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Home My WebLink AboutMisc Article 5. District Purpose State. ..its and Supplemental Standards 5.6 Design Districts B. Northgate Districts (NG) Adjacent to Texas A&M University's north side, the Northgate area encompasses one of the oldest urban areas in College Station and, therefore, Northgate plays a prominent role in development and service of both the City of College Station and Texas A&M University. It is characterized as a unique "campus neighborhood"containing local businesses, churches, and off-campus housing in close proximity to the University. Concepts related to Traditional Neighborhood Development (TND), which promotes a mixture of non-residential and residential uses in a pedestrian-oriented setting, have been incorporated within the standards for the Northgate District. Other TND concepts incorporated into the Northgate District include increased density, compatible high quality building design, and specialized signage. The end result is intended to be a unique, pedestrian-friendly, dense urban environment that allows citizens of College Station and students of Texas A&M to eat, work, live, and recreate in an area within close proximity to the University. 1. Districts The Northgate area consists of three districts: (1) NG-1 Core Northgate, (2) NG-2 Transitional Northgate, and (3) NG-3 Residential Northgate. Any reference and/or requirement made in this Section shall apply to all Northgate districts unless otherwise specified. These zoning districts incorporate regulations in accordance with the Northgate Redevelopment Implementation Plan. a. NG-1 Core Northgate This mixed-use district applies to areas containing a diversity of pedestrian- oriented retail, dining/restaurant, housing, and entertainment businesses that are in close proximity to on- and off-campus dormitories. Regulations are designed to aid structural rehabilitation and redevelopment while promoting new high density, mixed use, pedestrian-oriented infill development with an urban character. b. NG-2 Transitional Northgate This district is intended for areas in Northgate containing larger retail commercial uses and undeveloped land. This district also serves to transition from suburban- style commercial development to high density, mixed-use redevelopment. This zoning district shall incorporate regulations designed to aid mixed-use development, pedestrian circulation, and redevelopment with an urban character. Any development in NG-2 may develop under the standards herein of NG-1. c. NG-3 Residential Northgate This district is intended for areas in Northgate containing a variety of residential uses and structures. This district applies to areas determined to be suitable for higher density residential developments due to Its close proximity to Texas A&M University. NG-3 incorporates regulations designed to aid pedestrian-oriented redevelopment for high density residential and limited commercial uses. 2. Additional Use Standards The permitted and conditional uses outlined in Section 6.2 Types of Uses shall meet the following additional requirements related to the district in which the proposed project is located. a. NG-1 Core Northgate 1) Buildings with frontage on Church Avenue, University Drive, College Main, Boyett Street from University Drive to Church Avenue, and Nagle Street from University Drive to Church Avenue shall not have parking, fraternal lodge, or residential uses on the ground floor. These uses shall be allowed on the ground floor if they are completely located behind a commercial use that meets all other requirements of this ordinance. 2) Parking lots that are an ancillary use must be abutting the primary use. 5-11 Unified Development Ordinance 7/3/06 City of College Station,Texas Article 5. District Purpose State', .its and Supplemental Standards 5.6 Design Districts 3) Residential uses are only allowed in buildings that also contain commercial uses. 4) The maximum allowable gross floor area on the ground floor per single retail establishment is 10,000 square feet. 5) Freestanding, single-tenant buildings are prohibited except: a) For structures existing on or before April 2, 2006; or b) For the following uses: casual and fine dining restaurants (not "fast food"), hotels, and theaters. b. NG-2 Transitional Northgate 1) Buildings with frontage on Church Avenue, University Drive, South College Avenue, and Nagle Street from University Drive to Church Avenue shall not have parking, fraternal lodge, or residential uses on the ground floor. These uses shall be allowed on the ground floor if they are completely located behind a commercial use that meets all other requirements of this ordinance. 2) The maximum allowable gross floor area on the ground floor per single retail establishment is 40,000 square feet. 3) Freestanding, single-tenant buildings are prohibited except: a) for structures existing on or before April 2, 2006; or b) for the following uses: casual and fine dining restaurants (not "fast food"), hotels, and theaters. c. NG-3 Residential Northgate Non-residential uses permitted within NG-3 shall meet each of the following requirements: 1) Non-residential uses may occupy no more than fifty percent (50%) of the total square footage of any building(s) or group of buildings developed in a building plot. 2) Any building containing a non-residential use shall have a minimum of one (1) floor wherein one hundred percent (100%) of the floor area is occupied by a residential use. Offices and studios maintained within a residence for home occupations may be included within the residential use calculation. 