HomeMy WebLinkAbout08/01/2013 - Agenda Packet - Planning & Zoning Commission C-4q
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CITY OF COLLEGE STATION
Home of Texas A&M University
Planning & Zoning
Commission
August 1, 2013
City Hall Council Chambers
1101 Texas Avenue
College Station, Texas
Workshop Meeting 6:00 PM
Regular Meeting 7:00 PM
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AGENDA
CITY OF COLLEGE STATION
Home ofTexatAd-M University PLANNING & ZONING COMMISSION
WORKSHOP MEETING
AUGUST 1, 20139 AT 6:00 PM
CITY HALL COUNCIL CHAMBERS
1101 TEXAS AVENUE
COLLEGE STATION, TEXAS
1. Call the meeting to order.
2. Discussion of consent and regular agenda items.
3. Discussion of new development applications submitted to the City. [New Development
List]
4. Presentation, possible action, and discussion regarding the status of items within the 2013
P&Z Plan of Work(see attached). (J. Schubert)
5. Presentation, possible action, and discussion regarding an update on the South Knoll Area
Neighborhood Plan. Case#13-00900151 (J. Prochazka)
6. Presentation, possible action, and discussion on an overview of sign regulations for
Places of Worship. (T. Rogers)
7. Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming
Meetings.
• Thursday, August 8, 2013 — City Council Meeting — Council Chambers — Workshop
6:00 p.m. and Regular 7:00 p.m. (Liaison—Miles)
• Thursday, August 15, 2013 — P&Z Meeting — Council Chambers — Workshop 6:00
p.m. and Regular 7:00 p.m.
8. Discussion, review and possible action regarding the following meetings: Design Review
Board, Joint Parks / Planning & Zoning Subcommittee, South Knoll Area Neighborhood
Plan Resource Team, BioCorridor Board, and Zoning District Subcommittee.
9. Discussion and possible action on future agenda items — A Planning & Zoning Member
may inquire about a subject for which notice has not been given. A statement of specific
factual information or the recitation of existing policy may be given. Any deliberation
shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
10. Adjourn.
2
AGENDA
CITY OF COLLEGE STATION PLANNING & ZONING COMMISSION
Howe of Texas A&M University'
REGULAR MEETING
AUGUST 1, 20139 AT 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
1101 TEXAS AVENUE
COLLEGE STATION, TEXAS
1. Call meeting to order.
2. Pledge of Allegiance.
3. Hear Citizens. At this time, the Chairman will open the floor to citizens wishing to
address the Commission on planning and zoning issues not already scheduled on tonight's
agenda. The citizen presentations will be limited to three minutes in order to
accommodate everyone who wishes to address the Commission and to allow adequate
time for completion of the agenda items. The Commission will receive the information,
ask city staff to look into the matter, or will place the matter on a future agenda for
discussion. (A recording is made of the meeting; please give your name and address for
the record.)
All matters listed under Item 4, Consent Agenda, are considered routine by the Planning &
Zoning Commission and will be enacted by one motion. These items include preliminary plans
and final plats, where staff has found compliance with all minimum subdivision regulations. All
items approved by Consent are approved with any and all staff recommendations. There will not
be separate discussion of these items. If any Commissioner desires to discuss an item on the
Consent Agenda it will be moved to the Regular Agenda for further consideration.
4. Consent Agenda
4.1 Consideration, discussion, and possible action on Absence Requests from meetings.
• Vergel Gay —August 1, 2013
Regular Agenda
5. Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
6. Public hearing, presentation, possible action, and discussion on a Final Plat for Caprock
Crossing Lots 1R and 2R, Block 2 being a replat of Caprock Crossing Lot 1, Block 2,
consisting of 2 lots on approximately 8.2 acres located at 4446 State Highway 6 South.
Case#13-00900121 (M. Robinson)
7. Public hearing, presentation, possible action, and discussion regarding an amendment to
Chapter 12, "Unified Development Ordinance", Section 4.2, "Official Zoning Map" of
the Code of Ordinances of the City of College Station, Texas by rezoning approximately
59 acres for the property located in the Crawford Burnett League Abstract No. 7, College
Station, Brazos County, Texas. Said tract being a portion of the remainder of a called
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108.88 acre tract as described by a deed to Heath Phillips Investments, LLC, Recorded in
Volume 9627, Page 73 of the Official Public Records of Brazos County, Texas, more
generally located at 3100 Haupt Road from PDD Planned Development District to PDD
Planned Development District with additional uses and amendments to the previously
approved concept plan for the Barracks II. Case #13-00900122 (M. Robinson) (Note:
Final action on this item is scheduled for the August 22, 2013 City Council Meeting -
subject to change)
8. Presentation, possible action, and discussion on an overview regarding the creation of
new residential zoning districts in compliance with the Comprehensive Plan. Case #13-
00900030 (J. Prochazka)
9. Discussion and possible action on future agenda items — A Planning & Zoning Member
may inquire about a subject for which notice has not been given. A statement of specific
factual information or the recitation of existing policy may be given. Any deliberation
shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
10. Adjourn.
4
2013 Planning & Zoning Commission Plan of Work
Comprehensive Plan Implementation
Implementation of Adopted Plans
Summary: Project Dates:
Implementation of adopted master plans and 2/14/13: Council discussion regarding board
neighborhood, district, and corridor plans, namely: compositions for Medical District MMD#1 .
Central College Station, Eastgate, and Southside Area 6/20/2013: Discussion regarding CIP development
neighborhood plans, and Bicycle, Pedestrian, and process at P&Z Regular meeting.
Greenways, Parks and Recreation, Water, Waste 7/18/13: P&Z recommended approval of the FY14
Water, and Medical District master plans. CIP proposal.
Staff Assigned: P&DS Staff JAnticipated Completion: On-going
Wellborn Community Plan
Summary: Project Dates:
Development of a district plan for the recently annexed 4/1/13: Bicycle, Pedestrian, and Greenways Advisory
Wellborn area that contains elements of a rural historic Board recommended approval of the Plan.
community with a unique character that residents of the 4/4/13: P&Z recommended approval of proposed plan.
area desire to retain. 4/25/13: After a public hearing, Council adopted plan.
Staff Assigned: M. Robinson Completed: April 2013
Economic Development Master Plan
Summary: Project Dates:
2/7/13: Master Plan update at P&Z Workshop.
Development of a Master Plan to provide consistent 7/18/13: P&Z Workshop on draft Master Plan.
direction on how the City will help ensure its economic 7/25/13: Council Workshop on draft Master Plan.
health for years to come while providing a positive
business development environment. 8/15/13:After a public hearing, P&Z consideration
and recommendation regarding proposed plan.
8/22/13:After a public hearing, Council
consideration of plan adoption.
Staff Assigned: R. Heye JAnticipated Completion: Summer 2013
South Knoll Area Neighborhood Plan
Summary: Project Dates:
5/21/13: Neighborhood Resource Team meeting.
Development of a neighborhood plan for a number of 7/9/13: Plan Open House in Council Chambers.
unique neighborhood areas. The plan area is generally
bounded by Holleman Drive, Welsh Avenue, Wellborn 7/16/13: Neighborhood Resource Team meeting in
Road, Harvey Mitchell Parkway, and Texas Avenue. Council Chambers at 6:30pm.
8/1/13: Delivery of draft plan at P&Z Workshop.
8/5/13: Bicycle, Pedestrian, and Greenways Advisory
Board recommendation on proposed plan.
8/15/13: After a public hearing, P&Z consideration
and recommendation regarding proposed plan.
8/22/13:After a public hearing, Council
consideration of plan adoption.
Staff Assigned: J. Prochazka, M. Hester JAnticipated Completion: Summer 2013
5 Page 1 of 5
Neighborhood Parking
Summary: Project Dates:
Analyze neighborhood parking issues by engaging 2/21/13: Task Force Final Report presented to P&Z.
stakeholders and working in a Joint Task Force 2/28/13: Task Force Final Report presented to
Subcommittee with Council. Implement recommended Council.
solutions. 7/9/13-8/5/13: Stakeholder comment period for draft
ordinance.
8/15/13: P&Z consideration of proposed ordinance.
9/12/13: Council consideration of proposed ordinance.
Staff Assigned: B. Cowell, T. Rogers JAnticipated Completion: Summer 2013
Residential Zoning Districts
Summary: Project Dates:
Create and adopt new residential zoning districts to 4/9/13: Public meeting regarding single family and
implement the future land use and character duplex zoning concepts.
designations identified in the Comprehensive Plan. 4/19/13: P&Z Subcommittee meeting.
5/31/13: P&Z Subcommittee meeting.
6/7/13-7/7/13: Stakeholder comment period for draft
zoning ordinance changes.
7/30/13: P&Z Subcommittee meeting.
8/1/13: P&Z overview of one and two family
residential zoning districts.
8/15/13: P&Z consideration of proposed ordinance.
9/12/13: Council consideration of proposed ordinance.
