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ORDINANCE NO. 2183
AN ORDINANCE AMENDING ORDINANCE NO. 1638,. THE ZONING
ORDINANCE OF THE .CITY OF COLLEGE .STATION BY ADDING SECTION 7.24
AND ADDING TABLE A: TO SECTION 722 CREATING. THE "NG NORTHGATE
DISTRICT", ESTABLISHING A PROJECT REVIEW PROCESS FOR THE
DISTRICT; ESTABLISHING SPECIAL RESTRICTIONS FOR PROJECT REVIEW,
AND ESTABLISHING THREE SUB-DISTRICTS WITH DISTRICT REGULATIONS
WITHIN EACH SUB-DISTRICT.
Whereas, the City Council of the City of College Station has determined that the
"Northgate area" is unique because it holds historic urban significance for College Station
and because it is close in proximity to the Texas A & M University campus; AND
Whereas, it is the City Council's desire through this zoning ordinance amendment to enact
zoning regulations designed to foster redevelopment and revitalization in a manner that is
compatible with the historic character and locate of the area; AND
Whereas, on January 11, 1996, the College Station City Council adopted he Northgate
Redevelopment Plan to encourage public and private redevelopment and revitalization in
Northgate; AND
Whereas, the College Station City Council has ranked Northgate revitalization and
redevelopment implementation as the Number 3 Strategic Issue for 1996.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
COLLEGE. STATION:
L
That Section 7.24 DISTRICT NG - NORTHGATE be added to Ordinance 1638, the
,....Zoning Ordinance of College Station, to read as follows: .
7,24 DISTRICT NG - NORTHGATE
A. PURPOSE: The Northgate Area is one of the oldest urban areas within the City
of College Station. The Northgate Redevelopment .Plan which is incorporated herein by
reference, describes the Northgate area as having played an important role in serving both
the City of College Station and Texas A&M University and as ~ unique "campus
neighborhood" containing local businesses,: churches and off-campus housing in close
proximity to the University. Existing development in the Northgate area has aged and
deteriorated and as a result, needs revitalization and redevelopment. Therefore, this
zoning district and zoning regulations have been. designed to aid in revitalization and
redevelopment that is compatible with and will .serve to preserve the character of the
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Northgate area. This zoning district and concommitant regulations are only applicable in
this area.
The Northgate District, consists of three Sub-Districts; (1) NG-1 Historic Northgate, (2)
NG-2 Commercial Northgate, and (3) NG-3 Residential Northgate.
The following standards apply to the entire Northgate District:
13. DEFINITIONS: For the following purpose of this district, certain words as used
herein are defined. as follows:
1. REDEVELOPMENT -the revision or replacement of an existing land use or.
existing site through the acquisition or consolidation ,and the clearance and rebuilding of
this area according to a comprehensive plan.
2. SITE DEVELOPMENT -any excavation, landfill or land disturbance,
including new construction, reconstruction, relocation, or change of use.
3. REHABILITATION -the process of returning a structure to a state of utility9
through repair or alteration, which make possible an efficient contemporary use while
preserving those portions and features ofthe-property which are significanrto its historic,
architectural, and cultural value.
4. FACADE WORK - theremoval, or replacement, substitution or changeof any
material or architectural element on the exterior face of a building, which includes but is
not limited to painting, material change, awning or canopy replacement, signage, or other
permanent visible facade treatment.
5. NEW CONSTRUCTION -the creation, relocation, or enlargement of any
structure.
C. REVIEW PROCESS: The following review process is hereby established for this
zoning district:
1) All proposals involving site development or redevelopment in the Northgate
District shall require a review by a review subcommittee of the Northgate Revitalization
Board (NRB). The NRB review subcommittee shall consist of four members that are
designated by the.NRB Chairperson, in conjunction with the-Project Review Committee
(PRC), as established under Section 10 of this Zoning Ordinance.
2) Applicants. shall file an application accompanied by a site and landscape plan to the
City Planner no less than ten (10) days prior to the NRB/PRC meeting at which the
proposal is to be reviewed. Application forms may be obtained from the OElice of the City
Planner.
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3) After a completed application has been submitted that meets all application
requirements, the Planning Office shall notify the applicant of the time, date, and place of
the NRB/PRC meeting. Minutes shall be kept for all NRB/PRC meetings. The NRB/PRC
shall file a copy of the meeting minutes together with a copy of the final plan approved by
the NRB/PRC, certified by the City Planner for compliance with the NRB/PRC
requirements with. the City Planner. Guidelines on preparation of a site plan are set out in
Section X0.1-C and shall be reference to prepare site plans for submission. All site
development and redevelopment must be conducted subsequent to and in compliance with
the approved site plan and/or landscape plan.
