:979.764.3570
Fax:979.764.3496
www.cstx.gov
City of College Station
Home of Texas A&M University ®
--
J. C. Hall
file://C:\Documents and Settings\bcaldwell\Local Settings\Temp\XPgrpwise\4EE9D3A5...12/29/2011
MINUTES
PLANNING & ZONING COMMISSION
Workshop Meeting
December 15, 2011, 6:00 p.m.
City Hall Council Chambers
College Station, Texas
COMMISSIONERS PRESENT:
Chairman Mike Ashfield, Bo Miles, Jodi Warner, Jim Ross,
and James Benham
COMMISSIONERS ABSENT:
Craig Hall and Jerome Rektorik
CITY COUNCIL MEMBERS PRESENT:
None
CITY STAFF PRESENT:
Lance Simms, Alan Gibbs, Jennifer Prochazka, Jason Schubert,
Joe Guerra, Venessa Garza, Josh Norton, Morgan Hester, Adam Falco, Brittany Caldwell, and
Carrie McHugh
1.Call the meeting to order.
Chairman Ashfield called the meeting to order at 6:05 p.m.
2.Discussion of consent and regular agenda items.
There was general discussion regarding Regular Agenda Item 6.
3.Discussion of Minor and Amending Plats approved by Staff.
Final Plat – Minor Plat – Indian Lakes Subdivision, Ph 1, Block 1, Lots 5R1 & 5R2.
Staff Planner Hester reviewed the minor plat that was approved by Staff.
4.Presentation, possible action, and discussion regarding the development of and status of
(JS)
items within the draft 2012 P&Z Plan of Work (see attached).
Principal Planner Schubert gave an update regarding the draft 2012 P&Z Plan of Work.
5.Presentation, possible action, and discussion related to an update on the Southside Area
(JP)
Neighborhood Plan process.
Principal Planner Prochazka gave an update regarding the Southside Area Neighborhood
Plan process.
6.Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming
Meetings.
January 5, 2012 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. &
Regular 7:00 p.m.
December 15, 2011 P&Z Workshop Meeting Minutes Page 1 of 2
January 12, 2012 ~ City Council Meeting ~ Council Chambers ~ Workshop 3:00 p.m.
& Regular 7:00 p.m.
January 26, 2012 ~ Joint Meeting with City Council ~ Council Chambers ~ 3:00 p.m.
Assistant Director Simms reviewed the upcoming meeting dates for the Planning &
Zoning Commission.
7.Discussion, review and possible action regarding the following meetings: Design Review
Board, Council Transportation Committee, Joint Parks / Planning & Zoning Subcommit-
tee, Neighborhood Plan Stakeholder Resource Team, BioCorridor Committee, Medical
Corridor Committee, and Lick Creek Nature Center Task Force.
Commissioner Benham asked that the Non-Residential Zoning District Subcommittee be
added to the list of meetings. He said that the first meeting would be held January 6.
8.Discussion and possible action on future agenda items – A Planning & Zoning Member
may inquire about a subject for which notice has not been given. A statement of specific
factual information or the recitation of existing policy may be given. Any deliberation
shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
There was no discussion.
9.Adjourn.
The meeting was adjourned at 7:00 p.m.
Approved: Attest:
______________________________ ________________________________
Mike Ashfield, Chairman Brittany Caldwell, Admin. Support Specialist
Planning & Zoning Commission Planning & Development Services
December 15, 2011 P&Z Workshop Meeting Minutes Page 2 of 2
MINUTES
PLANNING & ZONING COMMISSION
Regular Meeting
December 15, 2011, 7:00 p.m.
City Hall Council Chambers
College Station, Texas
COMMISSIONERS PRESENT:
Chairman Mike Ashfield, Bo Miles, Jodi Warner, Jim Ross,
and James Benham
COMMISSIONERS ABSENT:
Craig Hall and Jerome Rektorik
CITY COUNCIL MEMBERS PRESENT:
None
CITY STAFF PRESENT:
Lance Simms, Alan Gibbs, Jennifer Prochazka, Jason Schubert,
Joe Guerra, Venessa Garza, Josh Norton, Morgan Hester, Adam Falco, Brittany Caldwell, and
Carrie McHugh
Call meeting to order
1.
Chairman Ashfield called the meeting to order at 7:03 p.m.
Pledge of Allegiance
2.
Hear Citizens
3.
No one spoke.
Consent Agenda
4.
