HomeMy WebLinkAbout10/07/2021 - Agenda Packet - Planning & Zoning CommissionCollege Station, TX
Meeting Agenda
Planning and Zoning Commission
1101 Texas Ave, College Station, TX 77840
Internet: https://zoom.us/j/86876184500
*Phone: 888 475 4499 and Meeting ID: 868 7618 4500
The City Council may or may not attend the Planning & Zoning Commission Regular Meeting.
October 7, 2021 6:00 PM City Hall Council Chambers
College Station, TX Page 1
This meeting will offer both in-person and remote participation following both the City’s
Guidelines for in-person, virtual attendance, and the speaker protocol in the agenda. The city
uses a third-party vendor to help host the meeting and if the call-in number is not functioning
access will be through the internet link only.
1.Call to Order, Pledge of Allegiance, Consider Absence Request.
2.Hear Visitors.
At this time, the Chairperson will open the floor to visitors wishing to address the Commission on issues
not already scheduled on tonight's agenda. An individual who wishes to address the Commission
regarding any item on the agenda shall register with the Commission Secretary prior to 4 p.m. on the
day of the meeting. To register, the individual must provide a name and phone number by calling
979.764.3751 or emailing khejny@cstx.gov prior to 4 p.m. To submit written comments to the
Commission, email khejny@cstx.gov and they will be distributed to the Commission. The visitor
presentations will be limited to three minutes in order to accommodate everyone who wishes to address
the Commission and to allow adequate time for completion of the agenda items. The Commission will
receive the information, ask city staff to look into the matter, or will place the matter on a future agenda
for discussion. (A recording is made of the meeting; please give your name and address for the record.)
3.Informational
3.1.Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
3.2.Discussion of Minor / Amending Plats approved by Staff:
College Hills Estates Second Installment: Block 10, Lots 16R, 17R & 18R and 0.007 acre
ROW Dedication ~ Case #FP2021-000015
Sponsors:Anthony Armstrong
3.3.Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
Thursday, October 14, 2021 ~ City Council Meeting ~ Council Chambers ~ Open Meeting
5:00 p.m. (Liaison - Wright)
Thursday, October 21, 2021 ~ P&Z and IFAC Meeting ~ Council Chambers ~ 6:00 p.m
Thursday, October 28, 2021 ~ City Council Meeting ~ Council Chambers ~ Open Meeting
5:00 p.m. (Liaison - Cornelius)
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Planning and Zoning Commission
Page 2 October 7, 2021
Thursday, November 4, 2021 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m
3.4.Discussion and review regarding the following meetings: Design Review Board, BioCorridor
Board.
4.Consent Agenda
All matters listed under the Consent Agenda, are considered routine by the Commission and will be
enacted by one motion. These items include preliminary plans and final plats, where staff has found
compliance with all minimum subdivision regulations. All items approved by Consent are approved with
any and all staff recommendations. Since there will not be separate discussion of these items, citizens
wishing to address the Commission regarding one or more items on the Consent Agenda may address
the Commission at this time as well. If any Commissioner desires to discuss an item on the Consent
Agenda it may be moved to the Regular Agenda for further consideration.
4.1.Consideration, discussion, and possible action to approve meeting minutes.
Attachments:1.September 16 2021
4.2.Presentation, discussion, and possible action regarding a Final Plat for College Heights
Subdivision, Block C, Lot 1R on approximately one acre of land, generally located south of the
intersection of University Drive East and Eisenhower Street. Case #FPCO2021-000006
Sponsors:Anthony Armstrong
Attachments:1.Staff Report - College Heights
2.Vicinity Map, Aerial, and Small Area Map
3.REPLAT
5.Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
6.Regular Agenda
6.1.Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
Appendix A, "Unified Development Ordinance," Article 4, "Zoning Districts," Section 4.2 "Official
Zoning Map," of the Code of Ordinances of the City of College Station, Texas by changing the
zoning district boundaries from R Rural to GS General Suburban on approximately 30 acres for
the property generally located west of the intersection of W.S. Phillips Parkway and Brewster
Drive. Case #REZ2021-000008 (Note: Final action on this item is scheduled for the October 28,
2021 City Council meeting - subject to change)
Sponsors:Brandi Tedrick
Attachments:1.Staff Report
2.Vicinity Map, Aerial Map, and Small Area Map
3.Rezoning Exhibit
4.Background Information
5.Applicant's Supporting Information
6.Rezoning Map
6.2.Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
Appendix A, "Unified Development Ordinance," Article 4, "Zoning Districts," Section 4.2 "Official
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Planning and Zoning Commission
Page 3 October 7, 2021
Zoning Map," of the Code of Ordinances of the City of College Station, Texas by changing the
zoning district boundaries from GS General Suburban and C-3 Light Commercial to PDD Planned
Development District on approximately 0.6 acres for the property located at 1201 Wellborn Road
and 104 Southland Street, generally located east of the intersection of FM 2154 Wellborn Road
and Southland Street. Case #REZ2021-000007 (Note: Final action on this item is scheduled for
the October 28, 2021 City Council meeting - subject to change)
Sponsors:Brandi Tedrick
Attachments:1.Staff Report
2.Vicinity, Aerial, and Small Area Maps
3.Rezoning Exhibit
4.Background Information
5.Applicant's Supporting Information
6.Rezoning Map
7.PDD Concept Plan
7.Discussion and possible action on future agenda items.
A Planning & Zoning Member may inquire about a subject for which notice has not been given. A
statement of specific factual information or the recitation of existing policy may be given. Any
deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
8.Adjourn.
The Planning and Zoning Commission may adjourn into Executive Session to consider any item listed
on the agenda if a matter is raised that is appropriate for Executive Session discussion.