APPEAL: Appeals from decisions of the NRB/PRC shall be to the Planning and
Zoning .Commission. All appeals must be submitted in writing and within 10 days of the
NRB/PRC decision to the office of the City Planner. The City Planning office shall
schedule a hearing of the appeal before the Commission within 30 days from receipt of the
letter of appeal.
D. SPECIAL RESTRICTIONS: Recent 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 NRB 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 or landscaping may be required
where studies reveal that it is necessary to relieve or mitigate this impact:
E. SUB-DISTRICT REGULATIONS
1. SUB-DISTRICT NG-I HISTORIC NORTHGATE
a. PURPOSE: This subdistrict is intended for. areas in Northgate containing
historically significant structures which are included in the Northgate Historic Resources
Survey, as well as structures that. are 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.
b. PERMITTED USES:
The following uses are permitted:
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Definitions of uses shall be those construed to be in accordance with customary municipal
planning, engineering, or normal English usage.
Alcoholic beverage sales- retail and wholesale
Apartments or residential condominiums
Bank
Bed and Breakfast
Bookstore, retail and wholesale
Child Care.
Cleaner, dry and pressing plant, laundry andlor linen supply
Commercial amusements (excluding sexually oriented commercial enterprises)
Domestic household equipment rental, storage
Dormitories
Filling Stations
Furniture, appliance store, sales, service
Hardware store.
Public parking building or lot for operating vehicles
Printing and reproduction
Private lodges, fraternal
Radio or TV stations or studios, (no towers)
Restaurant, without drive-in
Retail sales and services, under 7500 square feet
Theaters and motion picture houses
Any other use determined by the Commission to be of the same general character
as the above permitted uses.
c. CONDITIONAL USES PERMITTED: The following conditional uses shalt be
allowed in addition to any use allowed under section 8.12 provided the Commission
determines them to be compatible with the general character of the particular area within
which they are proposed to be located, and provided these uses do not adversely affect or
limit uses of adjacent or nearby property:
(1) Apartment Hotel
(2) Fraternity or sorority houses and. fraternity or sorority meeting places
(3) Group Housing.
(4) Night Clubs
d. REVIEW PROCESS:-
1. The review process for this section for proposals involving new construction, site
development, .redevelopment, rehabilitation or facade work in the NG-1 Subdistrict is the
same as that established in Section 7.24C herein above.
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2. Proposals involving solely rehabilitation or facade work shall require approval by
the. review subcommittee of the Northgate Revitalization. Board (NRB), as established in
Section 7.24C.1 herein above. Such proposals must be in compliance with Section
7.24E. l .e. herein below regarding the treatment of historic structures.
APPEAL: Appeats from decisions of the NRB shall be to the Planning and Zoning
Commission. The appeal procedures are the same as those established in 7.24C herein
above.
e. HISTORIC STRUCTURES:
Structures over 50 yearn 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, as outlined in Attachment A.
f. AREA REQUIREMENTS: As required by Chapter 3, Building Regulations of
the City of College Station Code of Ordinances. Refer to Table A.
g. PARKING REQUIREMENTS: Off-street parking shall be as required by the
NRB/PRC in accordance to parking and traffic impact study data.
h. BICYCLE PARKING:. Projects involving site development or redevelopment
require the installation of bicycle parking spaces. For commercial businesses, a minimum
of 2 bicycle parking spaces per. business plus 1 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 1 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.
i. LANDSCAPE REQUIREMENTS:
A landscape plan shall be required for all proposals involving site development or
redevelopment, and shall be reviewed by the NRB/PRC in accordance with the following
standards:
(1) Landscape/streetscape improvements shall be required along at least 1/3 of the
length of a_property's frontage onto.. public streets. Doorway widths and .driveways shall.
be excluded from frontage calculations. Live plant material must be included where
feasible in each proposal.
(2) 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.
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The standards set forth herein are in lieu of and not in addition to the Landscaping
Requirements contained in Section 1 1 of this Zoning Ordinance.
j. SIGN REGULATIONS: Attached signs only. Refer to .Section 12 of the Zoning
Ordinance.
k. PARKING SCREENING: 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.
1. 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 NRBlPRC.
2. SUB-DISTRICT NG-2 COMMERCIAL NORTHGATE
a. PURPOSE: 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:
b. PERMITTED USES:
The following uses are permitted:
Definitions of uses shall be those construed to be in accordance with customary municipal
planning, engineering, or normal English usage.