Staff Assigned: J. Prochazka, T. Rogers JAnticipated Completion: Summer 2013
Medical District Zoning Districts
Summary: Project Dates:
Create and adopt Medical and Urban Village zoning 5/2/13: Presentation regarding Plan implementation at
districts to implement the new future land use and P&Z Workshop.
character designations established by the Medical 8/15/13: Presentation of district concepts at P&Z
District Master Plan. I Workshop.
Staff Assigned: J. Prochazka, M. Robinson JAnticipated Completion:
6 Page 2 of 5
Research and Education
Plan Implementation
Summary: Project Dates:
The linkage between the Comprehensive Plan, Master
Plans, and Neighborhood, District, and Corridor Plans.
The linkage between regulations, funding, etc and plan
implementation.
• Overview of concept—provide a review of how this 5/2/13: Discussion at P&Z Regular meeting.
system is built in College Station and intended to be
used (link between vision, comprehensive plan,
strategic plan, etc).
Link between Comprehensive Plan and Master Plans 5/2/13: Discussion at P&Z Regular meeting.
—this would include an overview of each of the adopted
Master Plans and a demonstration of how for example
we plan wastewater to serve the proposed land use and
how for example the BPG Master Plan, if implemented
responds to the desired character of the City, etc.
Page 3 of 5
Link between adopted plans and regulations/ 6/6/13: Discussion at P&Z Workshop.
standards—this would include examples of how we use
regs (for example new zoning districts or block length)
to further the objectives/goals contained in the policy
documents/plans and to help highlight how the success
of those plans is impacted by the regs selected (or not)
—for example how a certain type of block length yields
a certain development pattern and connectivity whereas
a different block length will yield a different pattern.
Link between plans and funding —this would include 6/20/13: Discussion at P&Z Regular meeting.
how the plans have been fiscally constrained and how
funding plays a role in their successful implementation
and how if not adequately funded they will fall short of
expectations.
Staff Assigned: P&DS Staff JAnticipated Completion:
Character and Community Design
Summary: Project Dates:
The purpose and definition of community character,
community design, and the role they play in community
vitality and success.
Overview of community character (versus just a focus 5/16/13: Discussion at P&Z Workshop.
on land use/protection from incompatible uses)—this
would include an overview of what our plans say about
this and again what best practices are in these areas.
Link between community design and livability—this 9/2013: Discussion at P&Z.
would be an overview of what the principles of good
community design are, where these principles have (or
have not) been used in College Station and where
livability has been improved (or negatively impacted)as
a result.
Link between community design and economic vitality 9/2013: Discussion at P&Z.
—this would be an overview of how community design
impacts land values (and thus tax revenues) creates
new economic opportunities, etc.
Staff Assigned: P&DS Staff JAnticipated Completion:
Affordable Housing and Community Development
Summary: Project Dates:
Receive updates regarding affordable housing and
other community development efforts.
Overview of the City's current approach to addressing 7/18/13: Discussion at P&Z Workshop.
affordable housing needs.
Overview of the Department's revised approach to 7/18/13: Discussion at P&Z Workshop.
community development—this would be an overview of
a Community Development Master Plan.
On-going updates as needed (annual action plan,
Community Development Master Plan, etc).
Staff Assigned: P&DS Staff JAnticipated Completion: On-going
8 Page 4 of 5
Single-Family and Multi-Family Housing Markets
Summary: Project Dates:
Discuss impact of large amount of new multi-family
units and single-family dwellings being used for student
rental purposes on the local housing market.
Overview of the issue/questions—this would be an 5/16/13: Discussion of methodology and scope at P&Z
overview of what the perceived issues/questions are Regular meeting.
and what others might have looked at in other
communities when asking similar questions to devise a
methodology.
Overview of the new multi-family market—this would
be what is being built, by whom, how are they
performing, who is moving into them, etc. may include
surveys, focus groups, guest speakers, etc.
Overview of existing multi-family market—this would
be what exists, who owns it, what are they doing to
maintain and rent it, how are they performing, who is
moving into them, etc. may include surveys, focus
groups, guest speakers, etc.
Overview of the single-family rental market—what is
being built, who is managing what and how, who is
renting, what are the implications/benefits of this
market, etc. may include surveys, focus groups, guest
speakers, etc.
What, if any, response are needed/appropriate by the
City to address issues.
Staff Assigned: P&DS Staff Anticipated Completion:
9 Page 5 of 5
r
CITY OF COLLEGE STATION
Planning&Development Services
1101 Texas Avenue South,P.O. Box 9960
College Station,Texas 77842
Phone 979.764.3570 / Fax 979.764.3496
MEMORANDUM
Date: August 1, 2013
To: Planning and Zoning Commission
From: Jennifer Prochazka,AICP, Principal Planner
jprochazka@cstx.gov
Subject: South Knoll Area Neighborhood Plan (13-00900151)
Item: Presentation, possible action, and discussion regarding an update on the South Knoll Area
Neighborhood Plan.
Background & Summary: As part of the on-going implementation of College Station's Comprehensive
Plan, the City created its Neighborhood, District, and Corridor Planning program to provide focused
action plans for smaller areas of the City. Under this program, the City has adopted the Central College
Station Neighborhood Plan, Eastgate Neighborhood Plan, Southside Area Neighborhood Plan, Medical
District Master Plan, and Wellborn Community Plan. These plans focus on the particular needs and
opportunities of the areas.
The South Knoll Area Neighborhood Plan process began in the fall of 2012 with background field work
and creation of the volunteer Neighborhood Resource Team. Over the past 10 months, staff has worked
with the neighborhood to develop a plan to address neighborhood integrity, community character,
mobility, and public facilities and services. Over the course of the planning process, six public
neighborhood meetings and nine Neighborhood Resource Team meetings were held.
The South Knoll Area Neighborhood Plan includes five chapters, described below. Within the chapters,
information related to citizen discussions that formed the Plan recommendations is included. Each
chapter has a goal that is supported by a series of strategies and action items that reflect the work of
the Neighborhood Resource Team.
Chapter 1: Introduction
This chapter describes the South Knoll Area and outlines the neighborhood planning process.
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Chapter 2: Neighborhood Integrity and Community Character
Neighborhood integrity can be described as a measure of the quality of life in a neighborhood. It
includes resident involvement, preservation of neighborhood resources, neighborhood identity and
investment, property maintenance, and adherence to adopted codes. Neighborhood integrity builds
relationships among various groups so that proactive and positive interaction can occur.The objective is
to address issues and work toward common goals of retaining the strength and vitality of the
neighborhood.
Community character relates to the stability, sustainability, and vitality of an area through the
appropriate placement and interaction of land uses. The Community Character section of this chapter
identifies the location of future land uses in order to create, protect, and enhance places of distinction
throughout the community.
This chapter focuses on land use, character preservation, and neighborhood organizations, with an
established Neighborhood Integrity & Community Character Goal for the South Knoll Area to be a
neighborhood that is desired and valued for its single-family-friendly character with:
■ Reduced character impact of high-density housing in the neighborhood;
■ Continued investment in and maintenance of area schools, parks, and trails;
■ Preservation of the existing larger-lot development pattern and eclectic architecture; and
■ Effective neighborhood organizations.
The strategies in this chapter focus on increased code compliance and property maintenance standards,
additional parking standards, and the preservation of historic resources.
Chapter 3: Mobility
Mobility addresses vehicular, bicycle, and pedestrian movements within and through an area. Whether
for transportation or recreation, good connectivity improves the quality of life for neighborhood
residents. The purpose of mobility in neighborhood planning is to ensure that all modes and routes of
transportation are safe and reliable, and minimize congestion on the road system including an adequate
and efficient street network, designated bike routes, a sufficient sidewalk network, and local transit
services.
This chapter focuses on pedestrian and bicycle safety, accessibility, and the function of streets, with an
established Mobility Goal for the South Knoll Area to maintain a safe and efficient transportation
network and improve multi-modal transportation options by increasing the continuity of bicycle and
pedestrian routes to key destinations,while protecting the single-family character and integrity of the
neighborhood.
The strategies in this chapter focus on additional parking restrictions to increase safety, additional
sidewalks and intersection improvements, and amend the Bicycle Master Plan.
Chapter 4: Public Facilities and Services
Neighborhood identity is made up of a variety of elements including public and private landscaping,
community gathering places, park development and maintenance, fencing, drainage, sidewalk and
public facility maintenance, and signage that serves to enhance an area's aesthetic quality. Together
these elements can provide a distinct image for an area. Maintaining or improving that identity is
important to promoting the long-term viability and attractiveness of a neighborhood. Public investments
such as utility and street rehabilitation, drainage improvements, and streetlight programs can support
Page 2 of 3
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neighborhood investment. Building on these elements throughout the neighborhood can strengthen its
overall image and identity.
This chapter focuses on strategies relating to community services, infrastructure, capital investments,
and public safety with an established Public Facilities and Services Goal for the South Knoll Area is to
provide and maintain public facilities and services that meet the needs of the residents and positively
contribute to the integrity of the neighborhood and an enhanced single-family friendly character.
