HomeMy WebLinkAbout05/16/2024 - Regular Agenda Packet - Planning & Zoning Commission
College Station, TX
Meeting Agenda
Planning and Zoning Commission
1101 Texas Avenue, College Station, TX 77840
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Meeting ID: 279 783 445 779 | Passcode: RtFGtJ
Phone: 833-240-7855 | Phone Conference ID: 291 547 031#
The City Council may or may not attend this meeting.
May 16, 2024 6:00 PM City Hall Council Chambers
College Station, TX Page 1
Notice is hereby given that a quorum of the meeting body will be present in the physical location
stated above where citizens may also attend in order to view a member(s) participating by
videoconference call as allowed by 551.127, Texas Government Code. The City uses a third-
party vendor to host the virtual portion of the meeting; if virtual access is unavailable, meeting
access and participation will be in-person only.
1. Call to Order, Pledge of Allegiance, Consider Absence Request.
2. Hear Visitors
At this time, the Chairperson will open the floor to visitors wishing to address the Commission on issues
not already scheduled on tonight's agenda. The visitor presentations will be limited to three minutes in
order to accommodate everyone who wishes to address the Commission and to allow adequate time
for completion of the agenda items. The Commission will receive the information, ask city staff to look
into the matter, or will place the matter on a future agenda for discussion. (A recording is made of the
meeting; please give your name and address for the record.)
3. Consent Agenda
All matters listed under the Consent Agenda, are considered routine by the Commission and will be
enacted by one motion. These items include preliminary plans and final plats, where staff has found
compliance with all minimum subdivision regulations. All items approved by Consent are approved with
any and all staff recommendations. Since there will not be separate discussion of these items, citizens
wishing to address the Commission regarding one or more items on the Consent Agenda may address
the Commission at this time as well. If any Commissioner desires to discuss an item on the Consent
Agenda it may be moved to the Regular Agenda for further consideration.
3.1. Consideration, discussion, and possible action to approve meeting minutes.
Attachments: 1. May 2 2024
4. Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
5. Regular Agenda
5.1. Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
Appendix A, Unified Development Ordinance, Article 4 "Zoning Districts,” Section 4.2 “Official
Zoning Map” of the Code of Ordinances of the City of College Station, Texas by changing the
zoning district boundaries from R Rural to GS General Suburban and T Townhouse on
Page 1 of 54
Planning and Zoning Commission
Page 2 May 16, 2024
approximately seven acres located in the Needham Estates, Block 1, Lot 1-7 and in A005401, R
Stevenson (ICL), Tract 90, more generally located at 2542 and 2522 Barron Road. Case
#REZ2024-000008 (Note: Final action of this item will be considered at the June 13, 2024 City
Council Meeting – Subject to change).
Sponsors: Jesse Dimeolo
Attachments: 1. Vicinity, Aerial, and Small Area Maps
2. Background Information
3. Applicants Supporting Information
4. Rezoning Exhibit
5. Future Land Use Map
6. Rezoning Map
5.2. Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
the Comprehensive Plan Future Land Use and Character Map from Urban Residential to General
Commercial for approximately three acres, generally located at 116 and 120 Morgan’s Lane.
Case #CPA2023-000004 (Note: Final action of this item will be considered at the June 13, 2024,
City Council Meeting - Subject to change.)
Sponsors: Jesse Dimeolo
Attachments: 1. Vicinity, Aerial, and Small Area Maps
2. Background Information
3. Applicants Supporting Information
4. Comprehensive Plan Exhibit
5. Comprehensive Plan Amendment Map
5.3. Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
Appendix A, Unified Development Ordinance, Article 4 “Zoning Districts,” Section 4.2 “Official
Zoning Map” of the Code of Ordinances of the City of College Station, Texas by changing the
zoning district boundaries from GS General Suburban to GC General Commercial and NAP
Natural Areas Protected on approximately six acres located in Lake View Acres, Lots 14-15
(Front 209’ of) and Lake View Acres Lot 15 (300’ of), generally located at 110, 116, and 120
Morgan’s Lane. Case #REZ2024-000006 (Note: Final action of this item will be considered at the
June 13, 2024 City Council Meeting – Subject to change).
Sponsors: Jesse Dimeolo
Attachments: 1. Vicinity, Aerial, and Small Area Maps
2. Background Information
3. Applicants Supporting Information
4. Rezoning Exhibit
5. Future Land Use Map
6. Rezoning Map
5.4. Presentation, discussion, and possible action regarding waiver requests to the Unified
Development Ordinance Section 8.4.C.3 ‘Street Projections’ and 8.4.C.8 ‘Geometric Standards,
Street Design Criteria’ and possible action regarding a Preliminary Plan for Woodland Park
Subdivision on approximately 22 acres, generally located west of the Dymple Lane and I&GN
Road intersection in the City’s Extraterritorial Jurisdiction (ETJ). Case #PP2024-000001
Sponsors: Jesse Dimeolo
Attachments: 1. Staff Report
2. Waiver Requests
3. Applicants Supporting Information
4. Vicinity Map and Aerial
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Planning and Zoning Commission
Page 3 May 16, 2024
5. Preliminary Plan
6. Informational Agenda
6.1. Presentation and discussion regarding a joint meeting with the City of Bryan Planning & Zoning
Commission.
Sponsors: Molly Hitchcock
Attachments: None
6.2. Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
6.3. Presentation and discussion on MH Middle Housing rezoning requests.
Sponsors: Anthony Armstrong
Attachments: None
6.4. Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
• Thursday, May 23, 2024 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00
p.m.
• Thursday, June 6, 2024 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
• Thursday, June 13, 2024 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00
p.m.
• Thursday, June 20, 2024 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
6.5. Discussion and review regarding the following meetings: Design Review Board and BioCorridor
Board.
• None
7. Discussion and possible action on future agenda items.
A Planning & Zoning Member may inquire about a subject for which notice has not been given. A
statement of specific factual information or the recitation of existing policy may be given. Any
deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
8. Adjourn.
The Planning and Zoning Commission may adjourn into Executive Session to consider any item listed
on the agenda if a matter is raised that is appropriate for Executive Session discussion.
I certify that the above Notice of Meeting was posted on the website and at College Station City Hall,
1101 Texas Avenue, College Station, Texas, on May 10, 2024 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
Page 3 of 54
Planning and Zoning Commission
Page 4 May 16, 2024
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.”
