HomeMy WebLinkAboutMisc.City of College Station, Texas
NORTHGATE
DESIGN
GUIDELINES
Prepared by: Planning Division
Development Services
City of College Station, Texas
September 1998
i
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TABLE OF CONTENTS
INTRODUCTION .......................................... ...............................
1
HISTORY ........................................... ...............................
2
ARCHITECTURAL BACKGROUND ...............................
3
PURPOSE ........................................... ...............................
4
GOALS ............................................... ...............................
5
HOW TO USE THE GUIDELINES .... ...............................
6
SIGNS ............................................................ ...............................
8
AWNINGS AND CANOPIES ........................ ...............................
10
BICYCLEPARKING ..................................... ...............................
11
STREET ELEMENTS
STREET FURNITURE ....................... ...............................
13
STREETLIGHTS ............................... ...............................
15
STREETSCAPING and LANDSCAPING ..........................
16
SIDEWALKS ...................................... ...............................
18
MAILBOXES ...................................... ...............................
19
ARCHITECTURAL CHARACTER ............... ...............................
20
STYLES .............................................. ............................... 20
MASSand SCALE .............................. ............................... 20
COLOR ............................................... ............................... 21
BUILDING ELEMENTS .................... ...............................
22
SITEDESIGN ................................................ ...............................
23
BUILDING ORIENTATION .............. ...............................
23
PARKING SCREENING .................... ...............................
23
SERVICEAREAS .............................. ...............................
23
DRIVE THRU .................................. ...............................
26
ACCESSIBILITY ................................ ............................... 27
Northgate Design Guidlines
CURB AND GUTTER ........................ ............................... 27
GLOSSARY ................................................... ............................... 28
RESOURCES ................................................. ............................... 32
APPENDIX A - NORTHGATE ZONING DISTRICTS
APPENDIX B - BIKELOOP PLAN
APPENDIX C - ROOF TYPES
APPENDIX D - PARKING SCREENING
Northgate Design Guidlines
INTRODUCTION
Northgate is a special place, unique in both its campus environment and historic character.
It is a place of mixed land uses including businesses, churches, and residential areas, all
located adjacent to Texas A &M University. It is a place with interesting architecture,
combining traditional forms and materials in a variety of different styles. Northgate is
bound by the City of Bryan to the North, College Avenue to the Fast, Wellborn Road to
the West, and University Drive to the South. (See map of the District boundaries in
Appendix A)
However, the unique character of Northgate is threatened by new incompatible
development. Since the growth surge of the 1960's, historical areas of Northgate have
been overshadowed by strip commercial and vehicular - oriented developments that are
typical of " suburban" areas. Misguided suburban growth and redevelopment could further
diminish the unique character of the Northgate area.
Over the past two decades, attempts to enhance Northgate have been largely piecemeal
and lacking in financial and political support. Public support for Northgate has recently
increased dramatically. The College Station City Council ranked Northgate among the top
strategic issues over the past few years. In 1995, citizens voted in support of a Northgate
Bond Proposition which earmarked funds to finance redevelopment in Northgate.
Northgate is the mid- 1940's
In January of 1996, the City Council adopted the
Northgate Redevelopment Plan. These design
guidelines seek to describe in detail and facilitate
implementation of the design recommendations
presented in the Plan.
In order for the distinctive character of Northgate
to be preserved, development needs to follow more
compact land use patterns that are compatible with
its original character and give adequate
consideration to its surroundings. It is this vision of
Northgate's future that is articulated by the City
Council through the Northgate Redevelopment
Plan and is encouraged by the design guidelines
presented in this manual.
Northgate Design Guidelines 1
HISTORY
Northgate originated to provide commercial services at the northern gate of the A &M
College. At the time, the College was isolated from Bryan and had no provisions for
commercial and residential services.
Northgate, 1921
In 1912, A &M College directors set aside
land on the northern side of campus so that
businesses could be established to serve the
campus. A butcher shop, shoe repair,
tailor, barber, and photo gallery were some
of the first services to be offered in the
Northgate area. In the early 1920's the
Boyett's Grocery Store and Post Office
were relocated to the Northgate area.
Between 1920 and 1927, this wooden strip center was the only commercial area within the
vicinity of the campus. In 1928, A &M College ordered all commercial businesses to move
off campus. This led to a number of businesses relocating in Northgate.
In 1929, a fire destroyed many of the wooden structures including Youngblood's cleaners,
Sosolik's studio, and Mrs. Parkhill's Cafe. On Sosolik's property, a new brick building
was constructed which housed a pharmacy and cafe. In addition, the early 1930's saw the
expansion of Northgate with the addition of Holik's, Northgate Barber Shop, Charlie's
Grocery, and Zubik's Uniform Taylor Shop. In 1940, Judson Loupot opened his first
store in a seven foot wide shop.
In 1938, the City of College Station
incorporated and leased space for the first City
Hall on College Main. In 1947, as the city
grew, a new City Hall was built on Church
Avenue, now Cafe Eccell.
The 1930's through the 1950's brought a large
number of homes into Northgate. The addition
of housing to the area provided an increased
customer base which allowed area businesses to
thrive.
By the 1950's and 60's, Northgate saw the addition of a number of churches and bars into
the Northgate area. Since the 1960's there has been a continual expansion of the
commercial and residential areas, including more multi - family apartments and
condominiums.
Northgate Design Guidelines 2
Duddley's Draw, 311 University Drive
In April of 1975, the Northgate Merchant's Association was formed. This organization
worked to address problems of traffic, appearance, and publicity. They hosted street
parties that were highly popular.
Northpte, 1970's
Today, Northgate is still a thriving campus
neighborhood. It includes a wide variety of
housing types and a thriving commercial
sector that includes groceries, fast food, and
specialty shops.
However, the urban nature of the area has
created difficult traffic and pedestrian safety
issues that need to be addressed. In addition,
the age of the buildings in the area has led to
serious deterioration problems.
The Northgate Redevelopment Plan seeks to address many of the issues that are
relevant in Northgate today. Through regulation and formalized design guidelines, the
future Northgate can become a healthier and safer campus neighborhood.
Northgate Design Guidelines 3
ARCHITECTURAL BACKGROUND
Most of the historic fabric of Northgate consists of common local building forms of the
1940's and 1950's The Historic Resources Survey documents the historic homes,
churches and businesses that can be found throughout the Northgate area.
COMMERCIAL STYLE
The commercial core of the Northgate area consists of One and Two -Part commercial
blocks. The One -Part commercial block is a simple box with a decorated facade. The
Two -Part commercial block is generally limited to structures of two to four stories. The
single story is the lower zone, at street level. This lower level is generally occupied by
retail stores, while the upper zone normally includes office or residential space.
Another example of the architectural diversity of Northgate is the Campus Theater, which
is the only example of Art Deco within the Northgate area. The theater was built in 1930.
Today it serves as a dance hall.
RESIDENTIAL STYLE
The residential areas of Northgate are filled with a variety of housing styles. The majority
are small and medium Queen Anne style homes. There are also a number of American
Four - Square. These homes are relatively plain and square two -story structures with a one
story front porch. built between 1910 -1920. Simple, modest bungalows, built between
1910 -1925, are also found throughout the Northgate residential area. Many of these
homes once were located on the A &M College Campus, but were moved when the
College decided it did not want to be in the business of providing housing for the faculty
and staff of the school.
Northgate Design Guidelines 4
400 Boyett, Queen Anne, built in 1902
415 Tauber, Cottage Style, built in 1915
INSTITUTIONAL STYLE
Churches also have a historic role in Northgate. St. Mary's Catholic Church was built in
1926. In the 1950's, the church expanded and built a new student center and chapel.
A &M Methodist church, first built in 1923 as a temporary structure, remained in place
until the construction of an educational building and sanctuary in the late 1940's and early
1950's. The A &M Presbyterian Church was first an Army Chapel in Victoria, Texas. In
1948, the church was moved to Northgate.
Ernest Langford was mayor of College Station
from 1942 through 1965. Langford, a Professor
of Architecture, first designed the A &M Church
of Christ, in the early 1930's. The building has
since seen additions and major alterations.
Langford also designed the first City Hall at 101
Church Street. The home at 303 Cherry was
designed by Langford's architecture students as
a class project. Langford made significant
architectural contributions to Northgate and the
city as a whole.
A &M Methodist Church, Gothic Style, built in 1951
Northgate Design Guidelines 5
202 College Main, built in 1935
PURPOSE
This manual was created as an "ideabook" for both the professional and the layman. The
following sections present design guidelines which will be incorporated into the Northgate
redevelopment process. These guidelines are not regulatory, but provide guidance for
complying with the Northgate Redevelopment Plan and Zoning Ordinance.
GOALS
The goals of this manual seek to improve the physical appearance of the Northgate area
and to create a safe and healthy environment for residents and visitors. In addition these
goals provide City Staff Northgate Revitalization Board members, and the development
community a guide emphasizing appropriate redevelopment practices. It is not the intent
to freeze the Northgate District in time. The Northgate area has continually evolved, and
should continue to do so as long as that change does not overshadow the character of the
historic core.
General design goals for the entire Northgate District:
• To promote a sense of identity for the District.
• To minimize negative impacts on adjacent properties from inappropriate
development.
• To encourage pedestrian activity.
• To convey a sense of human scale.
• To improve the aesthetic qualities of the district.
Goals for the treatment of historic properties in Historic Northgate Subdistrict:
• To preserve the integrity of each historical structure by preserving its character -
Northgate Design Guidelines 6
The Sparks building in 1997 after facade renovations.
The Sparks building 199-1
defining features.
Goals for design of new buildings and alteration of non - historic structures in the
Historic Northgate Subdistrict:
• To accommodate change, in a manner that is compatible with the historic character
of Northgate, without imitating it.
• To encourage new construction that is similar to that seen historically in overall
mass and scale, materials, and treatment of openings.
