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HomeMy WebLinkAboutMisc.Article 5. District Purpose Statements and Supplemental Standards Section 5.6. Design Districts area. This zoning district and concomitant regulations are only applicable in this area. The Northgate District consists of three Subdistrictsr (1) NG -1 Core Northgate, (2) NG -2 Commercial Northgate, and (3) NG -3 Residential Northgate. The following supplemental standards apply to the entire Northgate District. 1. Special Restrictions Parking and traffic studies conducted for the Northgate Redevelopment Plan reveal that there is a significant deficiency in the numbers of available parking spaces and that existing parking and traffic facilities are sub -standard. Because each particular use has relatively different parking and traffic impacts, when reviewing a project the DRB may require additional parking and traffic impact studies, a review of existing occupancy, and other reasonable appropriate data to determine the impact of the project. Additional parking may be required where studies reveal that it is necessary to relieve or mitigate this impact. 2. Subdistrict Regulations a. Subdistrict NG -1 Core Northgate This subdistrict is intended for areas in Northgate containing historically significant structures that are included in the Northgate Historic Resources Survey, as well as structures that may be eligible for inclusion in the National Register for Historic Places. This subdistrict also applies to areas containing a diversity of pedestrian - oriented retail and entertainment businesses that are in close proximity to on -campus dormitories. This zoning district shall incorporate regulations in accordance with the Northgate Redevelopment Plan, which are designed to aid structural rehabilitation and pedestrian -oriented infill development in a manner compatible with the character of the Northgate area. (1) Historic Structures Structures over 50 years in age that are reflected as high or medium priority structures in the Northgate Historic Resources Survey or have been determined to be eligible for inclusion on the National Register of Historic Places shall be treated using methods and materials in accordance with the Secretary of the Interior's Standards for Rehabilitation. (2) Dimensional Requirements As required by Chapter 3, Building Regulations of the City of College Station Code of Ordinances. Refer to Section 5.7, Design District Dimensional Standards. (3) Parking Requirements Off-street parking shall be as required by the DRB in accordance to parking and traffic impact study data. The offstreet parking required by the DRB shall not exceed the minimum parking requirements set forth in the Parking Requirements contained in Section 7.2, Off -Street Parking Standards. 5-13 Unified Development Ordinance 9/23/04 City of College Station, Texas Article 5. District Purpose Statements and Supplemental Standards ✓c�Uufl J.V. UtIblyII LIISLUICLS (4) Bicycle Parking Projects involving site development or redevelopment require the installation of bicycle parking spaces. For commercial businesses, a minimum of two bicycle parking spaces per business plus one additional space for each 1000 square feet of floor area above 2,000 square feet shall be required. For apartments or residential condominiums, a minimum of one bicycle space per dwelling unit shall be required. In no case shall more than 20 bicycle parking spaces per business or apartment building be required. (5) Landscape Requirements A landscape plan shall be required for all proposals involving site development or redevelopment, and shall be reviewed by the DRB in accordance with the following standards: (a) Landscape/streetscape improvements shall be required along at least one-third of the length of a property's frontage onto public streets. Doorway widths and driveways shall be excluded from frontage calculations. (b) Live plant material must be included where feasible in each proposal. (c) Eligible landscape/streetscape improvements shall include raised planter boxes, at -grade planting beds, indoor window plantings where sidewalks are too narrow for outside plantings, seating benches, light features, trash receptacles, decorative railings, and other elements featured in the College Station Streetscape Plan. (d) The standards set forth herein are in lieu of, and not in addition to, the landscaping requirements contained in Section 7.5, Landscaping and Tree Protection. (6) Sign Regulations Attached signs only. Refer to Section 7.4, Signs. (7) Parking A three-foot high parking screen shall be provided when parking is adjacent to public right-of-way. Screening may be accomplished using plantings, berms, or structural elements. (8) Dumpsters Dumpsters shall be kept in the rear of the building and shall be screened with devices made of masonry or wood with surrounding landscaping. Where feasible, consolidation