HomeMy WebLinkAbout07/21/2022 - Agenda Packet - Planning & Zoning Commission
College Station, TX
Meeting Agenda
Planning and Zoning Commission
1101 Texas Ave, College Station, TX 77840
Internet: https://zoom.us/j/86406948559
Phone: 888 475 4499 and Webinar ID: 864 0694 8559
The City Council may or may not attend this meeting.
July 21, 2022 6:00 PM City Hall Council Chambers
College Station, TX Page 1
Notice is hereby given that a quorum of the meeting body will be present in the physical
location stated above where citizens may also attend in order to view a member(s) participating
by videoconference call as allowed by 551.127, Texas Government Code. The City uses a third-
party vendor to host the virtual portion of the meeting; if virtual access is unavailable, meeting
access and participation will be in-person only.
1. Call to Order, Pledge of Allegiance, Consider Absence Request.
2. Hear Visitors
At this time, the Chairperson will open the floor to visitors wishing to address the Commission on issues
not already scheduled on tonight's agenda. An individual who wishes to address the Commission
regarding any item on the agenda shall register with the Commission Secretary prior to 4 p.m. on the
day of the meeting. To register, the individual must provide a name and phone number by calling
979.764.3751 or emailing khejny@cstx.gov prior to 4 p.m. To submit written comments to the
Commission, email khejny@cstx.gov and they will be distributed to the Commission. The visitor
presentations will be limited to three minutes in order to accommodate everyone who wishes to address
the Commission and to allow adequate time for completion of the agenda items. The Commission will
receive the information, ask city staff to look into the matter, or will place the matter on a future agenda
for discussion. (A recording is made of the meeting; please give your name and address for the record.)
3. Consent Agenda
All matters listed under the Consent Agenda, are considered routine by the Commission and will be
enacted by one motion. These items include preliminary plans and final plats, where staff has found
compliance with all minimum subdivision regulations. All items approved by Consent are approved with
any and all staff recommendations. Since there will not be separate discussion of these items, citizens
wishing to address the Commission regarding one or more items on the Consent Agenda may address
the Commission at this time as well. If any Commissioner desires to discuss an item on the Consent
Agenda it may be moved to the Regular Agenda for further consideration.
3.1. Consideration, discussion, and possible action to approve meeting minutes.
Attachments: 1. July 7 2022
4. Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
5. Regular Agenda
Page 1 of 34
Planning and Zoning Commission
Page 2 July 21, 2022
5.1. Public Hearing, presentation, discussion and possible action regarding an ordinance amending
Appendix A, “Unified Development Ordinance," Article 4, "Zoning Districts,” Section 4.2, “Official
Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by changing the
zoning district boundary from PDD Planned Development District to PDD Planned Development
District to amend the existing PDD Concept Plan on approximately 2 acres of land located at
Harper’s Crossing Block 1 Lot 2, more generally located northeast of the intersection of Barron
Road and William D. Fitch Parkway. Case #REZ2022-000009 (Note: Final action of this item will
be considered at the August 11, 2022 City Council Meeting – Subject to change).
Sponsors: Robin Macias
Attachments: 1. Staff Report
2. Vicinity Map, Aerial, and Small Area Map
3. Background Information
4. Applicant's Supporting Information
5. Rezoning Map
6. Existing Future Land Use Map
7. Existing Concept Plan
8. Proposed Concept Plan
5.2. Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
the Comprehensive Plan - Future Land Use & Character Map from Medical to Urban Residential
for approximately 17 acres, generally located at 400 Double Mountain Road. Case #CPA2022-
000005 (Note: Final action of this item will be considered at the August 11, 2022 City Council
Meeting- Subject to change).
Sponsors: Jesse Dimeolo
Attachments: 1. Staff Report
2. Vicinity Map, Aerial, and Small Area Map
3. Comprehensive Plan Exhibit
4. Background Information
5. Applicant's Supporting Information
6. Comprehensive Plan Amendment Map
6. Informational Agenda
6.1. Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
6.2. Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
Thursday, July 28, 2022 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00
p.m. (Liaison - Jackson)
Thursday, August 4, 2022 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
Thursday, August 11, 2022 ~ City Council Meeting ~ Council Chambers ~ Open Meeting
6:00 p.m. (Liaison - Smith)
Thursday, August 18, 2022 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
6.3. Presentation and discussion regarding an update on items heard:
A Rezoning of approximately seven acres from Research & Development to Planned
Development District located at 400 Technology Parkway. The Planning & Zoning
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Planning and Zoning Commission
Page 3 July 21, 2022
Commission heard this item on June 16, 2022 and voted (7-0) to recommend approval.