3) The maximum allowable gross floor area per single retail establishment is 5,000 square feet. 3. Building Design Considerations for Historic Properties a. Applicability The following structures aro reflected as medium or high priority in the Northgate Historic Resources Survey. Possible address discrepancies may be resolved by referencing the Northgate Historic Resources Survey. NG-1 101 Church 417 University 106 College Main 113 College Main 501 University 108 College Main 217 University 505 University 109 College Main 303 University 303 Boyett 110 College Main 335 University 400 Boyett 111 College Main 401-405 University 105-107 College Main 318 First Street 5-12 Unified Development Ordinance 7/3/06 City of College Station,Texas Article 5. District Purpose State.. ,its and Supplemental Standards 5,6 Design Districts NG-3 416-418 College Main 500 College Main 415 Tauber b. Standards Rehabilitation of these structures shall follow the following standards: 1) The historic character of a property will be retained and preserved. Distinctive materials or features and spatial relationships that characterize a property shall not be removed or altered. 2) Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 3) Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. c. Process All proposals affecting the materials, construction, or colors of a historic structure must be approved by the Administrator. The Administrator shall first consider the proposal in light of the standards listed above, then according to the standards set forth below in Section 5.B.5 Building Design Standards. 4. Building Design Standards The following standards shall apply to all structures in the Northgate districts, including residential. a. Building Orientation and Access 1) All buildings that have right-of-way frontage on Church Avenue shall orient their primary entrance façades toward Church Avenue. 2) All buildings that have right-of-way frontage on University Drive shall orient their primary entrance facades toward University Drive. 3) The primary entrance facades of all buildings not on Church Avenue or University Drive shall front a public right-of-way. 4) If a building has frontage on University Drive and South College Avenue, the primary entrance façade shall be oriented to one of the rights-of-way at the developer's discretion. A public entrance facade shall be oriented toward the other right-of-way(s). 5) In the event a building has frontage on more than one right-of-way (not including Church Avenue, University Drive, or South College Avenue), the Administrator shall determine to which right-of-way the primary entrance façade shall be oriented. A public entrance facade shall be oriented toward the other right-of-way(s). 6) In the event that more than two façades require a public entrance, the Administrator may determine which two facades require entrances. The Administrator may also forward the question to the Design Review Board for any reason. 7) All residential dwelling units in a building with less than 12 residential dwelling units shall have access from the primary entrance facade. This access may not be through an area with a fence or wall taller than four feet (4'), garage, or parking area. 5-13 Unified Development Ordinance 7/3/06 City of College Station,Texas Article 5. District Purpose Statem....cs and Supplemental Standards 5.6 Design Districts b. Building Transparency Exemption: Sanctuaries in places of worship are exempted from this requirement. 1) For maximum pedestrian visibility of the non-residential use(s), non- residential structures and the commercial portions of mixed-use structures shall be at least fifty percent (50%) transparent between zero and eight feet (0-8') above ground level of the primary entrance facade and at least thirty percent (30%) transparent between zero and eight feet on the façade fronting other rights-of-way. In the event that more than two facades require transparency, the Administrator may determine which two facades require minimum transparency. The Administrator may also forward the question to the Design Review Board for any reason. 2) Glass shall be clear or tinted, not reflective. Glass block and other materials that are semi-transparent shall not be used to meet this requirement. 3) Roll-up doors must be at least seventy-five percent (75%) transparent between zero and eight feet (0-8') above ground level for all facades facing a right-of-way. c. Architectural Relief 1) For all façades facing a right-of-way, the first two stories or first twenty- eight feet (28') above ground level shall use architectural detail to provide visual interest by incorporating a minimum of two (2) design elements every twenty-five feet (25') from the following options: canopies, permanent decorative awnings, hood/drip molding over windows, cornices, corbelling, quoining, stringcourses, pilasters, columns, pillars, arcades, bay/oriel windows, balconies that extend from the building, recessed entries, stoops, and porches. 2) Along all other facades not facing a right-of-way and not screened by another building located within fifteen feet (15') of the façade, there shall be at least two (2) design elements as listed above for every forty feet (40'). These facades shall be similar and complementary to the primary entrance façade. 3) In lieu of the above requirements, buildings with fewer than 12 residential units shall provide individual architectural relief such as a front porch, balcony, or bay window for each unit on each facade. Architectural relief is not required on facades that are within fifteen feet (15') or another building that screens the facade. 4) Alternative architectural features may be considered for approval by the Design Review Board. d. Roof Type 1) Shed, mansard, and gambrel roofs are prohibited. 2) Hip and gable roofs may only be used when the vertical plane(s) of any roof facing a right-of-way is interrupted by an architectural detail. e. Exterior Building Materials All structures within a building plot shall have materials that are similar and complement each other. When determining area herein, windows and doors are included. 