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HomeMy WebLinkAboutOrdinance__ e~ r ~-3-°~~ ORDINANCE NO. - AN ORDINANCE AMENDING ORDINANCE NO 163 8, THE ZONING ORDINANCE OF THE CITY OF COLLEGE STATION, TEXAS BY ADDING SECTION 7.23 CREATING A LIGHT INDUSTRIAL ZONING DISTRICT AND SPECIFYING REQUIREMENTS WITHIN THAT DISTRICT. Whereas, on April 25, 1996, the College Station City Council determined that, in the interest of encouraging research and development type industries while at the same time protecting residential neighborhoods from adverse impacts of some industrial uses, there is a need for an additional industrial zoning district that does not allow heavy industrial uses and has buffering and .other requirements that will make the district compatible with residential uses when placed adjacent to them. NOW THEREFORE, BE IT ORDAIhTED BY THE CITY COUNCIL OF THE CITY OF COLLEGE STATION: I. That Section 7.23 DISTRICT R&D -RESEARCH & DEVELOPMENT AND LIGHT INDUSTRY. be added to Ordinance 1638, the Zoning Ordinance of College Station to read as follows: 7.23 DISTRICT R&D -RESEARCH & DEVELOPMENT AND LIGHT INDUSTRY A. PURPOSE: This district is designed for office and "high-tech" research, light industrial, and othernuisance~free uses which could be compatible with low intensity uses and all residential uses. In establishing this district the City Council of College Station recognizes that some industrial uses developed under appropriate development controls maybe appropriate neighbors for areas planned, zoned or developed residentially. These uses are those that will meet the performance. criteria established in thin section andhave little or no impact on surrounding areas, thereby. maintaining the character and integrity of existing and future. neighborhoods.. Uses should be designed to provide adequate access and internal circulation such that travel through residentially zoned or developed areas is precluded. This district should be carefully located in areas where there is appropriate access to arterial level thoroughfares. All processes are to be carried on inside of buildings and there shall be no outside storage or business activity. This district is not appropriate for general retail uses. Uses are intended to be those that are free from danger of fire,: explosion, toxic or noxious matter, radiation, smoke, dust and other hazards, offensive noise,. vibration, odor, heat, glare, or other objectionable influences that would render them incompatible with surrounding p armed or existing land uses. Each development in this district shall be reviewed under .Section 10 of the Zoning Ordinance and each development shall meet all applicable standards set forth in the Zoning Ordinance and Subdivision Regulations. B, PERMITTED USES: Research and Development Laboratories Small Instrument and Component Parts Manufacture and Assembly Office Equipment and Supplies Manufacturing and. Assembly Administrative, Executive or Editorial Offices for industrial organizations Warehousing limited to indoors Recreational or Dining Facilities in connection with operations of permitted uses and for the sole use of employees and their guests Living Quarters for Security Personnel or Caretaker provided such quarters are an integral part and attached to the principal structure. Child-care facilities operated for the. benefit of employees of a permitted use Trade or Vocational Schools Other uses .may be considered by the Commission under the Conditional Use Permit Process C. PROHIBITED USES: Prohibited uses include, but are not limited to, the following: Apparel Manufacturing Rubber & Plastics Product Manufacturing Transportation Component.Manufacturing Printing and Allied Products Fabricated Metal Products Manufacturing Large and Small Recycling Facilities D. PERFORMANCE CRITEP',IA: The following criteria shall be met for any use in this district. Buffer yard: The buffer yard is a combination of setback and visual barrier with the plantings required thereon. Both the amount of land and type plantings are designed to separate different zoning districts from each other and to separate different types of land uses from each other. Buffer yards shall be located on the outer perimeter of a lot or parcel, extending to the boundary line. They shall not be located on any portion of an existing or dedicated public or private street or right~of--way. The building setback area maybe contained within the buffer yard area. Plantings shall be selected from the City of College Station's approved plant list. as developed for meeting the criteria of the Section 11 -Landscaping in the Zoning Ordinance. Buffer yards maybe used for'passive recreational activities or storm water management. They may contain pedestrian, bike or equestrian trails provided that no plant material is eliminated, the required width is maintained and all other regulations are met. In no event, shall any active recreation activities occur such as swimming pools, tennis courts, etc. No parking shall be allowed in any. buffer yard area. No requried buffer yard plantings shall be located in any storm water detention area. Buffer yards are required as follows: When. this district abuts residentially developed land ,there shall be a buffer _ yard to meet one of the following: Plant Unit REQUIRED PLANT UNITS/100'... MultlpUer ~°° 4 Canopy Trees.. 