4.1 Consideration, discussion, and possible action on Absence Requests from
meetings.
Jim Ross ~ December 1, 2011
Jerome Rekotrik ~ December 15, 2011
4.2 Consideration, discussion, and possible action to approve meeting Minutes.
December 1, 2011 ~ Workshop
December 1, 2011 ~ Regular
4.3Presentation, possible action, and discussion of a Final Plat for the Saddle Creek
Subdivision - Phase 9 consisting of 24 lots on 32.023 acres generally located at
5449 Stousland Rd, west of Duck Haven Subdivision, approximately one mile
south of Greens Prairie Road in the City’s Extraterritorial Jurisdiction (ETJ).
Case # 11-00500165 (MTH)
December 15, 2011 P&Z Regular Meeting Minutes Page 1 of 3
Commissioner Warner motioned to approve Consent Agenda Items 4.1 – 4.3.
Commissioner Benham seconded the motion, motion passed (5-0).
Regular Agenda
5.Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
No items were removed from the Consent Agenda.
6.Public hearing, presentation, possible action, and discussion regarding a request to rezone
17.07 acres from R-1 Single-Family Residential to PDD Planned Development District
located at 1401 Arnold Road, more generally located west of the College Station Medical
Case # 11-00500128 (JS) (Note: Final
Center and south of the Southwood Athletic Park.
action on this item is scheduled for the January 12, 2012 City Council Meeting -
subject to change)
Principal Planner Schubert presented the rezoning and the meritorious modifications and
recommended approval with the condition that the following note be added to the
Concept Plan:
Each of the phases of development shall be connected to adjacent phases and the
proposed 6-foot wide pedestrian path (if applicable)with a pedestrian connection
(minimum 5-foot sidewalks with striped crosswalks) that is internal to the development. If
a pedestrian connection is constructed north of the northern property line with the
Southwood Athletic Complex, this connection will count as the pedestrian connection for
this area of the development.
There was general discussion amongst the Commission regarding the rezoning.
Jesse Durden, CapRock Texas, stated that the property is next to a park and the College
Station Medical Center, which is key to a senior development, and the intent is to provide
connectivity throughout the site.He also said that the City Council has applied roughly a
million dollars in home funds to a senior multi-family project on the west end of the
property.
Commissioners Ross, Benham, and Miles expressed concern about the reduction in
parking.
Chairman Ashfield opened the public hearing.
No one spoke during the public hearing.
Chairman Ashfield closed the public hearing.
December 15, 2011 P&Z Regular Meeting Minutes Page 2 of 3
Commissioner Benham motioned to recommend approval of the meritorious
modifications and the rezoning, with the addition of the note on the concept plan
.
Commissioner Warner seconded the motion, motion passed (5-0).
7.Discussion and possible action on future agenda items – A Planning & Zoning Member
may inquire about a subject for which notice has not been given. A statement of specific
factual information or the recitation of existing policy may be given. Any deliberation
shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
There was no discussion.
8.Adjourn.
The meeting was adjourned at 7:48 p.m.
Approved: Attest:
______________________________ ________________________________
Mike Ashfield, Chairman Brittany Caldwell, Admin. Support Specialist
Planning & Zoning Commission Planning & Development Services
December 15, 2011 P&Z Regular Meeting Minutes Page 3 of 3
FINAL PLAT
for
Greens Prairie Center Ph. 3
11-00500152
SCALE:
2 lots on 16.598 acres
LOCATION:
1590 Arrington Road
ZONING:
C-1General Commercial
A-OAgricultural Open
APPLICANT:
Jesse Durden, CapRock Texas, owner representative
PROJECT MANAGER:
Matt Robinson, AICP, Senior Planner
mrobinson@cstx.gov
RECOMMENDATION:
Approval
Planning and Zoning Commission Meeting
January 5, 2012Page 1of 3
Planning and Zoning Commission Meeting
January 5, 2012Page 2of 3
DEVELOPMENT HISTORY
Annexation:
2002
Zoning:
A-OAgricultural Open upon annexation
C-1General Commercial (2006)
PlatActivity:
Preliminary Plat (2006), revised in 2007
.Final Plat (2008)
Site Development:
A church is currently developed on a portion of the property
(proposed lot 2R).
COMMENTS
Parkland Dedication:
No parkland dedication is proposed or required for this non-
residential development.
Greenways:
No greenways are proposed or required for this non-residential
development.