1) The following applies only to the first two (2) stories or first twenty-eight feet (28') above ground level of all structures, excluding parking garages. All façades, except those within fifteen feet (15') of another building that screens the façade, shall consist of a minimum of twenty-five percent (25%) of one or more of the following building materials. Parking garages are excluded from this requirement. All other materials except as authorized herein or by the Design Review Board, are prohibited. 5-14 Unified Development Ordinance 7/3/06 City of College Station,Texas Article 5, District Purpose Staten._.its and Supplemental Standards 5.6 Design Districts a) fired brick; b) natural stone; c) marble; d) granite e) tile; and/or f) any concrete product so long as It has an Integrated color and is textured or patterned (not aggregate material or split-face CMU) to look like brick, stone, marble, granite or tile; or is covered with brick, stone, marble, granite, or tile or a material fabricated to simulate brick, stone, marble, granite, or tile. 2) In addition, all facades may utilize the following materials subject to the stated limitations. Parking garages are excluded from these limitations. All other materials are prohibited. a) Stucco, hard board, split-face CMU with integrated color, or any material equivalent in appearance and quality as determined by the Design Review Board shall not cover more than seventy-five percent (75%) of each facade. b) Wood or cedar siding, stainless steel, chrome, standing seam metal, and premium grade architectural metal may be used as architectural accents and shall not cover greater than twenty percent (20%) of any façade. c) Glass block and other materials that are semi-transparent shall not cover more than fifteen percent (15%) of any facade. Places of worship are exempted from this limitation. d) Continuous ribbon window systems and glazed curtain walls are prohibited. e) Smooth face, tinted concrete blocks shall only be used as an accent and shall not cover more than five percent (5%) of any facade. f) Galvanized steel and painted steel are allowed on doors, including roll- up doors. g) Steel, standing seam metal, and/or architectural metal, may be used as a roof and/or canopy/awning with no limitation of percentage. 3) The facades of parking garages may utilize any material, but may only use steel, standing seam metal, and/or architectural metal as an architectural accent (limited to 20% of any facade) and as a roof and/or canopy/awning (with no limitation). f. Exterior Building Colors 1) Building and roof color requirements apply to all new buildings, redeveloped buildings, and facade work. 2) All building facades shall consist of only colors from the color palette maintained in the Office of the Administrator. All other colors shall be considered accent colors and may be used on no more than ten percent (10%) of each facade. No more than two (2) accent colors may be used on each facade. 3) Except for flat roofs, all roofs shall consist of only colors from the color palette for Northgate roof color approved by the City Council and as amended and maintained in the Office of the Administrator. No more than one color may be used on a roof when visible. Color shall not be regulated when the roof Is flat. 4) Existing buildings may continue to utilize colors that are not from the approved color palette provided that repainting is done for maintenance 5-15 Unified Development Ordinance 7/3/06 City of College Station,Texas Article 5. District Purpose Stater..-As and Supplemental Standards 5.6 Design Districts purposes only and the existing color is continued. Any color change on existing buildings shall be brought into compliance with this ordinance and color samples shall be submitted as provided herein. 5) Metallic (except copper and silver metallic-colored roofs) and fluorescent colors are prohibited on any facade or roof. 6) When applying brick, colors normally found in manufactured fired brick are permitted. All colors of natural stone are permitted. 7) Color samples shall be submitted for approval to the Office of the Administrator. g. Canopies/Awnings 1) Canopies/awnings shall not completely obstruct any window. Transom windows may be located under canopies/awnings. 2) Canopies/awnings are considered part of the building facade and are subject to the color requirements as specified above. A maximum of one (1) color shall be used for all canopies/awnings on a single building facade (excluding business logo). rr-'r_'es- ,// /,. % I // jai \ .. I /r r' '> _I • am..r r_*11'ee.r-_atm..r_rvse�ca:r_tarrrrr--••--i L ^"2='_►. �xst t Lr —Pilaster "Recessed Entry `Canopy Graphic represents an example of requirements for architectural features, transparency,and signage. 3) Canopies/awnings shall consist of cloth, canvas, steel, standing seam metal, architectural metal, and/or perforated metal (not corrugated) and shall be maintained in good repair. Canopies/awnings that are used to meet the required building setback shall not be cloth or canvas, but shall be a permanent structure integrated into the building's architecture, consisting of materials similar to that of the rest of the building. 4) Canopies/awnings located over the public right-of-way shall require a Private Improvement in the Public Right-of-Way agreement (PIP) in addition to the necessary Building Permit. 5. On-Street Parking Standards a. Existing head-in parking that requires backing maneuvers Into a right-of-way shall be removed with all proposed development, redevelopment, rehabilitation, and façade projects within any Northgate district. b. All proposed development, redevelopment, rehabilitation, and facade projects with frontage on a right-of-way(s) designated for on-street parking in the Northgate 5-16 Unified Development Ordinance 7/3/06 City of College Station,Texas • Article 5. District Purpose Staten.- its and Supplemental Standards 5.6 Design Districts On-Street Parking Plan, shall install such parking in accordance with the plan. For residential uses, non-metered, parallel spaces may be counted toward off-street parking space requirements. 