This building, built in
1950, was recently
renovated.
HOW TO USE THE GUIDELINES
Property owners, real estate agents, tenants, and architects should use the guidelines when
beginning projects in the Northgate District. This will help establish an appropriate
direction for the design.
The guidelines will be used in two ways. The City staff will use the guidelines when
working with and advising property owners. The Northgate Revitalization Board will use
the guidelines in the review process.
This document will guide decisions, but not dictate them. Because each project has
special circumstances that require consideration, the Northgate Revitalization Board will
review each project on a case -by -case basis.
Northgate Design Guidelines 7
Neighborhood Commercial Districts depend heavily on effective sign design and
location. Signs play an important role in the appearance of urban commercial areas. The
location and design characteristics of signs strongly influence people's perceptions of the
district and its individual businesses. First impressions have a lasting influence, making
it essential that the Northgate area present an appealing image to potential customers,
tenants and investors. Signs that are designed without regard for the surrounding
architecture and placement, can detract from the district's overall appearance.
Signs should be scaled more appropriately to a pedestrian environment and designed to
accommodate shoppers strolling along sidewalks and motorists driving at slower speeds.
Such a pace allows people to take in more of their surroundings at a glance.
The following types of signs are all encouraged:
• Icon or graphic signs: These are a type of sign that illustrate, by their shape, the
nature of the business within. They are the easiest signs to read and are therefore
well- suited to vehicular as well as pedestrian traffic.
• Window signs: These are pedestrian oriented. They allow for the majority of the
display area to be open for pedestrian window shopping. These signs should not
cover more than 33% of the window area.
• Hanging signs: These are hung from sidewalk coverings or mounted perpendicular to
the sidewalk. They are very effective for pedestrians.
• Flush mounted signs: These are signboards or individual die -cut letters placed on the
face of the buildings. Usually there is a recess or horizontal molded band on the
building that was designed to accommodate the sign.
• Perpendicular signs: These are hung from exterior *ade of the building. This style
of sign is appropriate for the Northgate area on a limited basis. No more than one
perpendicular sign should be allowed every 35 feet. All perpendicular signs should be
modest in size.
Northgate Design Guidelines
8
This restaurant menu is built into the side of the
building which allows pedestrians to view menu
options without eliminating sidewalk space.
This chain restaurant, in downtown Ft. Worth, changed its
signage to better fit in the context of the building.
Placement and Design of signs
• Signs should relate in placement and size to other building elements.
• Signs should not obscure other building elements such as windows, cornices, or
decorative details.
• Sign material, style and color should compliment the building facade.
• Individual shop signs in a single storefront should relate to each other in design, size,
color, placement on the building, and lettering style.
• Wood or metal is recommended
• Illuminated plastic signs are strongly discouraged.
• Letters exceeding 14" in height are discouraged in pedestrian oriented areas.
Northgate Design Guidelines
9
This combination of signs provides a pedestrian oriented sign
and a vehicular oriented sign
These hanging signs are targeted at the pedestrian.
AWNINGS AND CANOPIES u
Awnings and canopies shelter pedestrians from sun and rain and protect display
window merchandise from ultraviolet rays or sunlight exposure damage.
• Due to the diversity of architectural styles, both horizontal fixed canopies and fabric
awnings are encouraged.
• Canopies should be compatible within a given block.
• Colors should be compatible with the overall color scheme of the facade. Solid colors
or simple muted striped patterns are appropriate.
• Rigid canopies are encouraged to provide recessed lights that illuminate the sidewalk.
This canopy is even with the surrounding
Northgate Design Guidelines 10
This block provides a variety of styles and materials of awnings
and canopies.
entry to this boutique.
and a canopy over the walkway.
canopies.
BICYCLE PARKING
Both businesses and customers can benefit from safe, accessible bicycle parking.
Providing the proper bicycle parking not only accommodates the bicyclist, but also can
help to discourage improper bike parking which can cause problems such as blocking
sidewalks or interfering with handrails. Therefore, the building's design should provide
the necessary visual clues to tell the bicyclist where to park.
Bike parking should be located in well lit convenient locations- with adequate
surveillance.
• Consolidation of bicycle parking is encouraged.
• Bicycle parking in the front of the building is encouraged. However, where this is not
possible, the side or rear of the building may be used.
• Parking should be located in visible and easily accessible locations.
• If a building has access to a street that is designated as a bike lane or route on the
Bikeway Master Plan, bicycle parking should be located along these streets. (see map
Appendix B) ,
• Placing bicycle parking near building entrances with adequate surveillance from
building occupants and visitors is encouraged.
Bicycle Racks should be compatible with the character of the street.
• The bicycle rack below has been approved by the Northgate Revitilization Board and
its use is strongly encouraged.
• Muted colors are encouraged Acceptable colors include bronze, maroon, and dark
green.
• Other designs and colors may be considered by the Northgate Revitilization Board.
This rack allows cyclists to attach their bicycle
on either side of the rack and has been approved
by the Northgate Revitilization Board.
Northgate Design Guidelines
Where bicycle parking is not clearly visible, appropriate signage is encouraged.
• A directional sign indicating where bicycle parking can be found is encouraged,
especially where the parking is not clearly visible.
• Where it is necessary to place a sign prohibiting bicycle parking, an additional sign
indicating where parking can be found is encouraged.
Northgate Design Guidelines 12
NORTHGATE BIKE ROUTESAANES
STREET FURNITURE �I
Street Furniture
• All street furniture should use the same color as found in the surrounding block.
• Street furniture should not inhibit pedestrian flow.
Newspaper Racks
Newspaper racks, when clustered at a corner, can impede pedestrian activity and obscure
the storefronts behind them. Their visual impact should contribute to the streetscape.
Newspaper racks painted in a muted color are encouraged.
Acceptable colors include bronze, maroon, and dark green.
Other colors may be considered by the Northgate Revitalization Board.
• Newspaper racks should be an
enclosed metal container with door
access to the paper.
• Racks should be organized in groups
that do not block access to cross-
walks or parking.
• Due to the high numbers of
pedestrians at nighttime and the
tendency of these pedestrians to gather
at intersections, newspaper racks
should not be located at corners or on
crowded pedestrian ways.
Sidewalk benches
Sidewalk benches should be compatible with the character of the street.
• The use of seating areas should be similar to
those approved by the Northgate
Revitalization Board.
• The Northgate Revitalization Board has
approved the purchase of several metal dark
green benches (see plots). The purchase of
additional benches similar to this design is
strongly encouraged and should be bronze,
maroon, or dark green in color.
• Other colors and designs may be considered
by the board.
Northgate Design Guide lines 13
This rack allows cyclists to attach their bicycle on either side of the
rack and has been approved by the Northgate Revitalization Board.
This bench and trash receptacle have been approved.
Trash Receptacles
Trash Receptacles should be compatible with the character of the street.
• The use of trash receptacles is encouraged.
• The pictured trash receptacle has been approved by the Northgate Revitalization Board
and should be bronze, maroon, or dark green in color.
• Other colors and designs may be considered by the board.
Newspaper containers,
benches, trash receptacles, and
planters are all grouped
together and have
coordinating colors.
I
Typical placement shown at right.
Northgate Design Guidelines 14
STREET LIGHTS t"n
Street lights are encouraged and should be in accordance with the
Subdivision Regulations where required.
• The street light design has been approved by the
Northgate Revitalization Board. (see photo)
• Other designs may be considered by the Board.
• Street lights on residential or collector streets should be
no more than 14 feet in height including the globe.
• Other heights may be considered by the Northgate
Revitalization Board.
• Street lights located on arterial streets shall be no more
than 16 feet in height including the globe.
• Banners (approximately 2'x6') attached to the approved
street lights are strongly encouraged.
• Additional exterior lighting, highlighting the architectural
elements of the facade are encouraged.
• Additional exterior canopy lights illuminating the
sidewalks and storefront window are encouraged.
Northgate Design Guidelines 15
is design has been approved by the
Northgate Revitalization Board
STREETSCAPING and LANDSCAPING DaS t�ee�
• The development of outdoor patios, walkways, seating areas, and courtyards in the
rear and in side alleys is encouraged.
This empty building space was turned into an open
courtyard with benches and table areas with landscaping
elements.
• Planters are encouraged and should
coordinate with the building or with
surrounding landscaping.
These planters in downtown
Ft. Worth coordinate with
the building materials.
• 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 may 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
l ti
Northgate Design Guidelines
This outdoor seating area, in Northgate, provides
appropriate plantings and space for customers to relax
outside.
narrow for outside plantings, seating rebe is featured features,
>,n the trash
College Station
decorative railings, and other
Streetscape Plan.
Sample arrangement of landscape elements.
Northgate Design Guidelines
17
appropriate. This open space in Galveston, r x mcmaca a
human checkerboard.
weer ueia, ua'u.c'% a..,. r ...... --- - -- --
landscaping for the area in downtown Ft. Worth.
and provides an attractive entrance into a seating area.
SIDEWALKS L q S;CL-
Sidwalks allow pedestrians to travel around the area in a safe and efficient manner.
Sidwalks must be wide enough to provide adequate pedestrian flow as well as space for
street furniture and other elements. Pedestrians may avoid businesses where sidewalks are
to crowded or cluttered.
• In all redevelopment projects sidewalks should be constructed if none currently exist
along the street frontage.
• If the sidewalk is placed against the curb, the width should be six feet.
• If there is a six foot buffer /green space between the sidewalk and the street, the
sidewalk should be a minimum of four feet in width
• Sidewalks at "least eight feet in width are strongly encouraged.
• All sidewalks in Northgate should be constructed with brick pavers where feasible.
This eight foot wide sidewalk in residential Northgate
provides room for a higher volume of pedestrians. street traffic
This sidewalk is appropriate for a residential area. It provides a
buffer from street traffic with appropriate landscaping.