Pedestrian Connectivity:
Sidewalks currently exist along Arrington Road
Bicycle Connectivity:
Bike lanes are currently striped along Arrington Road
Impact Fees:
A portion of the property (Lot 1R) is located within the Spring
Creek Sanitary Sewer Impact Fee Area (97-01). The current
Impact Fee for this area is $349.55 per Living Unit Equivalent.
REVIEW CRITERIA
Compliance with Subdivision Regulations:
The proposed Final Plat is a Replatof Greens
Prairie Center Phase 3, which subdivides the subject property into two lots. The Replat complies
with the Subdivision Regulations of the Unified Development Ordinance.
STAFF RECOMMENDATIONS
Staff recommends approval of the Replat.
SUPPORTING MATERIALS
1.Application
2.Copy of Final Plat (provided in packet)
Planning and Zoning Commission Meeting
January 5, 2012Page 3of 3
REZONING REQUEST
FOR
12900 OLD WELLBORN RD
11-00500024
REQUEST: A-O Agricultural Open to PDD Planned Development District
SCALE: 2.39 acres
LOCATION: 12900 Old Wellborn Rd, generally located at the intersection of Old
Wellborn Road and North Graham Road
APPLICANT: Chuck Moreau, property owner
PROJECT MANAGER: Jason Schubert, AICP, Principal Planner
jschubert@cstx.gov
RECOMMENDATION: Staff recommends denial as detailed in the staff report.
Planning & Zoning Commission Page 1 of 8
January 5, 2012
Planning & Zoning Commission Page 2 of 8
January 5, 2012
Planning & Zoning Commission Page 3 of 8
January 5, 2012
NOTIFICATIONS
Advertised Commission Hearing Date: January 5, 2012
Advertised Council Hearing Dates: January 26, 2012
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:
N/A
Property owner notices mailed: Three
Contacts in support: None as of time of staff report.
Contacts in opposition: None as of time of staff report.
Inquiry contacts: None as of time of staff report.
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
C-2 Commercial Retail /
North Suburban Commercial
Industrialcommercial sales
South
A-O Agricultural
Across North Graham RD Business Park agricultural
Open
(Major Collector)
East
Across Old Wellborn Rd
C-1 General commercial
(Minor Collector), railroad, Suburban Commercial
Commercialshopping center
and Wellborn Road (Major
Arterial)
PDD Planned Vacant /
WestBusiness Park
Development District undeveloped
DEVELOPMENT HISTORY
Annexation:November 2002 (ETJ in 1974)
Zoning:A-O Agricultural Open upon annexation
Final Plat:Rock Prairie West Business Park (2002)
Site development:The property is currently developed with an approximately 3,000
square foot, single-story, brick building, constructed in 1985 while
in the City’s ETJ. There is existing asphalt paving on site though
approximately two-thirds of the property is currently undeveloped.
The site’s previous use was Heirloom Gardens, a commercial
garden / greenhouse / landscape maintenance use.
BACKGROUND OF PROPOSED REQUEST
The subject property is located in an area designated as Suburban Commercial on the
Comprehensive Plan Future Land Use and Character Map. As a standard zoning district that
meets the intent of the Suburban Commercial designation has not yet been created, property
owners desiring to change the zoning of their property in these areas have been directed to
Planning & Zoning Commission Page 4 of 8
January 5, 2012
apply for a PDD Planned Development District zoning. This practice has allowed several
projects to move forward in the interim helping to achieve the goals of the Comprehensive Plan
while continuing to comply with other applicable City standards and requirements.
The subject property has existing improvements from a previous use that the applicant
proposes to utilize for the sale of building products and materials similar to the existing adjacent
use. The Concept Plan is proposed in two phases with Phase 2 being the anticipated build-out
and full redevelopment of the site with a few meritorious modifications. For Phase 1, the
applicant proposes to make some adjustments to the existing site to allow use of the property
similar to its current state. A number of meritorious modifications are requested as part of Phase
1 to allow new parking rows to be constructed on existing asphalt paving without having to meet
current standards for the new parking areas. Staff is supportive of the proposed use and the
eventual build-out of the site as generally proposed in Phase 2, but does not feel the
modifications requested as part of Phase 1 are warranted.