The City Council heard this item on July 14, 2022 and voted (6-0) to approve the request.
6.4. Discussion and review regarding the following meetings: Design Review Board, BioCorridor
Board.
Monday, July 25, 2022 ~ DRB Meeting ~ City Hall 1938 Executive Conference Room ~
11:00 a.m.
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 July 15, 2022 at 5:00 p.m.
City Secretary
This building is wheelchair accessible. Persons with disabilities who plan to attend this meeting
and who may need accommodations, auxiliary aids, or services such as interpreters,
readers, or large print are asked to contact the City Secretary’s Office at (979) 764-3541, TDD
at 1-800-735-2989, or email adaassistance@cstx.gov at least two business days prior to the
meeting so that appropriate arrangements can be made. If the City does not receive notification
at least two business days prior to the meeting, the City will make a reasonable attempt to
provide the necessary accommodations.
Penal Code § 30.07. Trespass by License Holder with an Openly Carried Handgun.
"Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an Openly
Carried Handgun) A Person Licensed under Subchapter H, Chapter 411,
Government Code (Handgun Licensing Law), may not enter this Property with a
Handgun that is Carried Openly."
Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con Licencia.
“Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de mano al aire
libre con licencia), personas con licencia bajo del Sub-Capitulo H, Capitulo 411,
Codigo de Gobierno (Ley de licencias de arma de mano), no deben entrar a esta propiedad
portando arma de mano al aire libre.”
Page 3 of 34
July 7, 2022 P&Z Meeting Minutes Page 1 of 5
MINUTES PLANNING & ZONING COMMISSION
July 7, 2022 6:00 p.m. 1101 Texas Ave, College Station, TX 77840 Phone: *888 475 4499 and Webinar ID: 872 0635 7232 Internet: https://zoom.us/j/87206357232
COMMISSIONERS PRESENT: Dennis Christiansen, Bobby Mirza, William Wright, Thomas Jackson, Jason Cornelius, and Mark Smith COMMISSIONERS ABSENT: Melissa McIlhaney CITY STAFF PRESENT: Michael Ostrowski, Molly Hitchcock, Erika Bridges, Alyssa Halle-Schramm, Anthony Armstrong, Lucas Harper, Jesse DiMeolo, Robin Macias, Derrick Williams, Bekha Wells, Naomi Sing, Katherine Beaman-Jamael, Lindsey Pressler, Leslie Whitten, and Kristen Hejny
1. Call Meeting to Order, Pledge of Allegiance, Consider Absence Request.
Chairperson Christiansen called the meeting to order at 6:00 p.m.
2. Hear Visitors
No visitors spoke. 3. Consent Agenda 3.1 Consideration, discussion, and possible action to approve meeting minutes.
• June 16, 2022
3.2 Presentation, discussion, and possible action regarding a Final Plat for Southern Pointe Subdivision Sections 103 & 119 on approximately 14.85 acres, generally located north of Peach Creek Cut-Off
Road and west of Pipeline Road in the City’s Extra-Territorial Jurisdiction (ETJ). Case #FP2021- 000025
Commissioner Smith motioned to approve the Consent Agenda. Commissioner Cornelius seconded the motion, motion passed (6-0). 4. Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission Action. No items were removed. 5. Regular Agenda
5.1 Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A, “Unified Development Ordinance,” Section 5.2, “Residential Dimensional Standards,” and Section 8.3.H.4, “Cluster Development” of the Code of Ordinances of the City of College Station, Texas, regarding cluster developments. Case #ORDA2022-000002 (Note: Final
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July 7, 2022 P&Z Meeting Minutes Page 2 of 5
action of this item will be considered at the July 28, 2022 City Council Meeting – Subject to change).
Staff Planner Macias presented the Ordinance Amendment to the Commission, recommending approval. Commissioner Cornelius asked in regard to other cities that did not increase density, was it because there was no incentive. Staff Planner Macias stated that other city’s incentives did not include density bonuses. Commissioner Wright asked if the City of College Station is looking to give a density bonus.
Staff Planner Macias stated that staff is not increasing the density from what is currently there, staff has found that in recent and current developments, developers cannot yield the lots to reach the density that we currently have, so an incentive was not necessary. Ms. Macias further stated that
by decreasing the lot size and making it to where developers can set a minimum, it would increase the lot yield and allow the developers to be closer to the maximum density allowed.
Commissioner Smith asked for examples of developments such as the Cove of Nantucket and their percentage of open space. Staff Planner Macias stated that the Cove of Nantucket has 12% open space, with 19% dedicated as parkland. Commissioner Smith asked for the number of cluster subdivisions in the City of College Station. Staff Planner Macias clarified that there are currently eight cluster subdivisions in the City of College Station.