of dumpsters may be required by the DRB. b. Subdistrict NG -2 Commercial Northgate This subdistrict is intended for areas in Northgate containing larger retail commercial uses and undeveloped land. This subdistrict also applies to areas identified in the Northgate Redevelopment Plan as suitable for mixed-use redevelopment in close proximity to Texas A&M University. This zoning district shall incorporate regulations designed to aid mixed-use development and redevelopment in a manner compatible with the general character of the Northgate area. 5-14 Unified Development Ordinance 9/23/04 City of College Station, Texas Article 7. General Development Standards Section 7.2. Off -Street Parking Standards 9. The Design Review Board may waive parking lot dimension requirements in the Northgate and Wolf Pen Creek districts if the development meets the goals of the master plan for the respective district. D. End Islands 1. A raised island, encompassing not less than 180 square feet in area, shall be located at both ends of every interior and peripheral parking row, regardless of the length of the row. End islands may have sidewalks through them. Examples of interior and peripheral parking are shown in the figure below. Building Street c� F 2. All end islands must be raised at least six inches and curbed, with the majority of the area of each island planted or treated with enhanced paving. The soil within the planted area shall not be compacted or stabilized and shall be contiguous with the soil at the natural grade. E. Interior Islands 1. All interior islands shall be evenly distributed throughout the interior of the parking area. 2. For every fifteen interior parking spaces, 180 square feet of landscaping must be provided somewhere in the interior rows of the parking lot. Interior island areas may be grouped and configured as desired provided that circulation aisles remain clear and the minimum island area is not less than 180 square feet. Interior islands may have sidewalks through them. 3. End island areas that exceed the minimum required may be counted toward the interior parking island requirement. 4. All interior islands must be raised at least six inches and curbed, with the majority of the area of each island planted or treated with enhanced paving. The soil within the planted area shall not be compacted or stabilized and shall be contiguous with the soil at the natural grade. 7-7 Unified Development Ordinance 9/23/04 City of College Station, Texas Article 7. General Development Standards Section 7.5. Landscaping and Tree Protection C. The maintenance and completion requirements of this Section also apply to duplex uses. Every development must employ an irrigation system. All new plantings must be irrigated. An irrigation system shall be designed so that it does not negatively impact existing trees and natural areas. Soaker hose and drip irrigation system designs may be permitted as the Administrator deems appropriate. All plantings must be in accordance with the College Station Plant List, or as deemed appropriate by the USDA for Zone 8 in their Hardiness Zone Map. The plant list is approved and amended as needed by the Administrator. 2. The landscaping requirements of this Section shall apply to manufactured home parks, but not to individual manufactured homes on separate lots. 3. All landscaping/streetscaping requirements under this Section shall run with the land once the development has begun and shall apply against any owner or subsequent owner. 4. The landscaping requirements of this Section apply to all unsubdivided property, improved subdivided lots other than single-family, duplex, or townhouse lots, and to other improved lands where buildings or structures are being added or replaced within the City. S. , Each phase of a multi -phase project shall comply with this Section. 6. All plantings must be in accordance with the College Station Plant List, or as deemed appropriate by the USDA for Zone .8 in their Hardiness Zone Map. The plant list is approved and amended as needed by the Administrator. C. Landscaping Requirements 1. The landscaping requirements shall be determined on a point basis by the following: a. Landscape Points required: 30 points per 1,000 square feet of site area; b. The minimum number of points for any development is 800 points; c. Undeveloped floodplains may be removed from site size calculations; however, existing trees within that floodplain shall not be claimed for points; and d. Projects may be phased with the phase lines being drawn 20 feet beyond any new site amenity. The portion left for subsequent phases shall be of developable size and quality. 