6. Off-Street Parking Standards All off-street parking shall meet the requirements specified in Section 7.2 except as specifically provided herein: a. Lots with frontage on Church Avenue or University Drive shall not have surface parking that is closer than 200 feet to the right(s)-of-way or is not completely located behind a habitable structure. Lots with frontage on University Drive and Church Street shall not have surface parking that Is closer than 200 feet to Church Avenue or is not completely located behind a habitable structure. b. There shall be no minimum number of parking spaces required for non-residential uses. c. Off-street parking facilities for residential uses shall meet 75% of the number of specified parking space requirements of Section 7.2.H Number of Off-Street Parking Spaces Required. d. No interior islands are required. e. Where off-street surface parking is to be Installed adjacent to a right-of-way, there shall be a six-foot (6') setback from the required sidewalk to the parking pavement. The parking area shall be screened along 100 percent of the street frontage (minus driveways and visibility triangles) with shrubs or a brick, stone, tinted CMU, or concrete product textured or patterned to look like brick or stone wall a minimum of three feet (3') in height, and within three feet (3') of the sidewalk. Walls shall be complementary to the primary building and shall be constructed as sitwalls. f. No off-street surface parking or circulation aisle shall be located between the primary entrance facade of a building and a right-of-way. Parking shall be located to the rear or side of a building. Two exceptions are: 1) Sites on the South College Avenue right-of-way may have up to one circulation aisle against the right-of-way with parking on each side of the aisle. 2) Hotel and residential uses may have porte cocheres and temporary, loading/unloading parking, not to exceed ten (10) spaces, against the right- of-way. g. Ramps shall not be built on the exterior of parking garages. h. Steel guard cables on garage façades are prohibited. i. In order to break up the parking lot area, minimize the visual impact on pedestrians, and encourage pedestrian movement through the districts, one or a combination of the following parking concepts is required for parking that provides more than sixty (60) parking spaces with more than one parking row: 1) Parking is located in a garage. 2) The parking structure is located on the interior of the block, screened from public view by habitable structures, and is not located adjacent to a right-of- way. 3) For every sixty (60) parking spaces, there shall be a separate and distinct parking area connected by driving lanes but separated by a landscaping strip a minimum of ten feet (10') wide the full length of the parking row. At a minimum, landscaping shall be one canopy tree (1.5-inch caliper or greater) for every twenty-five (25) linear feet of the landscaping strip. In addition, at least seventy-five percent (75%) of all end islands in the parking lot must be irrigated and landscaped with a minimum 1.5-inch 5-17 Unified Development Ordinance 7/3/06 City of College Station,Texas Article 5. District Purpose Statem,its and Supplemental Standards 5.6 Design Districts caliper canopy tree, 1.25-Inch caliper noncanopy tree, or enough shrubs three feet (3') in height at time of planting to cover 75% of the Island. Islands not landscaped shall be treated with brick pavers, groundcover, and/or perennial grass. 7. Bicycle Parking Standards Specific bicycle racks utilized shall be as identified In the City of College Station Design Standards: Northgate. a. For non-residential uses, a minimum of four (4) bicycle parking spaces plus one (1) additional space for each one thousand (1,000) square feet of floor area above 2,000 square feet shall be required. b. For residential uses, a minimum of one (1) bicycle space per dwelling unit shall be required. c. In no case shall more than 20 bicycle parking spaces per business or residential building be required. d. Facilities shall be separated from motor vehicle parking to protect both bicycles and vehicles from accidental damage and shall be separated at least three feet(3') from building or other walls, landscaping, or other features to allow for ease and encouragement of use. Bicycle parking facilities may be permitted on sidewalks or other paved surfaces with a PIP (when necessary) and provided that the bicycles do not block or interfere with pedestrian or vehicular traffic. e. Required bicycle parking may be consolidated with the bicycle parking of adjacent properties and provided off-site if the bicycle rack location Is within 100 feet of the main entry façade of the building and with written agreement from the property owners. 8. Sidewalk Standards Sidewalks shall be incorporated into all proposed development, redevelopment, rehabilitation, and facade projects within any Northgate district. In the event that a sidewalk exists on a site prior to development or redevelopment and does not meet all sidewalk and streetscape standards outlined herein, the sidewalk must be upgraded to meet current standards (including American National Standards and Texas Accessibility Standards). a. Sidewalks shall be required along both sides of all rights-of-way. b. Sidewalks widths shall be as follows: 1) Sidewalks shall be a minimum of twelve feet (12') in width on University Drive and South College Avenue. 2) Sidewalks shall be a minimum of ten feet (10') in width on Church Street and College Main. 3) Sidewalks shall be a minimum of eight feet (8') in width on all other streets In Northgate. c. Sidewalks shall be located directly adjacent to the back of curb. The Administrator may approve alternate locations to eliminate encroachments of streetscaping materials that would reduce the clear space of the sidewalk to less than six feet (6'). d. Sidewalks or parts of sidewalks that lie outside, but are located next to, the right- of-way shall be covered by a dedicated public access easement Initiated by the property owner so that they will be dedicated for public use and maintenance. e. Sidewalks shall be constructed of colored brick pavers on the exterior (visible) layer as specified in the City of College Station Design Standards: Northgate. 