The strategies in this chapter focus on increased code compliance and property maintenance, increased
public safety, and park improvements.
Chapter 5: Implementation
The final chapter includes all of the strategies and actions that are proposed in the Plan. The plan
implementation period is five to seven years. Specifically, this chapter assigns the estimated cost of
implementing a particular strategy, a timeframe for when the strategy will be implemented, and the
entity that is responsible for implementing the strategy.
A public hearing and final recommendation by the Planning & Zoning Commission is scheduled for the
August 15, 2013 regular meeting.
Attachment:
South Knoll Area Neighborhood Plan Executive Summary
Page 3 of 3
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South Knoll Area Neighborhood Plan
Executive Summary: Identified Issues and Strategies for Action
The conversion of single-family homes to rental properties occupied by college-age residents
was repeatedly and overwhelmingly identified during this process as the main concern of South
Knoll residents and as the source of many other issues. The goal of this plan is to propose actions
and to enhance and support the single-family home character of the Neighborhood.
The following is a condensation of the issues and action strategies identified in this report.
Detailed explanations, descriptions and specific strategies are found in the report's chapters.
Residency and Code Enforcement
■ Allow smaller areas within South Knoll to apply for overlay zoning further limiting the
number of unrelated residents, if approved by a majority of the property owners.
(NI&CC1.3)
■ Require rental registration forms to list resident names and be updated annually as a
means of enforcing current number-of-resident ordinances. (NI&CCI A)
■ Reinstate pro-active code enforcement and publicize See-Click-Fix to promote strict
code enforcement. (NI&CC1.1) (PF&S1.1) (PF&SI.3) (PF&S1.4)
■ Develop New Resident Information packets and distribute to rental contacts annually.
(NI&CC1.2) (PF&S1.2)
Parking
■ Remove parking from both sides of all streets between the hours of 2:00 a.m. to 6:00 a.m.,
requiring resident vehicles be permanently parked on their private property while still
allowing on-street parking outside of these hours for social gatherings, repairmen, etc.
(NI&CC2.1) (M2.1)
■ Allow residents to request on-street parking be removed for character reasons from one
side of all streets when the majority of property owners are in favor. (NI&CC2.2) (M2.2)
■ In accordance with the City's Joint Task Force on Neighborhood Parking: limit the size of
off-street parking areas in the front of lots; require one parking space per bedroom for
new construction and added bedrooms with a maximum of four spaces required;
require rear yard parking to be screened from adjacent single-family properties.
(NI&CC2.3) (NI&CC2.4) (NI&CC2.5) (M2.3) (M2.4) (M2.5)
■ Require semi-annual emergency vehicle safety "drive-throughs" at peak parking times
with parking restrictions added as recommended. (MI.1)
■ Limit parking where current patterns create safety issues for residents exiting their
driveways. (M 1.2)
■ Address known parking issues, such as approved but un-installed signage, confusing
signage and known emergency access problems. (M 1.3) (M 1.4) (M 1.5) (M 1.6) (M 1.7)
Traffic, Pedestrian and Bicycle Improvements and Safety
■ Increase pedestrian safety by prioritizing and pursuing sidewalk installation along several
streets as identified in this report. (M3.1) (M3.2) (M3.3) (M3.5)
1
13
South Knoll Area Neighborhood Plan
■ Explore ways to increase pedestrian safety in areas heavily used by students, such as
around A&M Consolidated High School and TAMU bus stops on busy thoroughfares.
(M3.7) (M3.8)
■ Eliminate parking along the east side of Glade Street to the hours of 7:00 a.m. and 6:00
p.m. to facilitate use by commuter cyclists and children riding to school. (M4.1)
■ Explore the possibility of a digital way-finding system to direct bicycle and pedestrian
traffic through the neighborhood. (M4.2) (M4.3)
■ Improve signage, striping and grading along identified sidewalks and bicycle routes to
increase safety and decrease conflicts with motorists. (M4.4) (M4.6) (M5.1) (M5.2) (M5.3)
Public Facilities, Land Use and Neighborhood Involvement
■ Enhance public parks through the installation of bicycle racks, additional benches,
shade, etc. (PF&S4.1) (PF&S4.2) (PF&S4.3) (PF&S4.4) (PF&S4.5) (PF&S4.6)
■ Amend the Future Land Use and Character Map to reflect existing land uses, zoning and
floodplains where necessary and appropriate. (NI&CC 3.1) (NI&CC 3.2) (NI&CC 3.3)
(NI&CC 5.1) (NI&CC 5.2)
■ Preserve residences and neighborhoods as identified by the Quimby McCoy Historic
Resources Survey (2008) to preserve the unique housing character of the neighborhood.
(NI&CC 4.1) (NI&CC 4.2)
■ Encourage the creation of additional Neighborhood Associations and groups within the
South Knoll Area and strengthen those that exist. (NI&CC 6.1) (NI&CC 6.2)
■ Encourage outreach such as National Night Out, welcome parties and community
gardens to increase neighborhood education and unity. (NI&CC 6.5)
■ Assist groups in identifying and applying for neighborhood grants and training
opportunities. (NI&CC 6.3) (PF&S5.1)
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CITY OF COLLEGE STATION
Home of Texas A&M University'
MEMORANDUM
July 19, 2013
TO: Planning &Zoning Commission
FROM: Teresa Rogers, Staff Planner
SUBJECT: Sign Regulations for Places of Worship
Item: Presentation, discussion, and possible action on an overview of sign regulations for Places of
Worship.
Background: At the request of two local churches, staff has initiated a review of current sign regulations
for Places of Worship. Current ordinance regulates signs based on the zoning district of the property.
Places of Worship are allowed in all zoning districts; however signage is restricted in residential and
agricultural zoning districts. Freestanding signs are prohibited in residential and agricultural zoning
districts. A Freestanding Sign is a sign supported by one or more columns, poles, or bars extended from
the ground, or that is erected on the ground. In lieu of this requirement, Places of Worship located in
residential or agricultural zoning districts are allowed one low profile in accordance with UDO Section
12-7.5.Y. A sign is considered to be a Low Profile Sign if it is a stand-alone sign that does not exceed 60
square feet in area and four feet in height.
Staff has reviewed existing ordinances and is requesting direction from the Planning and Zoning
Commission to determine how sign regulations should be applied for Places of Worship.
Recommendations may be based on the following possible outcomes:
1. Maintain the existing sign regulations for Places of Worship;
2. Modify sign regulations for all Places of Worship to allow increased sign opportunities; or
3. Modify sign regulations for Places of Worship located adjacent to State Highway 6 to allow
increased sign opportunities.
A request has also been made by a church to review regulations prohibiting changeable message signs.
According to UDO Section 12-7.5.D, signs containing manual changeable copy or electronic reader
boards which are greater than 30 percent of the allowable sign area are prohibited. Staff is requesting
the Planning and Zoning Commission review current regulations to determine if an increased area
should be allowed city wide.
If a determination is made by Planning and Zoning Commission to revise current sign regulations for
Places of Worship, staff will then begin working on drafting specific ordinance language.
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(*01""
CITY OF COLLEGE,STATION
Planning ear Development Services
Absence Request Form
For Elected and Appointed Officers
Name Vergel Gay
Request Submitted on 8/1/2013
I will not be in attendance at the meeting on 8/1/2013
for the reason specified: (Date)
Not able to attend.
Signature Vergel Gay
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CITY OF COLLEGE STATION
FINAL PLAT
for
Caprock Crossing Lots 1 R &2R, Block 2
Being a Replat of
Caprock Crossing Lot 1, Block 2
13-00900121
SCALE: Two lots on 8.15 acres
LOCATION: 4446 State Highway 6 South
ZONING: GC General Commercial
OV Corridor Overlay
APPLICANT: Jesse Durden, CapRock Texas
PROJECT MANAGER: Matt Robinson, AICP, Senior Planner
mrobinson@cstx.gov
RECOMMENDATION: Staff recommends approval of the replat.
Planning &Zoning Commission Page 1 of 3
August 1, 2013
17
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Planning &Zoning Commission Page 2 of 3
August 1,2013
18
DEVELOPMENT HISTORY
Annexation: 1983
Zoning: A-O Agricultural Open upon annexation; A-O Agricultural Open to
C-1 General Commercial (1983, 2004 & 2006); C-1 General
Commercial to C-1 General Commercial and OV Corridor Overlay
(2006); C-1 General Commercial renamed to GC General
Commercial (2012)
Preliminary Plat: 2012
Site Development: Vacant
COMMENTS
Parkland Dedication: None required — non-residential development.
Greenways: N/A
Pedestrian Connectivity: Public Ways are proposed throughout the development which
include 5-foot sidewalks along both sides.
Bicycle Connectivity: Bike lanes and routes are not proposed nor required within the
development. The nearest bike lane is located on Arrington Road.
Impact Fees: The subject property is located within the Alum Creek Impact Fee
Area. Impact fees are assessed at the time of Final Plat. The
current impact fees for Alum Creek are $59.42 per LUE.