0.7 40' ~ ~ Cu~- 6 Understory Trees ~ 24 Shrubs 12 Evergreen/Conifers ~ °°, ~~8 30' ~~ ~ 00' 1.0 5, 00' 0,75 °' b' Masonry Wall--~ House 00' ~~ ~ 0.70 p ~' 6' Mnsonry Walt Higher Intensity Use When this buffer yard is Tess than 25 feet in width there shall also be a minimum six foot high masonry wall located as shown in the detail. When this. district (1) abuts vacant or undeveloped land that is zoned or planned for future residential use as shown onthe City's Future Land Use Plan, or (2) is separated from residentially zoned or developed land or land shown for future residential use of the City's adopted Land Use Plan by a street there shall be a buffer yard to meet one of the following; Plant Unit ioa~ REQUIRED PLANT UNITS/100' Multiplier 5 Canopy Trees ~~ 0,6 30' 10 Understory Trees 15 Shrubs 12 Evergreen/Conifers ~ ioa~ 0.8 5' iao~ 1,0 0' When this district abuts non-residentially zoned or developed property there is no buffer yard requirement. In cases where the property does not equal .100 feet in length or a multiple of 100 feet, the buffer yard planting shall still be required, based on a percentage of the length present. If the buffer yard area is already heavily wooded then additional plantings may not required. Calculations that result is portions of trees or shrubs (.5 or greater) shall be rounded upward. Impervious Surface: Impervious surface is a measure of land use intensity and is the proportion of a site occupied by impervious surfaces including, but not limited to, buildings, sidewalks, drives and parking. No more than 75% of a lot or site in this zoning district shall be covered with an impervious surface. Floor Area Ratio: Floor Area Ratio (FAR) is anon-residential land use intensity measure analogous. to density. It is the sum of the areas of several floors of a building compared to the total area of the site. The maximum FAR in this district shall'not exceed .50. Building Height: No portion of any structure or building in this district and within 50 feet of an existing residence shall exceed one story or twenty feet (20') in height. When greater than SO feet from a residence the maximum height shall not exceed 3 stories or 45'. Building Materials: All main buildings shall have not less than ninety (90%) percent of the total exterior walls, excluding doors, windows and window walls, constructed or faced with brick, stone, masonry, stucco or precast concrete panels. Building Setbacks: No building or structure within this district shall be closer than 50 feet to existing residential use. Front Yard: The minimum front yard shall be 30 feet. Side Yard: The minimum side yard shall be 15 feet. Rear Yard: The minimum rear yard shall be 30 feet except when abutting non-residentially zoned or used land, where it can be reduced to 20 feet. Lighting: All exterior lighting designed for security, illumination, parking lot illumination or advertising shall be designed pointing downward to ensure that it does not extend into adjacent residential properties. Signs: Any detached or freestanding signage shall meet the criteria established in Section 12 of the Zoning Ordinance: relating to low profile signs. Materials shall match building facade materials Any applicable State and/or Federal reg7~lations regarding the following criteria shall be followed as well. Noise: All uses and activities conducted within this zoning district shall conform to the. requirements and'limitations set forth in the City of College Station Code of Ordinances, Chapter 7, Section 2: Noise. Odors: No operation sr~all permit odors to be released which are detectable at the property line. E. ADDITIONAL STANDARDS: This section may be applied to any use proposed in this district, whether it is a permitted use or a conditional use. In the event that the permitted or conditional use. is a new or innovative industrial use or activity for which the City Planner or City )= ngineer believes that the existing performance standards contained in this ordinance are insufficient to effectively. protect adjacent existing or future land uses, one or both shall so advise the P&Z in writing. In such cases the Planning & Zoning Commission shall hold a hearing to determine whether a professional investigation or analysis.. should be performed to identify and establish additional reasonable standards. If so determined, based on the information presented at the hearing, the Planning & Zoning Commission will identify the areas to be investigated and analyzed