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May 2, 2024 Planning and Zoning Commission Minutes Page 1 of 7
Minutes Planning and Zoning Commission
Regular Meeting May 2, 2024
COMMISSIONERS PRESENT: Chairperson Melissa McIlhaney, Commissioners Jason
Cornelius, Bobby Mirza, Marcus Chaloupka, Aron Collins, Scott Shafer, and Warren Finch
COUNCILMEMBERS PRESENT: Councilmember Dennis Maloney CITY STAFF PRESENT: Chief Development Officer Michael Ostrowski, Transportation
Planning Coordinator Jason Schubert, Land Development Review Administrator Anthony
Armstrong, Staff Planners Robin Macias, Gabriel Schrum, and Ashley Klein, Engineer I Lucas Harper, Graduate Engineer I Gillian Sitler, Deputy City Attorney Leslie Whitten, Administrative Support Specialist Kristen Hejny, and Technology Services Specialist Lillian Wells
1. Call Meeting to Order, Pledge of Allegiance, Consider Absence Request.
Chairperson Melissa McIlhaney called the meeting to order at 6:00 p.m.
2. Hear Visitors
No visitors spoke.
3. Consent Agenda
3.1 Consideration, discussion, and possible action to approve meeting minutes.
• April 18, 2024
Commissioner Cornelius motioned to approve the Consent Agenda, Commissioner Mirza seconded the motion, the motion passed 7-0. 4. Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission Action.
No items were removed from the Consent Agenda for discussion. 5. Regular Agenda
5.1 Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A, Unified Development Ordinance, Article 4, "Zoning Districts," Section 4.2 "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundary from M-1 Light Industrial to SC Suburban Commercial for approximately 2.017 acres, being Lot 11R of the Century Hill
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May 2, 2024 Planning and Zoning Commission Minutes Page 2 of 7
Development. Case #REZ2024-000011 (Note: Final action of this item will be considered at the May 23, 2024 City Council Meeting - Subject to change).
Staff Planner Schrum presented the rezoning to the Commission recommending approval. Deven Doyen, Applicant, Schultz Engineering, was available for questions from the Commission.
Commissioner Collins asked for the type of development being planned for the site. Mr. Doyen confirmed that the end-product will be a medical clinic.
Chairperson McIlhaney opened the public hearing.
No visitors spoke. Chairperson McIlhaney closed the public hearing.
Commissioner Shafer motioned to recommend approval of the rezoning, Commissioner Collins seconded the motion, the motion passed 7-0. The Commission moved to the informational agenda prior to hearing agenda items #5.2
and #5.3 at 6:10 p.m.
The Commission resumed agenda items #5.2 and #5.3 at 6:22 p.m. 5.2 Public Hearing, presentation, discussion, and possible action regarding an ordinance
amending the Comprehensive Plan - Future Land Use & Character Map from Suburban
Residential and Natural and Open Areas to Neighborhood Commercial and Natural and Open Areas for approximately 3.25 acres, generally located west of the intersection of Nantucket Drive and State Highway 6 South. Case #CPA2024-000001 (Note: Final action of this item will be considered at the May 23, 2024 City Council Meeting- Subject to
change). 5.3 Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A, Unified Development Ordinance, “Article 4, Zoning Districts,” Section 4.2 “Official Zoning Map,” of the Code of Ordinances of the City of College
Station, Texas by changing the zoning district boundary from R Rural to PDD Planned
Development District on approximately 3.25 acres being Nantucket Phase 2, Block 13, Lot 2 (229’ of) and A021001, SD Smith (ICL) Tract 20.07 generally located west of the intersection of Nantucket Drive and State Highway 6 South. Case #REZ2024-000005 (Note: Final action of this item will be considered at the May 23, 2024 City Council
Meeting – Subject to change).
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May 2, 2024 Planning and Zoning Commission Minutes Page 3 of 7
Presentations and public hearings for agenda items #5.2 and #5.3 were held together.
Planner Macias presented the comprehensive plan amendment and rezoning to the Commission recommending approval of both. Crissy Hartl, Applicant, Mitchell & Morgan Engineers, was available to present to and
address questions from the Commission.
Commissioner Collins asked for clarification on how the applicant plans to limit access to the lake.
Ms. Hartl stated that the applicant plans to provide a dock or grade to make it easy to
enter and exit the lake. Commissioner Collins asked for clarification that there will not be any new access to the lake.
Shawn McPherson, Applicant, McPherson Endodontics, confirmed that no new access or barriers to the lake would be created. Commissioner Finch asked why all other uses are excluded from development.
Ms. Hartl clarified that the remainder of the building would be available for other uses, the applicant is choosing to make uses available that are compatible with the neighborhood.
Commissioner Mirza asked for clarification that uses such as retail outlets would not be
permitted. Ms. Hartl confirmed that retail outlet uses would not be permitted in the remainder of the building.
Commissioner Chaloupka asked if the lights being turned off at eight o’clock each night would lead to security concerns. Dr. Joanna McPherson, Applicant, McPherson Endodontics, was available to address and
answer questions from the Commission.
Shawn McPherson, Applicant, McPherson Endodontics, was available to address and answer questions from the Commission.
Commissioner Finch asked if the applicant has received any pushback from the
community.
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May 2, 2024 Planning and Zoning Commission Minutes Page 4 of 7
Mr. McPherson stated that pushback and concerns were raised at the beginning of each of the two neighborhood meetings but were mostly alleviated by the end of the meetings.
Chairperson McIlhaney opened the public hearing for items #5.2 and #5.3. Ward Wells, Snug Harbor Phase I, addressed the Commission regarding access to the lake, the spillway, lake ownership and usage. Mr. Wells also commended the applicants for
meeting with the citizens and addressing their concerns.
Chairperson McIlhaney closed the public hearing for items #5.2 and #5.3. Commissioner Shafer commended the applicants on meeting with the neighborhood and
asked for clarification on the buffer removal.
Planner Macias clarified on the drawing, areas where buffer removal is requested and where buffer areas will remain with plantings.
Commissioner Shafer asked for clarification that these buffer areas will have buffer
plantings and no fencing. Planner Macias confirmed the areas will have plantings and no fencing.
Chairperson McIlhaney asked for clarification on the two adjacent lots that are zoned
residential but currently have commercial uses on them. Planner Macias stated that the properties are zoned R Rual and have two non-conforming uses--one office and one photography studio.
Chairperson McIlhaney asked for clarification on the neighborhood-provided letters, and asked if there are any unintended consequences to reducing the buffer if the uses were to become conforming in the future.
Planner Macias stated that staff is not anticipating any consequences, but if conforming
uses are to occur, the buffering would not contain a fence. Commissioner Collins asked how the requested restrictions would be enforced.
Planner Macias stated that restrictions would be enforced through the rezoning and
through the Code Enforcement Division. Commissioner Chaloupka asked for clarification on security for the development.
Mr. McPherson clarified that the neighborhood shared concerns for light pollution, stating
that the building would still have up-lights and security lighting around the perimeter.
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May 2, 2024 Planning and Zoning Commission Minutes Page 5 of 7
Commissioner Chaloupka asked if security lighting has been presented to the homeowner’s association.
Mr. McPherson stated that the lighting plan has not been presented to the homeowner’s association, however the homeowner's association requested no other lighting options other than up-lights.