I certify that the above Notice of Meeting was posted on the website and at College Station City Hall,
1101 Texas Avenue, College Station, Texas, on October 1, 2021 at 5:00 p.m.
City Secretary
This building is wheelchair accessible. Persons with disabilities who plan to attend this meeting
and who may need accommodations, auxiliary aids, or services such as interpreters,
readers, or large print are asked to contact the City Secretary’s Office at (979) 764-3541, TDD
at 1-800-735-2989, or email adaassistance@cstx.gov at least two business days prior to the
meeting so that appropriate arrangements can be made. If the City does not receive notification
at least two business days prior to the meeting, the City will make a reasonable attempt to
provide the necessary accommodations.
Penal Code § 30.07. Trespass by License Holder with an Openly Carried Handgun.
"Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an Openly
Carried Handgun) A Person Licensed under Subchapter H, Chapter 411,
Government Code (Handgun Licensing Law), may not enter this Property with a
Handgun that is Carried Openly."
Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con Licencia.
“Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de mano al aire
libre con licencia), personas con licencia bajo del Sub-Capitulo H, Capitulo 411,
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Planning and Zoning Commission
Page 4 October 7, 2021
Codigo de Gobierno (Ley de licencias de arma de mano), no deben entrar a esta propiedad
portando arma de mano al aire libre.”
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September 16, 2021 P&Z Meeting Minutes Page 1 of 6
MINUTES PLANNING & ZONING COMMISSION
September 16, 2021 6:00 p.m. Phone: *888 475 4499 and Webinar ID: 854 0402 9065 Internet: https://zoom.us/j/85404029065
COMMISSIONERS PRESENT: Dennis Christiansen, Jeremy Osborne, Bill Mather, Bobby Mirza, William Wright, and Jason Cornelius
COMMISSIONERS ABSENT: Joe Guerra COUNCIL MEMBERS PRESENT: John Nichols CITY STAFF PRESENT: Michael Ostrowski, Molly Hitchcock, Carol Cotter, Erika Bridges, Jason Schubert, Anthony Armstrong, Alma Guerra, Parker Mathews, Alyssa Halle-Schramm, Amy Milanes, Brandi Tedrick, Amy Albright, Tamanna Tasnum, Venessa Garza, Leslie Whitten, Gabriel Schrum, and Kristen Hejny 1. Call Meeting to Order, Pledge of Allegiance, Consider Absence Request.
Chairman Christiansen called the meeting to order at 6:00 p.m.
2. Hear Visitors
No visitors spoke.
3. Informational Agenda
3.1 Discussion of new development applications submitted to the City
New Development Link: www.cstx.gov/newdev
There was no discussion.
3.2 Presentation and discussion regarding an update on items heard:
• A Compressive Plan Amendment from Suburban Commercial to Urban on approximately ten acres located at 1660 Graham Road. The Planning & Zoning Commission heard this item on August 19, 2021 and voted (5-0) to recommend approval. The City Council heard
this item on September 9, 2021 and voted (4-3) to postpone action on the request until the October 28, 2021 City Council meeting.
• A Rezoning from R Rural to PDD Planned Development District on approximately ten acres located at 1660 Graham Road. The Planning & Zoning Commission heard this item on August 19, 2021 and voted (5-0) to recommend approval. The City Council heard this
item on September 9, 2021 and voted (4-3) to postpone action on the request until the October 28, 2021 City Council meeting.
There was general discussion amongst the Commission.
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September 16, 2021 P&Z Meeting Minutes Page 2 of 6
3.3 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
• Thursday, September 23, 2021 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 5:00 p.m. (Liaison – Christiansen)
• Thursday, October 7, 2021 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
• Thursday, October 14, 2021 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 5:00 p.m. (Liaison – Mather)
• Thursday, October 21, 2021 ~ P&Z and IFAC Meeting ~ Council Chambers ~ 6:00 p.m.
There was no discussion.
3.4 Discussion and review regarding the following meetings: Design Review Board, BioCorridor Board. There was no discussion. Consent Agenda 4.1 Consideration, discussion, and possible action to approve meeting minutes.
• August 19, 2021 – Amended
• September 2, 2021
4.2 Presentation, discussion, and possible action regarding a Final Plat for The Science Park Subdivision on approximately 45 acres, generally located north of North Forest Parkway and south of Raintree Drive, east of Earl Rudder Freeway South. Case #FPCO2021-000012
4.3 Presentation, discussion, and possible action regarding a Final Plat for Indian Lakes Subdivision Phase XXXIX on approximately 23.344 acres, generally located east of the intersection of Chaco Canyon Drive and Winema Trail in the City’s Extraterritorial Jurisdiction (ETJ). Case #FP2020- 000052
4.4 Presentation, discussion, and possible action regarding a Development Plat for Joe Hudson’s Collision Center on approximately 2.337 acres, generally located south of the intersection of Harvey Mitchell Parkway (FM 2818) and Old Wellborn Road. Case #DVPL2021-000001
Commissioner Mather recused himself from Agenda Item #4.1.
Commissioner Cornelius asked for a correction to the September 2, 2021 minutes to show that he was absent from the meeting.
Commissioner Osborne motioned to approve Consent Agenda Items 4.1, 4.3 and 4.4 with the correction that Commissioner Cornelius be marked as absent on item 4.1, the September 2, 2021 minutes. Commissioner Mirza seconded the motion, motion passed (5-0-1). 5. Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission Action.
Agenda Item #4.2 was pulled from the Consent Agenda for discussion.
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September 16, 2021 P&Z Meeting Minutes Page 3 of 6
Chairman Christiansen stated that “within 90 days of the Commission’s conditional approval” must be removed from the report.
Director of Planning & Development Ostrowski stated that per Local Government Code the Commission cannot establish or require a timeline on this approval.
Commissioner Mather motioned to approve Consent Agenda Item 4.2 with an amendment to strike the time limit on the Plat approval. Commissioner Cornelius seconded the motion, motion passed (6-0).