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: The requested zoning is PDD Planned
Development District with a base zoning district of C-3 Light Commercial, for a retail sales,
warehousing, and fabrication of building products and building supplies. The
Comprehensive Plan designates the subject property and properties to the north as
Suburban Commercial on the Future Land Use and Character Map. The Suburban
Commercial land use designation is generally for concentrations of commercial activities that
cater primarily to nearby residents versus the larger community or region. Generally, these
areas tend to be small in size and located adjacent to major roads, such as arterials and
collectors. The physical design of structures should be compatible is size, roof type and
pitch, architecture, and lot coverage with the surrounding single-family residential uses. The
adjacent area to the west is designated by the Comprehensive Plan as Business Park which
is intended for areas that include office, research, or industrial uses.
2. Compatibility with the present zoning and conforming uses of nearby property and
with the character of the neighborhood: The existing land use adjacent to the north is
primarily retail sales and builder supply, including retail lighting, swimming pool, and flooring
sales. The adjacent property to the west is currently vacant but was recently rezoned for
quasi-industrial uses that include office and self-storage. The proposed PDD will initially
utilize the existing structure for retail sales of building products and materials which is
compatible in character to the existing and future adjacent uses. Phase 2 expands the retail
building and outdoor sales area and adds a building product fabrication and warehousing
use on the western part of the property adjacent to the Business Park designated area.
3. Suitability of the property affected by the amendment for uses permitted by the
district that would be made applicable by the proposed amendment: The proposed
PDD zoning allows the phased use of the property initially as retail sales of building products
and building materials with future expansion to also permit fabrication and warehousing of
building products and materials. While the use is more commercial-industrial in nature, the
form and aesthetics of the development can be addressed through the PDD to meet the
intent of the Suburban Commercial and adjacent Business Park land use designations and
fit the surrounding context.
4. Suitability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment: Suitability
of property for A-O Agricultural Open uses, including the continuation of the property as a
Planning & Zoning Commission Page 5 of 8
January 5, 2012
commercial garden / greenhouse / landscape maintenance use. The A-O districts is
generally a holding district or an interim zoning in areas where properties are developing.
While the previous landscaping use is viable, the Comprehensive Plan anticipates the
property will develop with more intensive Suburban Commercial uses.
5. Marketability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment:
Marketability of the property zoned as A-O Agricultural Open. The property was zoned A-O
Agricultural Open upon annexation into the City limits in 2002. The previous use on the site
was permitted in the A-O district. The property, however, likely has limited marketability with
the current A-O Agricultural Open zoning due to the limited amount of commercial uses
available in the A-O district.
6. Availability of water, wastewater, stormwater, and transportation facilities generally
suitable and adequate for the proposed use: The subject propety is located in the
Wellborn Special Utility District water service area. Future development of the tract will be
required to meet fire flow requirements per the BCS United Water System Design
Guidelines. The subject tract is proposed to be served by an on-site sanitary sewer system,
which is required to be permitted through the Brazos County Health Department. The
subject tract is not located within a FEMA regulated Special Flood Hazard Area. Future
development of the tract will be required to meet the BCS United Storm Water Design
Guidelines. The subject tract has access to two thoroughfares, per the City’s thoroughfare
plan: Old Wellborn Road (2 Lane Minor Collector – Suburban Context) and North Graham
Road (2 Lane Major Collector).
REVIEW OF CONCEPT PLAN
The applicant has provided the following information related to the purpose and intent of the
proposed Planned Development District (PDD):
“The purpose of the development is to provide sales of building supplies and
accessories similar to existing adjacent uses. The proposed use fits current and future
uses in the area.”
Proposed uses include retail sales, warehousing, and fabrication building products and building
materials. The development will utilize C-3 Light Commercial as the base zoning district for
development standards. The proposed range of building heights is 24 feet to 36 feet with roof
pitches between 2:12 and 4:12.
The Concept Plan shows development of the site in two phases. In Concept Plan Phase 1, the
applicant proposes to make some adjustments to the existing site to allow use of the property
similar to its current state. Two existing driveways to North Graham Road will be removed and
landscaping provided. New parking rows on the existing asphalt paving will be added to serve
the proposed use but not meet current development standards.
The Unified Development Ordinance (UDO) allows for existing non-conforming circumstances to
be continued but requires that new improvements or modification to existing ones meet current
development standards. Because of the change of use and the number of non-conformities
related to a site that developed several years ago while located in the County, the applicant
proposes several modifications to applicable development standards as described below:
Planning & Zoning Commission Page 6 of 8
January 5, 2012
1.UDO Section 7.2.D. End Islands: This modification eliminates the requirement of curbed
landscape “end” islands at each end of a row of parking spaces. The applicant proposes to
create new parking rows without providing a minimum 180-square foot raised, curbed
landscape island at the end of each parking row. Based on the information provided in
Concept Plan Phase 1, the outline of end islands will be striped on the existing pavement.