2. Point values will be awarded for any type of canopy tree, non -canopy tree, or shrub, provided that the species claimed for point credit are not listed on the Non -Point Tree List as prepared by the Administrator. All caliper measurements shall be 12 inches above grade. a. Landscaping points are accrued as follows: Unified Development Ordinance 9/23/04 7-37 City of College Station, Texas Article 7. General Development Standards Section 7.5. Landscaping and Tree Protection Plant Material Point Points Plant Material Accrued Installed Size Caliper (Inches) Plant Or yp 75 1.5 to 2 Canopy Tree 150 2.1 to 3.4 300 3.5 and larger Non -canopy Tree 40 1.25 and larger Shrubs 10 Min. Sgallon* z :ix l;rt ��de rQk offs ' .. Y M � . 4 Canopy Tree 40 4 to 14.5 Non -canopy Tree 35 2 and larger Treya'��.. ' `` .�xis�ln .�11Y�t111..Barricade'Prptectio�.A��a �: 300 Between 4 and 8 Canopy Tree 400 8 and larger 150 Between 2 and 4 Non -canopy Tree 200 4 and larger * Shrubs not used for screening may be a minimum of 1 gallon in size and accrue 1 point per plant. b. To receive landscape points for existing trees, all existing trees must be in good form and condition and reasonably free of damage by insects and/or disease. c. To receive barricaded points for existing trees, they must be barricaded one foot per caliper inch. A barricade detail must be provided on the landscape plan. Barricades must be in place prior to any activity on the property including, but not limited to, grading. If in any event the required barricades are not in place prior to any activity and maintained during construction, barricaded points will be forfeited. 3. One hundred percent coverage of groundcover, decorative paving, decorative rock, or a perennial grass is required in parking lot islands, swales and drainage areas, and the parking lot setback unless otherwise landscaped or existing plants are preserved. One hundred percent coverage of groundcover or perennial grass is also required in all unpaved portions of street or highway right-of-way or on adjacent property that has been disturbed during construction. If grass is to be used for groundcover, 100% live grass groundcover is required whether by solid sod overlay or pre -planting and successful takeover of grasses. No point value shall be awarded for ground cover. Per Ordinance No. 2753 dated September 23, 2004 4. Every project must expend a minimum of 50% of its point total on canopy trees. 5. For existing plantings, the Administrator may require a health appraisal. 6. All new plantings must be irrigated. An irrigation system shall be designed so that it does not negatively impact existing trees and natural areas. Soaker hose and drip irrigation system designs may be permitted as the Administrator deems appropriate. 7-38 Article 7. General Development Standards Section 7.5. Landscaping and Tree Protection 7. Additional Point Credits a. A 10 percent point credit will be awarded where the irrigation system employed is a recognized water -conserving system. b. A 10 percent point credit will be awarded if 25 percent or more of parking area consists of enhanced paving. c. A 10 percent point credit will be awarded for every one percent of site area devoted to special facilities including water features, public art, or other public features determined by the Administrator. 8. All landscape materials shall be installed in accordance with the current planting procedures established by the most recent addition of The American Standard for Nursery Stock, as published by the American Association of Nurserymen. 9. Landscaping must be reasonably dispersed throughout all visible areas of the site. D. Streetscape Requirements 1. The streetscaping requirements shall be determined along all major arterials, freeways, and expressways by the following: a. Within 50 feet of the property line along the street, one canopy tree for every 25 linear feet of frontage shall be installed. Two non -canopy trees may be substituted for each one canopy tree. b. Canopy and non -canopy trees must be selected from the College Station Streetscape Plant List and may be grouped as desired. c. One existing tree (minimum four -inch caliper) may be substituted for a new tree. Existing trees must be of acceptable health, as determined by the Administrator. 2. The streetscaping requirements shall be determined along all other roadways by the following: a. Within 50 feet of the property line along the street, one canopy tree for every 32 feet of frontage shall be installed. Two non -canopy trees may be substituted for one canopy tree. b. Canopy and non -canopy trees must be selected from the Administrator's Streetscape Plant List and may be grouped as desired. c. One existing tree (minimum four -inch caliper) may be substituted for a new tree. Existing trees must be of acceptable health, as determined by the Administrator. 