Commissioner Shafer motioned to recommend approval of the comprehensive plan amendment, Commissioner Finch seconded the motion, the motion passed 7-0. Commissioner Collins motioned to recommend approval of the rezoning, Commissioner Cornelius seconded the motion.
Commissioner Shafer commended the applicant on their efforts. Commissioner Chaloupka commended the applicant on using guidelines and coordinating with homeowners.
The motion passed 7-0. 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 Presentation and discussion on MH Middle Housing rezoning requests.
Chief Development Officer Ostrowski presented an update on MH Middle Housing zoning requests.
Commissioner Collins asked for the scope of next phase of MH Middle Housing rezoning
requests.
Chief Development Officer Ostrowski stated Phase II is a much smaller area.
6.3 Presentation and discussion regarding a joint meeting with the City of Bryan Planning & Zoning Commission.
Chief Development Officer Ostrowski presented the item to the Commission providing
tentative dates of July 10, 2024 or July 24, 2024 for the joint meeting.
Chairperson McIlhaney expressed interest in discussing the City’s housing crisis.
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May 2, 2024 Planning and Zoning Commission Minutes Page 6 of 7
Commissioner Chaloupka asked if the joint meeting has anything to do with a sewer line near the church.
Chief Development Officer Ostrowski stated that the meeting is with no specific topic. Mr.
Ostrowski also stated that the joint meeting is to share development patterns and address shared concerns.
Commissioner Cornelius stated that a joint meeting was to discuss similar issues between the two cities.
Commissioner Shafer confirmed availability on July 24, 2024 for the joint meeting.
Commissioner Finish confirmed availability on July 24, 2024 for the joint meeting.
Chief Development Officer Ostrowski stated that the joint meeting will tentatively be scheduled on July 24, 2024 around the lunch hour.
6.4 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
• Monday, May 13, 2024 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m.
• Thursday, May 16, 2024 ~ P&Z and IFAC Meeting ~ Council Chambers ~ 6:00 p.m.
• Thursday, May 23, 2024 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m.
• Thursday, June 6, 2024 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
Commissioner Shafer indicated unavailability for the June 6, 2024 P&Z meeting.
6.5 Discussion and review regarding the following meetings: Design Review Board and BioCorridor Board.
• None
There was no discussion.
7. Discussion and possible action on future agenda items. A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may
be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. There was no discussion.
The Commission moved to agenda items #5.2 and #5.3 at 6:22 p.m.
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May 2, 2024 Planning and Zoning Commission Minutes Page 7 of 7
8. Adjourn
The meeting adjourned at 6:50 p.m.
Approved: Attest: ___________________________________ _________________________________
Melissa McIlhaney, Chairperson Kristen Hejny, Board Secretary
Planning & Zoning Commission Planning & Development Services
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May 16, 2024
Item No. 5.1.
Leyla Heights Rezoning
Sponsor: Jesse Dimeolo
Reviewed By CBC: Planning & Zoning Commission
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 boundaries from R Rural to GS General Suburban and T Townhouse on
approximately seven acres located in the Needham Estates, Block 1, Lot 1-7 and in A005401, R
Stevenson (ICL), Tract 90, more generally located at 2542 and 2522 Barron Road. Case #REZ2024-
000008 (Note: Final action of this item will be considered at the June 13, 2024 City Council Meeting –
Subject to change).
Relationship to Strategic Goals:
Neighborhood Integrity
Recommendation(s): Staff recommends approval of the rezoning request
Summary: This request is to rezone approximately seven acres of land located on Barron Road,
across from the College Station High School, from R Rural to GS General Suburban and T
Townhouse. The tract was originally zoned R Rural upon annexation into the City in 1995. Prior to
annexation, the easternmost portion of this property was platted into one block and seven lots of the
Needham Estates Subdivision. Public right-of-way was also dedicated for the extension of Jamey
Lane from Leyla Lane to Barron Road. The proposed GS portion of the rezoning request is in an
effort to continue the same style of single-family development along Crestmont Drive up until the
point where Leyla Lane will bend southeast to continue towards Barron Road. The remainder of the
tract of land is being proposed as T Townhouse to help utilize a denser single-family product closer
to the school and main thoroughfare of Barron Road.
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 Suburban
Residential. These areas are primarily single-family residential areas that consist of low to moderate
density single-family lots. This may also include limited townhomes, duplexes, other housing types,
and some non-residential uses that are compatible with surrounding single-family areas.
Development types tend to be highly consistent within a subdivision or neighborhood. The rezoning
request is consistent with the Comprehensive Plan and promotes a mixture of single-family housing
types that are appropriate for the area.
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 incompatible with the development in this area.
Given the property’s proximity to Barron Road and the College Station High School, a rezoning to
denser single family housing types will help promote growth as outlined in the Comprehensive Plan.
GS General Suburban developments permit a maximum of 8 dwelling units per acre whereas T
Townhouse has a permitted maximum of up to 14 dwelling units per acre. Since townhomes can
Page 12 of 54
have 3-12 attached single-family units, more homes can be built on the subject tract. Increased
density near the school will create improved accessibility to the school by walking, bicycling and other
alternative modes of transportation.
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 both GS General Suburban and T
Townhouse districts. Each lot will require public street frontage on any of the proposed local streets
that will connect through the property. There is no floodplain on the property.
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.
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 subject property has frontage to Barron Road and right-of-way dedicated for Jamey Lane. Barron
Road is classified as a 4-lane Minor Arterial on the City’s Thoroughfare Plan. Jamey Lane is a local
street. A Traffic Impact Analysis (TIA) was not required for the rezoning request as the applicant
showed the anticipated trip generation to be less than the threshold of 150 trips in the peak hour. At
this time, infrastructure is adequate for the uses permitted by the proposed GS General Suburban
and T Townhouse zoning districts.
5. The marketability of the property: The applicant has stated that the current R Rural zoning is not
the highest and best use for the property. Rezoning the property from R Rural to GS General
Suburban and T Townhouse can provide additional development opportunity by allowing more
density on the property. This opportunity for additional lots and density should increase the
marketability of the property.
Budget & Financial Summary: N/A
Attachments:
1. Vicinity, Aerial, and Small Area Maps
2. Background Information
3. Applicants Supporting Information
4. Rezoning Exhibit
5. Future Land Use Map
6. Rezoning Map
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BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date: May 16, 2024
Advertised Council Hearing Date: June 13, 2024
The following neighborhood organizations that are registered with the City of College Station’s
Neighborhood Services have received a courtesy letter of notification of this public hearing:
Edelweiss Gartens HOA, Edelweiss Ridge HOA, Sonoma HOA
Property owner notices mailed: 49
Contacts in support: None at the time of this report
Contacts in opposition: Two against development in the area
Inquiry contacts: One
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North Suburban Residential GS General Suburban Single Family
Residential
South Institutional/Public R Rural College Station High
School
East Suburban Residential R Rural Single Family
Residential
West Suburban Residential GS General Suburban
Single Family
Residential and a
school/daycare
DEVELOPMENT HISTORY
Annexation: 1995
Zoning: A-O Agricultural Open upon annexation
A-O renamed R Rural (2013)
Final Plat: Portion platted as Needham Estates, Block 1, Lots 1-7
Site development: Undeveloped
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Name of Project:REZONE 2542 AND 2522 BARRON ROAD TO GS AND TH (REZ2024-000008)
Address:2542 BARRON RD
Legal Description:A005401, R STEVENSON (ICL), TRACT 90, 4.89 ACRES
Total Acreage:7.07
Applicant::
Property Owner:SAVAGE GRACE LYNN REVOCABLE TR
BEAMON ENGINEERING, LLC
List the changed or changing conditions in the area or in the City which make this zone change
necessary.