5-18 Unified Development Ordinance 7/3/06 City of College Station,Texas • Article 5. District Purpose Stater!, .cs and Supplemental Standards 5.6 Design Districts S ` Coloredt ti Bench Minimum 4"caliper trees "� :,Z;�..,* brick pavers .At-grade tree welts spaced 25'on center.,.�. _ t j with tree grates every 50' II i..... _ql...__.__._..................__...__..........._...._..........__._____...shoal%Mgr..._.__.___.._._._.___....__.._.....__...i._.__.._.._.._.._�T.__.......___..._.._i Graphic represents sidewalks and street tree requirements for University Drive or South College 9. Landscape and Streetscape Standards For NG-1 and NG-3, the standards set forth herein are in lieu of Section 7.5.0 Landscaping Requirements and Section 7.5.D Streetscape Requirements of the UDO. For NG-2, the standards set forth herein are in addition to the requirements of Section 7.5.0 Landscaping Requirements and Section 7.5.D Streetscape Requirements. Any landscape/streetscape improvements may be located within the public right-of-way pursuant to a Private Improvement in the Public Right-of-Way agreement (PIP). Specific landscaping elements and.streetscape hardware (benches, street lights, etc.) utilized shall be as identified in the City of College Station Site Design Standards. a. Street Trees 1) On University Drive, Church Avenue, Wellborn Road, South College Avenue, First Street, Boyett Street, College Main Avenue, and Nagle Street, installation of minimum four-inch (4") caliper street trees shall be located in at-grade tree wells with tree grates (or raised tree wells or planters on University Drive and College Main Avenue only) and shall be spaced at a maximum of twenty five feet (25') on center and located adjacent to the back of curb. On all other streets not listed above, installation of minimum three-inch (3") caliper street trees shall be located in at-grade tree wells with tree grates [raised tree wells or planters may be used when eight feet (8') of clear space can be maintained on the sidewalk] and spaced at a maximum of 25 feet (25') on center and located adjacent to the back of curb. Alignment of such street trees shall commence twenty feet (20') from the face of curb of street intersections. Spacing may be varied upon approval by the Administrator for the purpose of minimizing conflicts with other streetscape elements and utilities. In areas of concentrated retail activity, street trees may be placed at different intervals upon approval by the Administrator for the purpose of minimizing the obstruction of views of non- residential uses. 2) In locations where a healthy and mature canopy tree equal to four inches (4") in caliper or greater currently exists, the requirements for a new tree may be waived or modified by the Administrator. Such trees must be maintained, barricaded, and otherwise fully protected during the project's construction phase and shall be replaced with trees meeting the specifications herein if they are damaged or die. 3) All in-ground vegetated areas, trees, and above ground planters shall include an automated irrigation system. Irrigation will not be required for 5-19 Unified Development Ordinance 7/3/06 City of College Station,Texas • Article 5. District Purpose Stater,.,its and Supplemental Standards 5.6 Design Districts existing trees that are properly barricaded (see Section 7.5.C.2.c) during construction. b. Landscaping Any area between the inside or interior of the sidewalk edge and the building facade and/or parking area not utilized as outdoor cafe seating is required to be one hundred percent (100%) landscaped/streetscaped and irrigated. Eligible landscape/streetscape improvements shall include raised masonry planter boxes or planter pots, at-grade planting beds, seating benches, light features, decorative railings, masonry walls not exceeding three feet (3') in height, decorative wrought iron fencing, additional pedestrian areas finished with brick pavers, or other elements featured In the College Station Streetscape Plan. Live plant material must be included where feasible in each proposal. c. Sidewalk Benches A minimum of one (1) sidewalk bench shall be provided for every fifty linear feet (50') of building frontage along a right-of-way. In no case shall more than four (4) sidewalk benches per building facade be required. d. Building and Site Lighting 1) Building illumination and architectural lighting shall be indirect (no light source visible). Exposed neon tube may be used. 2) Light standards for parking lots shall reflect the style of the building plot's architecture or be complementary to that style. Standards shall not be greater than twenty feet(20') in height. e. Street Lights 1) Street light location and type shall be as determined by College Station Utilities Electric and the Administrator. 2) The installation and cost of lighting shall be performed by the developer or his authorized construction representative subject to compliance with the utility street light installation standards of the College Station Utilities Department. 3) Once satisfactorily installed, approved, and accepted by College Station Utilities, the maintenance of the street lights and the furnishing of electric energy to the street lights shall be provided by the City. f. Trash Receptacles If installed, trash receptacle locations shall be shown on the landscape plan. One trash receptacle may be located within an intersection's sight distance triangle described in Section 7.1.0 Visibility at Intersections in All Districts. g. Newspaper Racks If installed, newspaper racks shall be placed so that a four-foot (4') minimum clear space Is maintained on the sidewalk. 