6.Regular Agenda
6.1 Public Hearing, presentation, discussion, and possible action regarding an ordinance repealing the
official City of College Station Comprehensive Plan (adopted by Ordinance No. 3186) and adopting a new Comprehensive Plan as part of the 10-year update to the City of College Station Comprehensive Plan, and all associated map updated within the Bicycle, Pedestrian, and
Greenways Master Plan, the Water System Master Plan, and the Wastewater System Master Plan. (Note: Final action on this item is scheduled for the October 14, 2021 City Council Meeting – subject to change).
Long Range Planning Administrator Halle – Schramm presented updates on this item recommending approval.
Commissioner Wright asked if staff had heard from Woodcreek Subdivision and if they provided input.
Long Range Planning Administrator Halle – Schramm stated that staff has heard from citizens, and they have proposed changes.
Commissioner Wright asked for the uses allowable in a Neighborhood Commercial land use
category.
Long Range Planning Administrator Halle – Schramm clarified that General Commercial and
Suburban Commercial zoning districts would go along with the Neighborhood Commercial land use. Ms. Halle – Schramm clarified the General Commercial zoning would also allow, along the highway, healthcare facilities, hospitals, car washes, landscaping
companies, convention center, fuel sales, health clubs, country clubs, retail centers over 50,000 square feet, vehicular sales, auto dealerships and auto repair, wholesale services, and drive-thrus with additional standards.
Commissioner Wright asked for an example of a current Suburban Commercial development that meets these standards.
Long Range Planning Administrator Halle – Schramm clarified that Lyght Pediatric Dentistry
meets the Suburban Commercial standards.
Chairman Christiansen requested that staff check Texas A&M University (TAMU)
enrollment numbers to make sure it only includes the College Station campus and asked for the percentage of the population made up of students.
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September 16, 2021 P&Z Meeting Minutes Page 4 of 6
Long Range Planning Administrator Halle – Schramm stated that age ranges of 18-24 typically make up about 43 – 46% of the population.
Chairman Christiansen stated that there is an adopted transportation vision statement and that staff should reference that document in the plan update.
Commissioner Mirza stated in looking at the proposed bicycle facility map, there are proposed new lanes, and asked what percentage will be seen with the total number of bike lanes.
Bicycle, Pedestrian, and Greenways Planning Administrator Garza stated that staff does not have those numbers, stating that it will depend on the number of roads and lanes being built and added.
Chairman Christiansen opened the public hearing.
Veronica Morgan, Mitchell & Morgan Engineers, College Station, thanked staff for not making this update parcel based. Ms. Morgan requested clarification on new neighborhood center land use
asking that when this land use is rezoned, is mixed-use the only option, or can office, commercial, or residential be used. Ms. Morgan also asked regarding urban center is staff mandating areas by mandating vertical mixed-use. Ms. Morgan requested a medium density residential category to
develop in College Station. Ms. Morgan lastly stated that on the Thoroughfare Plan, thoroughfares have been removed that should remain, including the thoroughfares at State Highway 40 and Wellborn Road, and Dowling Road cutting through TAMU property to Luther Street for a backdoor route out of that neighborhood.
Director of Planning & Development Services Ostrowski stated that the Neighborhood Center land use is identified on page #35 of the Comprehensive Plan and that mixed-use is not the only option. Mr. Ostrowski also stated that for Urban Center on page #34, while vertical mixed-use is encouraged, it is not mandated.
Long Range Planning Administrator Halle – Schramm responded to the medium density residential
land use, that this is addressed in the Mixed Residential use.
Kate Thomas, 9217 Brookwater Circle, Amberlake Subdivision, College Station, thanked staff for
not implementing a General Commercial on the on the entire 20-acre Bower tract. Ms. Thomas asked if the Neighborhood Commercial land use during rezoning is prescriptive or restrictive with what is allowed.
Long Range Planning Administrator Halle – Schramm responded that this land use is descriptive, and the zoning is prescriptive.
Robert Thomas, 9217 Brookwater Circle, Amberlake Subdivision, College Station, asked about the suburban commercial concept question relating to rainwater runoff and heat accumulation. Mr. Thomas suggested that staff limit the percentage of a lot that can be covered with non-porous materials. Mr. Thomas stated that he will continue to be interested in the development of the
roadway issue through the Bower Tract.
Theresa Holland, Seaback Tract, College Station, spoke with approval on the proposed land use of General Commercial and natural areas preserved on most of the land, however Ms. Holland
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September 16, 2021 P&Z Meeting Minutes Page 5 of 6
is opposed to the Mixed Residential use. Ms. Holland stated that this use would destroy plans to develop the property as multi-family and requested to keep the area Urban Residential.
Bob Cohen, 3655 Mccullough Road, McCullough Road spoke on the thoroughfare plan update showing McCullough Road with a connection to Brewster Drive. Mr. Cohen stated that this was part of the agreement within the Wellborn Annexation Plan.
Peter Bastian, 9223 Brookwater Circle, Amberlake Subdivision, College Station, asked how much ten-year plan protect the Bower Tract from rezoning to General Commercial.
Chairman Christiansen closed the public hearing.
Commissioner Mather asked if when staff suggest a change in a land use is the actual landowner
input solicited.
Long Range Planning Administrator Halle – Schramm confirmed that property owners are notified
with letters.
Commissioner Mather asked how many contacted landowners gave their approval.
Long Range Planning Administrator Halle – Schramm stated that there were about 2-3 phone calls from owners responding with approval.
Commissioner Mather stated he was surprised with annexation site plan in targeted areas, asking if there is any opportunity for the city to annex.
Long Range Planning Administrator Halle – Schramm clarified that the City cannot force annexation, annexation must be property owner driven.
Commissioner Mather asked about increased density on a major tract and if utility constraints
would play a part.