Commissioner Mirza asked if clustering would make housing more affordable. Staff Planner Macias explained that cluster subdivisions could have that effect, possibly containing smaller lots to sell at a more affordable rate. Commissioner Wright asked if staff has seen the development community interested in cluster
subdivisions. Staff Planner Macias clarified that staff is not receiving many questions; however, some developers have used it, and some have said it did not fit their business model. Chairperson Christiansen opened the public hearing. No visitors spoke. Chairperson Christiansen closed the public hearing.
Commissioner Jackson motioned to recommend approval of the Ordinance Amendment. Commissioner Commissioner Wright seconded the motion, the motion passed (6-0).
Page 5 of 34
July 7, 2022 P&Z Meeting Minutes Page 3 of 5
5.2 Presentation, discussion, and possible action on the Plan of Work.
Director of Planning & Development Services Ostrowski presented this item to the Commission. Chairperson Christiansen requested staff look into a safer system of bike facilities, lighting, and widening bike lanes. Chairperson Christiansen asked for the process when a new project comes to staff. Director of Planning & Development Services Ostrowski explained what staff would do internally versus hiring a consultant, and review with staffing levels.
Commissioner Cornelius requested the middle housing zoning district itemized as critical. Commissioner Wright requested lot-by-lot grading requirements be itemized as important.
Chairperson Christiansen acknowledged the Wellborn Community planning effort.
Commissioner Mirza asked if certain issues are prioritized over others. Director of Planning & Development Services Ostrowski stated that prioritization depends on community needs, state law, and sequencing of projects. Commissioner Wright motioned to recommend approval of the Plan of Work noting lot-by- lot grading requirements as an important priority and middle housing as a critical priority. Commissioner Cornelius seconded the motion, the motion passed (6-0). 6. Informational Agenda
6.1 Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
There was no discussion.
6.2 Discussion of Minor/Amending Plats approved by staff:
• Parkway Plaza Phase 7; Lots 3R-1, 3R-2, 4R, and 5R ~ Case #FPCO2022-000002
• College Station Medical + Senior Living; Block 1, Lot 1-R ~ Case #FP2022-000006
There was no discussion. 6.3 Presentation and discussion regarding an update on items heard:
• A Comprehensive Plan Amendment of approximately five acres from Residential
Suburban to Neighborhood Commercial located at 2354 Barron Road. The Planning & Zoning Commission heard this item on June 2, 2022 and voted (4-1) to recommend
Page 6 of 34
July 7, 2022 P&Z Meeting Minutes Page 4 of 5
approval. The City Council heard this item on June 23, 2022 and voted (7-0) to approve the request.
• A Rezoning of approximately five acres from Rural to PDD located at 2354 Barron Road. The Planning & Zoning Commission heard this item on June 2, 2022 and voted (5-0) to
recommend approval of the request with the conditions that the front of the building not exceed 28 feet in height and the rear of the building not exceed 16 feet in height. The City Council heard this item on June 23, 2022 and voted (7-0) to approve the request with the Commission’s conditions and an additional condition that the buffer must include a minimum 6-foot concrete or brick wall.
• A Ordinance Amendment amending the official Park Zones Map, land dedication, and fee amounts. The Planning & Zoning Commission heard this item on May 19, 2022 and voted (7-0) to recommend approval. The City Council heard this item on June 23, 2022 and voted
(7-0) to approve the request with an implementation schedule of the proportionate dedication and fee rates of 60% on 10/1/2022, 80% on 10/1/2023, and 100% on 10/1/2024. There was no discussion.
6.4 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
• Thursday, July 14, 2022 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m. (Liaison – McIlhaney)
• Thursday, July 21, 2022 ~ P&Z Meeting ~ Council Chambers 6:00 p.m.
• Thursday, July 28, 2022 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m. (Liaison – Jackson)
• Thursday, August 4, 2022 ~ P&Z Meeting ~ Council Chambers 6:00 p.m. There was no discussion.
6.5 Discussion and review regarding the following meetings: Design Review Board, BioCorridor Board.
• None There was no discussion 7. Discussion and possible action on future agenda items. A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. There was no discussion.