REVIEW CRITERIA
Compliance with Subdivision Regulations: The Final Plat is in compliance with the
Subdivision Requirements of the Unified Development Ordinance.
STAFF RECOMMENDATIONS
Staff recommends approval of the Final Plat.
SUPPORTING MATERIALS
1. Application
2. Copy of Final Plat
Planning &Zoning Commission Page 3 of 3
August 1, 2013
19
FOR OFFI E Y
CASE NO.:
DATEVICITY OF CoLLi:GT?STATION TIME
Home of Texas A6M University' STAF
FINAL PLAT APPLICATION
(Check one) ❑ Minor ❑ Amending ❑ Final ❑ Vacating 9eplat
($700) ($700) ($932) ($932) ($932)
Is this plat in the ETJ? ❑ Yes 0 No Is this plat Commercial ❑ or Residential ❑
MINIMUM SUBMITTAL REQUIREMENTS:
<] $700-$932 Final Plat Application Fee(dee above).
$233 Waiver Request to Subdivision Regulations Fee(if applicable).
❑x $600 (minimum) Development Permit Application / Public Infrastructure Review and Inspection Fee. Fee is
1%of acceptable Engineer's Estimate for public infrastructure, $600 minimum (if fee is> $600, the balance is
due prior to the issuance of any plans or development permit).
Application completed in full. This application form provided by the City of College Station must be used and
May not be adjusted or altered. Please attach pages if additional information is provided.
] Fourteen (14)folded copies of plat. (A signed mylar original must be submitted after approval.)
Two(2)copies of the grading, drainage, and erosion control plans with supporting drainage report.
]X Two(2)copies of the Public infrastructure plans and supporting documents(if applicable).
❑ Copy of original deed restrictions/covenants for replats(if applicable).
,f] Title report for property current within ninety (90) days or accompanied by a Nothing Further Certificate
current within ninety (90) days. The report must include applicable information such as ownership, liens,
encumbrances, etc.
Paid tax certificates from City of College Station, Brazos County and College Station I.S.D.
The attached Final Plat checklist with all items checked off or a brief explanation as to why they are not.
NOTE: A mylar of the approved preliminary plan must be on file before a final plat application will be considered
complete. If the mylar is submitted with the final plat application, it shall be considered a submittal for the
preliminary plan project and processed and reviewed as such. Until the mylar has been confirmed by staff
to be correct, the final plat application will be considered incomplete.
Date of Optional Preapplication or Stormwater Management Conference
NAME OF PROJECT Caprock Crossing Lot 1, Block 2 Replat
ADDRESS y,.941Z'SH6 South
INY(19
SPECIFIED LOCATION OF PROPOSED PLAT:
ISouth of the intersection of William D. Fitch Parkway and SH 6 South
APPLICANT/PROJECT MANAGER'S INFORMATION (Primary contact for the project):
Name CapRock Texas E-mail lesse.durden@caprocktx.com
Street Address 110 Lincoln Avenue, Suite 103
City College Station State Texas Zip Code 77840
Phone Number 979-307-0321 Fax Number 979-314-7606
1/11 Page 1 of 9
20
PROPERTY OWNER'S INFORMATION (All owners must be identified. Please attach an additional sheet for multiple
owners):
Name Brazos Texas Land Development, LLC. E-mail
Street Address 1203 University Drive East
City College Station State Texas Zip Code 77840
Phone Number Fax Number 979-314-7606
ARCHITECT OR ENGINEER'S INFORMATION:
Name Schultz Engineering, LLC. -Deven Doyen, P.E. E-mail deven@schultzengineeringllc.com
Street Address 2730 Longmire Drive, Suite A
City College Station State Texas Zip Code 77845
Phone Number 979-764-3900 Fax Number 979-764-3910
Do any deed restrictions or covenants exist for this property? ❑ Yes ❑X No
Is there a temporary blanket easement on this property? If so, please provide the Volume and Page No.
Total Acreage 8.15 Total No. of Lots 2 R-O-W Acreage 0
Existing Use Vacant Proposed Use Commercial Y
Number of Lots By Zoning District 2 / C1
Average Acreage Of Each Residential Lot By Zoning District:
Floodplain Acreage N/A
Is there Special Flood Hazard Area (Zone A or Zone AE on FEMA FIRM panels)on the property? F_ Yes Fx- No
This information is necessary to help staff identify the appropriate standards to review the application and will be used to
help determine if the application qualifies for vesting to a previous ordinance. Notwithstanding any assertion made,
vesting is limited to that which is provided in Chapter 245 of the Texas Local Government Code or other applicable law.
Is this application a continuation of a project that has received prior City platting approval(s) and you are requesting the
application be reviewed under previous ordinance as applicable?
F Yes
FX No
If yes, provide information regarding the first approved application and any related subsequent applications(provide
additional sheets if necessary):
Project Name:
City Project Number(if known):
Date/Timeframe when submitted.
1/11 Page 2 of 9
21
A statement addressing any differences between the Final Plat and Preliminary Plan (if applicable):
Lot?, Block 2 has been ivr ed into two fa s.
Requested waiver to subdivision regulations and reason for same(if applicable):
None
Regarding the waiver request, explain how:
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.
/A
2. The waiver is necessary for the preservation and enjoyment of a substantial property right of the applicant.
NIA
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.
/A — -
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.
NIA
Fee in lieu of sidewalk construction is being requested because of the following condition (if applicable):
1. F An alternative pedestrian way or multi-use path has been or will be provided outside the right-of-way;
2. r The presence of unique or unusual topographic, vegetative, or other natural conditions exist so that strict
adherence to the sidewalk requirements of the LIDO is not physically feasible or is not in keeping with the
purposes and goals of the UDO or the City's comprehensive Plan;
3. F A capital improvement project is imminent that will include construction of the required sidewalk. Imminent shall
mean the project is funded or projected to commence within twelve(12) months;
4. r Existing streets constructed to rural section that are not identified on the Thoroughfare Plan with an estate/
rural context;
5, r When a sidewalk is required along a street where a multi-use path is shown on the Bicycle, Pedestrian, and
Greenways Master Plan;
1/11 Page 3 of 9
22
6. F The proposed development is within an older residential subdivision meeting the criteria in Platting and
Replatting within Older Residential Subdivisions Section of the UDO; or
7. r The proposed development contains frontage on a Freeway/Expressway as designated by Map 6.6,
Thoroughfare Plan - Functional Classification, in the City's Comprehensive Plan.
Detailed explanation of condition identified above:
N/A
NOTE: A waiver to the sidewalk requirements and fee in lieu of sidewalk construction shall not be considered at the
same time by the Planning &Zoning Commission.
Requested Oversize ParticipationN/A
Total Linear Footage of Parkland Dedication due prior to filing the Final Plat:
Proposed Public:
ACREAGE:
Streets
0 Sidewalks 0
No. of acres to be dedicated + $ development fee
747Sanitary Sewer Lines 0 No. of acres in floodplain
0 No. of acres in detention
� Water Lines
0 Channels 0
No. of acres in greenways
0 Storm Sewers OR
0 Bike Lanes/ Paths FEE IN LIEU OF LAND:
No. of SF Dwelling Units X$ = $
(date)Approved by Parks& Recreation Advisory Board
NOTE: DIGITAL COPY OF PLAT MUST BE SUBMITTED PRIOR TO FILING.
The applicant has prepared this application and certifies that the facts stated herein and exhibits attached hereto are
true, correct, and complete. IF THIS APPLICATION IS FILED BY ANYONE OTHER THAN THE OWNER OF THE
PROPERTY, this application must be accompanied by a power of attorney statement from the owner. If there is more
than one owner, all owners must sign the application or the power of attorney. If the owner is a company, the application
must be accompanied by proof of authority for the company's representative to sign the application on its behalf. LIEN
HOLDERS identified in the title report are also co ere wners and the appropriate signatures must be provided as
described above.
Signature and title Date
fA'tlAOL IS 0%A,%
1/11 23 Page 4 of 9
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CITY OF COLLEGE STATION
Home of Texas A&M University'
REZONING REQUEST
FOR
THE BARRACKS II
13-00900122
REQUEST: PDD Planned Development District to PDD Planned Development
District w/ additional uses and revised concept plan
SCALE: 59 Acres
LOCATION: 3100 Haupt Road
APPLICANTS: Heath Philips, Heath Phillips Investments, LLC
PROJECT MANAGER: Matt Robinson, AICP, Senior Planner
mrobinson@cstx.gov
RECOMMENDATION: The proposed rezoning is an amendment to a portion of the
previously approved PDD zoning to revise the concept plan and
add additional uses. Staff recommends approval of the rezoning.