Long Range Planning Administrator Halle – Schramm stated that the City’s water services
department was included, and the Comprehensive Plan update is aligned with the Water and Wastewater Master Plans.
Commissioner Mather asked about the transportation addition of bicycle lanes, and if right-of-way was considered and available, or if the City would be purchasing right-of-way.
Long Range Planning Administrator Halle – Schramm stated that the City does not have right-of-way in all circumstances. Ms. Halle – Schramm also stated that some right-of-way may be purchased, and some may be dedicated.
Commissioner Mather requested that the Neighborhood Center land classification, be defined more clearly to show that this classification does not mean the stacking of uses vertically only.
Director of Planning & Development Services Ostrowski clarified that the Comprehensive Plan is a long-range guide. Mr. Ostrowski also stated that there will be strategic plans that provide direction on specific actions.
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September 16, 2021 P&Z Meeting Minutes Page 6 of 6
Commissioner Mather motioned to recommend approval with text edits to Texas A&M University enrollment numbers, including the transportation vision statement, and clarification early in the document that this is a land use document and not zoning. Commissioner Osborne seconded the motion, motion passed (6-0).
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. Astatement of specific factual information or the recitation of existing policy may be given. Anydeliberation shall be limited to a proposal to place the subject on an agenda for a subsequentmeeting.
There was no discussion.
7.Adjourn
The meeting adjourned at 7:33 p.m.
Approved: Attest:
______________________________ ________________________________ Dennis Christiansen, Chairman Kristen Hejny, Admin Support Specialist Planning & Zoning Commission Planning & Development Services
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Planning & Zoning Commission
October 7, 2021
Scale 1 commercial lot on approximately 1.1 acres
Location Generally located southeast of the intersection of University Dr. E and
Eisenhower St.
Property Owner CS – 300 University/Ponderosa, LLC
Applicant Carmona Engineering, LLC
Project Manager Anthony Armstrong, Land Development Review Administrator
armstrong@cstx.gov
Project Overview This plat consolidates 6 lots into a single commercial property for
redevelopment.
Preliminary Plan Not Required
Public Infrastructure N/A
Parkland Dedication N/A
Traffic Impact Analysis Not required
Compliant with Comprehensive Plan
(including Master Plans) and Unified
Development Ordinance
Yes
Compliant with Subdivision
Regulations
Yes
Staff Recommendation Approval
Supporting Materials
1. Vicinity Map, Aerial, and Small Area Map
2. Final Plat
Final Plat
for
College Heights Subdivision Lot 1R, Block C
Being a replat of
College Heights Subdivision Lots 1-6, Block C
TRAKiT Project #FPCO2021-000006
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UNIVERSITY DRIVE E.
R.O.W. WIDTH VARIES
(279/438 & 281/686, D.R.B.C.T.)NIMITZ STREET50' R.O.W. (124/259 D.R.B.C.T.)EISENHOWER STREET50' R.O.W. (126/133, 124/259, 157/469, D.R.B.C.T.)COLLEGE VISTA
PLAT, 126/133 (D.R.B.C.T.)
UNIVERSITY DRIVE E.
R.O.W. WIDTH VARIES
(279/438 & 281/686, D.R.B.C.T.)NIMITZ STREET50' R.O.W. (124/259 D.R.B.C.T.)EISENHOWER STREET50' R.O.W. (126/133, 124/259, 157/469, D.R.B.C.T.)COLLEGE VISTA
PLAT, 126/133 (D.R.B.C.T.)
POPLAR STTEXAS AV SNIMITZ STUNIVERSITY DR E
POPLAR ST EISENHOWER STNIMITZ STPOPLAR STEISENHOWER STFINAL PLAT
OF
COLLEGE HEIGHTS SUBDIVISION LOT 1R, BLOCK C
1.099 ACRES
COLLEGE STATION, BRAZOS COUNTY, TEXAS
& .014 ACRES OF RIGHT-OF-WAY DEDICATION
BEING A REPLAT
OF
COLLEGE HEIGHTS SUBDIVISION LOTS 1-6, BLOCK 'C',
VOLUME 124, PAGE 259 (D.R.B.C.T.)
RICHARD CARTER LEAGUE, A-8
COLLEGE STATION, BRAZOS COUNTY, TEXAS
ORIGINAL PLAT Vol. 124 Pg. 259 REPLAT
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October 7, 2021
Regular Agenda
Rezoning – Baker Tract
To: Planning & Zoning Commission
From: Brandi Garcia Tedrick, Staff Planner
Agenda Caption: Public hearing, presentation, discussion and possible action regarding an ordinance
amending Appendix A , “Unified Development Ordinance, “Article 4, Zoning Districts,” Section 4.2
“Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by changing the
zoning district boundary from R Rural to GS General Suburban for approximately 30 acres generally
located west of the intersection of W.S. Phillips Parkway and Brewster Drive. Case # REZ2021-000008
(Note: Final action of this item will be considered at the October 28, 2021 City Council Meeting – Subject
to change).
Recommendation: Staff recommends approval of this rezoning request.
Summary: This request is to rezone approximately 30 acres of undeveloped land generally located west
of the intersection of W.S. Phillips Parkway and Brewster Drive from R Rural to GS General Suburban.
The tract was originally zoned A-O Agricultural-Open upon annexation to the City in 1995. This zoning
request is in effort to provide additional single-family housing supply to this area of the city.
REZONING REVIEW CRITERIA
1. Whether the proposal is consistent with the Comprehensive Plan:
The subject tract is designated on the Comprehensive Plan Future Land Use and Character Map
as General Suburban and on the Concept Map as Growth Area IV. The Comprehensive Plan
states that the General Suburban portion within Growth Area IV is suitable for high-density
single-family lots, townhomes, and duplexes. The ongoing 10-Year Comprehensive Plan Update
reclassifies the subject property as Suburban Residential, which is nearly identical in function
and allows medium to high-density single-family lots. The proposed zoning permits single-
family detached homes, allowing the property to be developed consistent with the
Comprehensive Plan.