and will direct the staffto conduct the appropriate research necessary to develop standards for successful management of the new project. Any and all costs incurred by the City'to develop additional standards shall be charged to the applicant and included_as an addition to the cost of either the building permit fee or zoning application fee. F. PARKING REGULATIONS: Refer to Section 9 G. LANDSCAPING REGULATIONS: Refer to Section 11. H. -SIGN REGULATIONS: Refer to Section 12. II. This ordinance shall. become effective and be in full force and effect from and after its passage and approval by the City Council and duly attested by the Mayor and City Secretary. PASSED, ADOPTED and APPROVED this 25th day of April, 1996. APPROVED: ATTEST: +" ORDINANCE NO. AN ORDINANCE AMENDING ORDINANCE NO 1638, THE ZONING ORDINANCE OF THE CITY OF COLLEGE STATION, TEXAS BY ADDING SECTION 7.23 CREATING A LIGHT INDUSTRIAL .ZONING DISTRICT AND SPECIFYING REQUIREMENTS WITHIN THAT D]:STRICT. . Whereas, on Apri125, 1996, the College Station City Council determined that, in the interest of encouraging research and development type industries while at the. same time protecting residential neighborhoods frc-m adverse impacts of some industrial uses, there is a need for an additional. industrial zoning district, AND Whereas, that district should. not allow lheavy' industrial uses and should have buffering and other requirements that will make it; compatible with residential uses when placed adjacent to them. NOW THEREFORE, BE IT ORDAINIED BY THE CITY COUNCIL OF THE CITY OF COLLEGE STATION: I. That Section 7.23 DISTRICT R&D -RESEARCH & DEVELOPMENT AND LIGHT INDUSTRY be added to Ordinance 16:38, the Zoning Ordinance of College Station to read as follows: 7.23 DISTRICT R&D -RESEARCH & DEVELOPMENT AND LIGHT INDUSTRY. ~~~a~J~ ~~ A. PURPOSE: This district is designed for office and "high-tech" research, light industrial, and other nuisance-free uses which could be compatible with low intensity uses and all residential uses. In establishing this district the City Council of College Station recognizes that some industrial uses developed under appropriate development controls maybe appropriate neighbors for areas planned, zoned or developed residentially. These uses :are those that will meet the. performance criteria established in this section and have little or no impact on surrounding areas, therebymaintaining the characterand integrity of existing and future neighborhoods. Uses should be designed to,provide adequate access and internal circulation such that travel through residentially zoned or developed .areas is precluded. This. district should be carefully. located in areas where there is sufficient access to arterial level thoroughfares. All processes are to be conducted inside buildings and there shall be no outside storage or business activity. This district is not for general retail uses. Uses are intended to be those that are free from danger of fire, explosion, toxic or noxious matter, radiation, smoke, dust .and other hazards, offensive noise, vibration, odor, heat, glare, or oth~~ objectionable influences that`wc-uld render them incompatible with surrounding planned or existing land uses. Each development in this district shall be reviewed under Section 10 of the Zoning Ordinance and each development -shall meet all applicable standards set forth in ~theZoning Ordinance and Subdivision Regulations. B. PERMITTED USES: Research and Development , Laboratories .Small Instrument and Component Parts Manufacture and Assembly Office Equipment and Supplies Manufacturing and Assembly Administrative, Executive or Editorial Offices for industrial organizations Warehousing limited. to indoors Recreational or Dining Facilities in connection with operations of permitted uses and for the sole use of employees and their guests Living,Quarters for Security Personnel or Caretaker provided such quarters are an integral part and attached to the principal structure Child-care facilities operated for the benefit of employees of a permitted use Trade or Vocational Schools Any other research, .light manufacturing or use determined by the .Commission to be of the same general character as the above permitted uses. Conditional Uses: Uses. that that would be of the same general character as the permitted uses but involve new technology or which involve innovative processes for existing technology may be permitted under the Conditional Use Permit Process. C. PROHIBITED USES: Prohibited uses include, but are not limited to, the following: Apparel Manufacturing Rubber & Plastics Product Manufacturing Transportation Component Manufacturing Printing and Allied Products Fabricated Metal Products Manufacturing Large and Small Recyclin Facilities D. PERFORMANCE: CRITERIA• The following criteria shall be met for any use in this district. Buffer yard: The buffer yard is a combination of setback. and