HomeMy WebLinkAbout03/07/2019 - Agenda Packet - Planning & Zoning CommissionPlanning and Zoning Commission Workshop
College Station, TX
Meeting Agenda - Final
City Hall
1101 Texas Ave
College Station, TX 77840
The City Council may or may not attend the Planning & Zoning
Commission Workshop Meeting.
City Hall Council Chambers6:00 PMThursday, March 7, 2019
1. Call the meeting to order.
2. Discussion of consent and regular agenda items.
3. Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
Discussion of Minor and Amending Plats approved by Staff.
*Final Plat ~ Minor Replat ~ University Heights Phase 4 ~ Case
#FPCO2018-000018
*Final Plat ~ Minor Replat ~ Lemon Tree Addition, Block 3, Lots 13A &
13B~ Case #FP2018-000030
19-00974.
Sponsors:Hovde and Gray
Presentation, discussion, and possible action regarding the
consideration of the 2018 P&Z Plan of Work.19-01045.
Sponsors:Golbabai
2018 Plan of WorkAttachments:
Presentation, discussion, and possible action regarding
recommendations related to the Neighborhood Conservation Overlay
zoning district and its associated standards and processes.
19-01036.
Sponsors:Prochazka
Presentation, discussion, and possible action regarding the P&Z
Calendar of Upcoming Meetings:
*Thursday, March 14, 2019 ~ City Council Meeting ~ Council
Chambers ~ Workshop 5:00 p.m. and Regular 6:00 p.m. (Liaison -
Mather)
*Thursday, March 21, 2019 ~ P&Z Meeting ~ Council Chambers ~
Workshop 6:00 p.m. and Regular 7:00 p.m.
*Thursday, March 28, 2019 ~ City Council Meeting ~ Council
Chambers ~ Workshop 5:00 p.m. and Regular 6:00 p.m. (Liaison -
Guerra)
*Thursday, April 4, 2019 ~ P&Z Meeting ~ Council Chambers ~
Workshop 6:00 p.m. and Regular 7:00 p.m.
19-00987.
Page 1 College Station, TX Printed on 3/1/2019
March 7, 2019Planning and Zoning Commission
Workshop
Meeting Agenda - Final
8. Discussion, review and possible action regarding the following meetings: Design Review
Board, BioCorridor Board.
9. Discussion and possible action on future agenda items - A Planning & Zoning Member
may inquire about a subject for which notice has not been given. A statement of specific
factual information or the recitation of existing policy may be given. Any deliberation shall
be limited to a proposal to place the subject on an agenda for a subsequent meeting.
10. Adjourn.
The Commission may adjourn into Executive Session to consider any item listed on this
agenda if a matter is raised that is appropriate for Executive Session discussion. An
announcement will be made of the basis for the Executive Session discussion.
I certify that the above Notice of Meeting was posted at College Station City Hall, 1101
Texas Avenue, College Station, Texas, on March 1, 2019 at 5:00 p.m.
_____________________
City Secretary
This building is wheelchair accessible. Persons with disabilities who plan to attend this
meeting and who may need accommodations, auxiliary aids, or services such as
interpreters, readers, or large print are asked to contact the City Secretary’s Office at (979)
764-3541, TDD at 1-800-735-2989, or email adaassistance@cstx.gov at least two business
days prior to the meeting so that appropriate arrangements can be made. If the City does
not receive notification at least two business days prior to the meeting, the City will make a
reasonable attempt to provide the necessary accommodations.
Penal Code § 30.07. Trespass by License Holder with an Openly Carried Handgun.
"Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an Openly
Carried Handgun) A Person Licensed under Subchapter H, Chapter 411,
Government Code (Handgun Licensing Law), may not enter this Property with a
Handgun that is Carried Openly."
Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con Licencia.
“Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de mano
al aire libre con licencia), personas con licencia bajo del Sub-Capitulo H, Capitulo
411, Codigo de Gobierno (Ley de licencias de arma de mano), no deben entrar a esta
propiedad portando arma de mano al aire libre.”
Page 2 College Station, TX Printed on 3/1/2019
Page 1 of 5
2018 Planning & Zoning Commission Plan of Work Comprehensive Plan Items
UDO & Comprehensive Plan Annual Review
Summary:
Review of adopted UDO amendments and a
summary of the implementation of adopted
master plans and neighborhood, district, and
corridor plans, namely: Central College Station,
Eastgate, Southside Area, Wellborn Community,
and South Knoll Area neighborhood plans, and
Bicycle, Pedestrian & Greenways, Parks and
Recreation, Water, Waste Water, Medical
District, and Economic Development master
plans.
Project Dates:
12/20/18: P&Z presentation of the UDO &
Comprehensive Plan Annual Review (LH & JC).
1/10/18: City Council presentation of the UDO &
Comprehensive Plan Annual Review (LH & JC).
Staff Assigned: P&DS Staff Anticipated Completion: On-Going
2018 Existing Conditions Report
Summary:
Develop and adopt the 2019 Existing Conditions
Report in preparation of the 10-Year
Comprehensive Plan Update
Project Dates:
Staff Assigned: Justin Golbabai, P&DS Staff Anticipated Completion: March 2019
10-Year Comprehensive Plan Update
Summary:
Begin the first phases of updating the 2009
Comprehensive Plan. This phase will include
forming a joint City Council-P&Z Comprehensive
Plan Subcommittee, selecting consultants, and
planning for community outreach efforts.
Project Dates:
11/30/19: RFP launched for consultant services
for the Comprehensive Plan. Proposals due to
the City in mid-January.
1/17/19: City received four proposals for services
for a 10-Year Comprehensive Plan Evaluation
and Appraisal Report. Staff is still in the
evaluation phase of the RFP process.
Staff Assigned: Justin Golbabai, P&DS Staff Anticipated Initiation: Spring 2019
Bicycle, Pedestrian and Greenways Master Plan Update
Summary:
Bring additional updates to the Planning and
Zoning Commission as the Master Plan update
moves forward.
Project Dates:
4/19/18: P&Z Commission recommended
approval of a Comprehensive Plan Amendment
updating the Bicycle, Pedestrian, and Greenways
Master Plan.
5/14/18: City Council adopted the
Comprehensive Plan Amendment updating the
Bicycle, Pedestrian, and Greenways Master
Plan.
Staff Assigned: Venessa Garza Completed: May 14, 2018
Page 2 of 5
Neighborhood Integrity Items
Neighborhood Conservation Overlay and Student Housing in Established Single-
Family Neighborhoods Community Meeting
Summary:
Conduct a community outreach meeting to obtain
neighborhood, developer, and community
feedback on potential options to provide more
options and flexibility to the Neighborhood
Conservation Overlay (NCO), as well as obtain
feedback on other options to manage student
housing in single-family neighborhoods, such as
more flexibility for Accessory Dwelling Units
(ADUs) and changing the off-street parking and
drainage requirements. Report findings to P&Z
and Council for direction on possible ordinance
amendments.
Project Dates:
4/30/18: Two community meeting to be held
discussing possible changes to accessible living
quarters, single-family on-site parking, single-
family height protection, the Neighborhood
Conservation Overlay, and a middle housing
zoning district. An online survey covering these
same topics will also open from April 30th – May
14th.
6/21/18: P&Z Presentation of neighborhood
workshop survey results for accessory living
quarters, single-family on-site parking, and
single-family height protection (LS & PAZ).
6/28/18: City Council Presentation of
neighborhood workshop survey results for
accessory living quarters, single-family on-site
parking, and single-family height protection (LS &
PAZ).
7/5/18: P&Z Presentation of neighborhood
workshop survey results for the neighborhood
conservation overlay and middle housing (JG).
