HomeMy WebLinkAbout03/01/2012 - Agenda Packet - Planning & Zoning Commission
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AGENDA
PLANNING&ZONINGCOMMISSION
WM
ORKSHOP EETING
M1,2012,6:00PM
ARCH AT
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.Presentation, possible action, and discussion regarding the status of items within the 2012
(JS)
P&Z Plan of Work (see attached).
4.Presentation, possible action and discussion on current demographics and the housing
market in College Station, and programs offered through the City of College Station to
(DB)
increase access to affordable housing.
5.Presentation, possible action, and discussion regarding an update on the following items:
A rezoning from A-O, Agricultural Open, to R-1B, Single-Family Residential,
for 65 acres located at 13500 Rock Prairie Road, generally located west of
Lick Creek Park. The Planning & Zoning Commission heard this item on
January 19 and voted 5-1 to recommend approval with conditions. The City
Council heard this item on February 9 and voted 7-0 to approve the rezoning
as recommended by the Commission.
6.Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming
Meetings.
Friday, March 2, 2012 ~ Zoning District Subcommittee ~ Administrative
Conference Room # 2 ~ 8:15 a.m.
Thursday, March 8, 2012 ~ City Council Meeting ~ Council Chambers ~
Workshop 3:00 p.m. and Regular 7:00 p.m.
Thursday, March 15, 2012 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00
p.m. and Regular 7:00 p.m.
7.Discussion, review and possible action regarding the following meetings: Design Review
Board, Joint Parks / Planning & Zoning Subcommittee, Neighborhood Plan Stakeholder
Resource Team, BioCorridor Committee, Lick Creek Nature Center Task Force, Zoning
District Subcommittee, Joint Task Force on Neighborhood Parking Issues, and Wellborn
District Plan Resource Team.
8.Discussion and possible action on future agenda items – A Planning & Zoning Member
may inquire about a subject for which notice has not been given. A statement of specific
factual information or the recitation of existing policy may be given. Any deliberation
shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
9.Adjourn.
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 March 1, 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 February, 2012 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 February _____,2012, 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_____________, 2012.
CITY OF COLLEGE STATION, TEXAS
By_____________________________
Subscribed and sworn to before me on this the day of_______________, 2012.
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
EGULAR EETING
M1,2012,7:00..
ARCH AT PM
CHCC
ITY ALL OUNCIL HAMBERS
1101TA
EXAS VENUE
CS,T
OLLEGE TATION EXAS
1.Call meeting to order.
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 ~ February 16, 2012
Mike Ashfield ~ March 1, 2012
4.2 Consideration, discussion, and possible action to approve meeting minutes.
February 16, 2012 ~ Workshop
February 16, 2012 ~ Regular
4.3Presentation, possible action, and discussion on a Final Plat for The Barracks II
Section 100 Subdivision consisting of 83 lots on 23.383 acres located at 3100
Haupt Road, generally located between Old Wellborn Road and Holleman Drive
Case #11-00500109 (MR)
South, north of the Buena Vida Subdivision.
4.4Presentation, possible action, and discussiononaPreliminary Plat forthe
Castlegate II Subdivision consisting of 639 lots on 202.655 acres located at 4298
W.S. Phillips Parkway, located immediately west of the Castlegate Subdivision.
Case #12-00500004 (MR)
4.5Presentation, possible action, and discussion on a Final Plat for the Castlegate II
Section 201 Subdivision consisting of 30 lots on 10.587 acres located at 2600
Greens Prairie Road West, generally located west of the Castlegate Subdivision.
Case #12-00500003 (MR)
Regular Agenda
5.Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
6.Presentation, possible action, and discussion regarding two waiver requests to Section
8.2.H.2 of the Unified Development Ordinance "Platting and Replatting Within Older
Residential Subdivisions", and presentation, possible action, and discussion on a Final
Plat for Donald Eugene Sewell Estates Subdivision consisting of four R-1 Single-Family
Case # 11-00500191 (LH)
Residential lots on 0.4954 acre located at 205 Sterling Street.
7.Public hearing, presentation, possible action, and discussion regarding a rezoning from R-
2 Duplex Residential, R-4 Multi-Family, C-1 General Commercial and C-2 Commercial-
Industrial to PDD Planned Development District for approximately 11 acres located at
410 Texas Avenue, generally located at the northwest corner of the intersection
Case #12-00500010 (JS) (Note: Final action on this item is
with University Drive.
scheduled for the March 8, 2012 City Council Meeting - subject to change)
8.Discussion and possible action on future agenda items A Planning & Zoning Member
may inquire about a subject for which notice has not been given. A statement of specific
factual information or the recitation of existing policy may be given. Any deliberation
shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
9.Adjourn.
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 March 1, 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 February, 2012, 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
www.cstx.gov.
The Agenda and Notice are readily accessible to the general public at all times. Said Notice and Agenda were posted on
February ___, 2012, 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_____________, 2012.
CITY OF COLLEGE STATION, TEXAS
By_____________________________
Subscribed and sworn to before me on this the day of_______________, 2012.
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.
2012 Planning & Zoning Commission Plan of Work
Comprehensive Plan Implementation
Implementation of Adopted Plans
Summary:Project Dates:
Implementation of adopted master plans and
1/23/12 & 1/25/12: Lick Creek multi-use path public
neighborhood, district, and corridor plans, namely:
meetings.
Central College Station Neighborhood Plan, Eastgate
3/5/12: College Hills Neighborhood Association
Neighborhood Plan, Bicycle, Pedestrian, and
meeting to discuss single-family overlay.
Greenways Master Plan, Parks and Recreation Master
Plan, Water Master Plan, and Waste Water Master
Plan.
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
1/12/12: Council update regarding plan.
on the creation of a healthcare and wellness district
centered at the intersection of Rock Prairie Road and
2/2/12: P&Z Workshop update regarding plan.
State Highway 6.
Anticipated Completion: Spring 2012
Staff Assigned: JP
BioCorridor Plan
Summary:Project Dates:
12/21/11: Councils adopted Inter-Local Agreement
In collaboration with the City of Bryan and other
regarding BioCorridor.
stakeholders, development of a corridor plan near State
Hwy 47 and Raymond Stotzer Pkwy to realize a unique
1/19/12: P&Z Workshop update regarding plan.
research district where plant, animal, and human health
2/3/12: P&Z BioCorridor Subcommittee meeting.
may be studied in one place.
3/2/12: P&Z BioCorridor Subcommittee meeting.
Staff Assigned: MH, BCAnticipated Completion: Spring 2012
Southside Area Neighborhood Plan
Summary:Project Dates:
1/30/12-2/1/12: Neigbhorhood Area Meetings.
Development of neighborhood plan for a number of
2/13/12: Neigbhorhood Resource Team meeting.
unique neighborhoods including Oakwood, College
3/20/12: Neighborhood Resource Team meeting.
Park, portions of the Knoll, McCullough Subdivision,
Redmond Terrace, and Wolf Pen Village. The plan area
4/16/12: Neighborhood Resource Team meeting.
is generally bounded by George Bush Drive, Texas
5/14/12: Neighborhood Resource Team meeting.
Avenue, and Wellborn Road.
Staff Assigned: JP, LHAnticipated Completion: Summer 2012
É Ð3£ø1
Wellborn District Plan
Summary:Project Dates:
2/6/12: Plan Kick-Off meeting at Wellborn Community
Development of district plan for the recently annexed
Center at 6:30 PM.
Wellborn area that contains elements of a rural historic
community with a unique character that residents of the
3/26/12: Wellborn Resource Team meeting at
area desire to retain.
Wellborn Community Center at 630pm.
4/10/12: Issues & Opportunities meeting at
Wellborn Community Center
Staff Assigned: MR, LHAnticipated Completion: Fall 2012
Economic Development Master Plan
Summary:Project Dates:
10/24/11: Statement of Qualifications received;
Development of a Master Plan to provide consistent
currently working on Scope of Work with top
direction on how the City will help ensure its economic
candidate.
health for years to come while providing a positive
business development environment.