8. Adjourn
The meeting adjourned at 6:54 p.m. Approved: Attest:
Page 7 of 34
July 7, 2022 P&Z Meeting Minutes Page 5 of 5
______________________________ ________________________________
Dennis Chairperson Christiansen, Chairperson Kristen Hejny, Admin Support Specialist Planning & Zoning Commission Planning & Development Services
Page 8 of 34
July 21, 2022
Regular Agenda
Rezoning – Barron Road PDD Concept Plan Amendment
To: Planning & Zoning Commission
From: Robin Macias, 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 PDD Planned Development District to PDD Planned Development District
to amend the existing PDD Concept Plan on approximately 2 acres of land located at Harper’s Crossing
Block 1 Lot 2, more generally located northeast of the intersection of Barron Road and William D Fitch
Parkway. Case # REZ2022-000009 (Note: Final action of this item will be considered at the August 11,
2022 City Council Meeting – Subject to change).
Recommendation: Staff recommends approval of the modified Concept Plan.
Summary: This request is to modify the existing PDD Planned Development District Concept Plan on
approximately 2 acres of a 3.2-acre PDD. The property was previously zoned PDD Planned Development
District in 2012 and the associated Concept Plan showed the development of the property in two
phases. Phase One was completed with the development of a medical office. Phase Two is
undeveloped and is the subject of this Concept Plan amendment. The applicant is proposing to change
the site layout from one building to two buildings and change the parking layout. It is the applicant’s
intent to build a daycare facility at this location.
REZONING REVIEW CRITERIA
1. Whether the proposal is consistent with the Comprehensive Plan:
The Comprehensive Plan Future Land Use and Character Map designates the subject property
as Neighborhood Commercial. The Comprehensive Plan generally describes the Neighborhood
Commercial land use designation as follows:
Areas of commercial activities that cater primarily to nearby residents. These areas
tend to be smaller format than general commercial and locate adjacent to major
roads along the fringe of residential areas.
The intent of the district is to:
Accommodate limited commercial services compared to General Commercial.
Encourage transitions in building height and mass when adjacent to residential
neighborhoods.
Support some residential uses that are compatible with the surrounding neighborhood
character.
The zoning districts that are generally appropriate within this land use include: SC Suburban
Commercial and O Office zoning.
Page 9 of 34
The proposed concept plan amendment is in line with the Comprehensive Plan as it is providing
a small-scale commercial development.
2. Whether the uses permitted by the proposed zoning district will be appropriate in the context of
the surrounding area:
The property has frontage to both Barron Road and William D Fitch Parkway. Adjacent properties
are zoned GS General Suburban to the north and east, PDD Planned Development District to the
south, and GS General Suburban and R Rural to the west. The properties to the south of the
subject property across William D Fitch Pkwy are zoned C-3 Light Commercial and SC Suburban
Commercial.
Adjacent and nearby properties are developed as residential homes, a medical office, commercial
offices, and restaurants. The PDD’s land uses are not proposed to change and are appropriate in
the context of the area.
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 small scale commercial development.
The site has adequate space to meet the minimal dimensional standards for the base zoning
district of C-3 Light Commercial as set forth in the PDD.
4. Whether there is available water, wastewater, stormwater, and transportation facilities
generally suitable and adequate for uses permitted by the proposed zoning district:
The existing water and wastewater infrastructure is adequate to support the needs of this
development. Drainage and any other infrastructure required with the site development shall be
designed and constructed in accordance with the BCS Unified Design Guidelines. The subject
property has frontage to Barron Road, a minor arterial on the Throughfare Plan, and will have
driveway access to it. A traffic impact analysis was not required for the proposed request as the
anticipated traffic volume falls below the threshold of 150 trips in the peak hour that would
require a TIA to be performed.
5. The marketability of the property:
The proposed modifications to the existing PDD Concept Plan will increase the marketability of the
property as it would be better suited for a daycare facility.
REVIEW OF CONCEPT PLAN
The Concept Plan provides an illustration of the general layout of the proposed building areas as
well as other site related features. The proposed Concept Plan is generally changing the building
and parking layout for Phase Two of the PDD Concept Plan.
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:
Page 10 of 34
1.The proposal will constitute an environment of sustained stability and will be in harmony with
the character of the surrounding area;
2.The proposal is in conformity with the policies, goals, and objectives of the Comprehensive
Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose
of this Section;
3.The proposal is compatible with existing or permitted uses on abutting sites and will not
adversely affect adjacent development;
4.Every dwelling unit need not front on a public street but shall have access to a public street
directly or via a court, walkway, public area, or area owned by a homeowners association;
5.The development includes provision of adequate public improvements, including, but not
limited to, parks, schools, and other public facilities;
6.The development will not be detrimental to the public health, safety, welfare, or materially
injurious to properties or improvements in the vicinity; and
7.The development will not adversely affect the safety and convenience of vehicular, bicycle, or
pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the
proposed use and other uses reasonably anticipated in the area considering existing zoning and
land uses in the area.