7/12/18: City Council Presentation of
neighborhood workshop survey results for the
neighborhood conservation overlay and middle
housing (JG).
8/2/18: Ordinance amendment presentation to
P&Z Commission on SF Height Protection (LS).
8/9/18: Follow-up City Council Presentation of
neighborhood workshop survey results for the
neighborhood conservation overlay and middle
housing (JG).
8/16/18: Anticipated ordinance amendments to
P&Z for Single-Family Parking (RL).
11/1/18: Anticipated ordinance amendments to
P&Z for Accessory Living Quarters (LG).
11/15/18: Revised ordinance amendment
presentation to P&Z Commission on SF Height
Protection (MH).
11/19/18: Ordinance amendment presentation to
City Council on SF Height Protection (MH).
11/19/18: Ordinance amendments to City Council
for Accessory Living Quarters and Single-Family
Parking (LG).
March 7, 2019: Anticipated presentations to P&Z
Commission on revisions to the Neighborhood
Conservation Overlay (JP).
March 14, 2019: Anticipated presentations to
P&Z Commission on revisions to the
Neighborhood Conservation Overlay (JP).
Page 3 of 5
Staff Assigned: Justin Golbabai, Jenifer Paz,
Lance Simms, Jennifer Prochazka, Molly
Hitchcock, Rachel Lazo
Anticipation Initiation: April 30, 2018
UDO Regulatory Items
Evaluation of UDO Regulations
Summary: Project Dates:
Continue review of UDO requirements that add
minimal value as identified by staff and consider
opportunities to reduce regulations and
streamline processes.
2/21/19: Ordinance amendment presentations to
P&Z Commission on sidewalk fee-in-lieu.
3/7/19: Ordinance amendment presentations
to P&Z on block length, street projections,
and eliminating block perimeter requirements.
3/14/19: Ordinance amendment presentations to
City Council on sidewalk fee-in-lieu.
3/28/19: Ordinance amendment presentations
to City Council on block length, street
projections, and eliminating block perimeter
requirements.
Staff Assigned: P&DS Staff, Lauren Hovde Anticipated Initiation: On-going
Sign Ordinance Revisions
Summary:
Review and update the City’s sign ordinance in
light of the recent Supreme Court decision
regarding sign regulations based upon content.
Project Dates:
Staff Assigned: Molly Hitchcock, Rachel
Lazo & Legal
Anticipated Completion: Winter 2019
Non-Residential Landscaping Requirements
Summary:
Adopt an ordinance updating the city’s
landscaping requirements (including streetscaping
and buffer standards) and include options for
water-conserving landscaping.
Project Dates:
5/17/18: P&Z Commission consideration of an
ordinance amendment updating the City’s
landscaping requirements.
6/14/18: City Council adopted an ordinance
amendment updating the City’s landscaping
requirements.
Staff Assigned: Rachel Lazo Completed: June 14, 2018
Page 4 of 5
On-Going Items
Economic Development Updates
Summary:
Receive regular updates from the Economic
Development Department. Receive a
presentation and discussion on “fast-tracking”
reviews for Economic Development projects that
have a significant economic impact.
Project Dates:
4/19/18: Economic Development update given
on Spring Creek Business Park (JP).
8/16/18: Economic Development Update
2/21/19: Economic Development Update.
Staff Assigned: Economic Development Anticipated Completion: On-Going
Planning Performance Measures
Summary:
Develop and regularly report on the “top three”
performance indicators.
Project Dates:
12/20/18: P&Z Presentation on planning
performance measures. (JG)
Staff Assigned: Justin Golbabai Anticipated Completion: On-Going
Semi-Annual Review of Pre-Application Conference Surveys
Summary:
Provide an update on the survey results from the
Pre-Application Conference process.