Northgate Design Guidelines 18
MAILBOXES p
In residential areas mailboxes should positively contribute to the streetscape. The visual
impact of mail delivery areas should be minimize
• Mailboxes on individual units should be attached to the building where possible.
• In apartment complexes mailboxes should be enclosed in a structure that is similar in
design and materials to their respective apartment buildings.
This mailbox area in this apartment complex is shielded by a cover that is
identical to the stairways and is also screened by landscaping
Northgate Design Guidelines 19
O l�
• Maintaining a visual division between street level and upper floors is encouraged.
Large projects that occupy several lots are encouraged to vary building heights,
• including portions that are designed at a human scale.
COLOR
Sample mass/scale proportions
that meet guidelines.
The color of buildings, window trim and doors is a personal decision to be made by the
building owner or merchant. The following procedures should be used in evaluating
which colors will most suit the building.
Use colors to create a coordinated color scheme for the building.
• Consider the building color in the context of the entire block or area. The color of the
building can affect the overall character of the street.
Northgate Design Guidelines 21
The new building at the back, with the tower, uses similar
materials as the historic building at the front, while using a
more modern design.
These buildings, which are wide, divide up the structures with
recessed entries and columns.
• The amount of sunlight can change the hue of the paint color. Colors on south and
west facades appear warmer than if placed on north or east facades.
Reserve the use of bright colors for accents only.
• The more intense hues of a color or the use of more than one vivid color are not
encouraged.
• White is a bright color that does not blend in readily with most downtown
environments.
Paint color should be used to tie together all building elements, including the
cornice, upper facade, windows, storefront, and doors.
• In general, the larger an d simpler the building, the more subtle the color. Small
buildings or those with elaborate detailing can often use a larger number and more
intense colors.
• Building trim colors should not dominate the building.
• In most cases, no more than three complementary colors should be used.
• Paint colors should relate to natural material colors found on the building, such as
brick, stone, or tile.
• Contrasting colors which accent architectural details and entrances are encouraged.
BUILDING ELEMENTS
Materials should appear similar to those used throughout the district.
• Masonry materials are preferred, primarily stone and brick.
• Other materials may be considered by the board, but they should appear similar in
character to those used in the district.
Roof forms should be similar to those found throughout the district. (See Appendix C)
• Flat roofs should be concealed by a parapet.
• Sloped roofs are acceptable.
• Mansard roofs are discouraged.
Window and door frames should be painted or finished with appropriate color.
Bronze metal is acceptable.
Artistic murals are recommended and encouraged.
Porches, balconies and courtyards, where space allows, are encouraged.
Northgate Design Guidelines 22
SITE DESIGN
BUILDING ORIENTATION
Buildings should retain orientation to the street.
• Orient anew building parallel to its lot lines, in a manner similar to those found in the
Historic Northgate Sub - district.
• Orient the primary facade toward the street. At corner sites, a secondary facade
should be used to face the cross street.
• Where the rear of the building abuts a street, this side should maintain a facade and
have rear access where possible.
• Maintain the alley as an open space.
• Entrances on multiple sides of a building are encouraged where there is public right of
way or public pedestrian walkways.
Zero lot lines are encouraged in the Historic and Commercial Subdistricts.
• Maintaining the alignment of facades along the sidewalk edge is encouraged.
• When considering courtyards, minimize the amount of frontage on the street.
PARKING SCREENING
Off - street parking should be screened from the public right of way to minimize its
visual impacts. (See Appendix D)
• Screen the edges of parking lots with a three foot high landscaping screen.
• Locate parking in the rear of the building where possible.
• Landscaping the interior of parking lots is encouraged.
• Dem ers 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.
SERVICE AREAS _
Minimize the visual impact of trash storage areas from public right of way and
public pedestrian walkways.
• Dumpsters, grease recycling containers and recycling receptacles should be screened
with masonry or wood and with surrounding landscaping. Where feasible,
Northgate Design Guidelines 23
consolidation of dumpsters may be required by the Northgate Revitalization Board
and/or Project Review Committee.
• Where wood is used it should be coated with a water sealant.
• Service areas should be located away from major pedestrian routes.
• Consolidation of trash storage and service areas is encouraged.
• In order to accommodate dumpster access, screens should be at least twelve feet in
length, twelve feet in width, and eight feet in height.
• Where there is consolidation of two dumpster or service areas an additional ten feet in
width, for a total of twenty two feet in width, should be provided.
Minimize the visual impact of loading docks, transformers, air conditioning units,
utility meters and other mechanical elements.
• Loading docks should be screened or gated from public right of way and public
pedestrian walkways.
• Transformers, air conditioners and other mechanical elements should be screened
when visible from public right of way or public pedestrian walkways.
s«.
This dumpster screening meets the ordinance requirements.
���• t ����`
This receptacle area is consolidated and screened, but
accessible from a service drive.
This dumpster is the recommended height and Ieneth for the
consolidation of receptacle areas.
Northgate Design Guidelines
24
This dumpster screcnmg needs aaaruonat ianascapmg to max
the ordinance requirements.
NORTHOATE ZONING DISTRICTS
COLLEGE AV
PWrifi Tr l:- N--TAG ^—.'s
AT rA• 40w * (e- x 'Y'
I MM-
fVAE eAta-.1swa r4-T
1! O'f A5Ve A'/N esMc- 7
Sample "side" dumpster screening treatments
that meet the ordinance requirements.
AT IFA-
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VE pelofP577K
A?2loV
Northgate Design Guidelines 25
• The use of parapet walls and other facade elements to screen mechanical roof
equipment is encouraged.
This parapet wall blocks the pedestrian's view of the meclenical roof equipment.
DRIVE -THRU
• Drive -thru should be a permanent structure, with a minimum size of 2500 square feet.
• Rear Access to drive -thru window is preferred.
• Drive -thru should not impede pedestrian walkways.
V =
j
Northgate Design Guidelines 26
<�j <ID "
ACCESSIBILITY
The Americans with Disabilities Act (ADA) mandates that places of public
accommodation be accessible to all users.
These guidelines should not prevent or inhibit compliance with accessibility laws.
• All new construction should comply with ADA as specified by the City's building
code.
• Owners of historic properties also should comply to the fullest extent possible, while
also preserving the integrity of the building.
• Existing construction should be brought into conformance with ADA standards in a
reasonable time frame.
CURB AND GUTTER
Curb and gutter will be provided in accordance with Section 9 of the Zoning Ordinance.
Northgate Design Guidelines 27
GLOSSARY
Adaptive Reuse - The process of converting a building to a use other than that for which
it was designed, e.g., changing a factory into housing. Such a conversion is accomplished
with varying alterations to the building.
Art Deco - A style of decorative arts and architecture popular in the 1920's and 1930's.
Notable for its use of geometricized classical forms, in colorful glazed terra cotta, black
glass, bronze or natural aluminum.
Attached Sign - A sign attached to or applied on and totally supported by a part of a
building.
Awning - Any structure made of cloth, metal or other material attached to a building when
the same is so erected as to permit its being raised or retracted to a position against the
building when not in use.
Balcony - A platform projecting from the upper story, enclosed by a railing or balustrade,
with an entrance from the building and supported by brackets, columns or cantilevered
out.
Banner - A piece of fabric used for decoration or for identification.
Bracket - A supporting member for a projecting element or shelf, sometimes in the shape
of an inverted L and sometimes as a solid piece or a triangular truss.
Canopy - A roofed structure constructed of metal, wood or other material placed so as to
extend outward from a building providing a protective shield for doors, windows and
other openings supports extended to the ground directly under the canopy or canilevered
from the building.
Commercial Northgate Subdistrict (NG -2) - This zoning district contains many of the
commercial structures in Northgate. This district is depicted on the Northgate Zoning
Map.
Context - The surrounding environment of a building or site, including other structures,
site features, landscape and streets.
Design Review - The local process of determining whether new construction or proposed
changes to buildings in the Northgate District meet the intent of the Northgate Zoning
Ordinance and the standards of appropriateness established by the Northgate
Revitalization Board.
Deterioration - The process of making a structure's condition worse, by lack of
maintenance, normal wear and tear, and/or exposure to weather.
28
Northgate Design Guidelines
Easement - A partial interest in real property, through donation or purchase, recorded in
the deed.
Elevation - A drawing showing the vertical elements of a building or site.
Historic Northgate Subdistrict (NG -1) - This zoning district contains some of the oldest
structures in Northgate, several of which are eligible for the National Register for Historic
Places. This district is depicted on the Northgate Zoning Map.
Infill - Descriptive of buildings that have been designed and built to replace missing
structures or otherwise fill gaps in the streetscape. Infilling can mean replacing a store
destroyed by fire, for example.
Mass - The physical volume or bulk of a building, its arrangement and organization.
Mixed Use - A term used to signify an authorized variety of uses in a given area, as
opposed to the single use called for in most zoned areas.
National Register of Historic Places - A listing of sites, buildings, objects, districts and
structures of potential interest which may carry some sort of legal protection when listed.
Northgate Revitalization Board - A City Council Appointed citizen committee charged
with overseeing the revitalization of Northgate as well as performing a design review
function.
Pitch - The angle of slope of a roof, i.e., 30 degree pitched roof, a low- pitched roof, a
high- pitched roof, and so forth. Typically expressed as a ratio of units of vertical distance
to 12 units of horizontal distance, i.e., 8/12.
Plan - A drawing representing a downward view of a building or site or more specifically,
a horizontal section showing arrangement of walls, partitions, rooms, doors, windows,
trees, parking areas, or other elements.
Pointing - The outer, and visible, finish of the mortar between the bricks or stones of a
masonry wall.
Porch - A covered entrance to a building; may be open or partly enclosed.
Portico - A porch or covered walk consisting of a roof supported by columns.
Preservation - The act or process of applying measures to sustain the existing form,
integrity, and materials of a building or structure, and the existing form and vegetative
cover of a site. It may include initial stabilization work, where necessary, as well as
ongoing maintenance of the historic building materials.