1/5/12: P&Z Workshop update on Master Plan.
2/23/12: Council approval of consultant contract.
Staff Assigned: P&DS StaffAnticipated Completion: Fall 2012
New Zoning Districts
Summary:Project Dates:
2/17/12: P&Z Subcommittee meeting.
Create and adopt new zoning districts to implement
character and land use designations identified in the
3/2/12: P&Z Subcommittee meeting.
Comprehensive Plan.
Staff Assigned: JPAnticipated Completion:
Neighborhood Parking
Summary:Project Dates:
2/9/12: Council approved resolution establishing Joint
Analyze neighborhood parking issues by engaging
Task Force on Neigbhorhood Parking Issues.
stakeholders, form Joint Task with Council and
recommendations that seek solutions.
2/16/12: P&Z appoints Joint Task Force members.
Staff Assigned: P&DS StaffAnticipated Completion:
Employment Diversification
Diversification of Employment Opportunities
Summary:Project Dates:
Discuss workforce and employment opportunities in the
1/12/12: Strategic Plan policy discussion with Council.
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:
É Ð2£ø1
Housing
Affordable Housing
Summary:Project Dates:
3/1/12: Discussion at P&Z Workshop, led by
Discuss how housing affordability is measured and
Community Development Division.
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.
Anticipated Completion:
Staff Assigned: P&DS Staff
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 StaffAnticipated Completion:
É Ð1£ø1
From: Craig Hall <candjhall@gmail.com>
To:"Bcaldwell@cstx.gov" <Bcaldwell@cstx.gov>
Date: 2/12/2012 6:11 AM
Subject: 2/16 mtg
Good morning,
At the last p/z mtg, I sent u a note about being out of town on the 16th. I will be in Florida & unable to
make the mtg.
Please let me know u got this message
Craig Hall
Sent from my iPhone
Page 1of 1
Brittany Caldwell - P&Z meeting
From:
Mike Ashfield <ashfieldmj@gmail.com>
To:
Brittany Caldwell <Bcaldwell@cstx.gov>
Date:
2/17/2012 10:39 AM
Subject:
P&Z meeting
Please accept this email as my notification I'll be absent for the P&Z meeting scheduled for Thursday,
March 1.
Thanks, Mike
--
Michael J. Ashfield
cell 979-224-2334
file://C:\Documents and Settings\bcaldwell\Local Settings\Temp\XPgrpwise\4F3E2E7FCit...2/20/2012
MINUTES
PLANNING & ZONING COMMISSION
Workshop Meeting
February 16, 2012, 6:00 p.m.
City Hall Council Chambers
College Station, Texas
COMMISSIONERS PRESENT:
Chairman Mike Ashfield, Bo Miles, Jodi Warner, Jim Ross,
and Jerome Rektorik
COMMISSIONERS ABSENT:
James Benham and Craig Hall
CITY COUNCIL MEMBERS PRESENT:
Katy-Marie Lyles
CITY STAFF PRESENT:
Bob Cowell,Jennifer Prochazka,Jason Schubert, Lauren Hovde,
Joe Guerra, Josh Norton, Adam Falco, Brittany Caldwell, and Jordan Wood
1.Call the meeting to order.
Chairman Ashfield called the meeting to order at 6:00 p.m.
2.Discussion of consent and regular agenda items.
There was no discussion.
3.Presentation, possible action, and discussion regarding the status of items within the 2012
(JS)
P&Z Plan of Work (see attached).
Principal Planner Schubert gave an update regarding the 2012 P&Z Plan of Work.
4.Presentation and discussion regarding the Easterwood Airport's initiation of an Airport
(BC)
Friendly Zone.
Director Cowell updated the Commission on Easterwood Airport’s initiation of an
Airport Friendly Zone.
There was general discussion amongst the Commission regarding the Airport Friendly
Zone.
5.Presentation, discussion, and possible action regarding a Joint Task Force on
Neighborhood Parking Issues and appointing members of the Planning & Zoning
(BC)
Commission to the same.
February 16, 2012 P&Z Workshop Meeting Minutes Page 1 of 3
Director Cowell stated that there was a new task force being created to address
neighborhood parking issues. He said that three Commissioners would need to be
appointed to the task force. Commissioners Ross, Warner, and Rektorik volunteered to
serve on the task force.
6.Presentation, possible action, and discussion regarding an update on the following items:
A rezoning from R-3, Townhouse, to R-4, Multi-Family Residential, for 10.434 acres
located at 4050 Holleman Drive south, generally located south of the Las Palomas
Subdivision. The Planning & Zoning Commission heard this item at their January 5
meeting and voted 7-0 to recommend approval. The City Council heard this item on
January 26 and voted 6-1 for approval.
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
of Old Wellborn Road and North Graham Road. The Planning & Zoning Commission
heard this item at their January 5 meeting and voted 7-0 to recommend approval with
changes to the meritorious modifications. The City Council heard this item on
January 26 and voted 7-0 for approval as recommended by the Commission.
Chairman Ashfield reviewed the above-referenced items that had been heard by the
Planning & Zoning Commission and City Council.
7.Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming
Meetings.
Thursday, February 23, 2012 ~ City Council Meeting ~ Council Chambers ~
Workshop 3:00 p.m. and Regular 7:00 p.m.
Thursday, March 1, 2012 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m.
and Regular 7:00 p.m.
Chairman Ashfield reviewed the upcoming meeting dates for the Planning & Zoning
Commission.
8.Discussion, review and possible action regarding the following meetings: Design Review
Board, Joint Parks / Planning & Zoning Subcommittee, Neighborhood Plan Stakeholder
Resource Team, BioCorridor Committee, Lick Creek Nature Center Task Force, Zoning
District Subcommittee, Joint Task Force on Neighborhood Parking Issues, and Wellborn
District Plan Resource Team.
Principal Planner Prochazka gave an update regarding the Southside Neighborhood
Resource Team Meeting.
Director Cowell gave an update regarding the Wellborn District Plan.
February 16, 2012 P&Z Workshop Meeting Minutes Page 2 of 3
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.
Commissioner Warner asked for a future agenda item regarding the Bee Creek Sewer
Trunk Project.
10.Adjourn.
The meeting was adjourned at 6:47 p.m.
Approved: Attest:
______________________________ ________________________________
Mike Ashfield, Chairman Brittany Caldwell, Admin. Support Specialist
Planning & Zoning Commission Planning & Development Services
February 16, 2012 P&Z Workshop Meeting Minutes Page 3 of 3
MINUTES
PLANNING & ZONING COMMISSION
Regular Meeting
February 16, 2012, 7:00 p.m.
City Hall Council Chambers
College Station, Texas
COMMISSIONERS PRESENT:
Chairman Mike Ashfield, Bo Miles, Jodi Warner, Jim Ross,
and Jerome Rektorik
COMMISSIONERS ABSENT:
James Benham and Craig Hall
CITY COUNCIL MEMBERS PRESENT:
Katy-Marie Lyles
CITY STAFF PRESENT:
Bob Cowell,Jennifer Prochazka,Jason Schubert, Lauren Hovde,
Joe Guerra, Josh Norton, Adam Falco, Brittany Caldwell, and Jordan Wood
Call meeting to order
1.
Chairman Ashfield called the meeting to order at 7:00 p.m.
Pledge of Allegiance
2.
Hear Citizens
3.
No one spoke.
Consent Agenda
4.
4.1 Consideration, discussion, and possible action to approve meeting Minutes.
February 2, 2012 ~ Workshop
February 2, 2012 ~ Regular
4.2Presentation, possible action, and discussion regarding a Preliminary Plan for We
Rent Storage consisting of two PDD Planned Development District lots and one
R-1 Single-Family Residential lot on 8.21 acres located at 2672 Horse Haven
Lane, generally located behind Academy Sports Store and adjacent to the Horse
Case # 11-00500178 (LH)
Haven Subdivision.
4.3Presentation, possible action, and discussion on a Final Plat for the Wellborn
Business Park Subdivision consisting of 1 lot on 4.16 acres located at 3803
McCullough Road, generally located east of the intersection of McCullough Road
Case # 11-00500145 (JS)
and Wellborn Road.