Planning &Zoning Commission Page 1 of 7
August 1, 2013
25
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Planning &Zoning Commission Page 2 of 7
August 1, 2013
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Planning &Zoning Commission Page 3 of 7
August 1, 2013
27
NOTIFICATIONS
Advertised Commission Hearing Date: August 1, 2013
Advertised Council Hearing Dates: August 22, 2013
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:
Barracks at Rock Prairie Owner's Association
Buena Vida Owner's Association
Property owner notices mailed: 99
Contacts in support: None at time of staff report
Contacts in opposition: None at time of staff report
Inquiry contacts: 1
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North Urban — Growth Area A-O Agricultural Open Vacant
5
South General Suburban — R-1 Single-Family Townhomes (The
Growth Area 5 Residential; R-3 Barracks), single-
Townhouse; A-O family residences
Agricultural Open (Williamsgate
Subdivision and
Buena Vida
Subdivision
East 6-lane Major Arterial Old Wellborn Road,
on Thoroughfare Plan Railroad tracks and
FM 2154
West General Suburban — PDD Planned Townhomes, single-
Growth Area 5, Major Development District; family residences
Collector on A-O Agricultural Open (Barracks II
Thoroughfare Plan Development), Vacant
DEVELOPMENT HISTORY
Annexation: 2002
Zoning: A-O Agricultural Open upon annexation (2002)
A-O Agricultural Open to PDD Planned Development District
(2011)
PDD Planned Development District to PDD Planned Development
District (2012)
Final Plat: Barracks II Phase 300; Barracks II Phase 100 and 101 are final
platted and are adjacent to the property proposed for rezoning.
Site development: A portion of Barracks II Phase 300 has been developed and
adjacent areas to the property proposed for rezoning have been
developed (Barracks 11 Phase 100 and 101).
Planning &Zoning Commission Page 4 of 7
August 1, 2013
28
ZONING HISTORY
In June 2011, 108 acres was rezoned from A-O Agricultural Open to PDD Planned
Development District and included a mix of commercial and single-family attached (townhome)
and single-family detached residences. The original proposal included a wake board ski facility
within two of the detention pond areas. At the Planning & Zoning Commission and City Council
meetings concerns were expressed about the proposed wake board facilities, specifically
regarding light, noise, buffers and whether the use was appropriate for the area. City Council
approved the rezoning with the condition that the wakeboard use be removed. In April 2012, a
revised PDD Planned Development District rezoning was approved that adjusted the
configuration of the concept plan and added recreation facility uses consisting of two 2-tower
cable wakeboard ski systems as well as other water recreation uses.
The developer is requesting the rezoning amendment to revise a portion of the Barracks II
development (59 acres) to provide additional uses, which include a micro-brewery, rental condo
units and development sales office. Additionally, the rezoning revises the original approved
layout to realign streets/alleys adjacent to the park areas, reduces the amount of commercial
acreage along Old Wellborn Road, and adds three blocks of townhomes.
REVIEW CRITERIA
1. Consistency with the Comprehensive Plan.
2. Compatibility with the present zoning and conforming uses of nearby property and
with the character of the neighborhood.
3. Suitability of the property affected by the amendment for uses permitted by the
district that would be made applicable by the proposed amendment.
4. Suitability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment.
5. Marketability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment.
6. Availability of water, wastewater, stormwater, and transportation facilities generally
suitable and adequate for the proposed use.
The Comprehensive Plan designates the subject property as General Suburban and is located
in Growth Area 5. It states that the area between Cain Road and Rock Prairie Road should be
used for General Suburban activities, including high-density single-family lots (minimum 5,000
square feet), townhomes, duplexes, as well as suburban or neighborhood commercial and office
uses.
The property is currently zoned PDD Planned Development District, allowing for a mixture of
single-family residences, offices and commercial development. Residential uses are capped at
a proposed density of 8.50 units per acre and will continue the type of residential development
immediately to the south of the subject property, which are zoned and developed for single-
family residences and townhomes. These properties include The Barracks, a townhome
development, as well as the Williamsgate and Buena Vida subdivisions that are zoned R-1
Single-Family Residential.
Planning &Zoning Commission Page 5 of 7
August 1, 2013
29
Commercial uses are primarily proposed to be located along Old Wellborn Road, which is
parallel to the existing railroad tracks. Through the PDD, additional controls are being applied
that address issues related to architectural design, size, scale, and buffering as well other
specific items.
Additional uses beyond what are currently allowed under the C-3 Neighborhood Commercial
designation were approved with the original rezoning. These uses include a shooting range-
indoor, car wash, commercial garden/greenhouse/landscape maintenance, commercial
amusement, office and retail sales/service with storage areas being greater than 50% of the
space, and self-storage allowing the storage of equipment, materials, recreational vehicles, or
boats in buildings with at least three enclosed sides. As mentioned previously, additional
standards have been included to address issues of design, size, scale and buffering.
The proposed revised PDD zoning includes the addition of micro-industrial uses (specifically a
micro-brewery), short-term rental condos that will not to exceed 20 units (akin to a small hotel
contained within the recreational facility building) and a development sales office all located
within the recreation facility area.
REVIEW OF CONCEPT PLAN
Modifications from the previously approved concept plan include the addition of uses,
realignment of streets/alleys around the parks, reduction in the amount of acreage for
commercial development and the addition of three blocks of townhomes. The additional uses
consist of a development sales office, micro-brewery, and rental condo units that are limited to
no more than 20 units. Other changes include increasing the restaurant size from 3,500 square
feet to 5,000 square feet, and increasing the number of cable wake board ski systems from two
to three.
The applicant has provided the following information related to the purpose and intent of the
proposed zoning district:
"The Barracks ll Subdivision was previously granted PDD Zoning to develop a
residential community for students in the 18-30 year age range. The planned
development includes a mixture of housing options and commercial businesses that
cater to the student population. The intent has not changed. This rezoning request
merely adds another allowable use to the existing PDD Zoning. The Recreation Center
and ski facility are intended to enhance the marketability of this mixed use development
to buyers in the target demographic."
In accordance with this purpose statement, the Concept Plan includes a mixture of residential,
commercial and office uses. Commercial uses are proposed along portions of Old Wellborn
Road. These areas will be limited to C-3 Neighborhood Commercial uses, with additional
allowed uses consisting of a shooting range—indoor, car wash, commercial
garden/greenhouse/landscaping, commercial amusement, office and retail sales/service with
storage areas being greater than 50%, and self-storage allowing equipment, materials,
recreational vehicles and boats in a building enclosed on three sides. These uses would be
limited to commercial tracts 2 and 3, which are located along Old Wellborn Road. Additionally,
commercial tract 3 is the only commercial tract where self-storage units would be permitted. As
proposed, restaurants would not be a permitted use in Commercial Tracts 2 and 3. All
commercial structures will be required to be in compliance with the Non-Residential
Architectural Standards as well as being compatible in size, roof type and pitch, materials, and
architecture with the surrounding residential uses. A recreation center that includes a Wake
Planning &Zoning Commission Page 6 of 7
August 1, 2013
30
Board Ski Park is proposed to utilize two of the three detention ponds that are necessary to
serve the development. The recreation center, which includes offices, a pro shop, a 5,000
square foot restaurant, micro-brewery, rental condo units and a development sales office, will be
required to meet all UDO requirements.
Residential uses consisting of townhomes are proposed for the remainder of the site.
Residential density has increased from a max of 8.45 dwelling units per acres to 8.5. The
townhomes are proposed to be located around a 1.62 acre park at the center of the
development with an additional 2.25 acres of park land located around the perimeter of the
townhomes. As mentioned previously, the layout of the development has changed from the
previously approved concept plan. Layout changes have been made in order to realign
streets/alleys located near the park areas, reduce the amount of commercial acreage, as well as
to add three blocks of townhomes along Old Wellborn Road.
At time of site plan and plat, the project will need to meet all applicable standards required by
the UDO except those discussed below. Staff is currently undertaking an effort to create new
zoning districts to implement the different character areas envisioned by the Comprehensive
Plan. In the absence of a defined General Suburban zoning district, the applicant and staff have
negotiated through various standards to seek to attain a general suburban style that is
appropriate for this portion of the City, while seeking to retain flexibility for both parties.
Base Zoning and Meritorious Modifications
The applicant has proposed to continue to utilize R-3 Townhouse and C-3 Light Commercial as
the base, underlying zoning districts for standards that are not identified in the PDD. The
existing PDD zoning was approved with meritorious modifications that will carry over with this
rezoning amendment. No new modifications are being requested or altered with this rezoning
amendment. At the time of site plan and plat, the project will need to meet all applicable site,
architectural and platting standards required by the Unified Development Ordinance except
where meritorious modifications were granted with the PDD zoning.
STAFF RECOMMENDATION
Meritorious modifications granted previously are proposed to carry over with the PDD
amendment. The revised concept plan makes necessary changes to the street/alley layout
around the park areas to continue development of the townhomes, while reducing the amount of
commercial acreage in order to incorporate three additional blocks of townhomes. Additional
uses are only proposed for the recreation facility area and consist of a micro-brewery,
development sales office and short-term rental condo units. Staff recommends approval of the
rezoning request.