Northgate Design Guidelines
29
Proportion - As an expression of artistic endeavor, the relation between parts in relevance
to the whole (height to width, for example), which helps create visual order in
architecture.
Public Art -
Reconstruction - The act or process of reproducing by new construction the exact form
and detail of a vanished building, structure, or object or a part thereof, as it appeared at a
specific period of time.
Rehabilitation - The act or process of returning a property to a state of utility through
repair or alteration which makes possible an efficient contemporary use while preserving
those portions or features of the property which are significant to its historical,
architectural, and cultural values.
Renovation - Questionable modernization of a historic building in which inappropriate
alterations are made and important features and details eliminated.
Residential Northgate Subdistrict (NG -3) - This zoning district contains the majority
of the residential structures in Northgate. This district is depicted on the Northgate
Zoning Map.
Restoration - The act or process of accurately recovering the form and details of a
property and its setting as it appeared at a particular period of time by means of the
removal of later work or by the replacement of missing earlier work.
Rhythm - The sense of movement created by the regular recurrence of elements, as in the
spacing of doors and windows, across the facade of a building.
Roof types (see appendix ? for illustration of types):
Flat, shed, hip, gable, mansard, and gambrel
Scale - Those qualities in architecture and landscape which relate to human size,
enhancing the importance of the human individual rather than diminishing the individual.
Sense of Place - The sum total of those parts which give a particular site, area, or
neighborhood a distinctive character unique to its locality.
Sign - means any written or graphic representation, decoration, form, emblem, trademark,
flag, banner, or other feature or device of similar character which is used for the
communication of commercial information, or communication of ideas or subjects of
30
Northgate Design Guidelines
political significance, and which:
A. Is a structure or any part thereof, including the roof or wall of a building, or a free
standing wall or fence;
B. Is written, printed, projected, painted, constructed or otherwise placed or
displayed upon or designed into a building, board, plate, canopy, awning or vehicle, or
upon any material, object or device whatsoever; and
C. By reason of its form, color, wording, symbol design, illumination or motion
attracts or is designed to attract attention to the subject thereof, or is used as a means
of identification, advertisement or announcement.
D. A sign shall be considered to be a single display surface, a double -faced display
surface, or display device containing elements clearly organized, related and composed
to form a unit. Where matter is displayed in a random manner without organized
relationship of elements or where there is reasonable doubt about the relationship of
elements, each element shall be considered to be a single sign; provided, however, that
the display of merchandise through glass windows in any zone where such
merchandise may be sold in the ordinary course of business shall not constitute a sign
or signs.
Stabilization - The act or process of applying measures designed to reestablish a weather -
resistant enclosure and structural stability while maintaining the essential form as it exists
at present.
Street Furniture - A term for elements of the streetscape other than buildings, such as
light fixtures, benches, and trash receptacles.
Streetscape - A view or vista of a specific street, the distinguishing characteristics of
which are created by the width of the street and sidewalks, their paving materials and
color, the design of street furniture, the potential use of plant materials such as trees and
shrubs, and the setback, mass, proportion, and scale of those buildings which enclose the
street.
Store Front - The street level facade of a commercial building, usually having display
windows.
Style - The manner in which ornament and structure are combined to create the distinctive
character of artistic architectural endeavor expressive of an era or period in time.
Window Sign - A sign installed on, inside, or behind a window and intended to be viewed
from the outside.
31
Northgate Design Guidelines
RESOURCES
Developing Downtown Design Guidelines, Janice Pregliasco, A.I.A. California Main
Street Program, 1988.
Dictionary of Architecture and Construction, Cyril M. Harris. McGraw Hill Publishing,
1975.
Fundamentals of Urban Design, Hedman, Richard and Andrew Jaszewski. American
Planning Association, 1984.
Keeping Time, William J. Murtagh. Sterling Publishing, 1990-
Signs For Main Street. Mainstreet Guidelines. National Trust for Historic Preservation,
1987.
Designing the Future to Honor the Past. Design Guidelines for Cape Cod, Cape Cod
Commission and Community Vision, Inc., 1994.
Innovative Tools for Historic Preservation, Marya Morris. Planning Advisory Service
Report No. 438, September 1992.
Design Review, Mark L. Hinshaw. Planning Advisory Service Report No. 454, February
1995.
College Station Texas 1938/1988, Deborah Lynn Balliew. Intaglio Press, 1987.
Design Guidelines Bryan, Texas, City of Bryan, October 1995.
Northgate Redevelopment Plan, City of College Station, Texas. January 1996.
Union Station District Master Plan, City of Tacoma, Washington. May 1989.
Northgate Design Guidelines 32
APPENDIX A - NORTHGATE ZONING DIST
Northgate Design Guidelines
APPENDIX B - BIKE LOOP PLAN
Northgate Design Guidelines
nppFNnix c - ROOF TYPES
Northgate Design Guidelines
ROOF TYPE
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Northgate Design Guidelines
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Zoning Ordinance
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Parldng s«-een
NOTICE OF
PUBLIC HEARING
The College Station Plan-
ning and Zoning Commis
sion will hold a public hear-
ing to consider an amend-
ment to the College Station
Zoning Ordinance, to
change the regulations in the
Northgate zoning district.
The hearing will be held at
the City Hall Council Room,
1101 Texas Avenue South
at 7:00 P.M. on Thursday,
September 16, 1999.
Any request for sign inter-
pretive services for the hear-
ing impaired must be made
48 hours before the meeting.
To make arrangements call
(409)764 -3547 or (TDD) 1-
800- 735 -298
For additional information,
please contact meat (409)
764 -3570.
Sabine McCully
Senior Planner
9 -1 -99
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NOTICE OF
PUBLIC HEARING
The College Station Plan -
iing and Zoning Commis-
sion will hold a public hear -
ng to consider an amend-
ment to the College Station
Zoning Ordinance, to include
sign regulations in Northgate
zoning districts.
The hearing will be held at
the City Hall Council Room ,
1101 Texas Avenue South
at 7:00 p.m. meeting on
Thursday, June 3, 1999.
Any request for sign inter-
pretive services for the hear-
ing impaired must be made
48 hours before the meeting.
To make arrangements call
(409)764 -3547 or (TDD) 1-
800- 735 -2989.
For additional information,
please contact me at (409)
764 -3570. V!5
Sabine McCully
Senior Planner
5 -20 -99
k
I NOTICE OF
PUB HEARING
PUBLIC EARIG
The College Station City
Council will hold a public
hearing to consider an
amendment to the College
Station Zoning Ordinance, to
include sign regulations in
Northgate zoning districts.
The hearing will be held at
the City Hall Council Room
1101 Texas Avenue South
at 6:00 p.m. meeting on
Thursday, June 24, 1999.
Any request for sign inter-
pretive services for the hear-
ing impaired must be made
48 hours before the meeting.
To make arrangements call
(409)764 -3547 or (TD1)) 1-
800- 735 -2989.
For additional information,
please contact meat (409)
764 -3570.
Sabine McCully
Senior Planner
6 -9 -99
699 Legal Notices
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I NOTICE OF
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PUBLIC EARIG
The College Station City
Council will hold a public
hearing to consider an
amendment to the College
Station Zoning Ordinance, to
include sign regulations in
Northgate zoning districts.
The hearing will be held at
the City Hall Council Room
1101 Texas Avenue South
at 6:00 p.m. meeting on
Thursday, June 24, 1999.
Any request for sign inter-
pretive services for the hear-
ing impaired must be made
48 hours before the meeting.
To make arrangements call
(409)764 -3547 or (TD1)) 1-
800- 735 -2989.
For additional information,
please contact meat (409)
764 -3570.
Sabine McCully
Senior Planner
6 -9 -99
699 Legal Notices
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COLLEGE AV
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NORTHGATE ZONING
Exhibit "B"
Exhibit "C"
Staff Liaison
Todd McDaniel
Name
Original Appf.
Address
Phone
Chairman
1996
1307 Wilshire Ct.
695 -8522 (H)
Julius Gribou
College Station 77845
845 -0129 (W)
6/00 TAMU
862 -1571 (F)
Cheryl Anz
1996
709 Park Place
696 -5044 (H)
6/00 Merchant
College Station
846 -0928 (W)
Richard Bennin
1996
311 University
846-88
�4 " %-, 0 C, Lt S
6/00 prop owneg
College Station 77840
g -8618
Bill Boyett
1996
3706 E. 29th
776 -9719 (H)
6/00 real estate
Bryan 77802
268 -8620 (W)
/prop owner
Leslie Randolf
1997
306 Spruce St.
846 -1436 (H)
6/99 resident
College Station 77840
862 -8107 (W)
Elton Abbott, Jr.
1998
1208 Munson
693 -9570 (H)
6/00 architect
College Station 77840
260 -2635 (W)
eabbott @arkitex.com
Andrew Howard
1998
902 A Camellia Ct.
693 -3336 (H)
6/00 student
College Station 77840
845 -7141 (W)
Susie Striegler
1998
9310 Essex Green
693 -1223 (H)
6/00 church rep
College Station 77845
845 -1285 (W)
John Raney
1996
P.O. Box 2728
846 -8606 (H)
6/00 merchant
College Station 77841
846 -4518 (W)
Tom Williams
1996
TAMU
862 -2539 (W)
6/00 TAMU
College Station 77843
Mary Dresser
1998
501 Fairview Ave.
696 -4361 (H)
6/00 church rep
College Station 77840
Exhibit "C"
o r
NORTHGATE REVITALIZATION BOARD MEETING
College Station Conference Center, Room 106
1300 George Bush Drive
July 27, 1999
12:00 p.m.