2. Whether the uses permitted by the proposed zoning district will be appropriate in the context of
the surrounding area:
The existing R Rural zoning allows for a mix of large acreages and large-lot residential
developments, which is partially compatible with the development in the surrounding area. Given
the property’s proximity to Castlegate II and Brewster Pointe properties and its designation of
Growth Area IV in the Comprehensive Plan, a rezoning which allows for higher-density single-
family lots supports the planned growth in the area. The continuation of high-density single-family
is compatible with the adjacent Castlegate II and Brewster Pointe subdivisions.
3. Whether the property to be rezoned is physically suitable for the proposed zoning district:
The size and location of the subject property is suitable for residential uses. The site has adequate
space to meet the minimal dimensional standards for the GS General Suburban district. It is
adjacent to other high-density single-family and commercial developments. There is no floodplain
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on the property. There is an existing gas pipeline crossing and a large pond on site that will remain
and will be avoided by residential lots.
4. Whether there is available water, wastewater, stormwater, and transportation facilities
generally suitable and adequate for uses permitted by the proposed zoning district:
Domestic water and fire flow service for this tract will be provided by the City of College Station
via extending existing 8” and 12” waterline infrastructure surrounding the property. Wastewater
service for this tract will be provided by City as well via a 12” sewer line located along the
northwest property line. Detention is required in accordance with the BCS guidelines. Drainage
and any other infrastructure required with the site development shall be designed and
constructed in accordance with the BCS Unified Design Guidelines.
The tract contains portions of 3 thoroughfares. W.S. Phillips Parkway is along its eastern edge and
classified as a future 4-lane Minor Arterial. The extension of Brewster Drive as a proposed 2-lane
Minor Collector is along the tract’s southern edge and the extension of Etonbury Avenue as a 2-
lane Minor Collector is along the western edge. There are two residential streets stubbed to the
tract, Tradewind Drive and Bramber Drive, that will be extended with platting. While the acreage
amount can require a TIA, a TIA was not required with this rezoning. The applicant provided a
conceptual layout of 96 lots as the tract has thoroughfares and other encumbrances such as a
significant gas pipeline crossing, a large pond, and detention requirements that limit the
developable area. If a Preliminary Plan is submitted in the future with 150 or more lots, a TIA can
be required with that application.
5. The marketability of the property:
The applicant has stated there is little marketability for this property under the current zoning due
to the development activity in this area.
STAFF RECOMMENDATION
Staff recommends approval of this rezoning request.
SUPPORTING MATERIALS
1. Vicinity, Aerial, and Small Area Map
2. Rezoning Exhibit
3. Background Information
4. Applicant’s Supporting Information
5. Rezoning Map
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BRAMBER DRIVEETONBURY AVENUEBREWSTER DRIVE
TRADEWIND DRIVE
W.S. PHILLIPS PARKWAYBREWSTER DRIVE
W.S. PHILLIPS PARKWAYTBPE NO. 12327
911 SOUTHWEST PKWY E.
College Station, Texas 77840
www
(979) 764-3900
ENGINEER:
ZONING MAP
BAKER TRACT REZONING
29.826 ACRES
ROBERT STEVENSON LEAGUE , A-54
COLLEGE STATION, BRAZOS COUNTY, TEXAS
SURVEYOR:
Brad Kerr, RPLS No. 4502
Kerr Surveying, LLC
409 N. Texas Ave.
Bryan, TX 77803
(979) 268-3195
SCALE: AS SHOWN
JULY 2021
OWNER/DEVELOPER:
ROUNTREE GROUP, LLC
1110 12TH MAN CIRCLE
COLLEGE STATION, TX 77845
(979) 690-7117
LEGEND
EXISTING ZONING
29.826 AC
RURAL - R
PROPOSED ZONING
29.826 AC
GENERAL SUBURBAN - GS
VICINITY MAP
NOT TO SCALE
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BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date: October 7, 2021
Advertised Council Hearing Date: October 28, 2021
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:
Castlegate HOA
Castlegate II HOA
Property owner notices mailed: 89
Contacts in support: None at the time of this report
Contacts in opposition: None at the time of this report
Inquiry contacts: Four at the time of this report
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North Restricted Suburban PDD Planned Development
District Public Facility (School)
South Restricted Suburban and
General Suburban GS General Suburban Single-Family Residential
East Restricted Suburban GS General Suburban Single-Family Residential
West General Suburban R Rural Rural
DEVELOPMENT HISTORY
Annexation: June 1995
Zoning: A-O Agricultural Open upon annexation (1995)
A-O Agricultural Open renamed R Rural (2013)
Final Plat: Unplatted
Site Development: Undeveloped
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Name of Project:BAKER TRACT REZONING
Address:
Legal Description:A005401, R STEVENSON (ICL), TRACT 10, 29.405 ACRES
Total Acreage:29.826
Applicant::
Property Owner:BAKER AGNES S REVOCABLE LIVING
SCHULTZ ENGINEERING LLC
List the changed or changing conditions in the area or in the City which make this zone change
necessary.
The demand for single family residential homes in south College Station
Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not,
explain why the Plan is incorrect.
This zone change is in accordance with the Comprehensive Plan.
How will this zone change be compatible with the present zoning and conforming uses of nearby
property and with the character of the neighborhood?
Large lot rural style residential development of this tract is not in conformance with the Land Use plan and would
result in only a few residential lots which is not suitable for comparison to the existing and proposed single family
neighborhoods adjacent to this property.
Explain the suitability of the property for uses permitted by the rezoning district requested.
There is a demand for single family residential lots in this area due its proximity to schools and the success of
the nearby residential developments. The property has adequate access and availability of utilities.
REZONING APPLICATION
SUPPORTING INFORMATION
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Explain the suitability of the property for uses permitted by the current zoning district.