The proposed Concept Plan amendment for Phase Two will include two one-story buildings that will
not total more than 13,000 sq ft combined. The proposed Concept Plan also includes a proposed
covered outdoor learning and recreation area. A 15-ft landscape buffer with masonry wall will be
adjacent to the residential homes. The Concept Plan is proposing to have one-way traffic through the
site, which will have an entrance off Barron Rd and exit onto William D Fitch Pkwy. A right turn lane
may be added along Barron Rd during the site plan submittal.
Purpose, Intent and Community Benefits:
The Planned Development District for this property outlines the purpose, intent, and community benefit
of the proposed development, which is to provide small scale commercial businesses to support the
surrounding residential uses. The applicant has proposed a daycare facility to benefit the surrounding
area.
Base Zoning and Meritorious Modifications:
The Planned Development District has a base zoning of C-3 Light Commercial.
At the time of site plan, the project will need to meet all applicable site development standards and
platting requirements of the Unified Development Ordinance for the base zoning district, except where
meritorious modifications are granted with the PDD zoning. The applicant is not requesting any
modifications to the existing PDD other than the amended Concept Plan for Phase Two.
STAFF RECOMMENDATION
Staff recommends approval of the amended Concept Plan for Phase Two.
Page 11 of 34
SUPPORTING MATERIALS
1. Vicinity, Aerial, and Small Area Map
2. Background Information
3. Applicant’s Supporting Information
4. Rezoning Map
5. Existing Future Land Use Map
6. Original Concept Plan
7. Proposed Concept Plan
Page 12 of 34
Page 13 of 34
Page 14 of 34
Page 15 of 34
BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date: July 21, 2022
Advertised Council Hearing Date: August 11, 2022
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:
Sonoma Homeowner Association
Property owner notices mailed: 28
Contacts in support: None at the time of this report
Contacts in opposition:None at the time of this report
Inquiry contacts:One at the time of this report
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North Suburban Residential GS General Suburban Residential
South Neighborhood
Commercial
PDD Planned Development
District with a base zoning
of C-3 Light Commercial
Medical Office
East Suburban Residential GS General Suburban Residential
West Neighborhood
Commercial R Rural Residential
DEVELOPMENT HISTORY
Annexed: June 1995
Zoning: A-O Agricultural Open (upon annexation 1995)
C-3 Light Commercial (2006)
PDD Planned Development District (2009)
PDD Planned Development District (2012)
Final Plat:Harper’s Crossing Block 1 Lot 2
Site Development:Undeveloped
Page 16 of 34
Name of Project: CONCEPT PLAN AMENDMENT
Address:
Legal Description: HARPER'S CROSSING, BLOCK 1, LOT 1
Total Acreage: 3.19
Applicant: CREATE CONSTRUCTION LLC
Property Owner: ROOTED ENTERPRISE LLC
List the changed or changing conditions in the area or in the City which make this zone change
necessary.
Unchanged from existing PDD.
Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not,
explain why the Plan is incorrect.
Unchanged from existing PDD.
How will this zone change be compatible with the present zoning and conforming uses of nearby
property and with the character of the neighborhood?
Unchanged from existing PDD.
Explain the suitability of the property for uses permitted by the rezoning district requested.
Unchanged from existing PDD.
Explain the suitability of the property for uses permitted by the current zoning district.
Unchanged from existing PDD.
REZONING PDD APPLICATION
SUPPORTING INFORMATION
Page 1 of 3
Page 17 of 34
Explain the marketability of the property for uses permitted by the current zoning district.
Unchanged from existing PDD.
List any other reasons to support this zone change.
The current concept plan only shows a single rectangular building near the northeast property line. We are
seeking an amendment to the concept plan to better reflect the existing conditions as well and match our
proposed future development.
Maximum Building Height.
N/A
Proposed Drainage.
N/A
Variations Sought.
N/A
Community Benefits.
N/A
Sustained Stability.
N/A
Page 2 of 3
Page 18 of 34
Conformity.
N/A
Compatibility with use.
N/A
Access to Streets.
N/A
Public Improvements.
N/A
Public Health.
N/A
Safety.