AGENDA
I. Discussion and possible action on the minutes from the meeting on June
29, 1999
II. Consider requests by board members for excused absences r II
e :30 ��CtfNs1'�U�' �¢J1'• �i
rII. Discussion and possible action on building he requirements ems• ° `
(ebo
IV. Discussion and p ossible action on ensit issu s f n ° 'J`� "`e "(r L '
p l Y `tC
> `j o Q
V. Discussion and possible action on public restrooms
VI. Discussion and possible action on sign requirements 4 �r �..
VII. Discussion and possible action on Agenda Items Request
VIII. Adjourn
This building is wheelchair accessible. Handicap parking spaces are available.
Any request for sign interpretive services must be made 48 hours before the
meeting. To make arrangements call (409) 764 -3517 or (TDD) 1- 800 - 735 -2989.
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CITY OF COLLEGE STATION
Post Office Box 9960 1101 Texas Avenue
College Station, Texas 77842 -9960
(409) 764 -3500
MEMORANDUM
TO: Planning & Zoning Commission
FROM: Joey Dunn, Staff Planner
DATE: August 8, 1996 9
SUBJECT: Northgate Design Guidelines
Enclosed for your reference is a copy of the Northgate Design Guidelines document,
which has been drafted in cooperation with the Northgate Revitalization Board (NRB) and
the NRB Project Review Subcommittee. This document takes the recommendations of
the Northgate Redevelopment Plan a step further by dealing with specific design issues
such as streetscaping, landscaping, and building materials, as well as general concepts such
• as building design, scale, and massing. As stated in the introduction, this document is
intended to be a guide for future redevelopment and rehabilitation projects in Northgate.
It is meant to be a policy manual for the decisions of the NRB as well as private
developers interested in redevelopment projects.
On the date of this memo, the City Council is considering the city - initiated rezoning of the
entire Northgate area. If and when this rezoning is approved, the NRB will then be
charged with the review of all new development and redevelopment projects in the
District, as well as all rehabilitation and facade projects within the NG -1 Historic
Northgate Subdistrict. Thus, there is the immediate need for an adopted set of design
policies to guide the decisions of the NRB.
On August 6,1996, the NRB recommended by unanimous vote to adopt the Northgate
Design Guidelines as enclosed. Following a brief presentation by Jennifer Evans, staff
requests a recommendation from the P &Z on the contents of this document, which will be
forwarded to the next City Council meeting for adoption.
Due to the dynamic nature of design review, this document will undoubtedly be amended
and expanded in the future to include other design issues as identified through the review
process. As always, the Commission will be informed of any proposed changes as they
arise.
i s
Home of Texas A&M University
CNU Task Force Reports - Spring 1999
CONGRESS FOR THE NEW URBANISM
TASK FORCE REPORT
Volume 2 Number 3
Summer 1999
1.7ose one...
Best Practices Task Force
Gianni Longo, American Communities Partnership, Co -Chair
ph 2121965 -0690, email placeprjct @aol. com
Christine Saum, Mayor's Institute on City Design, Co -Chair
ph 2021463 -1390, email clsaum @micd.org
Current Initiatives The Best Practices Task Force is currently collecting
and evaluating codes, ordinances, and other legal planning tools that will
enable planners and local officials to implement New Urbanist projects. For
more information, contact Gianni Longo or Christine Saum.
Page 1 of 1
http://www.cnu.org/taskforces/99-summer/tfl.html 12/6/99
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MEMORANDUM
TO: Northgate Revitilization Board
FROM: Sabine M °Cully, Senior Planner
DATE: Monday, August 23, 1999
RE: Northgate District ordinance amendment
Over the past few months, the NRB review subcommittee has discussed certain ordinance
changes that would facilitate and clarify the review process. At the direction of the
subcommittee, Staff has prepared the attached ordinance amendment. The draft clarifies
and codifies certain policies that have evolved as the subcommittee has worked with the
application of the regulations. The draft also expands the review discretion of the NRB
review subcommittee, especially relating to approval authority of signage and historic
structures.
The draft would establish the following existing policies in ordinance form:
1. It consolidates the review process into a single process.
2. It clarifies that all projects, ranging from large site development to painting
and fences, require NRB review subcommittee approval.
3. It specifies submission requirements depending on the type of work proposed.
4. It references the Northgate Design Guidelines and requires that all approvals
must be based on them.
5. It clarifies that an automated irrigation system is required for all new vegetated
areas.
6. It provides the same level of discretion regarding review of landscape plans in
NG -3 as the subcommittee has in the other two sub - districts.
7. It clarifies that specific variations from the typical parking standards will be up
to the discretion of the subcommittee.
The draft would expand the NRB review subcommittee authority as follows:
1. It would allow the subcommittee the flexibility to allow freestanding signage
on a case -by -case basis.
2. It would require that all structures reflected as high or medium density on the
Historic Resources Survey be treated with regard to their historic significance, but
the extent of permissible changes is left up to the discretion of the NRB review
subcommittee.
As a part of the ordinance review, the NRB review subcommittee, in conjunction with the
full NRB, will be revising the Northgate Design Guidelines. Those discussions are still
pending. The revised Guidelines will require Council approval.
C: \WINDOWS \TEMP \ng amendment 99 memo.doc
`P CITY' OF COLLEGE STATION
`� DEVELOPMENT SERVICES DEPARTMENT
Post Office Box 9960 1101 Texas Avenue
College Station, Texas 77842 -0960
(409) 764 -3570
MEMORANDUM
TO:
Planning and Zoning Commission
FROM:
Sabine M'Cully, Senior Planner
DATE:
Thursday, October 28, 1999
RE:
Northgate District ordinance amendment
Attached please find a copy of the first of two ordinance revisions that are needed to
clarify the review process in the Northgate District. Over the past few months, the NRB
review subcommittee has discussed certain ordinance changes that would facilitate and
clarify the review process. At the direction of the subcommittee, Staff has prepared the
attached ordinance amendment. The draft clarifies and codifies certain policies that have
evolved as the subcommittee has worked with the application of the regulations.
The draft would establish the following existing policies in ordinance form:
1. It consolidates the review process into a single process.
2. It clarifies that all projects, ranging from large site development to painting
and fences, require NRB review subcommittee approval.
3. It specifies submission requirements depending on the type of work proposed.
4. It references the Northgate Design Guidelines and requires that all approvals
must be based on them.
5. It clarifies that an automated irrigation system is required for all new vegetated
areas.
In the next few months, the NRB review subcommittee, in conjunction with the full
NRB, will be revising and perhaps codifying the Northgate Design Guidelines to become
more specific regarding architectural styles, color schemes, signage style, and other
elements. Those discussions are still pending. The revised Guidelines will require
Council approval.
"Building a Better City in Partnership with You" -
Ordinance Language for Northgate
7.24.0 Review Process
All proposals shall be reviewed by the NRB/PRC in accordance with the requirements
established in this section as well as those guidelines established in the Northgate Design
Guidelines, as adopted and from time to time amended.
All site plan proposals shall comply with Section 10 regarding preparation of plans.
The NRB/PRC may use Section 10.2 Additional Requirements along with the Northgate
Revitalization Plan in reviewing any proposal in this zoning district and all subdistricts.
Sabine
In NG -1 NRB sees everything.
In NG -2 & 3 NRB only sees site development and redevelopment. This seems weird.
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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 a
unique "campus nei hborhood containing local businesses, churches and off -
campus housing, in close proximity the University. Existing development in the
Northgate area has aged and deteriorated and as a result, needs revitalization and
redevelo ment. Therefore, this zoning district and zoning regulations have been
designed aid in revitalization and redevelopment that is compatible with and will
serve to preserve the character of the Northgate area. This zoning district and
concomitant 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.
B. 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 utility,
through repair or alteration, which make ossible an efficient contemporary use
while preserving those portions and features of the property which are
significant to its historic, architectural, and cultural value.
4. FACADE WORK - the removal, or replacement, substitution or change of 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 CONSTR CTLON - the creation, reloca too n,, 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 pi-redevelopmenrin the Northgate' %
District shall require a review by a review subcommittee of the North of
Revitalization Board (NRB). The NRB review subcommittee shall consisI 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 meetin at
which the p roposal is to be reviewed.
_AW_=ce..e -mays .-
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/PRU meeting. Minutes shall Be kept for all NR /PR.e
meetings. The NRB/PRC shall file a copy of the meeting inutes tether with
a copy of the final plan approved by the NRB/PRC, certified together
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 10.1 -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 ffice shall schedule a hearing of the appeal before the Commission
within 3D 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 arking 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 ro ect. Additional parking or
landscaping may be required where studies reveal that it is necessary to relieve or
mitigate this impact.
l E. SUB - DISTRICT REGULATIONS
1. SUB - DISTRICT NG -1 HISTORIC NORTHGATE
a. PURPOSE: This subdistrict is intended for areas in Northgate containing
j historically significant structures which are included in the Nort hgate
-- Historic Resources Survey, as well as structures that are eligible for
inclusion in the National Register for Historic Places. This subdistrict
appplies to areas containing a diversity of pedestrian -orient and
t
entertainment esses_, hat are in close proxi o on -cam us
} do This zoningg district re in
\ l ccordance ith the Nort hgate Redevelopment Plan, which are designed
to aid structural rehabilitation and pedestrian- oriented infill development
r' in a manner compatible with the 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.
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 and/or 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.
1�j/�9�ad
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
6e 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. REVIE� PROCESS:
(1) The sew process\ for this section for,proposals.J volving new
const re chon, site developme t, redevel®pment, heiabilitation or
f cac cti�,e' work ir�yV°tthe NG -1 gub istrict is the same as that estabZ sl ed
inddtion 7:24C herein above.