This is infill development surrounded by GS and College Station High School. The proposed use is consistent
with the surrounding development.
Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not,
explain why the Plan is incorrect.
The Comprehensive Plan designation is Suburban Residential which allows for single family homes and
townhomes in a limited setting, which is perfect for this infill.
How will this zone change be compatible with the present zoning and conforming uses of nearby
property and with the character of the neighborhood?
The current property is zoned rural which is not adequate for the highest and best use of this property.
Explain the suitability of the property for uses permitted by the rezoning district requested.
The requested zoning is well suited for the proposed use since proposed use exactly matches the zoning being
requested.
REZONING APPLICATION
SUPPORTING INFORMATION
Page 1 of 2
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Explain the suitability of the property for uses permitted by the current zoning district.
The requested zoning is well suited for the proposed use since proposed use exactly matches the zoning being
requested.
Explain the marketability of the property for uses permitted by the current zoning district.
The property currently has one single family house with possible agricultural uses. For this location, the property
is not marketable under the current use.
List any other reasons to support this zone change.
NA
Page 2 of 2
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COLLEGE STATION, TXTHIS EXHIBIT HAS BEENPREPARED BY DANIEL BEAMON,P.E. #105876. THIS EXHIBITSHALL BE USED FOR REFERENCEONLY AND SHALL NOT BE USEDFOR BIDDING OR CONSTRUCTION.APRIL 22, 2024BEAMON
ENGINEERINGB LEGENDPROPERTY BOUNDARYPROPOSED GENERALSUBURBAN ZONINGPROPOSED TOWNHOMEZONINGVICINITY MAP 1" = 2000'PROJECTLOCATIONBARRON RD VICTORIA AVEWILLIAM D FITCH PKWYRENEE LNJAMEY LNHOFFBURG DRWELLBORN RD GRAHAM RDEAGLE AVELEYLA LN
PROPOSED TOWNHOMEZONING (5.96 ACRES)PROPOSED GENERALSUBURBAN ZONING(1.12 ACRES)Page 20 of 54
May 16, 2024
Item No. 5.2.
Morgan's Lane CPA
Sponsor: Jesse Dimeolo
Reviewed By CBC: Planning & Zoning Commission
Agenda Caption: Public Hearing, presentation, discussion, and possible action regarding an
ordinance amending the Comprehensive Plan Future Land Use and Character Map from Urban
Residential to General Commercial for approximately three acres, generally located at 116 and 120
Morgan’s Lane. Case #CPA2023-000004 (Note: Final action of this item will be considered at the
June 13, 2024, City Council Meeting - Subject to change.)
Relationship to Strategic Goals:
Diverse & Growing Economy
Recommendation(s): Staff recommends approval 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 Urban Residential to General Commercial for approximately three acres
located east of Morgan’s Lane. The subject property and properties immediately adjacent to the north
are primarily designated as Urban Residential on the Comprehensive Plan Future Land Use and
Character Map, while the properties to the south and west are General Commercial. This
Comprehensive Plan Amendment is in preparation for a rezoning of the property to allow for
additional commercial options in the area. It is the applicant’s intent to develop offices and self-
storage on the subject property.
REVIEW CRITERIA
1. Changed or changing conditions in the subject area of the City:
The subject property and properties immediately adjacent to the north are designated as Urban
Residential. The Urban Residential land use designation is generally for areas that are appropriate
for a range of high-density multifamily and attached residential development in various forms
including townhomes, apartment buildings, mixed-use buildings, and limited non-residential uses that
are compatible with the surrounding area.
The properties to the south and west are designated as General Commercial. These properties
General Commercial areas are concentrated areas of commercial activities that cater to both nearby
residents and to the larger community or region. Generally, these areas tend to be large and located
along regionally significant roads. Due to their context, these areas tend to prioritize automobile
mobility. This request to change the land use designation of the subject property to General
Commercial would allow for the development of a largely undeveloped property with close proximity
to Texas Avenue South and Harvey Mitchell Parkway.
2. Compatibility with the existing uses, development patterns, and character of the
immediate area concerned, the general area, and the City as a whole:
The applicant is requesting an amendment to the Future Land Use & Character Map to General
Commercial and has also requested a rezoning to General Commercial. The intent of General
Page 23 of 54
Commercial is to accommodate a wide range of commercial uses and concentrate commercial
development near major intersections and thoroughfares. The subject property is located at the end
of Morgan’s Lane, about 500 feet northeast of Texas Avenue. This area continues to experience a
high amount of infill development as owners look to develop the remainder of the land between
Texas Avenue and the Bee Creek Tributary to the east. This property would be compatible with
existing uses, development patterns, and character of General Commercial zoned properties in the
area.
The applicant held a neighborhood meeting on March 19, 2024. All property owners within 200 feet of
the subject property were notified of the neighborhood meeting, and approximately four people were
in attendance. Attendees expressed no concerns regarding the land use change and only had
general inquiries about the project. The proposal is compatible with the character of the area as it
allows for commercial development that is compatible with the surrounding area.
3. Impact on environmentally sensitive and natural areas:
A small portion in the eastern corner of the subject property is designated as FEMA floodplain. The
applicant is proposing to rezone the portion to NAP Natural Areas Protected to protect the potential
flood area from building development.
4. Impacts on infrastructure including water, wastewater, drainage, and the transportation
network:
Water and wastewater services will be provided by the City of College Station. There is adequate
water and sanitary sewer capacity to support the proposed amendment. The subject property is in
the Bee Creek Drainage Basin and drains to Bee Creek Tributary A. 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 Morgan’s Lane, which is a local street. A Traffic Impact Analysis
(TIA) was provided with the rezoning request and more information can be found in the rezoning staff
report. The rezoning TIA determined that until the Dartmouth Street connection from Texas Avenue
to Harvey Mitchell Parkway is built, the development will be limited at the site plan stage to 85% of
the trips assumed to be generated by the GC General Commercial zoning district on the basis of
adequate infrastructure, but the infrastructure is otherwise adequate to serve the land use change.