SUPPORTING MATERIALS
1. Application
2. Rezoning map
3. Concept Plan
Planning &Zoning Commission Page 7 of 7
August 1, 2013
31
FOR OFFICE USE ONLY
CASE NO,
DATE SUBMITTED:
CITY Or COLLEGE;STATION TIME:
Home of Texas A&M University* REVISED JULY 2013 STAFF:
ZONING MAP AMENDMENT (REZONING) APPLICATION
PLANNED DISTRICTS
(Check one) Z ($1,165) Planned Development District(PDD)
❑ ($1,165) Planned Mixed-Used Development(P-MUD)
❑ ($315) Modification to Existing PDD or P-MUD Amendment- Planning &Zoning Commission and
City Council Review
Please use Concept Plan Minor Amendment Application for minor amendments as per Section 3.4.J of the UDO.
MINIMUM SUBMITTAL REQUIREMENTS:
❑x $315- 1,165 Rezoning Application Fee.
❑X Application completed in full. This application form provided by the City of College Station must be used and
may not be adjusted or altered. Please attach pages if additional information is provided.
❑x Traffic Impact Analysis or calculations of projected vehicle trips showing that a TIA is not necessary for the
proposed request.
❑x One (1)copy of a fully dimensioned Rezoning Map on 24"x36" paper showing:
a. Land affected;
b. Legal description of area of proposed change;
c. Present zoning;
d. Zoning classification of all abutting land; and
e. All public and private rights-of-way and easements bounding and intersecting subject land.
[J Written legal description of subject property (metes & bounds or lot & block of subdivision, whichever is
applicable).
0 A CAD (dxf/dwg)-model space State Plane NAD 83 or GIS (Shp) digital file (e-mailed to
PDSDigitalSubmittal@cstx.gov).
0 Fourteen (14) copies of the Concept Plan on 24"x36" paper in accordance with Section 3A.D of the LIDO.
0 One (1) copy of the Concept Plan on 8.5"x11" paper in accordance with Section 3.4.D of the LIDO.
❑x The attached Concept Plan checklist with all items checked off or a brief explanation as to why they are not
checked off.
NOTE: If a petition for rezoning is denied by the City Council, another application for rezoning shall not be filed
within a period of 180 days from the date of denial, except with permission of the Planning &Zoning Commission.
Date of Optional Preapplication Conference
NAME OF PROJECT The Barracks 1/ Subdivision
ADDRESS 3100 Haupt Road, College Station
LEGAL DESCRIPTION (Lot, Block, Subdivision) Crawford Burnett League, A-7
GENERAL LOCATION OF PROPERTY IF NOT PLATTED:
Generally located north of Rock Prairie Road between Wellborn Road and Holleman Drive South.
TOTAL ACREAGE 59.88 ac
10/10 32 Page 1 of 7
APPLICANT/PROJECT MANAGER'S INFORMATION (Primary contact for the project):
Name Heath Phillips E-mail heath superiorstructures@
Street Address 516 Deacon Drive West yahoo.com
City College Station State Texas Zip Code 77845
Phone Number 979-229-5906 Fax Number 979-703-7903
PROPERTY OWNER'S INFORMATION:
Name Heath Phillips Investments, LLC(Heath Phillips, Manager) E-mail heath superiorstructures@
Street Address 516 Deacon Drive West yahoo.com
City College Station State Texas Zip Code 77845
Phone Number 979-229-5906 Fax Number 978-703-7903
OTHER CONTACTS (Please specify type of contact, i.e. project manager, potential buyer, local contact, etc.):
Name Joe Schultz, P.E. -Engineer E-mail loeshultz84@verizon.net
Street Address 2730 Longmire Drive, Suite A
City College Station State Texas Zip Code .77845
Phone Number 979-764-3900 Fax Number 979-764-3910
This property was conveyed to owner by deed dated May 13, 2010 and recorded in Volume 9627 , Page 073
of the Brazos County Official Records.
Existing Zoning PDD Proposed Zoning PDD (with additional land uses)
Present Use of Property generally vacant, but the first phase is being developed for residential and commercial uses
Proposed Use of Property residential, commercial, recreation facility
Proposed Use(s)of Property for PDD, if applicable:
(soe accompanying Concept Plan and related documents for specific uses.)
P-MUD uses are prescribed in Section 6.2.C. Use Table of the Unified Development Ordinance.
If P-MUD:
Approximate percentage of residential land uses:
Approximate percentage of non-residential land uses:
REZONING SUPPORTING INFORMATION
1. List the changed or changing conditions in the area or in the City which make this zone change necessary.
There is a highly competitive student housing market in College Station that continues to expand southward along
Holleman Drive. Due to the success of the townhome development, additional townhomes are proposed resulting in
less commercial development. The Recreation Center will require additional parking to accommodate the proposed
amenities that are needed to enhance the quality of the development. It is also requested that rental townhomes be
added to the uses allowed at the recreation facility.
10/10 33 Page 2 of 7
8. State the purpose and intent of the proposed development.
The Barracks Il Subdivision was previously granted PDD Zoning to develop a residential community for students in
the 18-30 year age range. The planned development includes a mixture of housing options and commercial
,businesses that cater to the student population. That intent has not changed. This rezoning request merely adds
another allowable use in the Recreation Center and increases the residential component of the existing PDD
Zoning. The Recreation Center is intended to enhance the marketability of this mixed use development to buyers in
the target demographic.
CONCEPT PLAN SUPPORTING INFORMATION
1. What is the range of future building heights?
(see accompanying documents) 4
2. Provide a general statement regarding the proposed drainage.
(see accompanying documents)
3. List the general bulk or dimensional variations sought.
(see accompanying documents)
4. If variations are sought, please provide a list of community benefits and/or innovative design concepts to justify the
request.
(see accompanying documents)
10/10 34 Page 4 of 7
5. Explain how the concept plan proposal will constitute and environment of sustained stability and will be in harmony
with the character of the surrounding area.
(see accompanying documents)
6. Explain how the proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan.
(seg; accompanying documents)
7. Explain how the concept plan proposal is compatible with existing or permitted uses on abutting sites and will not
adversely affect adjacent development.
(see accompanying documents)
8. State how dwelling units shall have access to a public street if they do not front on a public street.
(not applicable)
g, State how the development has provided adequate public improvements, including, but not limited to: parks, schools,
and other public facilities.
(see accompanying documents)
10110
35 Page 5 of 7
CONCEPTUAL PDD/P-MUD SITE PLAN MINIMUM REQUIREMENTS
(ALL CITY ORDINANCES MUST BE MET)
INCLUDING BUT NOT LIMITED TO THE FOLLOWING:
[I A key map (not necessarily to scale).
X❑ Title block to include:
❑X Name, address, location, and legal description.
❑X Name, address, and telephone number of applicant
[] Name, address, and telephone number of developer/owner(if differs from applicant)
❑X Name, address, and telephone number of architect/engineer(if differs from applicant)
X❑ Date of submittal
❑X Total site area
❑X North arrow.
�! 100-year floodplain and floodway (if applicable)on or adjacent to the proposed project site, note if
there is none on the site.
❑X Show the approximate location of the following:
❑ Parking areas
❑ Building sites and an indication of their use
❑ Artificially lit areas
❑X Open spaces/conservation areas
R Greenways
❑x Streets and access
❑X Parks
❑ Schools
❑ Trails
❑ Buffer areas (or a statement indicating buffering proposed)
❑ Other special features
0 Approximate accessways, pedestrian and bikeways.
0 Common and open space areas.
10/10 Print Fo Page 7 of 7
THE BARRACKS II SUBDIVISION
Rezoning Request
July 10, 2013
Backerountl
In April 2012, the College Station City Council granted a revised PDD Zoning to The Barracks II
Subdivision.
The developer of The Barracks II Subdivision is requesting that Rental Condos be added as a use in
the Recreation Center. Adding the Rental Condo use to the Recreation Center will allow visitors to the City
and The Barracks II development to utilize this unique facility, including parents of Barracks residents to
stay overnight in close proximity to their children and promote a family friendly environment.
The Concept Plan showing the anticipated development scheme has changed from the previous
submittal. Detention Pond 1 at the Recreation Center will decrease in size and Detention Pond 2 will
increase in size to provide to the required stormwater detention facilities. A significant portion of the
commercial development proposed along Old Wellborn Road has been changed to Townhome development.
The information presented below is essentially the same information as previously submitted for the
previous rezoning request. The only change to the land uses already granted for this property from the
approved Concept Plan is the addition of Rental Townhomes at the Recreation Center and list some of the
accessory uses which include a development sales office, model townhome, adult arcade, micro industrial
use for a micro-brewery and beverage hut.
General Information
A portion of The Barracks II Subdivision is being presented for rezoning as a Planned Development
District (PDD) containing a mixture of open space, residential and commercial land uses. This 59.88-acre
portion of the development is in the area bounded by Wellborn Road on the east, Holleman Drive South
(formerly IG&N Road) on the west, Cain Road to the north, Rock Prairie Road to the south and the existing
Barracks II development to the west. The 2009 Comprehensive Plan designates this part of the City as a
General Suburban planning area. Following are two excerpts from that document describing the uses that are
intended for this specific area and for other areas with the same designation.