2.UDO Section 7.2.E. Interior Islands: This modification eliminates the requirement of
landscape islands in the interior of parking areas as an additional 180-square foot of island
area is required for every 15 parking space provided.
3.UDO Section 7.2.H. Curbing Required: This modification eliminates the requirement of
curbing around the perimeter of all paved parking areas. The applicant proposes to stripe
the parking spaces and drive isles of the parking lot with white striping.
4.UDO Section 7.11.B.2 Permanent Outdoor Sales Areas: This modification eliminates the
requirement that caps the maximum outdoor sales area to 2,500 square feet or 10% of the
total site area, whichever is less. Also, eliminated is the requirement to screen outdoor sales
areas with a minimum six-foot screen or wall. Concept Plan Phase 1 proposes an outdoor
sales area of approximately 2,904 square feet and the applicant has expressed a desire to
not screen the outdoor sales area as required.
Concept Plan Phase 2 includes the development of the remainder of the property as well as
redevelopment of Phase 1. The existing driveway to Old Wellborn Road used in Phase 1 will be
removed and cross access provided to the existing commercial property to the north. The entire
parking lot will be redeveloped in compliance with current standards. The existing structure will
be replaced and/or expanded and the outdoor sales area will expanded to the north. A
fabrication building will be added to the west, stormwater detention facilities provided for the
new improvements, and the North Graham Road driveway will be moved. The applicant has
requested the following modifications for Concept Plan Phase 2:
1.UDO Section 7.2.I. Number of Off-Street Parking Spaces Required: This modification
eliminates the requirement for off-street parking for the development. The applicant’s
representative has expressed a desire to meet a parking ratio of 1 parking space per 350
square feet of use, a C-2 Commercial-Industrial zoning district parking standard, instead of 1
parking space per 250 gross square feet of use, the standard C-1 General Commercial and
C-3 Light Commercial parking standard.
2.UDO Section 7.11.B.2 Permanent Outdoor Sales Areas: This modification eliminates the
requirement that caps the maximum outdoor sales area to 2,500 square feet or 10% of the
total site area, whichever is less. Also, eliminated is the requirement to screen outdoor sales
areas with a minimum six-foot screen or wall.
The applicant has proposed the following as community benefits and/or innovative design
concepts to justify the requested modifications:
1. Driveways will be eliminated and access to the site simplified.
2. The existing structure will remain in use until the completion of Phase 2.
3. The existing structure fits the design expectations of the Suburban Commercial land use.
4. Future use of lot in Phase 1 will add jobs to the local economy.
5. Future use of lot in Phase 1 will add tax revenue to the City of College Station.
Planning & Zoning Commission Page 7 of 8
January 5, 2012
In evaluating the proposed Concept Plan, staff recognizes there are usually complexities in
redeveloping an existing site. Concept Plan Phase 2 depicts the eventual redevelopment and
build-out of the site. Staff is supportive of the Phase 2 with some revision to the requested
meritorious modifications. Staff would recommend approval of Phase 2 if the proposed
modifications were revised as follows:
Define the waiver to UDO Section 7.2.I. Number of Off-Street Parking Spaces Required
to limit the reduction of the required parking ratio from 1:250 to 1:350, recognizing the
proposed use has a lower parking demand than typical retail uses; and
Define the waiver to UDO Section 7.11.B.2 Permanent Outdoor Sales Areas to allow an
outdoor sales area of up to 10% of the total site area without the 2,500 square foot
maximum, recognizing the type of material being displayed is larger in scale than that
typically displayed in retail areas. Standard screening requirements would still apply.
Concept Plan Phase 1 proposes to use the existing site and structure with some changes. The
applicant proposes to create new parking rows that do not meet curbing and landscape island
standards. While asphalt pavement exists on the site, the dimensions of the site do not
preclude the construction of a parking area that meets current standard. Staff has suggested
that the parking provided in Phase 1 be constructed such that it can be continued to serve the
use as it expands in Phase 2 and not need to be redeveloped. In addition, the applicant has
requested a waiver to eliminate the requirement that addresses the amount of outdoor sales
area and the screening associated with it. There has been some discussion with the applicant
regarding possible alternatives to the standard requirements though the requested modification
has the effect of waiving the requirement in full. Specifically as it relates to Phase 1, staff cannot
be supportive of using the PDD zoning process to obtain blanket waivers to standard
development requirements in which other developments comply and that are not related to the
proposed build-out of the site or physical constraints of the site.