(2) Proposals involvi solely rehabilitation or facade, Work shall
requ z approval- the review subcomrr� ttee of the North ate
Revazation- 'board (NRB), as established in Section 7:2:1
ri herein above. Such proposals must be in compliance with Section
7.24E.1.e. herein below regarding the treatment of historic
r F` structures. _ - -
rl' APPEAL. A als from decisions of,the NRB Planning
!' and Z� oningg omrbission. TheappealFocedures are the same as those
estahlishecri 7.24C herein above.
e. HISTORIQ�STRUCTURES:
Structures over 50 years in age that are reflected as hi h or ium
priority structures in the Northgate Historic Resources Surve o have
been determined b eligible for inclusion on the National egister of
Historic Places s a b using methods and materials in accordance
with the Secre ary of" Interior's Standards ,,( R a ilitation, As
outlined in Attachment A.` .,,, � . � 4
f. AREA REQUIREMENTS: As required by Chappter 3, Building
Re gulations of the City of College Station Code of Orddnances. Referto
Table A. ✓a .. , �, , r, -
g. PARKING REQUIREMENTS:' Off - street parking shall be as required by
/ the NRB/PRC in accordance to parking and traffic impact study data A �_
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 invo
development or redevelopment, and shall be reviewed by the C
accordance with the following standards:
(1) Landsca e/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 public frontage
calculations. Live plant material must be included where feasible in
each proposal.
(2) Eligible landscape/streetscape improvements shall include raised
E planter boxes, at -grade planting beds, indoor window plantings
r w at
here sidewalks are too narrow for outside plantings, seing
4 �4J- 16 - 'benches, light features, trash receptacles, decorative railings, and
other elements featured in the College Station Streetscape Plan.
(; /
The standards set forth herein are in lieu of and not in addition to the
!, Landscaping Requirements contained in Section 11 of this Zoning
Ordinan�c-
j. SIGN REGULATIONS: Attached- signs-In*.
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
landscai� p_i�n� . Where feasible, consolidation ofdumpsters may be required
by the NRB/PRC.
2. SUB - DISTRICT NG -2 COMMERCIAL NORTHGATE
a. PURPOSE: This subdistrict is intended for are i orthgate 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 -1, plus the following:
Apartment Hotel
Bowling alley
Drive -in sales
Drive -in eating establishment
Hotel
Motel
Retail sales and services,
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 which they are roposed 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 b /
NRB/PRC in accordance to parkin and traffic impact study dat he f" ` ,
offstreet parking required by the N1M/PRC shall not exceed the minimum t
B arking reTuirements set forth in the Parking Requirements contained in
ection 9 o 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 shaIl 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 REQUIRE NTS: A landscape plan shall be required for
all proposals involvi 1 evelopment or redevelopment, and "shall be
reviewed by the RC accordance with the following standards:
(1) Landscape/stre cape improvements shall be required along at least
1/3 of the length of a property's frontage onto ppublic 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.
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. Refe - to Section 12 of th,,
'Zoningg Ordinance. � Provided however if the a hca le site com plies with `
- both the Area Requirements and Landscape Requirements established for
Subdistrict NG -2 and District C -1, 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 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
Landsca i re feasible, consolidation of dumpsters may be required
by the
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 may be
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
AM University. This zoning district incorporat regulations in
accordance with the Northgate Redevelopment Plan, w1ch are designed
P
J -
to aid pedestrian- oriented redevelopment in a manner compatible with the
residential character of the Northgate area.
J
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:
(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
Regulations of the City of College Station Code of Ordinances. Refer to
Ta5le 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
e 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
landsca��pping . Where feasible, consolidation ofdumpsters 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.
(As amended by Ordinance No. 2183 dated June 13, 1996)
1. It would allow the subcommittee the flexibility to allow freestanding signage on
a case -by -case basis.
2. It would require that all structures reflected as high or mediun� on the
Historic Resources Survey be treated with regard to their historic significance, but
the extent of permissible changes is left up to the discretion of the NRB review
subcommittee.
As a part of thelordinance review, the NRB review subcommittee, in conjunction with the
full NRB, will be revising the Northgate Design Guidelines. Those discussions are still
pending. The revised Guidelines will require Council approval.
IAGROUPOEVE_SERTINEng amendment 99 memo.doc
COLLEGE STATION
R O. Box 9960 1101 Texas Avenue College Station, TX 77842
Tet. 409 764 3500
MEMORANDUM
TO: Northgate Revitilization Board
FROM: Sabine MMCully, Senior Planner
DATE: Monday, August 23, 1999
RE: Northgate District ordinance amendment
Over the past few months, the NRB review subcommittee has discussed certain ordinance
changes that would facilitate and clarify the review process. At the direction of the
subcommittee, Staff has prepared the attached ordinance amendment. The draft clarifies
and codifies certain policies that have evolved as the subcommittee has worked with the
application of the regulations. The draft also expands the review discretion of the NRB
review subcommittee, especially relating to approval authority of signage and historic
structures.
The draft would establish the following existing policies in ordinance form:
1. It consolidates the review process into a single process.
2. It clarifies that all projects, ranging from large site development to painting and
fences, require NRB review subcommittee approval.
3. It specifies submission requirements depending on the type of work proposed.
4. It references the Northgate Design Guidelines and requires that all approvals
must be based on them.
5. It clarifies that an automated irrigation system is required for all new vegetated
areas.
6. It provides the same level of discretion regarding review of landscape plans in
NG -3 as the subcommittee has in the other two sub - districts.
7. It clarifies that specific variations from the typical parking standards will be up
to the discretion of the subcommittee.
The draft would expand the NRB review subcommittee authority as follows:
Home of Texas A &M University
ORDINANCE NO.
AN ORDINANCE AMENDING SECTION 7.24 DISTRICT NG — NORTHGATE OF
ORDINANCE NO. 1638, THE "ZONING ORDINANCE" OF THE CITY OF COLLEGE
STATION, TEXAS, BY AMENDING CERTAIN SECTIONS AS SET OUT BELOW;
PROVIDING A SEVERABILITY CLAUSE; AND DECLARING A PENALTY.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEGE STATION,
TEXAS:
PART 1: That Chapter 7.24 DISTRICT NG — NORTHGATE of Ordinance No. 1638, the
"Zoning Ordinance ", of the City of College Station, Texas, be amended as set out
in Exhibit "A ", attached hereto and made a part of this ordinance for all purposes.
PART 2: That if any provisions of any section of this ordinance shall be held to be void or
unconstitutional, such holding shall in no way effect the validity of the remaining
provisions or sections of this ordinance, which shall remain in full force and effect.
PART 3: That any person, firm, or corporation violating any of the provisions of this chapter
shall be deemed guilty of a misdemeanor, and upon conviction thereof shall be
punishable by a fine of not less than Twenty -five Dollars ($25.00) nor more than
Two Thousand Dollars ($2000.00). Each day such violation shall continue or be
permitted to continue, shall be deemed a separate offense. Said Ordinance, being a
penal ordinance, becomes effective ten (10) days after its date of passage by the
City Council, as provided by Section 35 of the Charter of the City of College
Station.
PASSED, ADOPTED and APPROVED this day of 1 1998
ATTEST:
CONNIE HOOKS, City Secretary
APPROVED:
LYNN McILHANEY, Mayor
APPROVED:
HARVEY CARGILL, JR., City Attorney
ulis IgroupWeve_serlbrneWg amendment99.doc
8/23/99
ORDINANCE NO.
.4FIR.
PAGE 2
That Chapter 7.24 DISTRICT NG- NORTHGATE is hereby amended 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 a unique "campus neighborhood"
containing local businesses, churches and oil - 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 Northgate area. This zoning district and
concomitant 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 54orthgate.
The following Sections B, C, and D standards apply to the entire Northgate District.
B. 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 utility, through
repair or alteration, which make possible an efficient contempora use while preserving
an
those portions d features of the property which are significant to its historic,
architectural, and cultural value.
4. FACADE WORK - the removal, or replacement substitution or change of any material
or architectural element on the exterior face R a building which includes but is not
limited to paintin material change, awning or canopy replacement, signage, or other
permanent vlsiblelacade treatment.
5. OTHER CONSTRUCTION - the creation, relocation, or enlargement of any
structure including, but not limited to fences freestanding signs walls and screening
devices.
C. REVIEW PROCESS: The following review process is hereby established for this zoning
district:
1. All proposals involving site development rehabilitation fa ade work other
construction or redevelopment in the Northgate Districts 1 require a review by a
review subcommittee of the Northgate Revitalization Board (NRB). The NRB review
subcommittee shall consist of tour members that are designated by the NRB
I: \GROUP\DEVE SER\BINE\NG amendment 99.doc
ORDINANCE NO.
PAGE 3
Chairperson, and eenetien- w ith the Project Review Committee (PRC), as
established un er Section 10 of this Zoning Ordinance.
43. After a comppleted application has been submitted that meets all application
requirements, fhe Planning Office shall notify the applicant of the time, date, and place
of the NRB review subcommitte meeting. Minutes shall be kept �f�or all NRB
review subcommitte meetin gs. The NR review subcommitte shall file a
copy of the meeting minutes together with a copy of the fin a pan ap, proved by the NRB
review subcommittee/PRC, certified by the City Planner for compliance with the NRB
review su committee/�RG requirements with the City Planner.
All site development and redevelopment must be conducted subsequent to and in
compliance with the approved site plan and/or landscape plan. All rehabilitation, facade
APPEAL: Appeals from decisions of the NRB review subcommittee shall be to
the Planning and Zoning Commission. All appea s must be su n tted in writing and
within 10 days of the NRB review subcommitte decision to the office of the City
Planner. The City Planning o ce s sc a ule a hearing of the appeal before the
Commission within 30 days from receipt of the letter of appeal.
D. SPECIAL RESTRICTIONS: Re�pParking 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 an d traffic facilities are sub - standard.
Because each particular use has relatively different parking and traffic impacts, when
reviewing a project the NRB review subcommitteee 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
The following subsections apply to each sub - district as indicated:
1. SUB - DISTRICT NG -1 HISTORIC NORTHGATE
a. PURPOSE: This sub - district 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
I: \GROUP\DEVE SER\BINE\NG amendment 99.doc
2. Applicants for site develo inept or redevelo inept a royal shall file an appplication
accompame a site an an scape p an tote ity P anner no less than ten (10) dayys
prior to the N review subcommitte meeting at which the pro osal is to be
reviewed.