February 16, 2012 P&Z Regular Meeting Minutes Page 1 of 2
Commissioner Warner motioned to approve Consent Agenda Items 4.1 – 4.3.
Commissioner Rektorik 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.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.
7.Adjourn.
The meeting was adjourned at 7:02 p.m.
Approved: Attest:
______________________________ ________________________________
Mike Ashfield, Chairman Brittany Caldwell, Admin. Support Specialist
Planning & Zoning Commission Planning & Development Services
February 16, 2012 P&Z Regular Meeting Minutes Page 2 of 2
FINAL PLAT
for
The Barracks II Ph 100
11-00500109
SCALE:
83 lots on 23.383 acres
LOCATION:
3100 Haupt Road, generally located between Old Wellborn Road
and Holleman Drive South, north of the Buena Vida Subdivision.
ZONING:
PDD, Planned Development District
APPLICANT:
Heath Phillips, Heath Phillips Investments, LLC
PROJECT MANAGER:
Matt Robinson,AICP, Senior Planner
mrobinson@cstx.gov
RECOMMENDATION:
Staff recommends approval.
Planning & Zoning CommissionPage 1of 3
March 1, 2012
Planning & Zoning CommissionPage 2of 3
March 1, 2012
DEVELOPMENT HISTORY
Annexation:
2002
Zoning:
A-OAgricultural Open upon annexation
A-O Agricultural Open to PDD Planned Development District (2011)
Preliminary Plat:
2011
Site Development:
Infrastructure for Phase 100 is currently being constructed.
COMMENTS
Parkland Dedication:
Neighborhood parkland dedication of 3.83 acres, out of the 4.16
acres required is being provided with this Final Plat. Neighborhood
park development fees and community park land and development
fees totaling $1,707 per lot, for 82 lots is due prior to filingthe Final
Plat. Additionally, a parkland neighborhood land dedication fee of
$10,990 for the remaining 0.336 acres of land that is not being
dedicated is due prior to filing the Final Plat.
Greenways:
N/A
Pedestrian Connectivity:
Sidewalks are provided on bothsides of all streets within the
development.
Bicycle Connectivity:
Bike lanes are provided along Deacon Drive (Major Collector) and
Towers Parkway (Minor Collector).
Impact Fees:
The subject tract is located within the Steeplechase Sanitary Sewer
Impact Fee Area and will be required to pay $357.74/LUE upon
construction.
REVIEW CRITERIA
Compliance with Subdivision Regulations:
The proposed Final Plat is in compliance with the
Subdivision Requirements contained in the Unified Development Ordinance.
STAFF RECOMMENDATIONS
Staff recommends approval of the Final Plat.
SUPPORTING MATERIALS
1.Application
2.Copy of Final Plat (provided in packet)
Planning & Zoning CommissionPage 3of 3
March 1, 2012
PRELIMINARY PLAT
for
Castlegate II Subdivision
12-00500004
SCALE:
639 lots on 202.655 acres
LOCATION:
4298 W S Phillips Pkwy
ZONING:
R-1 Single-Family Residential
R-1B Single-Family Residential
A-O Agricultural Open
APPLICANT:
Wallace Phillips IV, 3-D Development, LLC
PROJECT MANAGER:
Matt Robinson, AICP, Senior Planner
mrobinson@cstx.gov
RECOMMENDATION:
The revised Preliminary Plat alters the phase boundaries from
what was originally approved. Section 201 has been altered to
remove the loop street and create an additional cul-de-sac.
Additionally, the common area in this phase has been reduced
and the overall changes result in the addition of two lots to the
development.Staff recommends approval of the Preliminary Plat.
Planning & Zoning CommissionPage 1of 4
March 1,2012
Planning & Zoning CommissionPage 2of 4
March 1,2012
DEVELOPMENT HISTORY
Annexation:
1995
Zoning:
A-O Agricultural Open (upon annexation) to A-O Agricultural Open
and R-1 Single Family Residential (2007);
A-O Agricultural Open to A-O Agricultural Open, R-1 Single Family
Residential and R-1B Single Family Residential for 6.86 acres
(2011)
Site development:
Section 200 has been Final Platted and has homes currently
under construction.
COMMENTS
Water:
The subject tract is located adjacent to an 8-inch water line
extending from the existing Castlegate Development. Per the
City’s Master Utility Plan there is a series of water mains that will
need to be extended with the development of this tract.
Sewer:
The subject tract is located adjacent to a 12-inch sanitary sewer
line extending from the existing CastlegateDevelopment. Per the
City’s Master Utility Plan there is a series of sanitary sewer mains
that will need to be extended with the development of this tract.
Off-site Easements:
None known at this time.
Drainage:
The subject tract is located in the Spring Creek Drainage Basin.
Development of the subject tract will be required to meet the City’s
Storm Water Design Guidelines. The subject development is
proposing two storm water detention facilities, which are to be
located in the 5.13 and 6.14 acre common areas. These
Common Areas are to be owned and maintained by the
Home Owners Association for the subdivision. The 5.13 acre
detention facility was constructed with the initial phase of the
development, Section 200.
Flood Plain:
The subject tract is encroached by a FEMA Regulated Special
Flood Hazard Area, Zone AE per FEMA FIRM Panel 205D. The
subject area is to be contained within a common area. The subject
area will also be adjacent to a 1.84 acre city park. These areas
were final platted with Section 200 of the development.
Greenways:
The stream corridor, Spring Creek Tributary 7.1, beginson the
subject tract and isidentified in the Bicycle, Pedestrian, and
Greenways Master Plan as a greenway.
Pedestrian Connectivity:
Sidewalks are required and will be provided on all thoroughfares
and local streets except along cul-de-sacs. In addition, sidewalks
are proposed to be provided in designated common areas
throughout the development.
Bicycle Connectivity:
Bike lanes are required and will be provided along Victoria
Avenue, Etonbury Avenue and W.S. Phillips Parkway.
Planning & Zoning CommissionPage 3of 4
March 1,2012
Streets:
The subject tract will take access to Victoria Avenue (Major
Collector) and Greens Prairie Road (Minor Arterial). Per the City’s
Thoroughfare Plan there will be thoroughfares required to be
extended with the development of this tract. Per the Preliminary
Plat these include W.S. Phillips Parkway (4 Lane Major Collector),
Victoria Avenue (2 Lane Major Collector), and Etonbury Avenue (2
Lane Major Collector).
Oversize Request:
Oversized participation has been discussed informally with the
applicant. Specific details will be discussed with future Final Plat
submittals.
Parkland Dedication:
Land dedication of 5.6 acres and neighborhood park development
fees and community park dedication and development fees were
provided with the first Final Plat of the subdivision. Neighborhood
park development fees and community park dedication and
development fees of $1,707 per dwelling unit for the 582 lots will
be required at the time of final platting. Neighborhood and
community park land dedication and development fees of $2,021
per dwelling unit will be required for the 2 additional lots created.
Impact Fees:
The subject tract is located in the Spring Creek Sanitary Sewer
Impact Fee Area and will be assessed $98.39 per LUE.
REVIEW CRITERIA
Compliance with Comprehensive Plan and Unified Development Ordinance:
1.The
revised Preliminary Plat alters the phase boundaries from what was originally approved.
Section 201 has been altered to remove the loop street and create an additional cul-de-sac.
Additionally, the common area in this phase has been reduced and the overall changes
result in the addition of two lots to the development. Section 200 has been final platted and
is shown for reference only.
The proposed revised Preliminary Plat is in compliance with the Unified Development
Ordinance and the requirements under the R-1andR-1B zoning designations.
Compliance with Subdivision Regulations:
2.The Preliminary Plat is in compliance with the
Subdivision Requirements of the Unified Development Ordinance.
STAFF RECOMMENDATION
Staff recommends approval of the Preliminary Plat.