Project Dates:
6/7/18: Provide an update on the status of the
PAC meeting process and implementation of the
PAC survey. (JG)
12/20/18: P&Z Presentation on PAC Surveys to
be incorporated into planning performance
measures presentation. (JG)
Staff Assigned: Justin Golbabai Anticipated Completion: On-Going
Impact Fees
Summary:
Provide a semi-annual update on impact fees, to
include impact fee collections and planned
projects.
Project Dates:
5/3/18: P&Z Presentation on the Impact-Fee
Semi-Annual Report.
5/24/2018: City Council Presentation the
Impact-Fee Semi-Annual Report.
11/15/18: P&Z Presentation on the Impact-Fee
Semi-Annual Report.
Staff Assigned: Carol Cotter Anticipated Completion: On-Going
Page 5 of 5
Educational/Informational Items
City of Bryan Update
Summary:
Hear a presentation from the City of Bryan to
discuss areas of mutual concern and
partnership opportunities across jurisdictional
boundaries.
Project Dates:
11/1/2018: P&Z presentation from the City of
Bryan Planning Staff
11/8/2018: City Council presentation from the
City of Bryan Planning Staff
Staff Assigned: Completed: November 8, 2018
Planning and Zoning Commission Regular
College Station, TX
Meeting Agenda - Final
City Hall
1101 Texas Ave
College Station, TX 77840
The City Council may or may not attend the Planning & Zoning
Commission Regular Meeting.
City Hall Council Chambers7:00 PMThursday, March 7, 2019
1. Call meeting to order.
2. Pledge of Allegiance.
3. Hear Citizens.
At this time, the Chairman will open the floor to citizens wishing to address the Commission
on issues not already scheduled on tonight's agenda. The citizen presentations will be
limited to three minutes in order to accommodate everyone who wishes to address the
Commission and to allow adequate time for completion of the agenda items. The
Commission will receive the information, ask city staff to look into the matter, or will place
the matter on a future agenda for discussion. (A recording is made of the meeting; please
give your name and address for the record.)
All matters listed under Item 4, Consent Agenda, are considered routine by the Commission
and will be enacted by one motion. These items include preliminary plans and final plats,
where staff has found compliance with all minimum subdivision regulations. All items
approved by Consent are approved with any and all staff recommendations. There will not
be separate discussion of these items. If any Commissioner desires to discuss an item on
the Consent Agenda it will be moved to the Regular Agenda for further consideration.
4. Consent Agenda
Consideration, disucssion, and possible action to approve meeting
minutes.
*February 21, 2019 ~ Workshop
*February 21, 2019 ~ Regular
19-00994.1
February 21 2019 Workshop
February 21 2019 Regular
Attachments:
Presentation, discussion, and possible action regarding a Final Plat for
The Crossing at Wellborn Phase 1 consisting of 6 commercial lots and
1 common area on approximately 8.4 acres generally located at the
northeast corner of the Wellborn Road and Deacon Drive intersection.
Case #FPCO2018-000019
19-00864.2
Sponsors:Halle-Schramm
Page 1 College Station, TX Printed on 3/7/2019
March 7, 2019Planning and Zoning Commission
Regular
Meeting Agenda - Final
Staff Report
Vicinity Map, Aerial and Small Area Map
Final Plat
Attachments:
Regular Agenda
5. Consideration, possible action, and discussion on items removed from the Consent
Agenda by Commission action.
Public Hearing, presentation, discussion, and possible action
regarding an ordinance amending Appendix “A”, “Unified Development
Ordinance,” Section 4.2, “Official Zoning Map,” of the Code of
Ordinances of the City of College Station, Texas by changing the
zoning district boundaries from PDD Planned Development District to
PDD Planned Development District on approximately 1.7 acres of land
situated in the DelRaye Subdivision Recorded in Volume 3565, Page
335 of the Official Public Records of Brazos County, Texas, more
generally located at 3940 Harvey Road. Case #REZ2018-000020
(Note: Final action of this item will be considered at the March 28,
2019 City Council Meeting- Subject to change.)
19-00916.