N/A
Page 3 of 3
Page 19 of 34
Page 20 of 34
Page 21 of 34
Ordinance # 20/2 - 340. 1l Page 4 of 6
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Page 22 of 34
EXISTING MASONRY WALL PROPOSED MASONRY WALL
PROPOSED MASONRY WALLEXISTING MASONRY WALLBARRON ROAD90' ROWSTATE HIGHWAY 40
ROW VARIES
15' LANDSCAPE BUFFER
15' LANDSCAPE BUFFEREXISTING RETAINING WALL
EXISTING STORM DETENTION
BUILDING 1
BUILDING 2
OUTDOOR LEARNING AND RECREATION AREA
NEW PARKINGNEW PARKINGNEW PARKINGNEW PARKINGNEW PARKING
NEW DRIVEWAY
NEW DRIVEWAYEXISTING PARKING AND DRIVEWAYS
EXISTING PARKING AND DRIVEWAYS
TRUE NORTH
EXISTING PHASE 1 BUILDING
3206 LONGMIRE DR. STE. A1
COLLEGE STATION, TX 77845
(979)492.4908
jason@praxisdb.netEmail:
Phone:
Project Number:
Sheet issue date:
FOR REVIEW
ONLY NOT FOR
CONSTRUCTION
PRELIMINARY PEAS IN A PODAMENDED CONCEPT PLANACP1COLLEGE STATION, TX05/06/22
Revision Schedule
Revision
Number
Revision
Date
1" = 20'-0"1 A400
1 AMENDED CONCEPT PLAN
FINAL SIZE AND LAYOUT MAY CHANGE
SUBJECT TO SITE PLAN REVIEW
EDGE OF STRUCTURE TO
REMAIN OUTSIDE OF
LANDSCAPE BUFFER
OPTIONAL ONE-WAY TRAFFIC
TO BE FINALIZED DURING SITE
PLAN REVIEW
TOTAL BUILDING AREA NOT TO
EXCEED 15,000 SF PER PDD
ONE-STORY
ONE-STORY
(ESTIMATED ONE STORY BUILDINGS
TO BE 12,500 SF COMBINED)
RIGHT TURN LANE TO BE
ADDED ON BARRON ROAD
DURING SITE PLANNING
Page 23 of 34
1
July 21, 2022
Regular Agenda
Comprehensive Plan Amendment
To:Planning & Zoning Commission
From:Jesse DiMeolo, Staff Planner
Agenda Caption: Public Hearing, presentation, discussion, and possible action regarding an ordinance
amending the Comprehensive Plan - Future Land Use & Character Map from Medical to Urban
Residential for approximately 17 acres, generally located at 400 Double Mountain Road. Case
#CPA2022-000005 (Note: Final action of this item will be considered at the August 11, 2022 City Council
Meeting- Subject to change).
RECOMMENDATION: Staff recommends denial of the Comprehensive Plan Future Land Use and
Character Map amendment.
Summary: The applicant is requesting an amendment to the Comprehensive Plan Future Land Use
and Character Map from Medical to Urban Residential for approximately 17 acres, located east of
Medical Avenue. Urban Residential is defined as areas appropriate for high-density multi-family and
attached residential development in various forms and limited non-residential uses. This
Comprehensive Plan Amendment is in preparation for a multifamily rezoning of the property to allow
for additional residential housing in the area. It is the applicant’s intent to develop multifamily
housing that supports medical staff and professionals working at the nearby Baylor Scott & White
Hospital.
REVIEW CRITERIA
1.Changed or changing conditions in the subject area of the City: The subject property is located
within the boundaries of the College Station Medical District Master Plan, which was adopted by
City Council in October, 2012. The City’s Comprehensive Plan was amended by the Master Plan,
and a new Future Land Use and Character designation of Medical was adopted. The Medical
land use designation is generally for areas that have medically related uses and supporting
office, commercial, and residential uses. The subject property and properties to the west and
north have a future land use designation of Medical. The properties to the east and south are
designated as Neighborhood Center.
In the past decade, this area has seen growth with the initial and on-going development of the
Scott & White campus, an assisted living facility, and commercial development. Extension of
essential wastewater infrastructure in the area allowed for the rezoning and initial and
continued development of the mixed-use Midtown development. The property to the east is
part of the Midtown Town Center Commercial Mixed-Use District and the property to the south,
across Midtown Drive, is the Huntington Apartments, which are age-restricted for senior living.
The Medical District Master Plan states that the number of Americans aged 65 and over is
expected to double between 2010 and 2040. These demographic conditions are continuing to
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drive healthcare growth in College Station and surrounding regions. The Master Plan aims to
create a high quality, mixed-use, pedestrian-friendly district that will complement and enhance
the emerging concentration of medical and health care uses in the vicinity of State Highway 6
and Rock Prairie Road. Specific design elements should be incorporated into such developments
so as to provide a health-centered “lifestyle” environment with activity during the days,
evenings and weekends that help energize the medical district.