SUPPORTING MATERIALS
1.Application
2.Copy of Preliminary Plat (provided in packet)
Planning & Zoning CommissionPage 4of 4
March 1,2012
FINAL PLAT
for
Castlegate II Sec 201
12-00500003
SCALE:
30 lotson 10.587acres
LOCATION:
2600 Greens Prairie Rd W
ZONING:
R-1 Single Family Residential
APPLICANT:
Wallace Phillips IV, 3-D Development LLC
PROJECT MANAGER:
Matt Robinson, AICP, Senior Planner
mrobinson@cstx.gov
RECOMMENDATION:
Staff recommends approval of the Final Plat if the revised
Preliminary Plat for Castlegate II is approved.
Planning & Zoning CommissionPage 1of 3
March 1, 2012
Planning & Zoning CommissionPage 2of 3
March 1, 2012
DEVELOPMENT HISTORY
Annexation:
1995
Zoning:
A-O Agricultural Open (upon annexation) to R-1 Single Family
Residential (2007)
Preliminary Plat:
Castlegate II preliminary plat was approved in January 2011.
A revised preliminary plat is being heard at the same meeting
(March 1, 2012).
Site Development:
Vacant. Property to the north is developed as Castlegate II
Section 200.
COMMENTS
Parkland Dedication:
Land dedication was provided with the first Final Plat of the
Castlegate II development. Parkland Dedication fees of $51,838
are due prior to filing of the Final Plat.
Greenways:
N/A
Pedestrian Connectivity:
Sidewalks are required and will be provided on both sides of all
thoroughfares and on one side of all local streets. In addition,
sidewalks are proposed to be provided in designated common
areas throughout the development.
Bicycle Connectivity:
Bike lanes are not required or proposed within this section of the
subdivision.
Impact Fees:
The subject tract is located in the Spring Creek Sanitary Sewer
Impact Fee Area and will be assessed $98.39 per LUE.
REVIEW CRITERIA
Compliance with Subdivision Regulations:
The Final Plat is in compliance with the
Subdivision Requirements of the Unified Development Ordinance, as well as the proposed
revised Preliminary Plat.
STAFF RECOMMENDATIONS
Staff recommends approval of theFinal Plat if the revised Preliminary Plat is approved.
SUPPORTING MATERIALS
1.Application
2.Copy of Final Plat (provided in packet)
Planning & Zoning CommissionPage 3of 3
March 1, 2012
FINAL PLAT
for
Donald Eugene Sewell Estates Subdivision
11-00500191
SCALE:Four lots on 0.4954 acres
LOCATION: 205 Sterling Street
ZONING:R-1 Single-Family Residential
APPLICANT:Adam Wallace, ATM Surveying
PROJECT MANAGER: Lauren A. Hovde, Staff Planner
lhovde@cstx.gov
RECOMMENDATION:Staff recommends approval of the waiver requests to lot area and
lot width. If all waiver requests are approved, Staff recommends
approval of the Final Plat. If any waiver request is denied, the
Final Plat must be denied.
Planning & Zoning Commission Page 1 of 5
March 1, 2012
Planning & Zoning Commission Page 2 of 5
March 1, 2012
DEVELOPMENT HISTORY
Annexation:May 1969
Zoning:R-1 Single-Family Residential upon Annexation
Preliminary Plat: There is no Preliminary Plat on file for the subject tract.
Final Plat: The subject tract is considered a single building plot according to
Section 8.2 of the Unified Development Ordinance. There is no
previous Final Plat on records for this property.
Site Development: A single-family house currently exists on the property.
COMMENTS
Parkland Dedication:Dedication will be assessed on the three newly established single-
family lots for a total of $6,063.
Greenways: No dedication is proposed with this plat.
Pedestrian Connectivity: No connection is proposed or requested with this plat.
Bicycle Connectivity: No connection is proposed or requested with this plat.
Impact Fees: N/A
REVIEW CRITERIA
Compliance with Subdivision Regulations: Section 8.2.H.2 of the Unified Development
Ordinance states that a plat involving a building plot created prior to June 1970, which creates
an additional lot or building plot, must meet or exceed the average lot width within the block and
each lot must be at least 8,500 square feet in area.
The proposed Final Plat requires waivers to Section 8.2.H.2 of the Unified Development
Ordinance, regarding lot width standards and minimum lot size requirements for platting in older
subdivisions. The average lot width within the subject block is 81.31 linear feet. The average
lot area within the block is 8,316. The four lots being created require the following waivers:
Lot Number Proposed Lot WaiverProposed Lot Waiver
AreaRequestedWidthRequested
Lot 11A 5,394.81 SF 2,921 SF 51.63 feet 29.67 feet
Lot 11B 5,394.81 SF 2,921 SF 51.63 feet 29.67 feet
Lot 12A 5,394.81 SF 2,921 SF 51.63 feet 29.67 feet
Lot 12B 5,394.81 SF 2,921 SF 51.63 feet 29.67 feet
Planning & Zoning Commission Page 3 of 5
March 1, 2012
In accordance with the Subdivision Regulations, when considering a waiver, the Planning and
Zoning Commission should make the following findings to approve the waiver:
1) That there are special circumstances or conditions affecting the land involved such
that strict application of the provisions of this chapter will deprive the applicant of the
reasonable use of his land;
A special circumstance does exist for the property due to the large unplatted building plots in
the block that skew the average lot width. For example, one unplatted building plot, closer to
Texas Avenue, is currently vacant and contains approximately 208 feet of frontage. Of the
35 building plots within the block, 21 are approximately 50 feet in width.
2) That the waivers are necessary for the preservation and enjoyment of a substantial
property right of the applicant;
The waivers are not necessary for the property to further subdivide if fewer lots are yielded.
The building plot may be divided into two platted lots and meet all minimum requirements.
3) That the granting of the waivers will not be detrimental to the public health, safety, or
welfare, or injurious to other property in the area, or to the City in administering this
chapter; and
The granting of the requested waivers will not be detrimental to the public health, safety, or
welfare, nor will they be injurious to other properties in the area, or to the City in
administering this chapter. Many of the existing building plots and platted lots within the
Richards Subdivision and Richards Addition Subdivision have a similar lot area and lot width
as the proposed Final Plat.
4) That the granting of the waivers will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of this
chapter.
The granting of the requested waivers will not affect the future orderly subdivision of
property in the area. Much of the surrounding area was previously platted as the Richards
Subdivision and Richards Addition Subdivision. The subject block, having been left out of
the initial Richards Addition Subdivision, has developed consistently with the neighboring
platted lots.
The Urban land use designation, as shown on the Comprehensive Plan Land Use and
Character Map, does provide guidance as to the intended future development of this area to
be high-density residential. Further subdivision of the property could be a detriment to
future lot consolidation for potential Urban-appropriate projects.
STAFF RECOMMENDATIONS
Staff recommends approval of the waiver requests to lot area and lot width. If all waiver
requests are approved, Staff recommends approval of the Final Plat. If any waiver request is
denied, the Final Plat must be denied.
SUPPORTING MATERIALS
Planning & Zoning Commission Page 4 of 5
March 1, 2012
1. Application
2. Copy of Final Plat (provided in packet)
Planning & Zoning Commission Page 5 of 5
March 1, 2012
REZONING REQUEST
FOR
THE PLAZA AT COLLEGE STATION
12-00500010
REQUEST: R-2 Duplex Residential, R-4 Multi-Family, C-1 General
Commercial and C-2 Commercial-Industrial to PDD Planned
Development District
SCALE: Approximately 11 acres
LOCATION: 410 Texas Ave, generally located at the northwest corner
APPLICANT: Mitchell & Morgan, LLP, agent for owner
PROJECT MANAGER: Jason Schubert, AICP, Principal Planner
jschubert@cstx.gov
RECOMMENDATION: Staff recommends approval of the request with the following
conditions:
Remove the modification for a block length waiver and provide
1)
two public way projections along Public Way Section C-C to
the Texas A&M System property to the southwest;
Remove the modification to Public Ways allowing head-in
2)
parking around the traffic circle (parallel parking is permitted);
Remove the modification to reduce the minimum utility line
3)
separation distance from structures to 10 feet. Appropriate
design considerations can be made as the site infrastructure is
designed and reviewed;
Require the back of curb sidewalks along Public Way Section
4)
C-C be expanded to a minimum of eight feet;
Provide the dual right turn lanes on southbound Texas Avenue
5)
to westbound University Drive as a mitigation measure for the
intersection; and
Provide a bus stop with shelter, as approved by the City, in a
6)
location approved by TAMU Transit Services for A&M bus
service.