Sponsors:Chafin
Staff Report
Background Information
Vicinity, Aerial and Small Area Map
Rezoning Exhibit
Applicant's Supporting Information
Rezoning Map
PDD Development Standards
Concept Plan
Attachments:
Public Hearing, presentation, discussion, and possible action
regarding an ordinance amending Appendix A, “Unified Development
Ordinance,” Article 4, Zoning Districts,” Section 4.2, “Official Zoning
Map,” of the Code of Ordinances of the City of College Station, Texas
by revising the PDD Planned Development District for approximately
0.6 acres being Haney-Highway 6 Subdivision, Block A, 1R2,
generally located at 3125 Texas Avenue South. Case
#REZ2019-000002 (Note: Final action of this item will be considered at
the March 14, 2019 City Council Meeting - Subject to change).
19-00887.
Sponsors:Hovde
Page 2 College Station, TX Printed on 3/7/2019
March 7, 2019Planning and Zoning Commission
Regular
Meeting Agenda - Final
Staff Report
Background Information
Vicinity, Aerial and Small Area Map
Applicant's Supporting Information
Rezoning Map
Rezoning Exhibit
Ordinance #2922
Attachments:
Public Hearing, presentation, discussion, and possible action
regarding an ordinance amending Appendix “A”, “Unified Development
Ordinance,” Section 4.2, “Official Zoning Map,” of the Code of
Ordinances of the City of College Station, Texas to amend the terms of
the PDD Planned Development District for the Joint Research Valley
BioCorridor Development Project, covering approximately 147 acres
that are generally located between State Highway 47, Raymond Stotzer
Parkway, Turkey Creek Parkway and the City limit. Case
#REZ2018-000014 (Note: Final action of this item will be considered at
the March 28, 2019 City Council meeting- subject to change.)
19-00858.
Sponsors:Chafin
Staff Report
Background Information
Vicinity Map, Aerial and Small Area Map
Rezoning Exhibit
BioCorridor PDD Redline
Appendix A-2
Attachments:
Public Hearing, presentation, discussion, and possible action
regarding an ordinance amending Appendix A, “Unified Development
Ordinance," of the Code of Ordinances of the City of College Station,
Texas, Section 8.3.E “Streets,” Section 8.3.G “Blocks,” Section 8.3.V
“Private Streets and Gating of Roadways,” Section 8.4.C “Streets,”
and Section 11.2 “Defined Terms” pertaining to streets and blocks.
Case #ORDA2018-000014. (Final action on this item is scheduled for
the March 28, 2019 City Council Meeting- subject to change)
19-00879.
Sponsors:Hovde
Page 3 College Station, TX Printed on 3/7/2019
March 7, 2019Planning and Zoning Commission
Regular
Meeting Agenda - Final
Memo
Section 8.3.E "Streets" Redlines
Section 8.3.G "Blocks" Redlines
Section 8.3.V "Private Streets and Roadway Gating" Redlines
Section 8.4.C "Streets" Redlines
Section 11.2 'Defined Terms' Redlines
Attachments:
10. Discussion and possible action on future agenda items – A Planning & Zoning Member
may inquire about a subject for which notice has not been given. A statement of specific
factual information or the recitation of existing policy may be given. Any deliberation shall
be limited to a proposal to place the subject on an agenda for a subsequent meeting.
11. Adjourn
The Commission may adjourn into Executive Session to consider any item listed on this
agenda if a matter is raised that is appropriate for Executive Session discussion. An
announcement will be made of the basis for the Executive Session discussion.
I certify that the above Notice of Meeting was posted at College Station City Hall, 1101
Texas Avenue, College Station, Texas, on March 1, 2019 at 5:00 p.m.