All permitted uses in NG-l, plus the following:
Apartment Hotel
Bowling alley
Drive-in sales
Drive-in eating establishment
Hotel
Motel
Retail sales,and services, over 7500 square feet
Shopping Centers
Any other use determined by the Commission to be of the same general character
as the above permitted uses.
c. CONDITIONAL USES PERMITTED: The following conditional uses shall be
allowed in addition to any use allowed-under section 8.12 provided the Commission
determines them to be compatible with the general. character of the particular area within
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which they are proposed to be located and provided. these uses do not adversely affect or
limit uses of adjacent or nearby property:
(1) Fraternity or sorority houses and fraternity or sorority meeting places
(2) Group Housing
(3) Hospital, sanitarium, nursing home, or convalescent home
(4) Night Clubs
d. AREA REQUIREMENTS:. As required by Chapter 3, Building Regulations, of
the City of College Station Code of Ordinances. Refer to Table A.
e. PARKING REQUIREMENTS: Off-street parking shall be required by the
NRB/PRC in accordance to parking and traffic impact study data. The offstreet parking
required by the NRB/PRC shall not exceed the minimum parking requirements set forth in
the Parking Requirements contained in Section 9 of this Zoning Ordinance.
f. .BICYCLE PARKING: Projects involving site development or redevelopment
require the installation of bicycle parking spaces. For commercial businesses, a minimum
of 2 bicycle parking spaces per business plus 1 additional space for each 1000 square feet
of floor area above 2000 square feet shall be required. For apartments or residential
condominiums, a minimum of 1 bicycle space per unit shall be required. In no case shall
more than 20 bicycle parking spaces per business or apartment building be required.
g. LANDSCAPE REQUIREMENTS:
A landscape plan shall be required for all proposals involving site development or
redevelopment, and shall be reviewed by the NRB/PRC in accordance with the following
standards:
(1) Landscape/streetscape improvements shall be required along at least 1/3 of the
length of a property's frontage onto public streets. Doorway widths and driveways shall
be excluded from frontage calculations. Live plant material must be included where
feasible in eachproposal.
(2) 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 Plana
The standards set forth herein are in lieu of and not in addition to the Landscaping
Requirements contained in Section 11 of this Zoning Ordinance.
h. SIGN REGULATIONS: Attached signs' only. Refer to Section 12 of the Zoning
Ordinance. Provided however, if the applicable site. complies with both the Area
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Requirements and Landscape Requirements established for Subdistrict NG-2 and District
C-l, the sign regulations for the NG-2 Subdistrict shall be the same as those established
for the C-1 district.
i. PARKING.. SCREENING: A three foot high parking screen shalt be provided
when parking is adjacent to public Right of Way. Screening may be accomplished using
plantings, berms, or struct-iral elements.
j. 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 NRB/PRC.
3. SUB-DISTRICT NG-3 RESIDENTIAL NORTHGATE
a. PURPOSE: This subdistrict is intended for areas in Northgate containing a
variety of residential uses and structures, some of which. maybe historically significant and
included in the Northgate Historic Resources Survey. This subdistrict also applies to areas
determined to ,be suitable for higher density residential developments due to its close
proximity to Texas A&M University. This zoning district incorporate regulations in
accordance with the' Northgate Redevelopment Plan, which are designed to aid pedestrian®
oriented redevelopment in a manner compatible with the residential character of the
Northgate area.
b. PERMITTED USES:
The following uses are permitted:
Definitions of uses shall be those construed to be in accordance with customary municipal
planning, engineering, or normal English usage.
Townhouses
Apartment(s) and Apartment buildings
Convalescent homes
Home occupations
Dormitories
Parking lots associated with other permitted uses in this district
Rooming and Boarding houses
Any other use determined by the Commission to be-of the same general character
as the above permitted uses.
c~ CONDITIONAL USES. PERMITTED: The following conditional uses shall be
allowed in addition to any use allowed under section 8.12 provided the Commission
determines them to be compatible with the general character of the particular area within
which they are proposed to be located and provided these-uses do not adversely affect or
limit uses of adjacent or nearby property:
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(1) Bed and Breakfast
(2) Fraternity or sorority houses and fraternity or sorority meeting places
(3) Group housing
d, AREA REQUIREMENTS: As required by Chapter 3, Building RegiFlations of
the City of College Station Code of Ordinances. Refer to Table A.
e. PARKING REQUIREMENTS: Off-street parking shall be required by the
NRB/PRC in accordance to parking and traffic impact study data.
f. BICYCLE PARKING: Projects involving site development or redevelopment
require the installation of a minimum of 1 bicycle space per dwelling unit. In no case shall
more than 20 bicycle parking spaces. per apartment project be required.
g. LANDSCAPE REQUIREMENTS: Refer to Section 11 of the Zoning
Ordinance.
h. .SIGN REGULATIONS: Attached signs only. Refer to Section 12 of the
Zoning Ordinance.
i. PARKING SCREENING: 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.
j. 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 NRB/PRC.
EXEMPTIONS:
Legally nonconforming structures and uses shall refer to Section 10 of this Zoning
Ordinance to determine whether and to what extent they are exempt from the
requirements in this ordinance.