Planning & Zoning Commission Page 1 of 12
March 1, 2012
Planning & Zoning Commission Page 2 of 12
March 1, 2012
Planning & Zoning Commission Page 3 of 12
March 1, 2012
NOTIFICATIONS
Advertised Commission Hearing Date: March 1, 2012
Advertised Council Hearing Dates: March 8, 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:
None
Property owner notices mailed: 16
Contacts in support: None
Contacts in opposition: One
Inquiry contacts: One
ADJACENT LAND USES
Direction Comprehensive PlanZoning Land Use
C-1 General
Urban & Hotel
Commercial
Northwest Redevelopment
C-U College and
Texas A&M UniversityVacant, wooded
University
Urban &
Redevelopment
C-1 General Hotels, Restaurant,
(across Texas
Northeast
CommercialGas Station, Office
Avenue, major
arterial)
Texas A&M University
C-U College and
Southeast(across University Texas A&M polo field
University
Drive, major arterial)
C-U College and Texas A&M Student
Texas A&M University
Southwest
Universityhousing
DEVELOPMENT HISTORY
Annexation: 1939
Zoning: C-1 General Commercial, C-2 Commercial-Industrial, R-4 Multi-
Family, and R-2 Duplex
Final Plat: Gorzycki Meadowlands (1936), North Park I (1980), remaining
portions have not been final platted.
Site development: Multiple abandoned developments are located in this area
including the former Plaza Hotel, Kettle restaurant, Daylight
Donuts, and gas station as well as several abandoned residential
structures along the former Meadowland Street.
Planning & Zoning Commission Page 4 of 12
March 1, 2012
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: The subject property is designated as Urban
and part of Redevelopment Area II on the Comprehensive Plan Future Land Use and
Character Map. The intersection of Texas Avenue and University Drive has also been
identified as a Primary Arrival Gateway into the City. The Comprehensive Plan describes
Urban as:
This land use designation is generally for areas that should have a very intense
level of development activities. These areas will tend to consist of townhomes,
duplexes, and high-density apartments. General commercial and office uses,
business parks, and vertical mixed-use may also be permitted within growth and
redevelopment areas.
Redevelopment Area II: Texas Avenue, University Drive, and Harvey Road is described by
the Comprehensive Plan as:
This area includes a number of underperforming land uses that, due to their
proximity to two of the busiest corridors in the City, are poised for redevelopment.
Much of the area is currently subdivided into small lots, making it difficult to
assemble land for redevelopment….The proximity of existing neighborhoods and
the Texas A&M University campus requires careful site planning and appropriate
building design. These efforts should be complimentary to the Area V: Hospitality
corridor plan, the neighborhood plan for the Eastgate area, and the Texas A&M
University Campus Master Plan and should focus on bringing vertical mixed use
and other aspects of urban character to this portion of the City.
The proposed PDD zoning with associated Concept Plan is consistent with the objectives of
the Comprehensive Plan to redevelop and consolidate underperforming properties in this
area of the City. The requested rezoning proposes to provide vertical mixed use, high
density multi-family, and pedestrian oriented development at the corner of Texas Avenue
and University Drive in proximity to the Texas A&M University campus.
2. Compatibility with the present zoning and conforming uses of nearby property and
with the character of the neighborhood: The existing zoning and conforming uses of
nearby property are consistent with the proposed uses. The scale of the proposed uses,
however are intended to be developed at a high density and more intensity than the nearby
existing fourplex, hotel and restaurant uses. The neighboring developments are developed
on more of a suburban scale with surface parking lots and open space while the proposed
development utilizes structured parking and has requested reduced setbacks and increased
density allowances.
One of the adjacent fourplex owners along Hensel Street to the northwest has expressed
concern regarding the building mass of proposed development (see attached email) and has
also expressed a desire to be included in the request. The concern relates to the potential of
a 50-foot tall building approximately 50 feet from the existing fourplex. While there is a large
differential in scale, the standard zoning ordinance does not impose restrictions between the
same types of use. The adjacent R-4 Multi-Family district does not have height limitations
either and could redevelop in a similar scale if it were able to meet place all site
requirements on the property.
Planning & Zoning Commission Page 5 of 12
March 1, 2012
Representatives of the Texas A&M University System to the southwest have verbally
expressed concerns regarding the nature and scale of the proposed development. It is our
understanding that the A&M System intends to develop their property with private
commercial, retail, residential, and other uses and is concerned about the compatibility
between their future development and the proposed development. Thus far, they have
expressed an unwillingness to accommodate vehicular, bicycle, or pedestrian connections
between the two properties, something that is commonly required between similar types of
developments throughout the City.
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 Planned Development District proposes a vertical mixed use development with a
mixture of commercial and multi-family uses. These uses are suitable for the property based
on its location within the core of the City and proximity to the Texas A&M University campus.
The scale and density of the development factor into the availability of transportation and
utility capacity in the area. As described later, the proposed development proposes some
transportation improvements and mitigation efforts and acknowledges that utility upgrades
will be necessary to provide adequate services to the development.
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 C-1
General Commercial district at the corner of Texas Avenue and University Drive and R-4
Multi-Family district along the former Meadowland Street should be considered suitable,
separate uses for the property. The smaller areas of R-2 Duplex Residential and C-2
Commercial-Industrial, however, are not suitable for this area of the City that is designated
for redevelopment and intended for high intensity 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: Most of the
properties should be considered marketable with their current zoning, though the presence
of four different zoning classifications on the property constrains the potential for large-scale
redevelopment opportunities.
6. Availability of water, wastewater, stormwater, and transportation facilities generally
suitable and adequate for the proposed use: The existing Plaza site is served by 12-inch
waterlines along Texas Avenue and University Drive. Per discussions with the applicant,
additional information will be needed through fire demand modeling on existing available
capacity. Once this has been analyzed by the applicant, the City can better understand the
proposed locations, potential required up-sizing, and the potential required re-alignment of
existing waterlines within/near the proposed development.
The existing Plaza site is served by an 8-inch gravity sanitary sewer collection line that
spans from University Drive to the existing Hensel Park Lift Station. This respective lift
station then pumps sanitary sewer flow to the 'Northeast Trunkline' via a 12-inch force main.
The 'Northeast Trunkline' conveys this flow to the Carters Creek Wastewater Treatment
Plant. Using the City of College Station's sanitary sewer modeling software and the
proposed build-out sanitary sewer demands submitted by the applicant, the City has
determined that there is not adequate capacity in the existing 8-inch sanitary sewer line that
spans from this respective development to the existing Hensel Park Lift Station. The City
has, however, concluded that there is existing available capacity in the Hensel Park Lift
Station/force main as well as the 'Northeast Trunkline'. Because of this, this development
Planning & Zoning Commission Page 6 of 12
March 1, 2012
would need to include off-site sanitary sewer improvements to provide additional collection
system capacity.
Drainage is generally to the south and west within the Wolf Pen Creek and Burton Creek
Drainage Basins, respectively. Stormwater and other public infrastructure improvements
required with site development shall be designed and constructed in accordance with the
BCS Unified Design Guidelines.