5. Consistency with the goals and strategies set forth in the Comprehensive Plan:
The intent of College Station’s Comprehensive Plan is to create distinctive places, vibrant districts,
attractive neighborhoods, revitalized gateways and corridors, and conserved natural areas. The
proposed amendment to General Commercial, defined as areas that accommodate a wide range of
commercial uses, is appropriate for this property as it provides infill development along a major
commercial corridor of the city.
Budget & Financial Summary: N/A
Attachments:
1. Vicinity, Aerial, and Small Area Maps
2. Background Information
3. Applicants Supporting Information
4. Comprehensive Plan Exhibit
5. Comprehensive Plan Amendment Map
Page 24 of 54
Page 25 of 54
Page 26 of 54
Page 27 of 54
BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date: May 16, 2024
Advertised Council Hearing Date: June 13, 2024
The following neighborhood organizations that are registered with the City of College Station’s
Neighborhood Services have received a courtesy letter of notification of this public hearing:
None
Property owner notices mailed: 7
Contacts in support: None at the time of this report
Contacts in opposition: None at the time of this report
Inquiry contacts: None
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North Urban Residential MF Multi-Family City Heights Multi-
Family Apartments
South General Commercial O Office Offices
East General Commercial
Natural & Open Areas
GC General
Commercial Undeveloped
West General Commercial GC General
Commercial
Wyndham Garden
Hotel
DEVELOPMENT HISTORY
Annexation: 1969
Zoning: R-1 Single Family Residential upon annexation
R-1 renamed GS General Suburban
Final Plat: Lake View Acres (1945)
Site development: Existing single-family structure
Page 28 of 54
Page 1 of 2
COMP PLAN APPLICATION
SUPPORTING INFORMATION
MORGANS LANE (CPA2023-000004)Name of Project:
116 AND 120 MORGANS LNAddress:
Legal Description:LAKE VIEW ACRES, LOT 15 (FRONT 209' OF)
Total Acreage:2.841
Applicant:MITCHELL & MORGAN
Property Owner:MORGANS SCOB LLC
What element of the Comprehensive Plan and at what location is requested to be amended?
Comprehensive Plan Amendment at 116 and 120 Morgans Lane
What is the amendment requested?
We request to amend the Comprehensive Land Use Plan for this property from Urban Residential to General
Commercial.
What is the reason for the amendment?
We are seeking to amend College Station's Comprehensive Plan and rezone a portion of the property from
Urban Residential to General Commercial to accommodate the growing demand for commercial services and
foster economic development in the area. This change aligns with the city's vision for balanced urban growth
and aims to provide a diverse range of businesses and services for residents and visitors alike.
How will this change be compatible with the existing uses, development patterns, and character of the
immediate area concerned, the general area, and the city as a whole?
In response to the growing demand for commercial development in the area, numerous properties are
undergoing transformation into commercial spaces. The decision to pursue commercial development for this
specific property is influenced by its location, just off of Texas Avenue and the future extension of Dartmouth
Drive, which is highly suitable and compatible for such land use.
Page 29 of 54
Page 2 of 2
Explain the impact on environmentally sensitive and natural areas and infrastructure, including water,
wastewater, drainage and transportation network.
We recognize that a portion of this property is in an environmentally sensitive area, and we will accommodate
for this area in the design of our plans and in future rezoning requests.
The infrastructure in the area, water, wastewater, electrical, drainage, and thoroughfares have been designed in
anticipation of this area being developed as high-density residential uses. This general commercial use has a
lower utility demand than high density residential. Dartmouth Drive is a thoroughfare that is planned to
accommodate the traffic loads from commercial traffic at this location.
Explain how this change will be consistent with the goals and strategies set forth in the Comprehensive
Plan.
The proposed amendment to College Station's Comprehensive Land Use Plan seeks to align the zoning of a
particular property with its surrounding context. Given that the adjacent properties are already designated as
General Commercial, it is appropriate to amend the land use plan on this property to commercial as well. This
approach ensures consistency and compatibility with the existing commercial zone and maintains a cohesive
and distinct commercial area without integrating residential elements into it.
List any other reasons to support this zone change.
College Station’s Comprehensive Plan states that their goal is “to serve as an example of a vibrant, forward-
thinking, knowledge-based community that promotes the highest quality of life”. One of the strategies for
accomplishing this goal is to preserve the existing development pattern, while allowing opportunities for
development and growth to accommodate the increasing number of people moving to the community. Allowing a
commercial development at this location is contextually appropriate to the surrounding developments and will
provide a much-needed supply for commercial development and retail. This development is consistent with the
goals and strategies set forth in the Comprehensive Plan.
List any other additional properties.
N/A
Page 30 of 54
TEXAS
AVE. S
BROTHERS
BLVD
SITE
HARVEY
MITCHELL
PKY. S
DARTMOUTH
ST.
STATE
HWY-6 S
MORGAN LANE
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O
U
T
H
S
T
.
LAKE VIEW ACRES, PORTIONS
OF LOTS 14-15, Acres: 0.58
Current Land Use:
Urban Residential LAKE VIEW ACRES, PORTIONS
OF LOTS 14-15, Acres: 2.26
Current Land Use:
Urban Residential,
Natural & Open Areas
MORGAN LANE
T
E
X
A
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BROTHERS BLVD1
2
4
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.
LAKE VIEW ACRES, PORTIONS
OF LOTS 14-15, Acres: 0.58
Proposed Land Use:
General Commercial LAKE VIEW ACRES, PORTIONS
OF LOTS 14-15, Acres: 2.26
Proposed Land Use:
General Commercial, Natural
& Open Areas
3
5
EXISTING PROPOSED
LEGEND
NATURAL &
OPEN AREAS
1" = 750'
Scale:
1 inch = 100 feet
VICINITY MAP
NOTES:
1.In accordance with FEMA's Flood Insurance Rate Map,
panel 48041C0310F, the site lies within the 100-year
floodplain boundary, Effective Date : 4/2/2014
GENERAL
COMMERCIAL
URBAN
RESIDENTIAL
PROPOSED 2-LANE
MAJOR COLLECTOR
EXISTING 2-LANE
LOCAL STREET
EXISTING 4-LANE
MAJOR ARTERIAL
\\192.168.0.2\projects\22Proj\22092-Robert Young-Morgans lane property\22092 - CPA.dwg, Layout1, 10/25/2023 2:56:06 PMPage 31 of 54
May 16, 2024
Item No. 5.3.
Morgan's Lane Rezoning
Sponsor: Jesse Dimeolo
Reviewed By CBC: Planning & Zoning Commission
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 boundaries from GS General Suburban to GC General Commercial and
NAP Natural Areas Protected on approximately six acres located in Lake View Acres, Lots 14-15
(Front 209’ of) and Lake View Acres Lot 15 (300’ of), generally located at 110, 116, and 120
Morgan’s Lane. Case #REZ2024-000006 (Note: Final action of this item will be considered at the
June 13, 2024 City Council Meeting – Subject to change).
Relationship to Strategic Goals:
Diverse & Growing Economy
Recommendation(s): Staff recommends approval of the rezoning request.