There is a demand for single family residential lots in this area due its proximity to schools and the success of
the nearby residential developments. The property has adequate access and availability of utilities.
Explain the marketability of the property for uses permitted by the current zoning district.
There is little marketability as a multi-acre rural residential lot subdivision in this location due to the development
activity in this area.
List any other reasons to support this zone change.
The development of this property will extend utilities and streets that will help with the development of the
adjacent properties.
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October 7, 2021
Regular Agenda
Rezoning – Southland Addition
To: Planning & Zoning Commission
From: Brandi Garcia Tedrick, Staff Planner
Agenda Caption: Public hearing, presentation, discussion and possible action regarding an ordinance
amending Appendix A , “Unified Development Ordinance, “Article 4, Zoning Districts,” Section 4.2
“Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by changing the
zoning district boundary from C-3 Light Commercial and GS General Suburban to PDD Planned
Development District for approximately 0.6 acres located at 1201 Wellborn Road and 104 Southland
Street, generally located east of the intersection of FM 2154 (Wellborn Road) and Southland Street. Case
# REZ2021-000007 (Note: Final action of this item will be considered at the October 28, 2021 City
Council Meeting – Subject to change).
Recommendation: Staff recommends approval of the rezoning request and associated concept plan.
Summary: The applicant has proposed a PDD Planned Development District for approximately 0.6 acres
generally located at the corner of Southland Street and FM 2154 (Wellborn Road). It is the applicant’s
intent to expand the Southwest Crossing commercial center onto this property and develop a drive-thru
restaurant with buffering to the adjacent single-family neighborhood.
REZONING REVIEW CRITERIA
1. Whether the proposal is consistent with the Comprehensive Plan:
The current Comprehensive Plan Future Land Use and Character Map designates the subject
property as GS General Suburban. However, with the 10-year Comprehensive Plan Update the
subject property will be designated as Neighborhood Commercial. The change in future land
use designation from residential to commercial uses recognizes that these properties are
appropriate for commercial uses that front on to FM 2154 (Wellborn Road) and the need to be
compatible with adjacent residential properties. The Comprehensive Plan generally describes
the land uses as follows:
Current Comprehensive Plan – General Suburban – areas that should have an intense level
of development activities. These areas will tend to consist of high-density single-family
residential lots. Townhomes, duplexes, and neighborhood commercial and office uses
may also be permitted in growth areas.
10-year Comprehensive Plan Update – Neighborhood Commercial – areas of commercial
activities that cater primarily to nearby residents. These areas tend to be smaller format
than general commercial and located adjacent to major roads along the fringe of
residential areas. Design of these structures is compatible in size, architecture, and lot
coverage with surrounding residential uses.
The 10-year Comprehensive Plan Update will be heard by the City Council at their October 14, 2021,
meeting. This rezoning request to a PDD with a base zoning of SC Suburban Commercial is consistent
with the Neighborhood Commercial land use proposed in the Comprehensive Plan Update.
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2. Whether the uses permitted by the proposed zoning district will be appropriate in the context of
the surrounding area:
These properties are currently zoned C-3 Light Commercial and GS General Suburban and this
request is to be rezoned to PDD Planned Development District with a base zoning of SC Suburban
Commercial. With this rezoning request the applicant is proposing to extend the adjacent
commercial development. Through the PDD the applicant is proposing additional buffering
standards to help mitigate the impacts on the adjacent residential areas. They are proposing a 30
foot wide landscape buffer and a wall along the common property line of residential uses, an
additional drive-thru queuing space, and shared parking with the neighboring Southwest Crossing
commercial center.
3. Whether the property to be rezoned is physically suitable for the proposed zoning district:
The subject property is adjacent to the existing Southwest Crossing commercial center and has
direct frontage to FM 2154 (Wellborn Road). Wellborn Road is a major arterial and is appropriate
for more intense commercial development. This PDD will allow for commercial uses that tie into
the Southwest Crossing commercial center while also buffering to the adjacent neighborhood. The
commercial development will not have access to Southland Street, which is primarily residential,
and will access through drive aisles within the existing commercial development.
4. Whether there is available water, wastewater, stormwater, and transportation facilities
generally suitable and adequate for uses permitted by the proposed zoning district:
The project will be served by the City of College Station for water and waste water services. Sewer
service will be accomplished by extending an existing public main located in the shopping center
to the southeast. Water service is currently available along three sides of the subject property.
Drainage and any other infrastructure required with the site development shall be designed and
constructed in accordance with the BCS Unified Design Guidelines
Wellborn Road (a TxDOT roadway) is classified as a future 6-lane Major Arterial on the
Thoroughfare Plan. The proposed rezoning supplied a TIA letter stating that the peak trip
generation during the peak hour would be 17.9, which is well below the threshold of 150 trips in
the peak hour to require a TIA. As can be seen in the concept plan, there will be no driveway
access to Wellborn Road.
5. The marketability of the property:
This property with its high visibility along FM 2154 (Wellborn Road) is marketable for commercial
uses. Utilizing a PDD zoning with a base of SC Suburban Commercial helps provide adequate
transitions to the adjacent neighborhood.
REVIEW OF CONCEPT PLAN
The Concept Plan provides an illustration of the general layout of the proposed building and
parking areas as well as other site related features. In proposing a PDD, an applicant may also
request variations to the general platting and site development standards provided that those
variations are outweighed by demonstrated community benefits of the proposed development.
The Unified Development Ordinance provides the following review criteria as the basis for
reviewing PDD Concept Plans:
1. The proposal will constitute an environment of sustained stability and will be in harmony with
the character of the surrounding area;
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2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive
Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose
of this Section;
3. The proposal is compatible with existing or permitted uses on abutting sites and will not
adversely affect adjacent development;
4. Every dwelling unit need not front on a public street but shall have access to a public street
directly or via a court, walkway, public area, or area owned by a homeowners association;
5. The development includes provision of adequate public improvements, including, but not
limited to, parks, schools, and other public facilities;
6. The development will not be detrimental to the public health, safety, welfare, or materially
injurious to properties or improvements in the vicinity; and
7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or
pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the
proposed use and other uses reasonably anticipated in the area considering existing zoning and
land uses in the area.