3. Three hundred additional landscape points shall be required for every 50 linear feet of frontage on a right-of-way. Driveway openings, visibility triangles, and other traffic control areas may be subtracted from total frontage. The additional landscape points can be dispersed throughout the site. 4. Driveways and areas located within a required visibility triangle shall be excluded from the streetscape requirements in paragraphs 1, 2, and 3 above. S. Parking areas adjacent to a right-of-way shall be screened from the right- of-way. Screening is required along 100 percent of the street frontage (such as 10 shrubs for every 30 linear feet of frontage), with the exception of areas within the visibility triangle. Screening may be accomplished using plantings, berms, structural elements; or combinations thereof, and must be a minimum of three feet above the 7-39 Unified Development Ordinance 9/23/04 City of College Station, Texas Article 7. General Development Standards Section 7.5. Landscaping and Tree Protection parking lot pavement elevation. Walls and planting strips shall be located at least two feet from any parking area. Where the street and the adjacent site are at different elevations, the Administrator may alter the height of the screening to ensure adequate screening. Fifty percent of all shrubs used for screening shall be evergreen. 6. Dumpsters, concrete retaining walls where more than six vertical inches of untreated concrete are visible, off-street loading areas, utility connections, and any other site characteristics that could be considered visually offensive must be adequately screened. E. Landscape/Streetscape Plan Requirements When a Landscape/Streetscape Plan is required, the landscape/streetscape plan shall contain the following: a. The location of existing property lines and dimensions of the tract. b. A north arrow and scale. c. Topographic information and final grading adequate to identify and properly specify planting for areas needing slope protection. d. Location and dimensions of existing and proposed structures, parking lots and drives, sidewalks, refuse disposal areas, fences, and other features as determined necessary by the Administrator. e. Location, size, spread, type, and quantity of all proposed landscaping and screening materials, along with common and botanical names. f. The location of existing and proposed utilities and all easements on or adjacent to the lot. g. An indication of adjacent land uses, existing development and roadways. h. An irrigation system plan or a general note indicating that an irrigation system to service all new plantings will be installed by a certified installer before a certificate of occupancy will be issued. i. Landscape information (1) (2) (3) Landscape points required for site and calculations shown in the landscape legend; A legend showing the size, type (canopy, note -canopy, shrub) and points claimed for proposed landscaping; and Location of landscape plants on plan identified by a symbol defined in a landscape legend (see sample legend below). 7-40 Unified Development Ordinance 9/23/04 City of College Station, Texas Article 7. General Development Standards Section 7.5. Landscaping and Tree Protection --- City of College Station SAMPLE LEGEND LANDSCAPING POINT CALCULATIONS NAME POINT -SYMBOL _SIZE & TYPE O MNTITY VALUE_ -POINT 8' AND LARGER EXISTING W/BARRICADE LIVE OAK TREE (Quercus Virginiana) 2 300 600 /\`-� / Canopy Vee `- - (/ \ / 4' TO 8' EXISTING LIVE OAK TREE (Quercus Virginiana) 13 200 2600 W/BARRICADE Canopy tree f / •J 2' TO 14.5' CALIPER LIVE OAK TREE (Quercus Virginiana) 8 35 280 EXISTING W/O BARRICADE Canopy tree ANDCARPER AND LARGER TREE ersttrroemia indica) ( g ) Non -canopy Vee (NEW) 40 240 7�46 5 GAL WAX LEAF LIGUSTRUM (NEW) 10 460 (Ligustrum texanum) Shrub NOTE: SM�a am for rNersce. Any aNnEo6 aeC mwi Oe CrtE�+iMW N anY arab BARRICADE FOR INDICATED TREES TO BE CONSTRUCTED WITH 48' HIGH ORANGE PLASTIC CONSTRUCTION NETTING AND SECURED TO STEEL T -POSTS. BARRICADE TO BE PLACED IN A CIRCLE AROUND INDICATED TREES A RADIAL DISTANCE OF 1' FOR EVERY 1" CALIPER OF TREE. BARRICADE MUST BE IN PLACE PRIOR TO ANY DEVELOPMENT ACTIVITY AS WELL AS THROUGHOUT THE CONSTRUCTION PROCESS. STREETSCAPE: (136.57' / 50) x 300 PTS = 820 PTS (136.57' / 25) = 6 CANOPY TREES POINTS PER PROJECT AREA: 26,416.3 SQUARE FEET OF SITE AREA 26,416.3 / 1,000 = 26.42 26.42 x 30 = 792.6 = 793 POINTS TOTAL POINTS REQUIRED: 1,613 TOTAL POINTS PROPOSED: 4,180 j. Streetscape Information (1) Streetscape points required for site and calculations shown; (2) A table showing the scientific and common plant names, size, type (canopy, non -canopy, and shrub), and points claimed for proposed streetscaping; and (3) Location of streetscape plants on plan identified by a symbol defined in a landscape legend (see sample legend above). k. The location and diameter of protected existing trees claimed for either landscape or streetscape requirements, and an indication of how the applicant plans to barricade the existing trees from damage during construction. Barricading shall be subject to the following requirements: 7-41 Unified Development Ordinance 9/23/04 City of College Station, Texas