Summary: This request is to rezone approximately six acres of land located on Morgan’s Lane, north
of Texas Avenue South, from GS General Suburban to GC General Commercial and NAP Natural
Areas Protected. This zoning request is in effort to provide more retail sales and services
opportunities to the area to serve the growing population of College Station. The Morgan’s Lane
rezoning is in conjunction with a request to amend the Comprehensive Plan Future Land Use Map
from Urban Residential to General Commercial for the subject property which will need to be
approved first.
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
Urban Residential and Natural and Open Areas. Urban Residential areas are appropriate for a range
of high-density multifamily and attached residential development in various forms including
townhomes, apartment buildings, mixed use buildings, and limited non-residential uses that are
compatible with the surrounding area. Natural and Open Areas are generally areas that represent a
constraint to development and that should be conserved for their natural function or open space
qualities. These areas include floodplains, riparian buffers, common areas, and open space.
The applicant has submitted an amendment request for a land use change from the Urban
Residential portion of the property to General Commercial. The proposed General Commercial land
use designation is appropriate for concentrated areas of commercial activities that cater to both
nearby residents and to the larger community or region. Generally, these areas tend to be large and
located along regionally significant roads. Due to their context, these areas tend to prioritize
automobile mobility. The proposed rezoning request to GC General Commercial is consistent with
the amendment to the Comprehensive Plan. The proposed rezoning request to NAP Natural Areas
Protected is consistent with Comprehensive Plan, existing and proposed.
2. Whether the uses permitted by the proposed zoning district will be appropriate in the
context of the surrounding area:
Page 33 of 54
The subject property is currently bordered by properties zoned GC General Commercial that have
frontage on Texas Avenue. To the north is a MF Multi-Family zoned apartment complex and an
undeveloped property with three different zoning designations: R Rural, GS General Suburban, and
PDD Planned Development District. Future plans for this property are limited to a list of restricted
office-related uses in the PDD ordinance, the future Dartmouth Street extension over a large portion
of the R Rural zoned area, and floodplain. As there is significant floodplain in the area that affects the
subject tract and tracts to the north and east, NAP Natural Areas Protected is an appropriate zoning
district that helps conserve the natural functions of the floodplain.
To the south is a small pocket of O Office-zoned property between larger amounts of GC General
Commercial. The subject property is bordered to the north by Morgan’s Lane, a small local street that
currently dead ends. On the southeast border there is a future thoroughfare projection of Dartmouth
Street that will project up north towards the existing, improved Dartmouth right-of-way, which starts at
the secondary entrance of the multifamily development. Commercial development in this area is
appropriate for the high classification of the roads in the area and the surrounding transition to
commercial and higher density residential developments. Amending the zoning to GC General
Commercial and NAP Natural Areas Protected is consistent with the anticipated land uses for this
area.
3. Whether the property to be rezoned is physically suitable for the proposed zoning district:
The size and location of the majority of the subject property is suitable for commercial uses. The site
has adequate space to meet the minimal dimensional standards for GC General Commercial. The
subject property has frontage and takes access from Morgan’s Lane. Additionally, the adjacent
property to the south includes the future extension of Dartmouth Street that will eventually connect
Texas Avenue to Harvey Mitchell Parkway. The proposed rezoning to GC General Commercial is
suitable for more intense land uses. The eastern corner of the subject property located in the FEMA
flood hazard area will be rezoned to NAP Natural Areas Protected and no commercial development
will occur there.
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 for this tract will be provided by the City of College Station. Wastewater
service for this tract will also be provided by the City. There is adequate water and sanitary sewer
capacity to support the proposed rezoning request. The subject property is in the Bee Creek
Drainage Basin and drains to Bee Creek Tributary A. 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 Morgan’s Lane, which is a local street. A Traffic Impact Analysis
(TIA) was provided with the rezoning request. The Dartmouth Street proposed thoroughfare is
immediately adjacent to the subject property and runs along the southeastern border. Dartmouth
Street is proposed to be a two-lane major collector. The TIA determined that until the Dartmouth
Street connection from Texas Avenue to Harvey Mitchell Parkway is built, the development will be
limited to 85% of the trips assumed to be generated by the GC General Commercial zoning district
on the basis of adequate infrastructure. At the site planning stage, the development will also be
required to construct a right turn deceleration lane at the northbound Texas Avenue approach to the
Morgan’s Lane intersection, regardless of if the Dartmouth Street connection is built or not.
5. The marketability of the property:
Page 34 of 54
The applicant has stated that single-family uses are not marketable at this location. Single-family
residential zoning was placed on the property as a placeholder following annexation in 1969. Since
that time, the surrounding area has developed with higher intensity commercial, office and multi-
family uses. Rezoning to allow commercial uses is anticipated to increase the marketability of the
property.
Budget & Financial Summary: N/A
Attachments:
1. Vicinity, Aerial, and Small Area Maps
2. Background Information
3. Applicants Supporting Information
4. Rezoning Exhibit
5. Future Land Use Map
6. Rezoning Map
Page 35 of 54
Page 36 of 54
Page 37 of 54
Page 38 of 54
BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date: May 16, 2024
Advertised Council Hearing Date: June 13, 2024
The following neighborhood organizations that are registered with the City of College Station’s
Neighborhood Services have received a courtesy letter of notification of this public hearing:
None
Property owner notices mailed: 18
Contacts in support: None at the time of this report
Contacts in opposition: None at the time of this report
Inquiry contacts: None
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North Urban Residential MF Multi-Family City Heights Multi-
Family Apartments
South General Commercial O Office Offices
East General Commercial
Natural & Open Areas
GC General
Commercial Undeveloped
West General Commercial GC General
Commercial
Wyndham Garden
Hotel
DEVELOPMENT HISTORY
Annexation: 1969
Zoning: R-1 Single Family Residential upon annexation
R-1 renamed GS General Suburban
Final Plat: Lake View Acres (1945)
Site development: Existing single-family structure
Page 39 of 54
Page 1 of 2
REZONING APPLICATION
SUPPORTING INFORMATION
MORGANS LANE REZONING (REZ2024-000006)Name of Project:
110, 116 AND 120 MORGANS LNAddress:
Legal Description:LAKE VIEW ACRES, LOT 15 (300' OF) & PORTION OF LOT 14
Total Acreage:5.96 acres
Applicant:MITCHELL & MORGAN
Property Owner:MORGANS SCOB LLC
List the changed or changing conditions in the area or in the City which make this zone change
necessary.
Several new developments in this area of College Station have been a catalyst for continued new developments
and redevelopments. As College Station continues to grow, retail sales and services become more necessary to
serve the growing population. Infill properties are very valuable as they do not contribute to urban sprawl and
necessary infrastructure is widely available. However, commercial uses are not permitted under the existing GS
General Suburban zoning district; therefore, a rezoning to GC General Commercial and NAP Natural Areas
Protected to protect environmentally sensitive areas, is necessary.
Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not,
explain why the Plan is incorrect.
The Comprehensive Plan designates these properties as General Commercial and Urban land uses. We’ve
requested a Comprehensive Plan Amendment from Urban to General Commercial to bring all properties to the
same land use designation. If the Comprehensive Plan Amendment is approved, this rezoning request will be in
compliance 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?
Because most of the property in the immediate area is zoned and developed for commercial and high-density
multi-family uses, the current zoning for GS General Suburban is an island on the zoning map. Single-family
zoning at this location is no longer appropriate and would be undesirable. GS General Suburban is not suitable
for this property.
Page 40 of 54
Page 2 of 2
Explain the suitability of the property for uses permitted by the rezoning district requested.
Much of the property in the vicinity has been recently developed or redeveloped with general commercial multi-
family uses. The request to rezone the property to GC General Commercial and NAP Natural Areas Protected,
to protect the floodplain on the property, is suitable for this property. This infill development is a priority stated in
the Comprehensive Plan making this development and rezoning request even more suitable for this property.
Explain the suitability of the property for uses permitted by the current zoning district.
Much of the property in the vicinity has been recently developed or redeveloped with general commercial multi-
family uses. The request to rezone the property to GC General Commercial and NAP Natural Areas Protected,
to protect the floodplain on the property, is suitable for this property. This infill development is a priority stated in
the Comprehensive Plan making this development and rezoning request even more suitable for this property.
Explain the marketability of the property for uses permitted by the current zoning district.
Single-family uses are not marketable at this location. Single-family residential zoning was placed on the
property as a placeholder following annexation in 1969. Since that time, the surrounding area has developed
with higher intensity commercial, office and multi-family uses. Single-family uses are no longer appropriate for
this property, nor marketable.
List any other reasons to support this zone change.
N/A
Page 41 of 54
SITE
HARVEY
MITCHELL
PKY. S
DARTMOUTH
ST.
STATE
HWY-6 STEXAS
AVE. S
BROTHERS
BLVD
BROTHERS BLVD
1
2
3
5
MORGAN LANEHARVEY MITCHELL PKY S
T
E
X
A
S
A
V
E
S
D
A
R
T
M
O
U
T
H
S
T
.BROTHERS BLVD4
6 LAKE VIEW ACRES, PORTION
OF LOTS 14-15
Acres: 5.96
Existing Zoning:
GS GENERAL SUBURBAN
OWNER: MORGANS SCOB LLC
BROTHERS BLVD
2
3
MORGAN LANEHARVEY MITCHELL PKY SBROTHERS BLVDD
A
R
T
M
O
U
T
H
S
T
.
T
E
X
A
S
A
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S
1
5
4
6 LAKE VIEW ACRES,
PORTION OF LOTS 14-15
Acres: 5.641
Proposed Zoning:
GC GENERAL COMMERCIAL
OWNER: MORGAN SCOB LLC
LAKE VIEW ACRES,
PORTION OF LOTS
14-15
Acres: 0.319
Proposed Zoning:
NAP NATURAL AREAS
PROTECTED
OWNER: MORGAN
SCOB LLC
EXISTING PROPOSED
LEGEND
GS GENERAL
SUBURBAN
1" = 750'
Scale:
1 inch = 150 feet
VICINITY MAP
NOTES:
1.In accordance with FEMA'S FLOOD INSURANCE RATE MAP
panel 48041C0310F, the site lies within the 100-year
floodplain boundary, Effective Date : 4/2/2014
GC GENERAL
COMMERCIAL
NAP NATURAL
AREAS PROTECTED
O OFFICE
PROPOSED 2-LANE
MAJOR COLLECTOR
EXISTING 2-LANE
LOCAL STREET
PDD PLANNED
DEVP. DISTRICT
R RURALMF MULTI
FAMILY
EXISTING 4-LANE
MAJOR ARTERIAL
EXISTING 2-LANE
MINOR COLLECTOR
R-6 HIGH DENSITY
MULTI-FAMILY
Scale:
1 inch = 150 feet
Page 42 of 54
Planning & Zoning Commission
May 16, 2024
Scale 16 lots on approximately 22 acres of land
Location Generally located west of the Dymple Lane and I&GN Road
intersection in the City’s Extraterritorial Jurisdiction (ETJ).
Applicant McClure and Browne
Project Manager Jesse DiMeolo, Staff Planner
jdimeolo@cstx.gov
Project Overview The property is located outside of College Station City
Limits in the ETJ and proposes to subdivide the tract into 16
single-family residential lots and two common areas. The
larger common area will be used for detention. The
preliminary plan is also dedicating approximately three
acres of public right-of-way for Dymple Lane and Woodland
Park Drive. All the residential lots will be taking access from
Woodland Park Drive.
Parkland Dedication Parkland fee-in-lieu of $4,205 per dwelling unit will be paid
at final plat stage.
Traffic Impact Analysis Not required.
Compliant with Comprehensive Plan
(including Master Plans) and Unified
Development Ordinance
Yes, with the exception of the waivers being requested with
this preliminary plan.
Compliant with Subdivision Regulations Yes, with the exception of the waivers being requested for
UDO Section 8.4.C.3 ‘Street Projections’ and 8.4.C.8
‘Geometric Standards, Street Design Criteria.’
Staff Recommendation Staff recommends approval of the waivers and the
Preliminary Plan.
Supporting Materials
1. Waiver Requests
2. Applicant’s Supporting Information
3. Vicinity Map and Aerial
4. Preliminary Plan
Preliminary Plan
for
Woodland Park Subdivision
PP2024-000001
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SUBDIVISION WAIVER REQUESTS
The proposed Preliminary Plan is in compliance with the applicable Subdivision Regulations
contained in the UDO except for the following waiver requests:
•UDO Section 8.4.C.3 ‘Street Projections’ – Per the requirements of this section, when a
public street is provided internal to the platting property and adjoining areas are not platted, the
platting subdivision shall provide street projections to such areas by projecting a public street at
intervals no fewer than 1500 feet (the maximum block length) along the perimeter boundary of
the subdivision.
1. The applicant is requesting this waiver as their preference is to not project to the adjoining
unplatted property to the southeast.
•UDO Section ‘8.4.C.8 Geometric Standards, Street Design Criteria’ - Per the requirements
of this section, all thoroughfares, regardless of classification, shall be constructed to the rural
collector standard with a minimum right-of-way width of one hundred (100) feet or larger if the
thoroughfare classification requires additional right-of-way width.
2. The applicant is requesting this waiver as their preference is to provide 77 feet of right-of-
way width rather than the 100 feet required.
In accordance with the Subdivision Regulations, when considering a waiver, the Planning and Zoning
Commission should make the following findings to approve the waiver (Staff findings are in italics).