General:
The Concept Plan proposes a commercial development connecting to the existing Southwest
Crossing commercial center with a proposed drive-thru restaurant.
Modifications Requested: The applicant is requesting modifications to the standard SC Suburban
Commercial requirements for restaurants with a drive-thru that include being located a minimum of
150 feet from any single-family use or zoning and the requirement that drive-thru facilities (menu
board, speaker box, pick-up window) cannot be located between the building and any single-family
use or zoning. The applicant is proposing the following:
1. Distance from pick-up window to the single-family property line: 59 feet
2. Distance from back-of-curb of by-pass lane to single-family property line: 36 feet
3. Distance from menu board to single-family property line: 67 feet
Community Benefits: The applicant offers the following as community benefits:
1. A 30-foot wide buffer with landscaping and solid screening wall along the common property line
of residential uses.
2. Five queuing spaces for the pick-up window, which is an additional space, and three queuing
spaces for the order window.
3. A shared parking and private access easement(s) provided with neighboring Southwest Crossing
commercial center.
STAFF RECOMMENDATION
Staff recommends approval of the rezoning request and associated concept plan.
SUPPORTING MATERIALS
1. Vicinity, Aerial, and Small Area Map
2. Rezoning Exhibit
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3. Background Information
4. Applicant’s Supporting Information
5. Rezoning Map
6. Concept Plan
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BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date: October 7, 2021
Advertised Council Hearing Date: October 28, 2021
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: 13
Contacts in support: None at the time of this report
Contacts in opposition: None at the time of this report
Inquiry contacts: None at the time of this report
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North General Suburban GS General Suburban Single Family
South 6-lane Major Arterial N/A Wellborn Road (FM
2154)
East General Commercial GC General
Commercial Commercial Retail
West 6-lane Major Arterial N/A Wellborn Road (FM
2154)
DEVELOPMENT HISTORY: 1201 Wellborn Road
Annexation: 1956
Zoning: R-3 Apartment Building District to C-N Neighborhood Business District (1975)
C-N Neighborhood Business District renamed C-3 Light Commercial (2003)
Final Plat: Southland Addition (1948)
Site development: Undeveloped
DEVELOPMENT HISTORY: 104 Southland Street
Annexation: 1956
Zoning: R-3 Apartment Building District to R-1 Single Family Residential (1976)
R-1 Single Family Residential renamed GS General Suburban (2013)
Final Plat: Southland Addition (1948)
Site development: Single Family
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Name of Project: SW CROSSING
Address: 1201 WELLBORN RD
Legal Description: SOUTHLAND, BLOCK 2, LOT 1-5, ACRES .438
Total Acreage: 0.6
Applicant: RME CONSULTING ENGINEERS
Property Owner: SOUTHLAND WELLBORN LLC
List the changed or changing conditions in the area or in the City which make this zone change
necessary.
See attached "explanations".
Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not,
explain why the Plan is incorrect.
See attached "explanations".
How will this zone change be compatible with the present zoning and conforming uses of nearby
property and with the character of the neighborhood?
See attached "explanations".
Explain the suitability of the property for uses permitted by the rezoning district requested.
See attached "explanations".
Explain the suitability of the property for uses permitted by the current zoning district.
See attached "explanations".
REZONING PDD APPLICATION
SUPPORTING INFORMATION
Page 1 of 3
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Explain the marketability of the property for uses permitted by the current zoning district.
See attached "explanations".
List any other reasons to support this zone change.
See attached "explanations".
Building Heights.
30'
Proposed Drainage.
Detention and drainage to existing development
Variations Sought.
Requesting modifications to the standard SC Suburban Commercial requirements for restaurants with a drive-
thru which include being located a minimum of 150 feet from any single-family use or zoning and the
requirement that drive-thru facilities (menu board, speaker box, pick-up window) cannot be located between
the building and any single-family use or zoning. Proposing the following:
1. Distance from pick-up window to the single-family property line: 59 feet
2. Distance from back-of-curb of by-pass lane to single-family property line: 36 feet
3. Distance from menu board to single-family property line: 67 feet
Community Benefits.
Increased buffer yard width.
Sustained Stability.
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See attached "explanations".
Conformity.
See attached "explanations".
Compatibility with use.
See attached "explanations".
Access to Streets.
Utilize existing street connections.
Public Improvements.
All internal to site.
Public Health.
See attached "explanations".
Safety.
See attached "explanations".
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REZONING SUPPORTING INFORMATION
SOUTHLAND ADDITION – LOT 6 & REMAINDER OF LOTS 1 – 5, BLOCK TWO
Page - 1
REQUIRED INFORMATION:
AREA CONDITIONS:
List the changed or changing conditions in the area, or in the City, which make this zone change necessary.
The majority of the proposed project area is currently zoned C-3 with the remaining being GS (General
Suburban). The project is located at a “hard” corner of the major arterial of Wellborn Road (FM 2154) and
Southland Street. Base zoning will be restricted to Suburban Commercial (SC) uses and the PDD zoning
will be accompanied with a Concept Plan that provides for the relocation/reconstruction of a restaurant
with a drive-through component. The zoning change will provide an adequate area for this
redevelopment, ancillary uses, and over-sized buffer area (with landscaping and solid screening wall) with
the adjacent residential uses.
COMPATIBILITY:
How will this zone change be compatible with the present zoning and conforming uses of nearby property
and with the character of the neighborhood?