Guidelines on preparation of a site plan are set out in Section 10.1 -C and shall be
referenced to prepare site plans for submission involving site development and
ORDINANCE NO.
PAGE 4
National Register for Historic Places. This sub - district also applies to areas
containing a diversity of pedestrian- oriented retain and entertainment businesses
that are in close proximity to on- campus dormitories. This zoning district shall
incorporates regulations in accordance with the Northgate Redevelopment Plan
which are designed to aid structural rehabilitation and edestrian- oriented infill
development in a manner compatible with the character of 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.
Alcoholic beverage sales - retail and wholesale
Apartments or residential condominiums
Bank
Bed and Breakfast
Bookstore, retail and wholesale
Child Care
Cleaner, dry and pressing lant, laundry and /or 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 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:
(1) Apartment Hotel
(2) Fraternity or sorority houses and fraternity or sorority meeting places
(3) Group Housing
(4) Night Clubs
. �. .
WNW,* - M
IAGROUP\DEVE SER\BINE\NG amendment 99.doc
ORDINANCE NO.
HISTORIC STRUCTURES:
rl�
PAGE 5
in
e€ AREA REQUIREMENTS: As required by Chapter 3, Building Re lations of the
City of College Station Code of Ordinances and as provided in Table A.
fg. PARKING REQUIREMENTS: -� Off - street parking shall be as required by the
NRB review subcommittee A W in accordance to parking and traffic impact study
data I suc stu y Is rewired by the subcommittee
gh. BICYCLE PARKING: Projects involving site development or redevelopment
require the installation of bicycle parking spaces. For commercial businesses, a
minimum of 2 bicycle pparking 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.
hi. LANDSCAPE REQUIREMENTS:
A landscape plan shall be required for all proposals involving site development or
redevelopment, and shall be reviewed by the NRB review subcommittee44W in
accordance with the following standards:
(1) Landscappe /streetscape improvements shall be required along at least 1/3 of
the lengt�i of a propert y'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 /streetsca a improvements shall include raised planter
boxes, at -grade planting beds, indoor window plantings where sidewalks are
too narrow for outside tings, seating benches light features trash
receptacles, decorative rail and other elements featured in the College
Station Streetscape Plan.
(3) All vegetated areas shall include an automated irri atg on system.
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.
SIGN REGULATIONS: Attae-lled -sign
Ordi^nan As avoroved by the NRB review subcommittee in
IAGROUPOEVE SERUNE\NG amendment 99.doe
ORDINANCE NO.
PAGE 6
ik. PARKING SCREENING: A three foot hi h parking screen shall be provided
when parking is adjacent to public Right ofay. Screening may be accomplished
using plantings, berms, or structural elements.
kl. 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 review
subcommitte
2. SUB - DISTRICT NG -2 COMMERCIAL NORTHGATE
a. PURPOSE: This sub - district is intended for areas in Northgate containing larger
retail commercial uses and undeveloped land.- -.This sub - district 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 -1, plus the following:
Apartment Hotel
Bowling alley
Drive -in sales
Drive -in eating establishment
Hotel
Motel
Retail sales and services ev 7500 square root
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 which they are proposed to be located and provided these
uses do not adversely affect or limit uses 6T 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 Cityy of College Station Code of Ordinances - -er4e and as provided in
Table A.
e. PARKING REQUIREMENTS: Off - street parking shall be required by the
NRBreview subcommitte in accordance to parking and traffic impact study
data if such study is required by the subcommittee The offstreet parking required
L• \GROMDEVE SER\BINE\NG amendment 99.doc
ORDINANCE NO. PAGE 7
by the NRBreview subcommitte shall not exceed the minimum parking
requirements set f orth 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 parkin4 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 involvingg site development or redevelopment, and shall be reviewed by
the NRB review subcommittee�#C 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 /streetsca a improvements shall include raised planter
oor
boxes, at -grade planting beds, ind window plantings where sidewalks are
too narrow for outside plantings, seating benches light features trash
receptacles, decorative railings, and other elements I in the College
Station Streetscape Plan.
(3) All vegetated areas shall include an automated irrigation system.
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.
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 review
subcommittee
SUB - DISTRICT NG -3 RESIDENTIAL NORTHGATE
a. PURPOSE: This sub - district is intended for areas in Northgate containing a
variety of residential uses and structures, some of which may be historically
significant and included in the Northgate Historic Resources Survey. This sub-
I: \GROUP\DEVE SER\BINE\NG amendment 99.doc
PARKING SCREENING: A three foot hi h parking screen shall be provided
when parking is adjacent to public Right of Way. Screening may be accomplished
using plantings, berms, or structural elements.
ORDINANCE NO.
PAGE 8
district also applies to areas determined to be suitable for higher density esidential
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
Roommg 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 oT adjacent or nearby property:
(1) Bed and Breakfast
(2) Fraternity or sorority houses and fraternity or sorority meeting places
(3) Group housing
d. AREA REQUIREMENTS: As required by Cha ter 3, Building Regulations of the
City of College Station Code of Ordinances and provided in . Rebef to Table A.
e. PARKING REQUIREMENTS: Off - street parking shall be required by the
review subcommlttee in accordance te with parking and traffic Impact
non , m, a *n v ,e rPrniirerl by the silhc�mmlttee_ Parkin must also _
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:
In
IAGROUPOEVE SMBINENG amendment 99.doe
ORDINANCE NO.
(3) All vegetated areas shall include an automated irrigation system.
In
h.
PAGE 9
i. PARKING SCREENING: A three foot hi h 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. DUWSTERS: 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 review
subcommitte
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.
(As amended by Ordinance No. 2183 dated June 13, 1996)
I:\GROMDEVE SERUNENG amendment 99.doc
E $A "A"
01 NO. - __—
PAGF, 3
NC-1 lais �o�.G �llo.tl,��►¢'e a, N (G - "3
Sdb - �i3 �iicfS S �a // /Y4vi�G /edlei✓ Ly a,
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tic A/a�t/,'..te �e ✓i a /ia�► �'vmc! l4aci� / d
lv vv /viNr si � d the / ®pM � f or re�/e ✓e /op,., Q t w if/, iv � e,
N( -.1 CPA1w,rrGl.a� AU.r % �r�e SdS Q�s7'ric f spa // rP'cui�e �euien/
" I'he. N R 6 S&L c p '" M "' `e TXI-IIBIT "A
That Chapter 7.24 DISTRICT NG- NORTHGATE is hereby amended 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 havtng played an important role in serving both the City of
College Station and Texas A &M University and as a unique "campus neighborhood"
containing local businesses, churches and off - campus housing in close proximity to the
University. Existing development iii the Northgate area has aged and deteriorated and as a
result, needs revitalization and redevelopment. Therefore, this zoning district- and zoning I
regulations have been designed to aid in revitalization and redevelopment that is
compatible with and will serve to preserve the character of the Northgate area. This zoning
district and concomitant regulations are only applicable in this area.
The Northgate District. - - consists of three Sub - Districts (1) NG -I Historic Northgate, (2) I
NG -2 Commercial Northgate, and (3) NG -3 Residential �46rthgate.
The following Sections B C, and U apply to the entire Noidigate District. I
B. 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 utility, through
repair or alteration, which make possible an efficient contemporary use while
preserving those portions and features of the property which are, significant to its
historic, architectural, and cultural value.
4. FACADE WORK - the removal, or replacement substitution or change of any material
or architectural element on the exterior face of a building, which includes but is not
limited to painting material charge, awning or canopy replacement, signage, or other
permanent visible facade treatment.
3. OTHER_: �.- CONSTRUCTION - the creation, relocation, or enlargement of any
structure, includi but rio liniitc to fenc es__Gcctan d in sins, ��'�ii a scrc .lul"
devices. -- - — --
�'. Rf?VIEVv' PROCE SS: hIle following review process is hereby established for this zoniii €;
district_
1. All proposals involving site dcveloprncia rcli bad wor k._ olhcr
construchon, or redevelo rnent in the NRB revie��
Fxtiib;i' -41,
s
Q ,pPli CA ble fo ��o`1osa�S wi t1, e
N W - IZ f�a l N oi��,•►�e
Sub - &S Y's
ORDINANCE NCB. 11 ` 1
subcommittee shall consist of four members that are deli mated by the NRB
Chair erson, +iii the Project Review Mommittec wp c), as
established under Section 10 of this Zoning Ordinance.
2. Applicants for site dcvelo?inent or redevelo meat approval shall file an p lication
accompanie }}� �a site an an scape p an tote rt anner no less than ten a ( days
prior to t he NAZ review subconim!ttee meeting at which the proposal is to e
4411;4 ike
reviewed.
3_ ,A��Llicants for rehabilitation lea -ade work or other construction - approval shall file an
a icat
lio n a m eco ante b y elevation drawings color samples, an matena s sam es
tote Oty Pkinner no less than ten days prior tote NK13 re view subcommitte
meeting at w uc i tile prO t�osa is to �e revtewe . —
4. After a completed application has been submitted that meets all application
requirements, the Planning Office shall notify applicant of the time, date, and place
of the NRB review subcommittee meeting Minutes shall be kep t for all NRB
review subcom ' ' meetings. The NR13 review subcomrnittee4 shall file a
coppyy o tie meeting minutes together with a copy o the ma pan approved by the
NIZ13 review su bcomm e itte =, certified by the ity Planner for compliance with the
NRB review su )conun ittec ..-� requirements with the City Planner.