2.Compatibility with the existing uses, development patterns, and character of the immediate area
concerned, the general area, and the City as a whole: The applicant is requesting an amendment
to the Future Land Use and Character Map to Urban Residential. The proposal is not compatible
with the existing uses as outlined in the Medical District Master Plan. On the other hand, a
mixed-use product with not only residential units but also some medically related office or
commercial uses would be ideal for this location and in line with the Master Plan. When the
Master Plan was first drafted, community leaders and decision-makers wanted the area to focus
on medical care, and health and wellness by creating a distinct “place” rather than a random
collection of businesses and neighborhoods. The applicant has stated a greater need for
multifamily housing in this area of the city within biking and walking distance of the medical
facilities. Located between the Scott & White campus and the Midtown Subdivision, seventeen
acres of high-density multifamily would not be compatible with the development pattern.The
Midtown Subdivision and other nearby subdivisions will provide the supporting housing needs
for the district.
3.Impact on environmentally sensitive and natural areas: There is no FEMA designated floodplain
on the property. The applicant has stated that the subject property “will follow city codes and
ordinances and will not have adverse impacts on the surrounding areas.”
4.Impacts on infrastructure including water, wastewater, drainage, and the transportation network:
Water, waste water, and fire flow service will be provided by College Station Utilities. The
subject property generally drains to the south/southeast within the Lick Creek Basin and is not
encumbered by FEMA Special Flood Hazard Area (SFHA). Detention is required with future
development and would be addressed with the site plan. Drainage and all other infrastructure
required with site development shall be designed and constructed in accordance with the B/CS
Unified Design Guidelines.
The subject property is surrounded on three sides by Midtown Drive, Medical Avenue, and
Double Mountain Road. Double Mountain Road and Medical Avenue are both designated as
future 2-Lane Minor Collectors on the Thoroughfare Plan. Midtown Drive is designated as a
future 4-Lane Minor Arterial. The proposed Urban Residential designation likely increases the
potential traffic generated in comparison to the existing Medical designation and a Traffic
Impact Analysis with the rezoning will be required.
There are two street stubs to the subject property that will have to be continued through. On
the west side, there is Cathedral Pines Drive and on the east side, Tocode Road is being stubbed
to the property line with the Midtown Preliminary Plan.
5.Consistency with the goals and strategies set forth in the Comprehensive Plan: The intent of
College Station’s Future Land Use and Character Map is to create a community with strong,
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unique neighborhoods, protected rural areas, special districts, distinct corridors, and a protected
and enhanced natural environment. The subject property and property to the north and west
are identified as Medical and properties to the east and south are Neighborhood Center, which
is defined as areas that are appropriate for a mix of uses arranged in a compact and walkable
pattern at a smaller scale than Urban Centers.
The proposed amendment to Urban Residential, defined as areas appropriate for high-density
multi-family and limited non-residential uses, would create a land use that would set the stage
for a multifamily rezoning, which utilizes large parent tracts, making it less likely that the road
projections expected for Cathedral Pines Drive and Tocode Road would come to fruition when
the property is platted. This would create a need for waivers to the Subdivision Regulations of
the Unified Development Ordinance.
The Urban Residential land use designation is inappropriate for this property as it is between
existing medical uses and the Midtown development that is planned as a mixed-use, compact
development. A large tract that sets the expectation for high-density residential would disrupt
the patterns laid out for the Medical District. The subject property is not located in an area that
the Master Plan describes as appropriate for primarily residential uses. Residential uses are
planned for in the adjacent Neighborhood Center areas, which support multi-family residential
as a complementary secondary component of a center that includes commercial and/or office
uses. Supporting residential uses are currently being developed or are planned for development
in the Neighborhood Center area (Midtown), in close proximity to the existing Medical District
Core. The goal of the pattern is to create neighborhood centers with a mixture of offices, hotels,
and dense, urban-style residences that support the medical core. Seventeen acres of Urban
Residential in the middle of this planning area would be inconsistent with the goals set forth in
the Comprehensive Plan.
STAFF RECOMMENDATION
Staff recommends denial of the Comprehensive Plan Future Land Use and Character Map amendment
because of the impacts the future land use would have on the planned roadway, land use, and
development patterns, which are inconsistent with the Medical District Master Plan.