Suburban Commercial uses are ideal at "hard" corners of major intersections. The project area is located
at the intersection of the major arterial of Wellborn Road (FM 2154) and Southland Street. The historic
use of this site has been residential but with Wellborn Road being a major thoroughfare, SC uses are far
more compatible. Additionally, the proposed development is an extension of the Southwest Crossing
commercial center and will provide a typical transitional use between the surrounding existing single-
family residential developments.
COMPREHENSIVE PLAN:
Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not, explain
why the Plan is incorrect.
A Comprehensive Plan Amendment is being requested with this zoning change.
REZONING SUITABILITY:
Explain the suitability of the property for uses permitted by the rezoning district requested.
The proposed development is a compatible fit and provides for a transitional use between the surrounding
existing single-family residential developments.
CURRENT SUITABILITY:
Explain the suitability of the property for uses permitted by the current zoning district.
The comprehensive development is located along the “hard” corners of Wellborn Road (FM 2154) and the
intersections of Southwest Parkway (minor arterial). These "light" commercial uses (i.e. Southwest
Crossing retail, office & restaurant spaces plus the relocation/replacement of the stand-only restaurant)
will provide reasonable transitional uses to the single-family use further east along Southland Street and
the multi-family development to the east of the shopping center.
PROPERTY MARKETABILITY:
Explain the marketability of the property for uses permitted by the current zoning district.
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REZONING SUPPORTING INFORMATION
SOUTHLAND ADDITION – LOT 6 & REMAINDER OF LOTS 1 – 5, BLOCK TWO
Page - 2
The zoning change will provide an adequate area for this redevelopment, ancillary uses, and over-sized
buffer area (with landscaping and solid screening wall) with the adjacent residential uses. The
relocation/replacement of the proposed facility will also provide higher visibility to Building “C” located
with the Southwest Crossing commercial center.
OTHER REASONS:
List any other reasons to support this zone change.
N/A.
CONCEPT PLANS:
BUILDING HEIGHTS:
Provide the range of future building heights.
Less than 20’.
PROPOSED DRAINAGE:
Provide a general statement regarding the proposed drainage.
Site development of this tract will require a detention facility which will adequately discharge site runoff
to pre-development runoff rates. Discharge from this site will be conveyed south to the Southwest
Crossing commercial property and existing storm sewer collection system.
VARIANCE SOUGHT:
List the general bulk or dimensional variations sought.
See attached PDD Concept Plan document. No meritorious modifications are being requested for the
proposed SC base zoning.
COMMUNITY BENEFITS:
If variations are sought, please provide a list of community benefits and/or innovative design concepts to
justify the request.
See attached PDD Zoning and Concept Plan document. Summary of Community Benefits are as follows:
1) 30’ wide buffer zoning with landscaping and solid screening wall along the common property line
of residential uses.
2) 5 queuing spaces for pick-up window and 3 queuing spaces for order window.
3) Shared parking and private access easement(s) provided with neighboring Southwest Crossing
commercial center.
SUSTAINED STABILITY:
Explain how the concept plan proposal will constitute an environment of sustained stability and will be in
harmony with the character of the surrounding area.
Modifications to the standard SC Suburban Commercial requirements for restaurants with a drive-thru which include being located a minimum of 150 feetfrom any single-family use or zoning and the requirement that drive-thru facilities (menu board, speaker box, pick-up window) cannot be located betweenthe building and any single-family use or zoning. The applicant is proposing the following:
1.Distance from pick-up window to the single-family property line: 59 feet2.Distance from back-of-curb of by-pass lane to single-family property line: 36 feet3.Distance from menu board to single-family property line: 67 feet
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REZONING SUPPORTING INFORMATION
SOUTHLAND ADDITION – LOT 6 & REMAINDER OF LOTS 1 – 5, BLOCK TWO
Page - 3
Over-sized buffering, screening and other enhancements added to the PDD Concept Plan will help to
minimize the "commercial" impacts to the surrounding community. Also, these proposed features will
help to increase the operations of the commercial center and proposed project.
CONFORMITY:
Explain how the proposal is in conformity with the policies, goals, and objectives of the Comprehensive
Plan.
Requested zoning change includes additional buffer area.
COMPATIBILITY w/USE:
Explain how the concept plan proposal is compatible with existing or permitted uses on abutting sites and
will not adversely affect adjacent development.
The comprehensive development is located along the “hard” corners of Wellborn Road (FM 2154) and the
intersections of Southwest Parkway (minor arterial). These "light" commercial uses (i.e. Southwest
Crossing retail, office & restaurant spaces plus the relocation/replacement of the stand-only restaurant)
will provide reasonable transitional uses to the single-family use further east along Southland Street and
the multi-family development to the east of the shopping center.
ACCESS TO STREETS:
State how dwelling units shall have access to a public street, if they do not front on a public street.
Full access will be provided via the Southwest Crossing commercial center (Wellborn Road and Southwest
Parkway). No driveway access will be requested for Southland Street.
PUBLIC IMPROVEMENTS:
State how the development has provided adequate public improvements, including, but not limited to
parks, schools, and other public facilities.
Existing public utilities and streets are in place and accessible to this project area.
PUBLIC HEALTH:
Explain how the concept plan proposal will not be detrimental to the public health, safety, or welfare, or
be materially injurious to properties or improvements in the vicinity.
Transitional zoning and over-sized buffering will be provided to adjacent single-family residential uses.
SAFETY:
Explain how the concept plan proposal will not adversely affect the safety and convenience of vehicular,
bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by
the proposed use and other uses reasonably anticipated in the area considering existing zoning and land
uses in the area.
The total peak generation, anticipated for this project, is nominally increasing since the restaurant is a
relocation/replacement of the existing restaurant facility. The traffic generated by this project is well
within the capacity of the surrounding roadway infrastructure. No driveway access will be requested for
Southland Street which will avoid commercial and residential vehicular interaction along Southland Street.
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