STAFF RECOMMENDATION
Staff is supportive of the proposed use and the build-out of the site as generally proposed in
Phase 2, though recommends denial of the request due to the extent and nature of the
modifications requested as part of Phase 1 that are not related to constraints imposed by the
existing site or future redevelopment and build-out of the site.
SUPPORTING MATERIALS
1. Application
2. Rezoning Map (provided in packet)
3. Concept Plan Phase 1 (provided in packet)
4. Concept Plan Phase 2 (provided in packet)
Planning & Zoning Commission Page 8 of 8
January 5, 2012
REZONING REQUEST
FOR
4050 HOLLEMAN DRIVE SOUTH
11-00500146
REQUEST: R-3 Townhouse to
R-4 Multi-Family Residential
SCALE: 10.434 acres
LOCATION: 4050 Holleman Drive South
APPLICANTS: Joe Gattis, PE, Gattis Engineering, LLC
PROJECT MANAGER: Lauren A. Hovde, Staff Planner
lhovde@cstx.gov
RECOMMENDATION: Staff recommends approval of the zoning request.
Planning and Zoning Commission Page 1 of 7
January 5, 2012
Planning and Zoning Commission Page 2 of 7
January 5, 2012
Planning and Zoning Commission Page 3 of 7
January 5, 2012
NOTIFICATIONS
Advertised Commission Hearing Date: January 5, 2012
Advertised Council Hearing Dates: January 26, 2012
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:
N/A
Property owner notices mailed: 31
Contacts in support: None as of December 22, 2011
Contacts in opposition: Two letters were submitted in opposition. The first letter
expresses concern with the mix of land uses and
availability of sewer capacity. The second letter, in the
form of an email, was in opposition to student housing in
the area and possible impact on property value.
Inquiry contacts: 1
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North Urban A-O Agricultural-Open Las Palomas
Subdivision (duplexes)
Restricted Suburban A-O Agricultural-Open single-family
South
and Growth Area V residential
East4-Lane Major Holleman Drive South
Collector
UrbanA-O Agricultural-Open single-family
residential
WestRestricted Suburban R-1 Single-Family Great Oaks
ResidentialSubdivision (vacant)
DEVELOPMENT HISTORY
Annexation:March 2008
Zoning:A-O Agricultural-Open upon annexation
R-3 Townhouse (May 2008)
Final Plat:Unplatted
Site development: The site is currently developed as a duplex complex that consists
of 27 units on a single lot.
Planning and Zoning Commission Page 4 of 7
January 5, 2012
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan:
The R-4 Multi-Family Residential zoning request is in compliance with the Future Land Use
and Character Map that designates this property as Urban. An Urban land use designation
is for areas intended for intense development activities such as townhomes, duplexes, and
apartments, all of which are allowed in the R-4 zoning district.
Existing surrounding development includes duplex housing and several single-family
residential uses. The property immediately north of the subject tract is designated as Urban,
and is currently developed as Las Palomas Subdivision, a duplex development.
The recent expansion of Growth Area V, as identified on the Comprehensive Plan Concept
Map, will enable commercial activities on the property to the south of the subject tract. The
property to the south is designated as Restricted Suburban on the Comprehensive Plan
Land Use and Character Map, but the Growth Area V designation expands the uses to
include townhouse and suburban commercial activities when part of a larger development.
The proposed R-4 zoning on the subject property may be considered as a possible
transition between potential commercial activities and the existing residential developments.
In addition, the subject tract is bordered on the east side by Holleman Drive South,
designated as a future 4-Lane Major Collector. Within the bounds of the tract is the future
extension of Cain Road, a 2-Lane Minor Collector. The intersection of two collectors is an
appropriate location for a slight increase in intensity to transition the land uses toward the
proposed single-family development to the west.