All pi oposals s hall be reviewed 1) ' at least four members of the NIB revie'A
mnuttecin accorcnce _witTt t le reg turements esta isle _or i �c ort <ate
su co
-
�strlCt, an a a � t ea � e su > u�sfrirt re uirements. iscrettonar ecisicii ia1? Tie
ase on tie �uic clines esta > >is 1e ort gate estgn ut e Ine s, ate_ Ito nn�
rom tim to tim ainen e
Guidelines on preparation of a site plan are set out in Section 10.1 -C and shall be
referenced to prepare site plans for submissions involvin site development any'.
redevelo oment. The NRB review subcommittee may use , ' Section
equirements a Ton T w11I t to o121�ate Rede ✓�lopme�� rev tcw!n
All site development and redevelopment must be conducted subse
comppliance with the approved site plan and/or landscape plan._r1
fa ade work and other construction must be conducted subsn
M ince with t e approv e evat!ons co ors, an matena s.
S!te
it
uent to and in.
I re
ent to and in
APPEAL: Appeals from decisions of the NRB review subcommittee 144--' shall be to
the Planning and Zoning Commission. All appeals must be submitted in writing and
within 10 days of the NRB review subcommitfee =[-lam decision to the office of the City
Planner. "fhe City Plannin o Ices a sc e ule a hearing of the appeal before the
Commission within 30 Nays from receipt of the letter of appeal.
D. SPECIAL RESTRICTIONS: - taParking 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 protect the NRB review stubcom may require additional parking and
traffic impact studies, a review o7 existing occupancy, and other reasonable appropriate
data to determine the impact of the project. Additional parking or landscaping may b"
required where �fti l a reveal that it is necessary to relieve or mitigate this impact.
1�:_ SL1I3- DIS "l i lZi_61TA I
The follo.vin_� h;ecti��n�; ��i111v ; o ash ,gib disti!ct as in
I . SUB -Dl I [ZIC I NCB -1 I IIS 1( WIC Ni JRTI IGATI'
a. PI;I�I't>`�E: 1 f is sub district is intended for areas in Noi�_htt�ite coritainir
historically s!pmfica! ?' �tnn�tures which are included in the N, tiit1 Ite I {isti
ORDINANCE NO. - --
Resources Survey, is 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 an d entertaiiunent businesses
that are in close )roximity to on- campus dormitories. This zoning district 1
incorporates regulations in accordance with the Northgate Redevelopment Plan
which are designed to aid structural rehabilitation and ppedestrian -oriented infili
development in a manner compatible with the 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.
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 and/or linen supply
Commercial amusements excluding sexually oriented commercial enterprises)
Domestic household equipment rental, storage
Dormitories
Filling Stations
Furniture, appliance store, sales, service
Hardware spore
Public parking building or lot for operating vehicles
Printing and reproduction
Private 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 shall be
allowed in addition to any use allowed under section 8.12 provided the
Commission determines there to be compatible with the general character of the
particular area within which they are proposed to be locafed, 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 Ilousing
(4) Night Clubs
r
ORDIPvANCE NO. __ -_ --
I'A(;1, 0
+1+
e. 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
I- Iistoric 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.
AREA REQUIREMFNI:S: As required by Chapter 3, I3uildinT Regulations of
the City of College Station Code of Ordinances and as provie
Table A.
f4. PARKING REQUIREMENTS: Off - street parking shall be as required by the
NRI3 review su)conunit in accordance to parking and traffic impact
study - data i _ sue 1 stu v IS require by the subcommittee
g -. BICYCLE PARKING: Projects involving site development or redevelopment I
require the installation of bicycle parking spaces. For commercial businesses, a
minimum of 2 bicycle }parking spaces per business plus I 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 bie cle space per
dwelling unit shall be required. In no case shall more than 20 bicycle parking,
spaces per business or apartment building be required.
Ii +. LANDSCAPE REQUIREMENTS:
A landscape plan shall be required for all proposals involving site development or
redevelopment and shall be reviewed by the NRI3 review su ' - in I
accordance with the follo%ving 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 exclluded from frontage calculations. Live plant material
must be included where feasible in each proposal.
(2) Eligible landscape /streetscape improvements shall include raised plainer
boxes, at -grade plaritin 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 �o,lege
Station streetscape Plan.
_A �tated areas shall inc an autom ated irrigation system_
The standards set forth herein are in lieu of and not in addition to thr
Landscaping Requirements contained in Section 11 of this
Ordinance.
i
SIGN Rf,GULA f[UNS Attached signs only. Refer to Section 12 of the
Ordinance.
PARKING SCRI.I:NIN(;: A three foot hiuh par ', kin, screen shall be prr� <• i�_ic.i !
�tihcn parking is a�ijaccnt to public Riglit of Way ing
accomplished using plantins, berms, or structural clements.
OPDINANCI: No -
PAGF. 7
kl. DCMPS fEhS: 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 review
subcom 'LL
2. SUB- DISTRICT NG -2 COMMERCIAL NORTHGATE
PURPOSE: This sub - district is intended for areas in North gate containing larger
retail commercial uses and undeveloped land. —This sub - 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 ate permitted:
Definitions of uses shall be those construed to be in accordance with customary
mumcipat planning, engineering, or normal English usage.
Alt permitted uses in NG -1, plus the following:
Apartment I iotel
Bowling alley
Drive -in sates
Drive - -in eating establishment
Ilotel
Motel
Retail sales and service - t
Shopping Centers
Any other use determined by the Commission to
as the above permitted uses.
be of the same general character
CONDITIONAL USES PERMITTED: The following conditional uses shall be
allowed to 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) Fraternity or sorority houses and fraternity or sorority meeting places
(2) Group housing
(3) hospital, sanitarium, nursing home, or convalescent hom(,
(4) Night Clubs
AREA REQUIREMENTS: As required by Chapter 3 Building Regulations of
the City of Collcge Station Code of Ordinances — +�E +� and as_�ovide�� in
'fable - --
PARKIN(; K1 ",(,W FIMENTS: Off - street parking shalt be req�_�ired by the
NRBI evi�_:w subcoIII[]littee.' ' ' in accordance to parking and traftic impact study
data much study is �c<<ured b the subconimlUcc. 1'he offstreet packing, re:_�uired
by the NISI r�� « �� �comrnrttee. s�il1 n��t exceed file minimum parking
requirements set forth in tllc ar Hng Requircmcnts contained in Sec! ion ` of thts
toning Urdinancc
tiICYCLI�; f'��IZ}:INii: Projects involving site development or rcdcvclupiT�e��i
require the installation of bicycle parking spaces. For cornniercial businesses, a
01MINANCI NO PAGL' K 1
minimum of 2 bicycle parking spaces per business plus t 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 I bicycle space per unit
minimum s be required. In no case shall more than 20 bicycle parking spaces per
business or apartment building be required.
LANDSCAPE REQUIREMENTS: A landscape plan shall be required for all
roposals involving site development or redevelopment, and shall be reviewed by
o he NRB review subcommittee -414 in accordance with the following standards:
(l) Landscape /streetscape improvements shall be required along at least 1/3 of
the length of a roperty 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 landscappe /streetscape improvements shall include raised planter
boxes, at -grade plantin g 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.
-q All vegetated areas shall include an automate irri a?ion s�sten
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 com lies with both the Area
Requirements and Landscape f? equirements established for Subdistrict NG -2 and
District C -1, the sign reggulations 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 shall be provided
when parking adjacent tlic c elements.
J. Sc may be
accomplishe g pl anting s, berms, stru e
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 review
su bcommittee
SUB - DISTRICT NG -3 RESIDEN't IAL NORTHGATE
a. PURPOSE: This sub - district is intended for areas in Northgate containing a
variet of residential uses and structures, some of which mad be historically
significant and included in the Northgate Historic Resources Survey. This sub -.
district also applies to areas determined to be suitable for hi��,,Jher density
residential developments due to its close proximity to acc o r dance Tex A he Univers a
This zoning district incorporate regulations in
Rened to aid pedestrian- oriented
development Plan, which are designed
rcdevclopmernt in a manner compatible with the residential character of the
Northgatc area.
b. PI.KMI "[ "[ED USES:
tic following uses are permitted
Uclinitions of uses shall be tho,�e construed to be in accordance with customary
municipal planiji%,, engineering, M normal l",nglish usage.
ORDINANCI; NO.
PAGE 9
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.
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:
(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 Reg of
the Cityy of College Station Code of Ordinances and as provided in- 44 - - ie
Table .
e. PARKING
NRB RC in accordance REQ Off-street
nd traffic impact required by the
study data.
f. BICYCLE PARKING: Projects involvingg site development or redevelopment
require require the more than 20 bicycle parking spaces per apartment project be required no
case shall
g. LANDSCAPE anREQUIREMENTS: Pa e require for all iE proposals involving s to
its
too narrow for outsiole gamin i SCauu ' U� Alulii,J << uL i�-u -1 - =�-� --
receptacles, ecorative rai in 7s an of cr e ements eature in t e o e e
Station Streetscape Flan.
_A ll ee letated areas shall in clud e an automated irri Jation system
t he standards set I Here are in lieu of and not in 'addition to the
;,an.�a �ii� eg u�rern�nis _co ntainer _in ection T — �_T s Bo nin
r inan ce. -
la. SIGN REGULATIONS: Attached signs only. Refer to Section 12 of the "Zoning
O,dinance.
(2) Eligible landscape /streetscape improvements w r s hall in clude raised planter
r n.o P n nnfina pdi �i
i Foo wi [[antinv -s `.where siriPwall 4 are
ORhINANCI', NO.
to
PAGE
PARKING SCREENING: A three foot high parkin �ascree�creening provided
be
w hen parking is ad t to p acen
ublic Right of V y
accomplished using p�antings, berms, or s tructural elements.
DUMPSTERS: Dumpsters shall be kept t w ood With surr landscaping.
screened with devices made of masonry
Where feasible consolidation of dumpsters may be required by the NRB review
su bcommittee! - l 4 =-
EXEMPTIONS:
Le ally n onconforming structures and
u ses sh extent t thevctar ex empt
O q i'►rementso. Bete o
an
(As amended by Ordinance No 218.3 dated .tune 13, 1 996)