• The area between Cain Road and Rock Prairie Road should be used for general suburban
activities. High-density single-family lots (minimum 5,000 square feet), townhomes, and
duplexes shall be limited to that portion of the area designated as General Suburban on the
Future Land Use & Character map and shall incorporate design criteria including, but not
limited to, minimum open space, floor-to-area ratios, and bufferyards. Suburban or
neighborhood commercial and office uses are also appropriate in this area. (page 2-14, 2-
15)
• General Suburban - This land use designation is generally for areas that should have an
intense level of development activities. (page 2-18)
The PDD Zoning classification was created to provide developers and the City with flexibility in the way that
land uses and regulations are applied to formulate neighborhood environments envisioned in the
Comprehensive Plan. The definition of a PDD Zone as described in Section 5.5.0 of the UDO is as follows:
37
The purpose of the Planned Development District is to promote and encourage innovative
development that is sensitive to surrounding land uses and to the natural environment. If this
necessitates varying from certain standards, the proposed development should demonstrate
community benefits.
The PDD is appropriate in areas where the land use plan reflects the specific commercial,
residential, or mix of uses proposed in the PDD.A PDD may be used to permit new or innovative
concepts in land utilization not permitted by other zoning districts. While greater flexibility is
given to allow special conditions or restrictions that would not otherwise allow the development
to occur,procedures are established to insure against misuse of increased flexibility.
Using these descriptions as a guide, the developer has worked closely with the City staff to create a planned
development containing an innovative mixture of land uses that meet these criteria and address the unique
issues associated with this site. The term"neighborhood commercial" as used in the Comprehensive Plan is
not clearly defined, so a certain amount of latitude was used to balance the needs of future residential and
commercial property owners. The planned uses in this portion of The Barracks II generally fall within R-3
and C-3 Zoning Classifications, with a few additional uses at the Recreation Center that the developer
believes will enhance this development and produce the General Suburban environment described in the
Comprehensive Plan. The purpose of this document is to describe the opportunities and constraints of this
site and to define the modifications to R-3 and C-3 Zoning Classifications that are being requested to create
this Planned Development District.
Proposed Land Uses
Planning for The Barracks II Subdivision has focused on producing a mixture of residential and
commercial properties that coexist in close proximity and draw upon the needs of the other to form a
sustainable suburban environment. To achieve this, the developer has targeted a specific demographic
population to formulate the types of housing, business and recreational activities that are needed to support
this neighborhood. The developer is also attempting to broaden the scope of permitted businesses to include
those that could serve similar demographic populations in the immediate area around this project.
The targeted demographic are college age students and young families who range in age between 18
and 30 years. These populations are often new to the community and are here for a relatively short time
while they complete their undergraduate and/or graduate studies. As indicated previously, the proposed land
uses in the development generally fall into the following three categories.
1. Townhome Residential(TH) as defined by the R-3 Zoning Classification.
2. Light Commercial(COM)as defined by the C-3 Zoning Classification.
In addition to the allowable uses described in the UDO for C-3 Zoning, the developer is requesting that the
following uses be permitted within the Commercial Tracts shown on the Concept Plan.
A. Shooting Range—Indoor
B. Car Wash
C. Commercial garden/greenhouse/landscape maintenance
D. Commercial amusement
E. Office and retail sales/services with storage areas being greater than 50% of the space (i.e.
office/warehouse with overhead doors)
F. Self Storage
A third land use is a Recreation Center (RC) that includes a cable wake board ski facility. This is a unique
land use that is not specifically described or regulated by the UDO. It is a water activity that uses an oval
shaped cable system to pull wake board skiers around a pond allowing them to perform jumps or other stunts
much like a skier behind a boat. The ski facility will be located in the detention pond area, which will be
38
over excavated to hold a permanent pool of water. The Recreation Center will include a small office, pro
shop, restaurant, deck, pool, beach volleyball and other amenities and accessory uses often found on a beach
or lake. It will be one of the principle amenities used to attract young people to live in the development.
This rezoning request is to add Rental Condos as a use within the Recreation Center area. The Rental Condos
will be model residential units that will be converted to rental condos when no longer needed as model units.
Additional Rental Condos will be added for a total of 20 units at the Recreation Facility. These units will be
rental only and be owned by the Recreation Facility Developer.
These added land uses were expressly chosen to create a desirable, vibrant and stable neighborhood in which
to live. The meritorious modifications that are described on the following pages are intended to tailor these
land uses in a manner that will help achieve this goal.
Site Description
The site of this portion of The Barracks II Subdivision has two unique characteristics that
significantly impact the way it can be developed. The layout shown in the Concept Plan and the wording of
the General Notes have been crafted to address these issues and produce an economically viable
development.
1. Railroad Tracks — One of the most obvious drawbacks of this site is its proximity to the railroad
tracks on its east side. These tracks are situated between Wellborn Road and Old Wellborn Road,
and are elevated above the natural ground to heights that vary from about 5 feet to about 8 feet.
These tracks pose two significant problems for the site. First is the visual barrier they create which
effectively blocks the ability for traffic on Wellborn Road to see into the site. The second is access
into the site from Wellborn Road, which is presently limited to railroad crossings at Rock Prairie
Road and Cain Road. Both of these streets are outside the boundaries of this development. The
College Station Thoroughfare Plan calls for the extension of Deacon Drive through the site,but there
is no railroad crossing for that street and there are no plans to provide one in the near future.
2. Topography—The topography of this site is very flat, particularly though the center portions where
a small channel exists that flows into a tributary of Bee Creek. In order to build streets across very
flat terrain like this, a large volume of earthen fill is needed to create sufficient slopes on the streets
(and their adjoining lots) to meet the BCS design criteria, so it is vital to have a sufficient source of
this fill in close proximity to the site. The large detention ponds and the over-excavated material for
the Recreation Center ponds will greatly offset the need for importing additional material. The City
is presently studying the potential for a Regional Detention Pond downstream that would preclude
the need for detention on the site, but it is not likely to be in place within a suitable timeframe for
this development to use.
Justification for Meritorious Modifications
The following modifications to general R-3 and C-3 zoning requirements are requested to create the
PDD Zoning for The Barracks II Subdivision. Justifications are provided for each requested modification.
The numbering and lettering of these modifications correspond with those on the General Notes shown on
the Concept Plan. The other conditions included in the General Notes that are not described below are
specific restrictions or allowances that do not require variances from the UDO.
1. General bulk or dimensional variations are as follows:
a. Townhome(TH)development(variations from R-3 Zoning)
• Front setback distance—20 ft without rear access, 15 with rear access
39
• Rear setback distance—20 ft
• Side setback distance—5 ft
• Street side setback distance— 15 ft
Justification: The primary benefit of these setbacks distances is to allow slightly larger
buildings and slightly more units within the same geographical space. The number of
residential units and the open spaces shown on the Concept Plan were carefully
balanced to produce an acceptable density that follows the Comprehensive Plan,yet still
yield sufficient quantities of sellable lots to make the development economical. Similar
setback distances have been used successfully in the Castle Rock Subdivision.
b. Commercial(COM) development
• Restaurants shall not be permitted in Commercial Tracts 2 or 3.
Justification: This was a negotiated agreement with the City staff in exchange for a
stand-alone restaurant being allowed in the Recreation Center. The rationale is to limit
this type of use within this development. Previously, restaurants were being allowed in
the commercial tracts along Old Wellborn Road, but the developer believes the demand
for restaurants on those tracts will be minimal. He believes it is much more likely that a
restaurant will be economically feasible in the Recreation Center.
• The rear setback for self storage structures adjacent to a public alley will be 5 feet.
Justification: The developer anticipates that self storage units will be constructed in
Commercial Tract 4 immediately behind the alley serving the townhomes along General
Parkway. The rear wall of these units will have no openings and there will be no
vehicular or pedestrian traffic on that side of the storage facility(see General Note 4.c).
The alley has a 24' right of way so there is already a significant separation distance
between the buildings. A large rear setback for the storage units serves no purpose in
this specific location.
• In locations where the rear wall of self storage building is adjacent to an alley serving
residential units, the rear wall may serve as the buffering wall between land uses. Wall
height may be a maximum of 15 feet and consist of approved materials described in the
UDO Section 7.6.F.3.a.
Justification: The self storage facility will likely include spaces for the storage of RVs,
large boats and other tall vehicles that cannot fit into normal units, so the wall and roof
structure will be higher than those of standard units. Buffering requirements in the
UDO currently require a masonry wall between 6 and 8 feet high at the property line,
plus a 15'setback between residential and non-residential buildings. In this case, that
requirement produces a 15 ft area of unused space between the buffer wall and the rear
of the storage building. This area would be hidden from view thus inviting undesirable
vegetative growth, illegal dumping and potential security concerns. The developer
requests that the rear wall of the storage unit be allowed to function as the buffer wall
since it will not have openings that permit access or visibility to the townhomes.
c. Commercial Tracts 2 and 3 will each be permitted to erect a freestanding sign in accordance
with Section 7.4.N of the UDO. These signs may be raised to a maximum height of 20 feet.