As part of the rezoning application, a Traffic Impact Analysis (TIA) was submitted. Because
of the expediency with the approval process and in order to accommodate the applicant’s
timeline, up to date traffic counts were not conducted instead the applicant utilized a
previous analysis conducted in 2011 by HDR the applicant’s traffic consultant, of the
intersection at Texas Avenue and University Drive. This analysis was presented to the
Bryan/College Station MPO. Based on that analysis, the TIA utilized the traffic counts and
the intersection operation analysis. The TIA indicated that the intersection of Texas Avenue
and University Drive is operating at a Level of Service (LOS) E. Utilizing a scale of LOS “A”
thru LOS “F” with “A” being the best LOS “free flow traffic” and LOS F being the worst LOS
“bumper to bumper traffic” and LOS “D” being the acceptable LOS the intersection is
operating at unacceptable LOS. With that in mind the goal was to provide mitigation
strategies that would not prevent the intersection of University Drive and Texas Avenue
operate at a worse LOS. The following mitigation strategies have been identified:
An additional left turn bay will be added to University Drive eastbound to northbound
Texas Avenue, creating a dual left configuration by modifying the existing raised median.
On University Drive, a right turn deceleration lane will be built to meet TxDOT design
criteria. The raised median will also be extended north beyond the proposed driveway
location. These mitigation items are at the request of TxDOT and concurred by City
staff.
Both the Brazos Valley Transit District and TAMU Transit have indicated that they would
not alter their routes to provide service within the proposed site. However, both transit
providers have routes along University Drive and Texas Avenue. In order to mitigate
traffic at the intersection of University Drive and Texas Avenue, staff has recommended
the applicant work with both transit providers regarding bus stops along University Drive
and Texas Avenue in close proximity to the proposed site. Furthermore, pedestrian and
bicycle accommodations within the site be provided and directed toward the transit
areas.
The former Meadowland Street intersection at University Drive will be closed and the
existing median break in University Drive closed as well. This is at the direction of
TxDOT and concurred by City staff.
To meet the block length requirements for the site, two stub outs westbound to TAMU
property west of the proposed site are required. Ultimately this would also serve as an
alternative route to University Drive and Texas Avenue, somewhat relieving traffic at that
intersection. It is anticipated that TAMU property will be redeveloped to include
commercial, retail, and residential uses. These connections also provide important
bicycle and pedestrian route alternatives.
Planning & Zoning Commission Page 7 of 12
March 1, 2012
Through the TIA, the applicant has evaluated the effect of an additional right turn lane on
southbound Texas Avenue to westbound University Drive. Room for the construction of
the second right turn lane would be available with the proposed right-of-way of 7.5 feet
along Texas Avenue. Based on the analysis, the additional right turn lane does not
change the LOS from “E,” it does decrease the AM Peak delay by 2.4% and the PM
Peak delay by 2.0%. Though the applicant has not proposed this improvement as a form
of mitigation, staff recommends it be included in the required mitigation measures to help
reduce the impact of this development on the intersection.
SUMMARY OF CONCEPT PLAN
The requested rezoning and associated Concept Plan propose a vertical mixed use and multi-
family redevelopment at the intersection of Texas Avenue and University Drive. The vertical
mixed use area consists of more than 60,000 gross square feet of ground floor general
commercial uses with multi-family units above. The multi-family area consists of multi-story
buildings oriented along the side and rear of the development along the former Meadowland
Street. The applicant proposes building heights ranging up to 70 to 80 feet or eight stories. The
development is proposed in two phases with the vertical mixed use and some of the multi-family
buildings developed in the first phase with the remainder of multi-family areas along the former
Meadowland Street and Hensel Street in the second phase. For the most part, parking will be
provided in three proposed parking garages located in different areas of the development. All
existing buildings, including the former Plaza Hotel tower, will be demolished before a building
permits will be issued for new construction.
The development will use the dimensional standards of the C-1 General Commercial zoning
district for the commercial uses and R-6 High Density Multi-Family zoning district for the
residential uses. Additional description, standards and improvements by the development will be
provided later.
Meritorious Modifications
This area is designated as a Redevelopment area in the Comprehensive Plan which
acknowledges some role for the City may be necessary to encourage redevelopment. Some
modifications result from the intended urban nature of the proposed development and some are
due to the suburban style of some of the applicable development regulations. The applicant is
requesting the following meritorious modifications or alternatives to standard ordinance
requirements:
1. Zoning District Standards – UDO Section 5.2 “Residential Dimensional Standards”
and Section 5.4 “Non-Residential Dimensional Standards”: An increase to the maximum
residential unit density from 30 units per acre to 60 units per acre is proposed by the
applicant. While this increase in density can be supported, it is necessary to ensure that
adequate infrastructure and transportation facilities including vehicular, bicycle, and
pedestrian are provided for the development and surrounding area. As will be described,
staff is recommending against some of the proposed modifications that may be detrimental
to these facilities.
The applicant requests to reduce minimum building setbacks for the C-1 General
Commercial and R-6 High Density Multi-Family based zoning districts to 5 feet along all
property lines with the understanding that sufficient easements for utilities will be provided.
The standard building setbacks are 25-foot front setback, 7.5-foot side setback, 15-foot side
street setback, and 15-foot rear setback for the C-1 district and 20-foot rear setback for R-6.
Planning & Zoning Commission Page 8 of 12
March 1, 2012
2. Use – UDO Section 6.2.C “Use Table”: The P-MUD Planned Mixed Use District is the
base zoning district for uses for the development with Health Care, Medical Clinic being
added as a permitted use and Country Club, Duplex, Fuel Sales, Fraternal Lodge, Golf
Course/Driving Range, Parking as a Primary Use, Single-Family Detached, Sexual Oriented
Businesses, and Shooting Range (Indoor) uses removed from the permitted list.
3. Parking – UDO Section 7.2 “Off-Street Parking Standards”: The applicant proposes the
standard shopping center ratio of 1 parking space per every 250 gross square feet of
commercial use (1:250), though not required to provide additional parking if more than 25%
of these areas are utilized as intense commercial uses. The applicant also proposes the
minimum residential parking requirement be reduced to one parking space per bedroom.
The current ordinance requires one space per bedroom for three and four bedroom units
though some additional parking is provided with one and two bedroom units (1.5 spaces/
bedroom). Also, up to 5% of the parking spaces in the garage may be compact parking
spaces. This parking reduction can be supported if sufficient transit, bicycle, and pedestrian
facilities are provided.
4. Transportation – UDO Section 7.3 “Access Management and Circulation”, Section
8.2.G “Blocks”, and Section 11.2 “Defined Terms”- Public Way: The applicant proposes
some modifications to transportation related requirements:
Three driveways exist along Texas Avenue and six driveways along University Drive,
including the former Meadowland Street. Though the proposed Concept Plan
consolidates these to one driveway on Texas Avenue and one driveway on University
Drive, the proposed driveways do not meet minimum spacing standards. The applicant
requests the proposed spacing be acceptable and the concept has been agreed by
TxDOT.
The maximum block length in Urban designated areas is 660 feet with a maximum block
perimeter of 2,000 feet. Based on these dimensions, two street/public way projections
are required along the Public Way Section C-C toward the Texas A&M System property
to the southwest. The applicant has requested a waiver to not require these connections.
Staff is not supportive of this modification as these alternative routes will help reduce the
concentration of traffic movements at the intersection of Texas Avenue and University
Drive. Though the Texas A&M System has not been supportive of any type of
connection between the two developments, they are in the process of developing a
master plan for a private development of commercial, retail, residential, and other uses
which will be subject to similar requirements.
Public Ways are defined with certain dimensional and design criteria. The applicant
requests to reduce the maximum curve radius from a 200-foot radius to a 45-foot radius,
allow sidewalks to be back of curb instead of three feet off, allow road-side zone of less
than eight feet in Public Way Section C-C with minimum six-foot sidewalk back of curb
(see attached cross sections), and allow head-in parking around the traffic circle. Staff is
supportive of the radius and sidewalk location requests, though does not support the
head-in parking around the traffic circle or the six-foot sidewalk at the back of curb along
Public Way Section C-C. Based on the current layout the traffic circle will be critical for
vehicular circulation and allowing head-in parking movement in this area would not be
appropriate. As provided elsewhere on the Public Way, parallel parking spaces are
permitted. The six-foot back of curb sidewalk is narrower than any other minimum back
of curb sidewalk and does not provide adequate room for the required landscape
plantings.