visual barrier with the plantings required thereon. Both the amount of land and type plantings are designed o separate different zoning districts from each other and to separate different types. of land uses from each other. Buffer yards shall be looted on the outer perimeter of a lot or parcel,. extending to the boundary line. They shall not be located on any portion of an existing or dedicated public or private street or y Bibliography Performance Zoning by Lane Kendig Industrial Performance Standards by Tim Schwab - APA - 1993 Industrial Performance Standards, An Evaluation of Current Practices in Rhode Island - City Planning Division - 1992 Ordinances from: Southlake, Texas Flagstaff, Arizona Montgomery'Co, Md. Corpus Christi, Texas LaPorte, Texas Carrollton, Texas Queen Ann's Co., Md. -buffering right-of way. The building. setback area may be contained within the buffer yard area. Plantings shall be selected from the City of College Station's approved plant list as developed for meeting the criteria of the Section 11 -Landscaping in the Zoning Ordinance. Buffer yards maybe used for passive recreational activities or storm water management. They may contain pedestrian, bike or equestrian trails provided that no plant material i;s eliminated, the required width is maintained. and all other regulations are met. In no .event, shall any active recreation activities occur such as swimming pools, tennis courts, etc. No parking shall. be allowed in any buffer yard area. No re~quried buffer yard plantings shall be located in any storm water detention area. Buffer yards are required as fi~ilows: When this district abuts residentially developed land ,there shall be a buffer yard to meet one of the following: Plant Unlt REQUIRED PLANT UNITS/100' Mult~pUer oo• 4 Canopy Trees ~© ~~ 0,7 40' ~ ~ p® 6 Understory Trees ~ 24 Shrubs ~~ ~ 12 Evergreen/Conifers ~~ oo' ~~ 0,8 so' oo' I.0 s' oo• 0,75 0' 6' Mnsonry WnU--r I House -iDO' 0,70 6' Mnsonry Wall~~her Intensity Use When this buffer yard is ess than 25 feet in width there shall also be a minimum six foot high masonry wall located as shown in the detail. s When this district (1) abuts vacant or undeveloped land that is zoned or planned for future residential use as shown onthe City's Future Land Use Plan, or (2) is separated from residentially zoned or developed land or land shown for future residential use of the City's adopted Land Use. Plan. by a street there shall be a buffer yard to meet one of the following: REQUIRED PLANT UNITS/I.00' 5 Canopy Trees. 10 Understory Trees 15 Shrubs 12 Evergreen/Confers Plant Unlt Multiplier toa~ ~~ 0.6 so ioo~ 0,8 s' ioo- ,. 1,0 0' When this district abuts non-residentially zoned or developed property there is no buffer yard requirement. In cases where the property does not equal 100 feet in length or a multiple of 100 feet, the buffer yard planting shall still be required, based on a percentage of the length present. If the buffer yard area is already heavily wooded then additional plantings may not required. Calculations that result is portions of trees or shrubs (.5 or greater) shall be rounded upward. Impervious Surface; Impervious surface is a measure of land use intensity and is the proportion of a site occupied by impervious surfaces including, but not limited to, buildings, sidewalks,. drives and parking. No more than 75% of a lot or site in this zoning district shall be covered with an impervious surface. Floor Area Ratio: Floor Area :[Zatio (FAR) is anon-residential land use intensity measure analogous to density. I:t is the sum of the .areas of several floors of a building compared to the total area of the site. The maximum FAR in this district shall not exceed .50. Building Height: No portion of any structure or building in this district and within 50 feet of an existing residence shall exceed one story or twenty feet (20') in height, When greater than 50 feet from a residence the maximum height shall not exceed 3 stories or 45'. Building Materials: All main buildings. shall have not less than ninety (90%) percent of the total exterior wallls, excluding doors, windows and window walls, constructed or faced .with brick, stone, masonry, stucco or precast concrete panels. Building Setbacks: No building or structure within this district shall be closer than 50 feet to existing residential use. Front Yard: The minimum front yard shall be 30 feet. Side Yard: The minimum side yard shall be 15 feet. Rear Yard: The. minimum rear yard shall be 30 feet. except when abutting non-residentially zoned or used land, where it can be reduced to 20 feet. Lighting: All exterior lighting designed for security, illumination, parking lot illumination or advertising .shall be designed pointing downward to ensure that it does not extend into adjacent residential properties. Signs: Any detached or freestanding signage shall meet. the criteria established in Section 12 of the Zoning