10. Dumpster and Mechanical Equipment Standards The following standards are In addition to the requirements of Section 7.7 Solid Waste. a. Any dumpster and other waste storage area or container other than streetscape trash receptacles shall be located to the rear of the building served by the dumpster, area, and/or container. The Administrator may adjust this standard where a required entrance facade is located at the rear of the building or when parking is provided on the side of a building. b. Where feasible, consolidation of dumpsters may be required by the City. c. Solid waste storage areas, mechanical equipment, air conditioning, electrical meter and service components, and similar utility devices, whether ground level, wall mounted, or roof mounted, shall be screened from view from rights-of-way. 5-20 Unified Development Ordinance 7/3/06 City of College Station,Texas Article 5. District Purpose Staten._.its and Supplemental Standards 5.6 Design Districts Exterior screening materials shall be opaque and the same as predominantly used on the exterior of the principal building. Such screening shall be coordinated with the building architecture, colors, and scale to maintain a unified appearance. Acceptable methods of screening various equipment include encasements, parapet walls, partition screens, or brick walls. d. Mechanical equipment shall be located to minimize noise intrusion off site. 11. Detention Pond Screening Standard Detention ponds shall be screened from view along one hundred percent (100%) of rights-of-way using berms, shrubs, walls, or a combination of these to achieve a three foot (3') high screen measured from the ground level. Walls shall be coordinated with the building architecture, colors, and scale to maintain a unified appearance. 12. Sign Standards a. Signage shall not obscure other building elements such as windows, cornices, or architectural details. b. Illuminated plastic signs are prohibited. c. The following types of signage may be used. All others are prohibited. 1) Attached signs a) Refer to Section 7.4 Signs. b) Exposed neon may be used in attached signage. 2) Window signs a) Window signs shall allow for the majority of the display area to be open for pedestrian window shopping and shall not cover more than thirty-three percent (33%) of the window area. b) Exposed neon may be used in window signage. 3) Hanging signs a) Hanging signs shall be suspended from canopies/awnings and located in front of building entrances, perpendicular to the façade. b) A maximum of one sign per building entrance is allowed. c) The sign shall not exceed four square feet (4 sq.ft.) in size and shall have a minimum of eight feet (8') of clearance from the walkway grade, four inches (4") of clearance from the building face, and eight inches (8") of clearance from the edge of the canopy/awning. d) Hanging signs located in/over the public right-of-way shall require a Private Improvement in the Public Right-of-Way agreement (PIP) in addition to the necessary Building Permit. 4) Projection signs a) Projection signs are allowed In NG-1 and NG-2 only. b) Projection signs shall be mounted perpendicular to buildings. They shall have a minimum of eight feet (8') of clearance from the walkway grade and four inches (4") of clearance from the building face (barber poles are exempted from these clearance requirements). All extremities of projection signs, including supports, frames, and the like, shall not project more than three feet (3') from the building face. c) A maximum of one sign per building is allowed. d) Buildings with one story may have a sign that shall not exceed six square feet (6 sq.ft.) in size. For each additional building story, an additional four square feet (4 sq.ft.) of signage is allowed, up to a maximum of eighteen square feet (18 sq.ft.). • 5-21 Unified Development Ordinance 7/3/06 City of College Station,Texas Article 5. District Purpose Stater. .,ts and Supplemental Standards 5.6 Design Districts e) Projection signs located in/over the public right-of-way shall require a Private Improvement in the Public Right-of-Way agreement (PIP) in addition to the necessary Building Permit. f) Exposed neon may be used in projection signage. 5) Low profile signs a) In NG-2 only, one low profile sign per 150 linear feet of a building plot along South College Avenue may be permitted. b) Refer to Section 7.4.F. Sign Standards. c) Exposed neon may be used in low profile signage. d. If more than twenty-five percent (25%) of the square footage of a building is demolished, any nonconforming signage associated with the building must also be demolished. The signage will not be considered "grandfathered", and no other permits will be issued for the site by the City of College Station until the signage has been removed. 13. Outside Storage and Display Standards The following standards are in lieu of Section 7.11 Outdoor Storage and Display. a. Outdoor storage of materials or commodities is prohibited. b. Temporary or portable buildings of any kind are prohibited except during construction of site-planned facilities. c. Outside sales/outside display areas shall be located within five feet (5') of a required entrance façade and shall only be located in front of the property/business that is selling the item(s). A four-foot (4') minimum clear space on sidewalks shall be maintained. d. All merchandise and/or seasonal items used for outside sales or display shall be moved indoors at the end of business each day. 14. Waivers The Design Review Board (DRB) shall review requests for deviations from the standards of Section 5.6.B Northgate Districts as listed below. The DRB shall approve waivers found to meet the intent of the standards of Section 5.6.B Northgate Districts and the Northgate Redevelopment Implementation Plan. Financial hardship may not be