Justification: Commercial tracts 2 and 4 are situated next to the elevated railroad tracts
along Wellborn Road. The view from vehicles traveling on Wellborn Road is greatly
obstructed,particularly to objects that are 10 feet or lower behind the tracks. General C-3
zoning limits businesses to low profile that are a maximum of 4 feet high or attached signs
on the buildings themselves. If held to these standards, advertising signs for businesses that
locate on any of these three tracts will be ineffective in reaching traffic on Wellborn Road.
The developer is requesting that each of the three tracts be allowed to erect a freestanding
sign up to a maximum height of 20 feet that will display advertising for the businesses in
40
each tract. Signage like this will greatly enhance opportunities on the west side of the tracks
where many businesses have previously been reluctant to locate due to access, noise and
visibility problems.
d. Dead end streets in residential areas (TH) are permitted up to a maximum of 100 feet in
length. The dead-end alley adjacent to Commercial Tract 3 shall extend to the property line
(approximately 110 feet).
Justification: This modification to the UDO involves two residential streets on the north side
of Deacon Drive, one near Commercial Tract I and one near the Recreation Center.
Current regulations state that dead end streets and alleys may be a maximum of 100 feet or
I lot width, whichever is shorter. In the case of the two streets that have townhome lots
fronting onto them, a single lot will only be about 30 feet wide, leaving the remaining
portion of the street unavailable for development. This modification allows more of the
space on the short dead-end streets to be used.
This modification also addresses the alley near the south property line that separates the
townhomes along General Parkway and Commercial Tract 3. Extension of the alley to the
south property line will permit future access to the adjoining property. Without this
extension, a small strip of privately owned land will exist between the end of the alley and
the property line.
The developer has discussed the street and alley variances with the Fire and Sanitation
Departments. Both have agreed that this requested modification will not cause difficulty
with their normal operations.
2. Special conditions for commercial(COM)development
a. The self storage facility will be permitted to incorporate an office on the premises for
management and security. The office shall be permitted to sell equipment or materials
related to storage and moving, but shall not sell/rent/lease trucks or trailers. The office will
be limited to a maximum of 1000 sf. Living quarters for the managers of the facility will
also be permitted within the premises. These quarters shall be no larger than 1000 sf.
Justification: Due to the proximity of the self storage facilities to a large concentration of
townhomes, the developer anticipates moving to be a common occurrence and a need will
exist for related materials (i.e. boxes, locks,packing material, etc). The developer requests
that sales of such materials be permitted from an on-site manager's office. In addition, the
developer foresees the potential that the on-site manager may need to be available for
extended hours and weekends to accommodate the needs of customers and enhance security
at the facility. For this reason, the developer also requests that small living quarters for the
on-site manager be permitted.
General C-3 zoning permits self storage facilities to be constructed, but it places a
stipulation that "accessory uses are prohibited". The term "accessory uses" is not defined,
leaving the subject of what is permitted open to debate. The requested modification clarifies
this issue by clearly stating two other uses that are anticipated on the site.
3. Special conditions for the Recreation Center are as follows:
a. Landscaping requirements in the UDO will be applied to the building, parking, and amenity
areas of the Recreation Center. The remainder of the Recreation Center is excluded from
these requirements.
Justification: As previously described, the Recreation Center and ski facility is a unique
land use that is not found anywhere else in this area, so certain rules that are normally
applied to development sites do not apply to this facility. Landscaping requirements are
calculated based on the overall size of a site, but since the two bodies of water used for the
Recreation Center comprise a majority of the surface area, it is not possible to install
41
landscaping that would normally be required as specified in the UDO. This requested
modification removes the ski areas from these landscaping calculations. Streetscaping
requirements along rights-of-way will still apply to this facility.
b. A block length of up to 1250 feet is allowed along Deacon Drive in front of the Recreation
Center(RC Block 1).
Justification: As shown on the Concept Plan, the Recreation Center and ski facility is
situated in and around two ponds which both serve as detention areas. There is a third
detention area adjacent to Commercial Tract 2. These three ponds are sized to
accommodate the drainage needs of the development and located at the point where the
natural drainage system exits the site. The combined area of all three ponds takes up a
significant portion of the total development. The Recreation Center that the developer is
planning in two of these ponds necessitates a long block without intermediate public
crossings.
The Concept Plan shows two public streets on each side of the Recreation Center that
provide access to the undeveloped adjoining tract. The portion of this adjoining tract
immediately north of the Recreation Center includes a large floodplain that will likely never
be developed so there is little chance of an attraction that would need access through the
facility.
4. When there are more than 30 lots to be served by external street connections, a minimum of two
connections to external paved public streets shall be required. A Remote Emergency Access is
permitted to serve as one of these connections. Two street connections to external paved public
streets shall be required when 100 or more lots are served.
Justification: This requirement closely follows the requirement in the UDO for access to
residential developments. Wording in the UDO states that when more than 30 lots are to be
served in a subdivision, then the Planning and Zoning Commission is given the discretion to
allow a Remote Emergency Access "where development phasing or constraints of the land
prevent the provision of a second street connection". This requested modification to the UDO
makes the decision to allow the Remote Emergency Access as part of the PDD Zoning so that
phasing of subsequent streets can be planned accordingly.
42
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CITY OF COLLEGE STATION
Home of Texas A&M University'
MEMORANDUM
July 19, 2013
TO: Planning &Zoning Commission
FROM: Jennifer Prochazka,AICP, Principal Planner
SUBJECT: New Residential Zoning Districts (One-and Two-Family)
Item: Presentation, possible action, and discussion on an overview regarding the creation of new
residential zoning districts in compliance with the Comprehensive Plan. Case#13-00900030
Objective: Implementation of the Comprehensive Plan through the creation and consolidation of zoning
districts and associated amendments to the City of College Station Unified Development Ordinance
(U DO).
Background: The Comprehensive Plan was adopted in 2009 and acts as a guide to ensure that the vision
for College Station is realized through the future growth and development of the City. The
Comprehensive Plan approaches the growth of College Station in a manner different from the City's
previous plans; it focuses on the creation and enhancement of places of distinction in College Station.
The Plan recognizes the importance of character and capitalizes on that to offer the greatest flexibilities
for development,while protecting special places.
The Comprehensive Plan identifies 15 unique Future Land Use and Character designations and calls for
the creation of zoning districts that align with the objectives of the Plan as one means of
implementation. The intent is that new zoning districts be developed for each of the land use
classifications to both align with the intent of the Comprehensive Plan and to simplify the nomenclature.
Zoning and its associated development criteria help to ensure that the form, character, and quality of
development reflect the City's planning objectives.
Approach: Staff has developed a phased approach to the creation and adoption of the new zoning
districts, which have been categorized into non-residential, residential, and growth area districts.
Phase 1: The completion of Phase I resulted in the adoption of new non-residential zoning districts in
September 2012. New districts include NAP Natural Areas Preserved, SC Suburban Commercial, BP
Business Park, and BPI Business Park Industrial. At that time, existing non-residential districts were
either renamed or retired as part of the amendments to the Unified Development Ordinance.
44
Phase 2A: Staff has worked with a sub-committee of the Planning and Zoning Commission to develop
ordinance language for one- and two-family residential zoning districts based on direction in the
Comprehensive Plan.These districts are similar to the City's existing set of zoning districts, meaning that
they are largely use-based, with some additional performance standards. Districts have been renamed
to simplify the nomenclature. Retired districts will remain effective for properties, but will not be
available for future rezoning proposals. The districts to be created and renamed through this process
include:
New Districts
• "RS Restricted Suburban"
Changed & Renamed Districts
• "A-O Agricultural Open"to "R Rural"
• 'WOR Rural Residential Subdivision"to "E Estate"
Renamed Districts
• "R-1 Single-Family Residential" to "GS General Suburban"
• 'R-3 Townhouse"to "T Townhouse"
• "R-2 Duplex"to "D Duplex"
• "R-7 Manufactured Home Park"to "MHP Manufactured Home Park"
Retired Districts
• "RI-B Single Family Residential"
A public meeting was held on Tuesday, April 9, 2013 to present the one- and two-family zoning district
concepts to the community for consideration and comment. Stakeholders were given an additional
review period after this meeting in order to submit any recommended changes. Specific ordinance
language was then developed and stakeholders were again asked to provide comments.
Phase 2B: In the next phase, staff will work with the Planning & Zoning Commission Sub-Committee to
develop the multi-family and mixed-use districts. The creation and adoption of these districts is being
completed separately from the one- and two-family districts.
Phase 3: Once the residential districts are adopted, Staff will begin work on a specific zoning approach
for the Growth Areas identified on the Concept Map in the Comprehensive Plan.
45