2. Compatibility with the present zoning and conforming uses of nearby property and
with the character of the neighborhood:
The land use to the east (across Holleman Drive South) and south are single-family houses
with an A-O Agricultural-Open zoning. To the north, the Las Palomas duplex subdivision is
also zoned A-O Agricultural-Open. This development existed prior to annexation, and does
not meeting zoning regulations. The property to the west, zoned R-1 Single-Family
Residential, is included in the Master Plan for the Great Oaks Subdivision which is intended
to be a medium-density single-family development. Also in the area are duplexes along
Cain Road and future townhouses as part of the planned Barracks development. The
planned University Oaks development, just north of Las Palomas, is zoned A-O Agricultural-
Open, R-1 Single-Family, R-3 Townhouses, and R-4 Multi-Family. In general, the zoning
request is compatible with the existing and planned developments in the area.
The proposed R-4 zoning district, which allows townhomes, duplexes, and apartments, will
allow a maximum of 20 dwelling units per acre. This will mimic the nearby R-4 zoning in the
preliminary platted University Oaks Subdivision, located on the northern side of Las
Palomas Subdivision.
If the development occurs on the subject tract as multi-family, a 10-foot planted buffer and a
fence will be required along the property line abutting the Great Oaks Subdivision.
3. Suitability of the property affected by the amendment for uses permitted by the
district that would be made applicable by the proposed amendment:
The suitability of the proposed R-4 zoning is tied to the site planning requirements found in
the Unified Development Ordinance. Instead of townhomes developing under single-family
Planning and Zoning Commission Page 5 of 7
January 5, 2012
regulations, apartments will be site-planned using standards that ensure maximum
compatibility between land uses. In addition, apartment complexes are typically commonly
owned and operated by a single management entity. This is in contrast to townhouses that
may be sold and operated separately. In addition, apartment parking is calculated to
accommodate multiple renters per units, instead of only two parking spaces required per
townhouse.
4. Suitability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment:
The current zoning of the property, R-3 Townhomes, is suitable for the subject tract, is in
compliance with the Comprehensive Plan, and is compatible with the surrounding zoning.
The challenges associated with townhouses that operate as multi-family properties are the
lack of site planning, landscaping, and buffer requirements. Townhouses may be
constructed without following the same standards required for apartments. Though the
density is less in R-3, development standards and requirements are less for the end product
than with the R-4 zoning district.
5. Marketability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment:
The applicant has implied that due to right-of-way dedication requirements associated with
the Thoroughfare Plan and the Subdivision Regulations, the marketability of the property is
compromised, increasing the cost per developable acre. Staff recognizes the impact that
dedication for Holleman Drive South and the future Cain Road extension has on the subject
tract. However, Staff does not believe that the situation is unique to this property, as the
Cain Road extension is a proposed 2-Lane Minor Collector which is required when block
length is exceeded within a non-single-family residential subdivision plat.
6. Availability of water, wastewater, stormwater, and transportation facilities
generally suitable and adequate for the proposed use:
The subject tract is located within the Wellborn Water service area. Future platting and
development of the tract will have to provide adequate fire flow to support the proposed use.
The subject tract is located just south of a 12-inch sanitary sewer main as it
crosses Holleman Drive and heads east, this main gravity flows into the Bee Creek Trunk
Line. This respective trunk line's sub-basin currently serves many developments along
FM2818, from areas east of Wellborn Road, to the Carters Creek Wastewater Treatment
Plant. Much of the existing trunk line was constructed in 1973 and was shown to have
several surcharging line segments in the 2011 HDR Sanitary Sewer Collection System
Master Plan Update. The City is currently in the process of initializing a Capital
Improvement Project in anticipation of the ultimate build-out demand anticipated for the
subject sewer shed area. The proposed capital project is currently in the design phase.
The subject tract is not located within a FEMA regulated Special Flood Hazard Area.
Development of the subject tract will be required to mitigate post development flows and
follow the BCS Storm Water Design Guidelines. The subject tract takes access to Holleman
Drive, a 4-Lane Major Collector – Suburban Context, on the College Station Thoroughfare
Plan. Per the City’s thoroughfare plan there is a 2-Lane Minor Collector which is proposed
along the northern property boundary of this property.
STAFF RECOMMENDATION
Planning and Zoning Commission Page 6 of 7
January 5, 2012
Staff recommends approval of the zoning request based on its compliance with the
Comprehensive Plan. Furthermore, Staff believes compatibility is increased by the site
development standards associated with the R-4 zoning designation.
SUPPORTING MATERIALS
1. Application
2. Rezoning map (provided in packet)
Planning and Zoning Commission Page 7 of 7
January 5, 2012