SUPPORTING MATERIALS
1. Vicinity Map, Aerial, and Small Area Map
2. Comprehensive Plan Exhibit
3. Background Information
4. Applicant’s Supporting Information
5. Comprehensive Plan Amendment Map
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DOUBLE MOUNTAIN RD 3 7 2 5 1 4 10 11 9 6 8 13 14 12ROCK PRAIRIE RDMEDICAL AVENUEMIDTOWN DRIVEDURHAM LOOPA000901, THOMASCARRUTHERS (ICL), TRACT 21Acres: 16.88Existing Land Use: MedicalDOUBLE MOUNTA
IN
RD 3 7 2 5 1 4 10 11 9 6 8 13 14 12ROCK PRAIRIE RDA000901, THOMASCARRUTHERS (ICL), TRACT 21Acres: 16.88Proposed Land Use: UrbanResidentialM
E
D
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A
L
A
V
E
N
U
EMIDTOWN DRIVEDURHAM LOOPROCK PRAIRIE RDSTATE HWY 6SITEEXISTINGPROPOSED LEGEND VICINITY MAPCPAPage 30 of 34
BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date: July 21, 2022
Advertised Council Hearing Date: August 11, 2022
The following neighborhood organizations that are registered with the City of College Station’s
Neighborhood Services have received a courtesy letter of notification of this public hearing:
N/A
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 Medical PDD Planned
Development District
Accel at College Station
Nursing Home
South Neighborhood Center
R Rural and PDD
Planned Development
District
Huntington Apartments
Senior Living
East Neighborhood Center
R Rural and PDD
Planned Development
District
Future Phase of
Midtown Town Center
Commercial Area
West Medical PDD Planned
Development District
Baylor Scott & White
Hospital
DEVELOPMENT HISTORY
Annexation: 1995
Zoning:A-O Agricultural Open upon annexation
A-P Administrative Professional (Unknown – between 1995 and 2002)
Renamed O Office in 2012 in conjunction with Medical District Master Plan
Current Zoning is O Office
Final Plat: Unplatted
Site development:Undeveloped
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3600 Rock Prairie Road Multi-Family Application
Land Use Plan Amendment
1. What specific element of the Comprehensive Plan (for example, Land Use & Character designation,
Thoroughfare Plan Context Class, or thoroughfare alignment) and at what specific location (if
applicable) is requested to be amended?
Land Use Plan Amendment at 3600 Rock Prairie Road
2. Please list the amendment(s) requested.
We request to amend the Land Use Plan for this property from Medical to Urban Residential
3. Please explain the reason for the amendment(s).
There continues to be a need for medium-density class A multi-family housing. There is a lack of
vacant Urban Residential designated properties on the Land Use Plan throughout the city, and we
believe this location is best suited for medium-density class A multi-family housing. The current land
use of Medical is well suited for this property with the understanding that a multi-family housing
development that supports medical staff is an appropriate use. However, if this type of use is not
seen as appropriate, we believe Medical is not the best land use for this property.
4. Please explain the changed or changing conditions in the subject area of the City.
It is our understanding that Medical was placed at this location is to preserve land for medical offices
in the Medical District area of College Station. According to current performance analytics, there is
approximately 64,000 S.F. of vacant office space in the Medical District and South College Station
combined. Along with this, over the last two years office vacancies have jumped from 10% to 75%,
doubling the average of the last 10 years in College Station. We believe reserving this space for more
medical office is unnecessary when the market is currently saturated with unused office spaces. The
market is clearly in need of middle-housing, and providing middle-housing in the Medical District that
is within walking/biking distance of the medical facilities is a much better long-term use for this
property.
5. Please show the compatibility with the existing uses, development patterns, and character of the
immediate area concerned, the general area, and the city as a whole.
Amending the Land Use Plan to reflect Urban Residential will be consistent with the pattern of
residential development in the Midtown Reserve area and supportive of the medical uses in the
district. Adding Class A multi-family units to the district contributes to the healthy mix of housing
types available to serve those employed in the Medical District. Along with this, it will be located in
proximity to the developing Midtown Reserve and other existing commercial uses in the area. This
type of middle housing is desperately needed in College Station and is well-suited for College Station
at this location.
6. Please list any impacts on environmentally sensitive and natural areas.
This property does not have any environmentally sensitive areas. All development will follow City
codes and ordinances and will not have adverse impacts on surrounding areas.
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7. List any impacts on infrastructure, including water, wastewater, drainage and transportation
network.
The class A apartment development does not exceed the threshold of 150 trips in the peak hour that
would require a traffic impact analysis.
We do not anticipate overwhelming impacts to the water and wastewater infrastructure systems.
We will work with the Water Services Department on any concerns that may arise.
8. Explain consistency with the goals and strategies set forth in the Comprehensive Plan.
The Comprehensive Plan projects that College Station will be severely deficient in housing over the
next several years. The plan states “If population and housing demands continue to increase and
state legislation restricting annexation remains in effect, the City will naturally face a greater need
for increased density in appropriately targeted areas.” This class A apartment development will
contribute to the much needed housing stock, particularly for those employed in the Medical District,
as mentioned in the Medical District Plan.
Because there is a lack of undeveloped and available Urban Residential designated land in College
Station and the abundance of vacant office space in the immediate vicinity, this tract is best suited to
meet the urgent need for middle housing within the Medical District.
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