II.
That Table A of Section 7:22 of Ordinance 1638, the Zoning Ordinance, of the City of
College Station is hereby. amended to read as follows:
DISTRICT USE SCHEDULE -TABLE A
Dist. Min. Lot Min. Lot Min: Lot Min. Front Min. Side Min. Side Min. Rear Max. Max. Net
Area/DU Width Depth Setback Setback St: Setback Setback Height DU/AC
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RES{DENTIAL DISTRICTS
A-0 5 acres SU' 20' 15' 3S'
R-1 5,000 SF SO' 100' 2S'(D) 7.5'(C) 15'(F) 25'(F) 2.5 story/35°
R-lA 4,000 SF none none 2S'(D) 7.5'(C) IS'(F) 20'(F) 2.S story/3S' 10.0
R-2 3,500 SF 35'(E) l00' 2S'(D) 7.5'(C) 1S'(F 20'(F)(II) 2.S story/3S ° 12.0
R-3 2,000 SF 20' 100' 25'(D) (A)(B) 15'(F) 20'(F) 35' 14.0
R-4 2S'(D) (A)(B) 15' 2S'(F) 2.S story/3S' 16.0
R-5 2S'(D) (A)(B) 1S' 20'(F) 4S' 24.0
R-6 Lot area, setbacks, height determined by site plan review; density above 24 DU/acre determined by City
Council
R-7 See Mobile Home Park Ordinance.
NG-3 No Minimum 15' 60° no maa.()7
PUD Sec. 7.19 for restrictions.
A-0X 2.0 Acres SO' IS' 1S' 25' 3S'
A-OR 1 Acre SO' 2S' 2S' SO' 35' 1.0
COMMERCIAL DISTRICTS
C-N Sec. 7.10 24' Sec. 7.10 2S' (A)(B) 15' IS' 35'
A-P,C-1,C-2*,C-3,CB 24' 100' 2S' (A)(B) 1S' 15'
NGl 0'(,n (B) 0' 15' S0'
NG2 0'(.n (B) 0' 15' None(3~
C-PUD Sec. 7.20 for restrictions.
* When C-2 abuts single family residential, duplex, or townhouse development or zoning districts.
24' 100' 25' 40' 15' 40' 3S'(G)
II~IDUSTRIAL DISTRICTS
M-1 100' 200' 25' (A)(B) IS' 15'
M-2 2S' (A)(B) 2S'
A - A minimum side setback of 7.S feet is required for each building or group of contiguous buildings.
B - 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.
C - Zero lot line construction of residence is allowed where property on both sides of lot line is owned
and/or developed simultaneously by single party. Development under lot line construction requires
prior approval by the Zoning Official. In no case shall a single family residence or duplex be built
within 1S feet of another building.
D -Minimum front setback may be reduced to 1S feet when approved rear access is provided, or when
side yard or rear yard parking is provided.
E - The minimum lot width for duplex dwelling may be reduced to 30 ft./DU when .all required off-street
parking is provided in the rear or side yard.
F - The following restrictions shall apply to accessory buildings, structures or uses other than garages,
carports and living quarters for family or servants: a minimum rear setback of iS feet is"required; and
a maximum building eaves height of 8 feet is allowed. The following restrictions shalt apply to
garages. and carports.: a minimum .rear setback of 20 feet is required; and a minimum side street
setback of 20 feet is required for garages or carports that face onto side streets. The following
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restrictions shall apply to accessory buildings or structures used for living quartos for family or
servants: a minimum rcar setback as stated in Table A above for the district in which the accessory
building or structure is located is rcquircd; and a maximum size not to exceed 25% of the area of [hc
principal structure is allowed. On lots ~+~ith approved rear access all setbacks. shall be measured from
the nearest boundary of the access casement or alley. On all other lots rear setbacks shall be measured
from the rear property line. In no event shall more than 30% of the rear yard area (that portion of the
yard .between the rcar setback line of the principal structure and the Tear property line) be covered
with accessory buildings, structures or uses.
G - The maximum building height may exceed 35' if all setbacks observe an additional setback of 2' for
every foot above 35' of building height:
H -Minimum rear setback may be reduced to IS feet when parking is provided in the front yard or side
yard.
[ -Minimum Density of 12 DU/Acre rcquircd.
J - If structure is higher than SO feet a 2S' setback from public Right of Way is required.
DU- Dwelling Unit.
DU/Acre -Dwelling Units per acre, in the zone, under one ownership excluding streets, parks, etc.
Min. Lot Width -Lot Width at front setback line.
III.
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 ~3tf>: day of dune , 1996.
APPROVED:
ATTEST:
onnie I-looks, City Secretary
~~
Lynn ~ cIlhaney, Mayor~m
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