considered in the review or determination of a waiver proposal. DRB review and waiver approval shall be limited to the following items: a. Relief from the building design standards for historic properties if the proposed building Improvements or additions generally conform to 5.3.B.3 Standards and they preserve the historical appearance and architectural character of the building. b. Relief from specific requirements related to building orientation and access for the Improvement of existing buildings if it can be proven by the applicant shows that inherent site characteristics constrain the proposed project from meeting the requirement(s) herein. Relief shall not be considered for building expansions or additions. c. Alternatives to the requirements related to building orientation and access when physical characteristics limit the site or provide for unique orientation and access opportunities. d. A reduction in the percentage of required building transparency for the rehabilitation of existing buildings if it can be proven by the applicant that inherent site characteristics constrain the proposed project from meeting the requirements herein. 5-22 Unified Development Ordinance 7/3/06 City of College Station, Texas Article 5. District Purpose Staten. .cs and Supplemental Standards 5.6 Design Districts e. Alternatives to the requirements related to building transparency for new construction if the alternatives substantially provide the same visual interest for the pedestrian. f. Alternate architectural features to meet the requirements related to architectural relief when the proposed architectural details substantially provide a level of uniqueness to the building at the pedestrian scale. g. Along non-primary entrance facades that do not abut a right-of-way and that require design elements, murals may be considered by the Design Review Board to meet the two-design element requirement. Mural topics may include architecture and/or Texas A&M University. Murals may not contain copy or logo advertising any business. h. Substitutions of building materials for buildings if the applicant shows that: 1) The building material is a new or innovative material manufactured that has not been previously available to the market or the material is not listed as an allowed or prohibited material herein and the material is similar and comparable in quality and appearance to the materials allowed in Section 5.6.6.5.d Exterior Building Materials or 2) The material is an integral part of a themed building (example 50's diner in chrome). 3) No variance shall be granted to minimum building material requirements specified for buildings ten thousand square feet (10,000 sq.ft.) or greater in area or for building plots with a cumulative structure square footage of ten thousand square feet (10,000 sq.ft.) or greater. Alternative materials on facade work that does not involve an expansion of an existing building as defined in Section 9 of the UDO or constitute redevelopment if the applicant shows that: 1) The materials allowed in Section 5.6.B.5.d Exterior Building Materials cannot be utilized without a structural alterations) to the existing building and 2) A licensed professional engineer or architect verifies in writing that a structural alteration is required to apply the permitted facade materials to the building. J. An increase in the percentage of accent colors that may be used on a facade, not to exceed a total of twenty percent (20%) of the facade. k. An increase in the number of accent colors used on a facade when the additional colors are analogous to the two original accent colors (adjacent to the original accent colors on the color wheel). I. Alternatives to the requirements related to surface area parking lots. Alternatives must separate the parking areas so that no more than sixty (60) parking spaces are located in the same vicinity without substantial visual separation from additional parking spaces. m. A decrease in parking requirements for residential uses provided that the applicant submits a parking study that supports the decrease based on reasonable assumptions of parking availability. Unless shared or off-site parking is provided as allowed In Section 7.2.I Alternative Parking Plans, in no case shall the DRB permit a reduction in the number of required spaces: 1) To less than the number recommended within the parking study, or 2) To more than a fifty percent (50%) reduction in the amount of parking required for residential uses by Section 7.2.H Number of Off-Street Parking Spaces Required n. An increase in the distance requirement for shared and/or off-site parking when the shared or off-site parking is provided in a parking garage. 5-23 Unified Development Ordinance 7/3/06 City of College Station,Texas Article 5. District Purpose Staten... its and Supplemental Standards 5.6 Design Districts o. Relief from the sidewalk width standard when bringing an existing sidewalk up to current standard where existing physical conditions prohibit the sidewalk expansion. p. Alternatives to the Landscape & Streetscape Standards for projects utilizing an existing structure(s) if it can be proven by the applicant that inherent site characteristics constrain the proposed project from meeting the requirements herein. q. Relief from the two-story requirement for casual and fine dining restaurants (not "fast food") and theaters in NG-2 if all facades are a minimum of twenty-five feet (25') in height and all façades give the appearance of a two-story structure as determined by the Design Review Board. r. Relief from the minimum height requirement in NG-1 and NG-2 for an existing structure undergoing only facade rehabilitation if the applicant shows that inherent site characteristics constrain the proposed project from meeting the requirement(s) herein. Relief shall not be considered for building expansions or additions. Per Ordinance No. 2881 (March 23, 2006) 5.7 Design District Dimensional