Ordinance relating to low profile signs. Materials shall matchbuilding"facade materials Any applicable State and/or Federal regulations regarding the following criteria shall be followed as well. Noise: All uses and acti~nties conducted within this zoning district shall conform to the requirements and limitations set forth in the City of College Station Code of Ordinances, Chapter 7, Section 2: Noise. Odors: No operation shall permit odors to be .released which are detectable at the property line. E. ADDITIONAL STANDARDS: This section maybe applied to any conditional use proposed in this districtWhere either the City Planner or City Engineer believe that the. existing performance standards contained in this ordinance are insufficient to address the proposed use because of its technogolgy or processes and thus, will not effectively protect adjacent x:isting or future land uses, one or both shall so advise the P&Z in writing. In, such cases the Planning & Zoning Commission shall hold a hearing to determine whether a professional investigation or analysis should. be performed to identify and establish additional reasonable standards. If so determined, based on the information presented at the hearing, he Planning & Zoning Commission will identify the areas to be investigated .and analyzed and will direct the staff to c®nduct the appropriate research necessary to develop standards for successful management of the new project. Any and all costs incun~ed by the City to develop additional standards shall be charged to the applicant and included as an addition to the cost of either the building permit fee or zoning; application fee. F. PARHING REGULATIONSs Refer to Section 9 G. LANDSCAPING REGULATIONS: Refer to Section 11. H, SIGN REGULATION5: Refer to Section 12. II. This ordinance shall become effective and be in full force and effect from and after its passage and approval. by-the Citg Counc;il and duly attested by the Mayor and City Secretary. PASSED, ADOPTED and APPROVEI) this 25th day of April, 1996. APPROVED: ATTEST: ORDINANCE NO. AN ORDINANCE AMENDING ORDNANCE NO 1638, THE ZONING ORDINANCE OF THE CITY OF COLLEGE STATION, TEXAS BY ADDING SECTION 7.23 CREATING A LIGHT INDUSTRIAL ZONING DISTRICT AND SPECIFYING REQUIREMENTS WITHIN THAT DISTRICT. Whereas, on April 25, 1996, the College Station City Council determined that, in the interest of encouraging research and development type industries while at the same time protecting residential neighborhoods from adverse impacts of some industrial uses, there is a need for an additional industrial zoning district, AND Whereas, it was determined by City .Council of the City of College Station that this district should not allow heavy industrial uses, AND Whereas, it was determined that this new zoning district should have buffering. and other requirements that will render it compatible with adjacent and abutting residential uses, NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEGE STATION: I. That Section 7.23 DISTRICT R&D - F'.ESEARCH & DEVELOPMENT AND LIGHT INDUSTRY be added to Ordinance .1638, the Zoning Ordinance of College Station to read as follows: 7.23 DISTRICT R&D -RESEARCH & DEVELOPMENT AND LIGHT INDUSTRY A. PURPOSE: This. district is designed for office, research and light industrial uses meeting the standards and. performance criteria established in this section. These uses could be compatible with low intensity uses and all residential uses. In establishing this district the City Council of College Station recognizes that some industrial uses developed under appropriate development controls maybe appropriate neighbors for areas planned, zoned or developed residentially. These uses are those that will meet tht~ performance criteria established in this section and have little or no impact on surrounding areas, thereby maintaining the character . and integrity of neighborhoods. This district should be carefully located in areas where there is sufficient access to arterial level thoroughfares. This district is not for general retail uses. Uses are intended to be those that are free from danger of fire, explosion, toxic or noxious matter, radiation, smoke, dust and other hazards, offensive noise, vibration, odor, heat, glare, or other objectionable influences that w~~uld render them incompatible with surrounding planned or existing land uses. Each development. in this district shall be reviewed 2 under Sectionl0 of the Zoning Ordinance and each development shall meet all applicable standards set forth in the Zoning Ordinance and Subdivision Regulations. B. PERMITTED USES: The following uses are permitted as long as they meet the intent of the Purpose Statement and the performance criteria in this section. Definitions of uses shall be those construed to be in accordance with customary municipal planning, engineering or English usage. Research and Development. Laboratories Small Instrument and