Each waiver request is addressed individually in the order listed above:
Waiver Request 1: Section 8.4.C.3 ‘Street Projections’
When a public street is provided internal to the platting property and adjoining areas are not platted, the
platting subdivision shall provide street projections to such areas by projecting a public street at
intervals no fewer than 1500 feet (the maximum block length) along the perimeter boundary of the
subdivision. Staff is recommending approval of this waiver.
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1) That there are special circumstances or conditions affecting the land involved such that strict
application of the provisions of this chapter will deprive the applicant of the reasonable use of his
land;
The applicant has stated that the street projection to the Kromer tract to the east of the subject
tract is not needed because of what the adjacent Millstone Estates Subdivision has already
constructed. The initial road section of Jesse Thomas Road was constructed with Millstone
Estates and provides a good location for further expansion and projection in both directions. The
continuation of this road to the adjacent properties will begin a street network that connects users
from Koppe Bridge Road to Pratt Road, Straub Road, and Dymple Lane. An additional street
projection on the subject property would not provide a great deal of benefit to the area as it has
no way of projecting northwest. The inclusion of an additional street may deprive the applicant of
use of their land as some developable lots may be lost.
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2) That the waivers are necessary for the preservation and enjoyment of a substantial
property right of the applicant;
The applicant states that the waiver is necessary for the preservation of a substantial
property rights and the ability to fully utilize the property. As stated above in criteria number
one, an additional street projection will reduce the lot count by one or two.
3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or
injurious to other property in the area, or to the City in administering this chapter; and
The applicant has stated that the allowance for a longer block length is minimal and should have
no effect on other property or the City. Staff agrees that the additional street projecting southeast
would not be very advantageous to a rural setting in the ETJ.
4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of
other land in the area in accordance with the provisions of this chapter.
The applicant has stated that where the UDO requires a street projection is not the ideal location
as it does not take into account the existing street network in the area. The granting of the street
projection waiver will not prevent the orderly subdivision of land in the area as this subdivision will
follow the same layout as Millstone Estates, which is directly adjacent.
Waiver Request 2: Section 8.4.C.8 ‘Geometric Standards, Street Design Criteria’
All thoroughfares, regardless of classification, shall be constructed to the rural collector standard with a
minimum right-of-way width of one hundred (100) feet or larger if the thoroughfare classification
requires additional right-of-way width. Staff is recommending approval of this waiver.
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1) That there are special circumstances or conditions affecting the land involved such that strict
application of the provisions of this chapter will deprive the applicant of the reasonable use of his
land;
There are two special conditions that affect the subject tract. Firstly, about half the land across
Dymple Lane is already platted. This requires the subject tract to dedicate all 100’ of the
proposed public right-of-way (ROW) since Dymple Lane is currently privately owned. Requiring
strict adherence to the provisions of this chapter will deprive the applicant of the reasonable use
of their land as a substantial amount would be needed for dedication. Secondly, the adjacent
Millstone Estates received the same waiver to the subdivision regulations and already dedicated
77’ of ROW for the portion of Dymple Lane in front of the subdivision. This waiver seeks to
continue uniformity of the ROW width in the area.
2) That the waivers are necessary for the preservation and enjoyment of a substantial
property right of the applicant;
The applicant has stated that the waiver is necessary for the preservation of substantial
property rights of the applicant. As mentioned previously, city staff recommends continuing
the same ROW width as dedicated along the frontage of Millstone Estates.
3) The granting of the waiver will not be detrimental to the public health, safety, or welfare, or
injurious to other property in the area, or to the City in administering this chapter; and
The granting of the ROW width waiver would not be detrimental to public health, safety or
welfare. On the City’s Thoroughfare Plan, Dymple Lane is classified as a two-lane minor
collector and the future Greens Prairie Road extension to the northwest has a higher
classification of being a four-lane minor arterial. The applicant has expressed that the majority of
through traffic in the area will be concentrated on the Greens Prairie Road extension to Straub
Road, once Dymple Lane is extended to Koppe Bridge Road.
4) That the granting of the waivers will not have the effect of preventing the orderly subdivision of
other land in the area in accordance with the provisions of this chapter.
The granting of the waiver will not prevent the orderly subdivision of land in the area. The proposed
minor collector roadway section for Dymple Lane can still be built within the 77’ wide ROW.
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Page 1 of 2
PRELIMINARY PLAN APPLICATION
SUPPORTING INFORMATION
Name of Project:WOODLAND PARK SUBDIVISION (PP2024-000001)
Address:5355 DYMPLE PVT LN
Applicant:MCCLURE AND BROWNE
Property Owner:DYMPLE INVESTMENTS, LLC
Legal Description:A001300, SAMUEL DAVIDSON (OCL), TRACT 4, 22.17 ACRES
Total Acreage:22.16 Total No. of Lots:16
ROW Acreage:3.12 Floodplain Acreage:0.00
Number of requested waiver(s) to subdivision regulations, if applicable:2
Requested waiver(s) to subdivision regulations and reason for same (if
applicable):
UDO Section 8.4.C.8 Geometric Standards; Street Design Criteria - We request a waiver for the requirement
that proposed Dymple Lane have a 77' ROW instead of 100' ROW.
UDO Section 8.4.C.3 Street Projections- We request a waiver for the requirement street projections be provided
to adjacent unplatted or landlocked properties
Regarding the waiver request, explain the following:
1.There are special circumstances or conditions affecting the land involved such that strict
application of the subdivision regulations will deprive the applicant of the reasonable use of his
land.
100’ ROW would not match the existing street projection of Dymple Lane in Millstone Subdivision. The width was 77’
with a 30’ street. We are attempting to match that standard.
Land is in a very rural setting with rural street cross section. In rural setting, longer roads are common and fit the feel
of a less congested development. Additionally, Jesse Thomas Road was constructed as part of Millstone
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Page 2 of 2
Subdivision adjacent to the subject tract. Jesse Thomas Road will be the appropriate location for a future street
projection.
2. The waiver is necessary for the preservation and enjoyment of a substantial property right of
the applicant.
The waivers are necessary for the ability of applicant to utilize the property.
3. The granting of the waiver will not be detrimental to the public health, safety, or welfare, or
injurious to other property in the area, or to the City in administering subdivision regulations.
The ROW adjustment should have no effect on neighboring area or the city. The land is in a very rural
setting with minimal traffic. According to the thoroughfare plan, Greens Prairie Trail will be extended to
Straub Road and will take the majority of through traffic once Dymple Lane is extended to Koppe Bridge
Road.
A minor block length adjustment should have no effect on neighboring area or the city.
4. The granting of the waiver will not have the effect of preventing the orderly subdivision of other
land in the area in accordance with the provisions of the Unified Development Ordinance.
No, the proposed minor collector roadway section can be built within the 77’ ROW as demonstrated in Millstone
Subdivision.
Requiring the compliance with the UDO in this case would cause damage to the neighboring property by forcing a
street projection in the incorrect location which would hamper the future development of their property.
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