Standards The following table establishes dimensional standards that shall be applied within the Design Districts, unless otherwise Identified In this UDO: Minimum Lot Area None None None 2,400 SF Minimum Lot Width None None None 24' Minimum Lot Depth None None None 100' Minimum Front Setback None None None 25'(Ii) Minimum Side Setback None None None None(A) Minimum Side Street Setback None None None 15' Minimum Rear Setback None None None 15' Minimum Setback from Back of Curb (B) 10' 10' 10' None Maximum Setback from Back of Curb (B) 20'(C) (D) (E) 25'(C) (D) (E) 20'(C) (D) (E) None Maximum Height None None None None Minimum Number of Stories 2 Stories (G) 2 Stories (G) 2 Stores(G) None Minimum Floor to Area Ratio (FAR) 1 : 1 (F) 0.75 : 1 (F) 1 : 1 (F) None Notes: (A) Lot line construction on Interior lots is allowed where access to the rear of the building is provided on the site or by dedicated right-of-way or easement. (B) Minimum/maximum setback from the back of any curb, including lots with single frontage, lots with double frontage, and corner lots with multiple frontages. (C) If the width of any public easement or right-of-way is in excess of the maximum setback, the maximum setback will be measured from the edge of the public easement or right-of-way. (D) Maximum setback from back of curb for University Drive is 25 feet, Wellborn is 35 feet and 100 feet for South College. (E) When café seating Is between the café's building and a right-of-way, the building may be setback a maximum of 35 feet. (F) This area calculation shall not include any lot area encumbered by required easements, setbacks, sidewalks, detention, or area dedicated to civic features. The area of a porch or arcade fronting a public street is included in the calculation of lot coverage. (G) The 2-story requirement shall not apply to structures existing on or before April 2, 2006. Per Ordinance No. 2881 (March 23, 2006) 5-24 Unified Development Ordinance 7/3/06 City of College Station,Texas • Article 5. District Purpose Staten,...cs and Supplemental Standards 5.7 Design District Dimensional Standards (H) Minimum front setback may be reduced to fifteen feet (15') when approved rear access is provided or when side yard or rear yard parking is provided. Per Ordinance No.2902(lane 8,2006) 5.8 Overlay Districts In the event that an area is rezoned to apply overlay district provisions, this district shall apply to all multi-family, commercial and industrial property, and where applicable, to single-family, duplex or townhouse development. The underlying district establishes the permitted uses and shall remain in full force, and the requirements of the overlay district are to be applied in addition to the underlying use and site restrictions. A. Corridor Overlay (OV) District This district is established to enhance the image of gateways and key entry points, major corridors, and other areas of concern, as determined by the City Council, by maintaining a sense of openness and continuity. The following supplemental standards shall apply to this district: 1.. Setbacks All buildings will be set back 40 feet from the right-of-way. Where parking is located in the front of the building, there shall be a front setback of 20 feet from the right-of-way to the parking area and all drive aisles. 2. Signs a. Signs shall include no more than three colors and two lettering (font) styles. At least one of the colors must match the predominant colors of the building. For the purposes of this section, black or white shall not be considered as colors unless requested to be so by the applicant. b. Freestanding signs shall be limited to the restrictions of Section 7.4 Signs, but shall not exceed the height of the building. 3. Building Colors Building colors shall be neutral and harmonious with the existing man-made or natural environment, and only compatible accent colors shall be used. All colors shall be approved by the Administrator. The applicant must provide elevation drawings and color samples. 4. Special Restrictions for Retail Fuel Sales In cases where the underlying zoning district permits gasoline service stations and a station is proposed, the following restrictions shall apply: a. Activities Restricted (1) No major emergency auto repair; and (2) No body, fender, or paint work. b. Signs (1) Sign height shall be restricted by the provisions of Section 7.4 Signs, but shall not exceed the height of the building. (2) No freestanding fuel price signage shall be permitted. (3) Signs for air, water, and other similar services or products must meet the criteria for exempt signs as provided in Section 7.4 Signs. B. Redevelopment District (RDD) The purpose of this district is to facilitate the redevelopment of existing nonconforming commercial centers through flexible or relaxed standards, which can accommodate existing physical limitations and take extraordinary circumstances into account. The Redevelopment District (RDD) is an overlay district. The permissible uses on any site shall be governed by the underlying zoning. The following supplemental standards shall apply to this district: 5-25 Unified Development Ordinance 7/3/06 City of College Station,Texas From: Alan Gibbs To: Godfrey, Brenda Date: 11/28/2006 11:41:45 AM Subject: Fwd: Cooley Metes and Bounds & Easement Exhibit Brenda, Here is the metes and bounds exhibits for a requested easement dedication we discussed. I also owe you the cover sheet stating it closes, etc. Note that when you are able to complete the easement document that I agreed to Radakor to mail the request to Cooley. Should Cooley not agree to freely dedicate- it is Radakor's responsibility to secure the easement for their proposed design, or redesign, etc. Alan Gibbs, P.E. City of College Station Sr. Asst. City Engineer, Public Works >>> "Dale O'Reilly" <dale@arbol.com> 11/28/2006 11:26 AM >>> CC: Childers, Terry; Coleman, David 0-71 212 . 0-7 4> - Gni nfZ wo/kfrI vriA - oN o to tc O' eta p-()