Component Parts Manufacture and Assembly Office-Equipment and Supplies:Manufacturing and'Assembly Offices Warehousing limited. to indoors Trade or Vocational Schools Any other research, light manufacturing or use determined by the Commission to be of the same general character as the above permitted uses. Accessory Uses:. Child-care facilities operated for the benefit of employees of a permitted use. Living Quarters for SecurityPe~rsonnel or Caretaker provided such quarters are an integral part and. attached to the principal structure.. Recreational or Dining Facilities in connection with operations of permitted uses and for the sole use of employees and their guests.. Conditional Uses: Uses that would be of the same general character as the permitted uses but involve new technology or which involve innovative processes for existing technology maybe permitted under the Conditional Use Permit Process. C. PROHIBITED USES: Prohibited uses include, but are not limited to, the following Apparel Manufacturing Entertainment Facilities Fabricated Metal Products Manufacturing Large and. Small Recycling Facilities Mini-Storage Warehousing Rubber& Plastics Product Manufacturing Transportation Component Manufacturing Printing and Allied Products 3 D, PERFORMANCE CRITERIA.: The following criteria shall be m~~t for any use in this district. Buffer yard: The buffer yard is a combination of setback and visual .barrier with the plantings required .thereon. Both the amount of land and type plantings are designedto .separate different zoning districts from each other and to separate different types of land uses from' each other. Buffer yards shall be located on the outer perimeter of a lot. or parcell, extending. to the boundary line. They shall not be located on any .portion of an Existing or dedicated public or private street or rightsof--way. _The building setback .area may be contained within the buffer yard area. Buffer areas may be excludled from the land area used to .calculate landscape point requirements under Section 11, and the plantings thereon do not count toward the required landscape p!~ints. Buffer areas shall be irrigated. Irrigation is optional when using the buffer yard with the masonry wall. Buffer areas maybe used for passive recreational activities or storm water management. They may contain pedestrian, bike or equestrian trails provided that no plant material is eliminated, the required width is maintained and all other regulations are meta In no event,' shall any active recreati®n activities occur such as swimming pools, tennis courts, etc. No parking ar building shall be allowed in any buffer. yard area. No required buffer yard plantings shall be located in any storm water detention area. Buffer yards must be in place prior to an approved request for R&D zoning becoming effective. Buffer yard. plantings and any wall details must be approved by the City Planner prior to :installation. and must' meet the specifications in the City of College. Station's approved plant list for buffers and wall specifications. Fifty (50%) percent of bufferyard plantings must be evergreen.. Buffer yards are reauired in the following circumstances (1) When this district abuts .residentially zoned land Orland that has been .platted for residential development, (2) When this :district is separated from residentially zoned land or land that has been platted for residential development by a street (any required streetscape plantings shall be counted towa~~d any required bufferyard plantings) (3)When this.district abuts land hat is not zoned or developed for residential uses, but where an existing residence(s) is located within 100 feet of the R&D boundary line,. the'buffer yard shall extend 100 feet along the common property line and shall be placed in such a location as to maximize screening of the existing residence from the proposed development and any adverse impacts of the development. This buffer yard location shall be established at the. time of site plan approval :and must be in place prior to building permit issuance on the R&D property. l 4 Buffer yards shalt be designed using one of the choices below: Plant Unit Sar~ple Plantings REQUIRED PLANT UNITS/I00' Multiplier per 100' Section 4 Canopy Trees 16 Understory Trees ~~- 0,75 24 Shrubs ~ 1,0 MINIMUM PLANT SIZES Canopy Trees - 2" CaUper C30 gall Understory Trees - 5'-6` ht, U.5 galJ Shrubs - 2'-3' ht, <5 gat.) Note # 1: Masonry Wali must be a 0 ~ 7 S minimum of 8° thick with foundation. B' Maso wall -f (See Id~e #1) When this district abuts non-residentially zoned or developed property there is no buffer yard requirement. In cases where the property does riot equal a multiple of 100 feet, the buffer yard planting shall stilLbe required, based on a percentage of the length present. If the buffer yard area is already heavily wooded then additional plantings and irrigation may not required.: Calculations