Planning & Zoning Commission Page 9 of 12
March 1, 2012
5. Signs – UDO Section 7.4 “Signs”: Instead of using this Section as the basis for signage,
the applicant proposes to utilize the signage permitted in Wolf Pen Creek (UDO Section
5.6.A.11 Signs) with the following modifications:
Signs may be approved administratively by staff with appeals to staff’s interpretations
being able to considered by the Design Review Board;
Wayfinding signage (UDO Section 7.4.AA Campus Wayfinding Signs) is permitted for
this development; and
Projections signs may be used for identification signage for the general area and not
count against the attached signage square feet unless they contain copy of the individual
business. Projection signs may be oriented toward the public rights-of-way or public
ways and one permitted per tenant per public way frontage.
6. Landscaping – UDO Section 7.5 “Landscaping and Tree Protection”: Instead of using
this Section as the basis for landscaping, the applicant proposes to utilize the Northgate
standards contained in UDO Section 5.6.B.9 “Landscape and Streetscape Standards” with
the following modifications:
The street trees along Texas Avenue and University Drive may be placed outside of
TxDOT right-of-way. Street trees along Public Way Sections A-A and B-B shall be 50
feet on center with alternating planting areas spaced at 50 feet on center consisting of
non-canopy trees, hedges or seasonal plantings. The Public Way Section C-C will have
planting areas of 25 feet on center consisting of non-canopy trees, hedges, or seasonal
plantings;
Building and Site Lighting shall still comply with UDO Section 7.10 Outdoor Lighting
Standards; and
The Street Lights section is not applicable as lights are owned and maintained by
property owner.
7. Architecture – UDO Section 7.9 “Non-Residential Architecture Standards”: Instead of
using this Section as the basis for architecture standards, the applicant proposes to utilize
the Northgate standards contained in UDO Section 5.6.B.4 “Building Design Standards”
except that residential dwelling units in a building with less than 12 units may have access
through a parking area or garage. All subsections (Building Orientation and Access, Building
Transparency, Architectural Relief, Roof Type, Exterior Building Material, Exterior Building
Colors, and Canopies/Awnings) shall apply to all non-residential and residential buildings.
8. Infrastructure – Section 3.3.A “Applicability,” and BCS Unified Design Guidelines: The
applicant proposes some modifications to infrastructure related requirements:
Most of the property is platted though a couple areas are still tracts of land. The
applicant has requested that building permits may be issued on these tracts prior to the
platting of these areas with the provision that a temporary blanket easement be placed
on the property and the property platted/replatted once all utilities are constructed and
relocated and before Certificates of Occupancy are issued for the buildings; and
The applicant has requested to reduce the utility line separation distances from
structures to a minimum of 10 feet. Staff is not supportive of this modification at this point
as additional design details are necessary to make this determination. Staff could
consider this type of modification when the site infrastructure is being designed.
Planning & Zoning Commission Page 10 of 12
March 1, 2012
Community Benefits and Additional Enhancements
The applicant has identified the following community benefits, additional enhancements or
improvements:
1. Implementation of the Comprehensive Plan through redevelopment of an underperforming,
blighted area that is designated as a Primary Arrival Gateway and described by the
Comprehensive Plan as an area that should “focus on bringing vertical mixed-use and other
aspects of urban development to this portion of the City.” All existing buildings will be
demolished before building permits will be issued for any new construction.
2. The Northgate Building Design Standards (UDO Section 5.6.B.4) apply to all buildings,
residential and non-residential. Currently there are no architectural requirements for
residential buildings outside of the Northgate District.
3. The Northgate Bicycle Parking Standards (UDO Section 5.6.B.7) apply to the development
except that the design of the bicycle rack design is determined by the owner and approved
by the City and bicycle parking may be located within the parking garage areas. Currently
there are no bicycle parking (bike rack) requirements for residential developments outside of
the Northgate District.
4. Installation of a bus stop shelter as approved by the City internal to the site to promote
transit usage and another along University Drive to utilize District bus service. Bus stops or
bus shelters are not required by standard ordinance.
5. The Northgate Dumpster and Mechanical Equipment Standards (UDO Section 5.6.B.10)
shall apply with the exception that vegetation may also be used as a screening tool.
6. The Northgate Outside Storage and Display Standards (UDO Section 5.6.B.13) shall apply
to the development.
7. The parking garage on Texas Avenue is wrapped with general commercial use on ground
floor and residential above and the other parking garages along the former Meadowland
Street are wrapped with multi-family uses.
8. An eight-foot bicycle and pedestrian route is proposed along the majority of the southwest
property line to connect multi-family buildings and two parking garages to University Drive to
allow easier bicycle and pedestrian movements from the development toward the Texas
A&M University campus.
9. Mitigation for the Texas Avenue and University Drive intersection is proposed through a
variety of transportation improvements including a dual left turn lane will be added University
Drive eastbound to Texas Avenue northbound, the median break for the former
Meadowland Street will be closed, multiple driveways will be consolidated into one driveway
on Texas Avenue and one driveway on University Drive, the median on Texas Avenue will
be extended north past the proposed Public Way driveway, and a deceleration lane will be
added to the proposed Public Way driveway on University Drive.
STAFF RECOMMENDATION
Staff recommends approval of the request with the following conditions:
Remove the modification for a block length waiver and provide two public way
1)
projections along Public Way Section C-C to the Texas A&M System property to the
southwest;
Remove the modification to Public Ways allowing head-in parking around the traffic
2)
circle (parallel parking is permitted);
Planning & Zoning Commission Page 11 of 12
March 1, 2012
Remove the modification to reduce the minimum utility line separation distance from
3)
structures to 10 feet. Appropriate design considerations can be made as the site
infrastructure is designed and reviewed;
Require the back of curb sidewalks along Public Way Section C-C be expanded to a
4)
minimum of eight feet;
Provide dual right turn lanes on southbound Texas Avenue to westbound University
5)
Drive as a mitigation measure for the intersection; and
Provide a bus stop with shelter, as approved by the City, in a location approved by
6)
TAMU Transit Services for A&M bus service.
SUPPORTING MATERIALS
1. Application
2. Rezoning Map
3. Concept Plan
4. Public Way Cross Sections
5. Email from Kevin Burgess, adjacent land owner
6. Traffic Impact Analysis (will be provided prior to meeting)
Planning & Zoning Commission Page 12 of 12
March 1, 2012
PLAZA REDEVELOPMENT
PDD Zoning Regulations
The subject property is located at the most highly visible and traveled intersection in Brazos County. The
City’s Comprehensive Plan recognizes the importance of redeveloping the subject property and designated
this area as both urban redevelopment and an anchor of the University Drive hospitality corridor. The Plan
goes on to recommend some form of “direct market intervention by the City” that may involve “regulation”,
“investment” or “incentives” to encourage redevelopment activities in such prominent areas of the city.
Initiating a major redevelopment of the subject property speeds up compliance with the City’s
Comprehensive Plan and offers the following community benefits:
1.Implementation of the Comprehensive Plan at a critical intersection of the two busiest corridors in
the entire county. The Plan states that the city should “focus on bringing vertical mixed-use and
other aspects of urban character” to this portion of the city.
2.Creation of an urban mixed use concept development located in a highly visible redevelopment
area and anchoring the major intersection in the city.
3.Converting an underperforming land use at a major intersection within close proximity to Texas
A&M University identified specifically in the Comprehensive Plan.
4.Major redevelopment of a blighted property within two major Image Corridors as defined in the
Comprehensive Plan.
5.Creation of a major mixed use development that follows a Traditional Neighborhood Development
concept, promotes Smart Growth principles, encourages walkability within close proximity to the
University and creates a sense of place through a new outdoor plaza at the intersection of Texas
Avenue and University Drive.
In order to implement the Comprehensive Plan at this location, a rezoning is required. The redevelopment
envisioned in the Comprehensive Plan is very urban in character; however, the City does not have an
urban zoning classification or urban development standards. The PDD zoning classification is the only tool
in the Unified Development Ordinance (UDO) currently available to implement the vertical mix of uses and
urban character envisioned in the Comprehensive Plan. Although not an ideal zoning tool for this
application, the PDD is being used to create an urban redevelopment zoning district AND modify existing
suburban development standards into more appropriate urban standards. The following land use
information is being used to establish an urban redevelopment zoning district:
Base Zoning Districts & Land Use Restrictions: As required through the PDD, we must choose a base
zoning district in which we base all variance requests. In order to create a zoning district that allows a
vertical mix of uses, we’re utilizing three zoning districts available in the UDO.
P-MUD Mixed Use District – Land use restrictions
3
C-1, General Commercial – Commercial dimensional criteria
R-6 High Density Multi-Family – Residential dimensional criteria
In addition to the list of permitted uses in the P-MUD zoning district, we request the addition of the
following:
Medical Clinics
In exchange for these additional land uses, we agree to prohibit the following less desirable land uses at a
major urban intersection:
Fuel Sales Parking as a Primary Use
Sexually Oriented Businesses Single Family Detached
Shooting Range, Indoor Fraternal Lodge
Duplexes Country Club
Fraternal Lodge Golf Course/Driving Range
Urban Development Standards: In order to construct the dense redevelopment project envisioned in the
Comprehensive Plan, existing suburban development standards must be modified to more urban and
compact standards. The following standards are proposed to obtain an urban character:
Parking
In an effort to create a more walkable environment, traditional surface parking will be converted to multi-
level parking garages. Only a small amount of surface and on-street parking will remain. The following
parking reductions were based upon three elements: (1) The City’s suburban parking standards for
commercial and residential land uses; (2) The City’s more urban parking standards found in the Northgate
zoning districts; and, (3) A parking study conducted by HDR utilizing Urban Land Institute (ULI) guidelines
for mixed use developments. The following parking requirements are proposed:
Residential Uses 1 parking space per bed
Non-Residential Uses 1 parking space per 250 sq. ft.*
(*No increases for more intense commercial uses as defined by
the UDO.)
Allow up to 5% of compact parking spaces within the parking garages.
Allow head-in parking around the traffic circle.
2
Signage
Signage for the subject property should be customized based upon the combination of a pedestrian-
oriented environment within the campus and the vehicular-oriented environment along Texas Avenue and
University Drive. We combined the City’s traditional suburban signage regulations with the more urban
signage standards in the Northgate and Wolf Pen Creek zoning districts. The following sign regulations are
proposed:
Allow freestanding and attached signage as permitted in the Wolf Pen Creek zoning district with
the following clarifications:
Projection signs may be used as identification signage for the general area or for specific
businesses. Square footage of the projection signs will not count against the square
footage of attached signage unless the projection signs contain copy for individual
businesses.
City staff shall have the ability to approve signage administratively according to the design
criteria utilized by the Design Review Board in Article 5.6.A.11(c). Appeals of staff’s
interpretation of the design criteria shall be to the Design Review Board.
The requirement in Article 5.6.A.11(b)1 limiting one projection sign per frontage shall be
modified to include frontage along public rights-of-way and public ways. One projection
sign shall be allowed per tenant, per public way frontage.
Allow wayfinding signage.
Setbacks
The following setbacks were developed by combining the suburban setback requirements of the base
zoning districts of C-1 and R-6 with the more urban setback requirements of NG-1, NG-2 and NG-3. The
following setbacks are proposed:
Minimum Front Setback 5’
Minimum Side Setback 5’
Minimum Side Street Setback 5’
Minimum Rear Setback 5’ *
*These setbacks are all with the understanding that sufficient easements for utilities will be provided.
Landscaping/Streetscaping
To provide a more urban and walkable environment, we propose the following:
1
Utilize the more urban Northgate Landscape and Streetscape standards in Article 5.6.B(9) instead
of the traditional suburban standards with the following exceptions:
Building and Site Lighting – Substitute the lighting standards in Article 7.10 Outdoor
Lighting Standards. This substitution allows for the building and site illumination via direct
lighting.
Street Lights – Street and site lights will be owned and maintained by the property owner
making this section not applicable.
Street Trees – Provide flexibility with spacing, placement and planting materials more
compatible within close proximity to building foundations as follows:
Texas Avenue and University Drive - Street Trees spaced at a maximum of 25’ on
center outside of the TxDOT right-of-way.
Public ways A-A and B-B in the main area of the development - Street Trees
spaced at a maximum of 50’ on center with alternating planting areas spaced at a
maximum of 50’ with non-canopy trees, hedges or seasonal plantings.
Public way C-C, previously Meadowland – Planting areas will be provided at a
maximum of 25’ on center with non-canopy trees, hedges or seasonal plantings.
Infrastructure
Providing adequate infrastructure in a more urban environment is challenging given the overall dense
environment and amount of hardscape. Existing suburban standards for infrastructure directly impact the
urban character of an area through building setbacks and separation distances. The following standards
are proposed:
Modify the Public Way standard to allow the sidewalk to be placed against the back of curb with a
minimum of 6’ in width and the minimum centerline radius will be 45’ instead of 200’ as shown on
the attached cross-sections.
Allow for a reduction in utility line separation distances from structures to 10’.
Non-Residential Architectural Standards
The criteria in the City’s Non-Residential Architectural (NRA) Standards, Article 7.9, is designed for a more
suburban application. Since the proposed buildings will have non-residential uses on the lower floors, the
NRA requirements will only pertain to that portion of the building. In contrast, the more urban Northgate
zoning districts are excluded from meeting the NRA requirements. Instead, they are required to meet the
more urban standards designed exclusively for Northgate. The following architectural standards are
proposed:
0
Substitute the NRA Standards of Article 7.9 with the Northgate Building Design Standards in Article
5.6.B.4, more specifically:
Building Orientation and Access – With an exception to 5.6.B.4.a(7) to allow residential
dwelling units in a building with less than 12 units to have access through a parking area or
garage.
Meritorious Modifications
The following meritorious modifications are requested via the PDD zoning:
Increase residential density to 60 dwelling units per acre.
Allow for block length variances along Texas A&M University property line. Texas A&M University
will not allow pedestrian or vehicular connections from the site to University property.
Allow for driveway spacing variances to allow drive locations as shown on the Concept Plan.
These drive locations have been discussed with TxDOT and they are agreeable to their locations
with the deceleration lane on University Drive and the extension of the raised median in Texas
Avenue to force the Texas Avenue driveway to operate as right-in/right-out.
Allow the issuance of building permits prior to replatting the property. Once all utilities are
constructed and relocated, a replat will be submitted showing all new easements prior to issuance
of Certificates of Occupancy for the buildings. During the interim, a temporary blanket easement
will be placed on the entire property to protect the ability for utility companies to maintain their
facilities. This is a modification to UDO Section 3.3.A, Applicability.
Additional Enhancements
In addition to the major community benefits listed above, we are offering the following additional
enhancements in exchange for the requested modifications:
Apply the Northgate Building Design Standards in Article 5.6.B.4 for all buildings. There are
currently no architectural requirements for residential buildings.
Parking garages shall be wrapped with a residential façade along the primary image corridors of
Texas Avenue and University Drive. The parking garage closest to Texas Avenue will be wrapped
with a mixed use development, consisting of general commercial on the bottom floor with
residential above.
Install a deceleration lane on University Drive.
Extend the raised median in Texas Avenue to force the driveway to operate as right-in/right-out.
/
Apply the Northgate Bicycle Parking Standards in Article 5.6.B.7 with the exception that the design
of bicycle racks is determined by the owner and approved by the City and that bicycle parking is
allowed with motor vehicle parking, i.e. within a secured parking garage.
Reduction of the number of driveways along Texas Avenue and University Drive.
Apply the Northgate Dumpster and Mechanical Equipment Standards in Article 5.6.B.10 with the
exception that vegetation is allowed as a screening tool.
Apply the Northgate Outside Storage and Display Standards in Article 5.6.B.13.
Installation of a bus shelter (as approved by the City) internal to the site to promote transit usage
and another along University Drive to allow patrons to utilize the District bus.
.