that result in portions of trees or shrubs (.5 or greater) shall be rounded upward. Minimum Lot Dimensions: The minimum lot width and depth shall be 100 feet each, but the: minimum lot area shall also be 20,000 square feet. Impervious Surface: Impervious surface is a measure of land use intensity and is the proportion of a site occupied by impervious surfaces including, but not limited to, buildings, sidewalks, drives and parking. No more than 70% of a lot. or site in this zoning district shall be covered with an impervious surface. Floor Area Ratio: Floor Area :E~atio (FAR) is anon-residential land use. intensity measure analogous to density. It is the sum of the areas of several floors of a building compared to the total area of the site. The. maximum FAR in this district shall not exceed .50. Building Setbacks:. The minurnum building setback from all property lines shall be 30 feet. When'abutting.non-residentially zoned or used land the rear setback may be reduced to 20 feet. Building. Height: No portion of any structure or building in this district and within 75 feet of an existing platted residential property line or within 100 feet of an existing residence on an unplatted tract, shall exceed. one story or 20 feet in height. When greater than 75 feet from a residential property line, the maximum height shall not exceed 2 stories or 35 feet.. Building Materials: All main buildings shall have not less than ninety. (90%) percent of the total exteriorwalls, excluding doors, windows and window walls, constructed or faced with. brick, stone, masonry, stucco or precast concrete panels. Lighting: All exterior lighting designed for security, illumination, parking lot illumination or advertising shalll be .designed pointing downward to ensure that it does not extend into adjacent: re;sidential properties. Nighttime lighting shall be low level lighting and so situated as to not directly or indirectly extend into adjacent residential properties. Utility Service: All new utility services or upgrading of existing services shall be installed underground according to City standards. Signs: Any detached or freestanding. signage shall meet the criteria established in Section 12 of the Zoning Ordinance relating to low profile signs. Materials shall match building facade materials Any applicable State and/orFederal regulations regarding the following criteria shall be followed as well. ~ 1 6 Noise: All uses and activities conducted within this zoning district shall conform to the requirements and limitations set forth in the City of College Station Code of Ordinances,. Chapter 7, Section 2: Noise_ Odors: No operation shall permit odors to be released which are detectable at the property line.. Other District Regulations: Uses should be designed to provide adequate access and internal circulation such that travel through residentially zoned or developed areas is precluded.. All processes are to be conducted inside buildings and there shall be no outside storage orbusiness activity. Any business operations occuring during the hours between 7 p.m. and 6 a.m. must meet. all the performance criteria established in this section, as well as limit vehicular access into the site through a designated access point that mtiigates any adverse impacts of the traffic on surrounding residential areas. E. ADDITIONAL STANllARDS: This section maybe applied to any conditional use proposed in this district when either the City Planner or City Engineerbelieve that the existing performance standards contained in this. ordinance are insufficient to address the proposed. use because of its technology or processes and thus, will not effectively protect adjacent existing or future land uses, one or both shall so .advise; the. P&Z in writing.. In such cases the Planning & Zoning Commission shall hold a, hearing to determine whether a professional investigation or analysis should be performed to identify and establish additional reasonable standards. If so determined, based on the information presented at the hearing, the Planning & Zoning Commission will identify the areas to be investigated and analyzed and will direct the staff to .conduct the appropriate research necessary to develop sttandards for successful management of the new project. Any and all costs incurred by the City to develop additional standards shall be charged to the applicant and included as an addition to the cost ofeither the building permit fee or zolun;g application fee. F. PARKING REGULATIONS: Refer to Section 9 G. LANDSCAPING REGULATIONS: Refer to Section 11. H. SIGN REGULATIONS: 'Refer to Section 12. 7 II. This ordinance shall become effective and be in full force and effect from and after its passage and approval by the City Council and duly attested by the Mayor and City Secretary. PASSED, ADOPTED and APPROVED this 23th day of May, 1996. APPROVED: Lynn McIlhaney, Mayor ATTEST: Connie Hooks, City Secretary