_____________________
City Secretary
This building is wheelchair accessible. Persons with disabilities who plan to attend this
meeting and who may need accommodations, auxiliary aids, or services such as
interpreters, readers, or large print are asked to contact the City Secretary’s Office at (979)
764-3541, TDD at 1-800-735-2989, or email adaassistance@cstx.gov at least two business
days prior to the meeting so that appropriate arrangements can be made. If the City does
not receive notification at least two business days prior to the meeting, the City will make a
reasonable attempt to provide the necessary accommodations.
Penal Code § 30.07. Trespass by License Holder with an Openly Carried Handgun.
"Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an Openly
Carried Handgun) A Person Licensed under Subchapter H, Chapter 411,
Government Code (Handgun Licensing Law), may not enter this Property with a
Handgun that is Carried Openly."
Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con Licencia.
“Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de mano
al aire libre con licencia), personas con licencia bajo del Sub-Capitulo H, Capitulo
411, Codigo de Gobierno (Ley de licencias de arma de mano), no deben entrar a esta
propiedad portando arma de mano al aire libre.”
Page 4 College Station, TX Printed on 3/7/2019
February 21, 2019 P&Z Workshop Meeting Minutes Page 1 of 3
MINUTES PLANNING & ZONING COMMISSION
Workshop Meeting
February 21, 2019 6:30 p.m. CITY HALL COUNCIL CHAMBERS
College Station, Texas
COMMISSIONERS PRESENT: Jane Kee, Casey Oldham, Jeremy Osborne, Bill Mather, Dennis Christiansen, Elizabeth Cunha and Joe Guerra CITY COUNCIL MEMBERS PRESENT: Dennis Maloney, Jerome Rekotrik CITY STAFF PRESENT: Jennifer Prochazka, Molly Hitchcock, Carol Cotter, Justin Golbabai, Erika Bridges, Alaina Helton, Lauren Hovde, Jason Schubert, Anthony Armstrong, Alma Guerra, Natalie Ruiz, Aubrey Nettles, Mary Ann Powell, Eric Chafin and Kristen Hejny
1. Call the meeting to order.
Chairperson Kee called the Workshop Meeting to order at 6:30 p.m. 2. Discussion of consent and regular agenda items. There was no discussion. 3. Discussion of new development applications submitted to the City. New Development Link: www.cstx.gov/newdev There was no discussion.
4. Discussion of Minor and Amending Plats approved by Staff. *Final Plat (Minor Replat) ~ Graham Road Industrial Park II ~ FPCO2018-000021
There was no discussion.
5. Presentation, discussion, and possible action regarding the consideration of the 2018 P&Z Plan of Work. Commissioner Osborne arrived at 6:31 p.m. Planning Administrator Golbabai was available to present updates on the Plan of Work staff initiated streamlining effort on sidewalks in lieu, NCO items and proposed changes to that process. 6. Presentation, discussion, and possible action regarding a quarterly update on economic development efforts.
Economic Development Manager Nettles presented new and growing developments to the Commission including the Midtown Business Park, College Station Business Center, Century Square, Jones Crossing,
February 21, 2019 P&Z Workshop Meeting Minutes Page 2 of 3
and commercial preservation.
Commissioner Cunha asked for the date of the Woodcreek neighborhood meeting.
Director of Planning & Development Prochazka stated the Woodcreek neighborhood meeting will be held on March 6th.
Commissioner Guerra asked about the Midtown Business Park and asked if this is a subset of the current Medical District. Director of Planning & Development Prochazka stated that area is still included in the Medical District, but some of the areas within hold a town center vibe. Commissioner Oldham arrived at 6:36 p.m. There was general discussion. 7. Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings.
*Monday, February 25, 2019 ~ City Council Meeting ~ Council Chambers ~ Workshop 5:00 p.m. and
Regular 6:00 p.m. (Liaison – Kee)
*Thursday, March 7, 2019 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and Regular
7:00 p.m.
*Thursday, March 14, 2019 ~ City Council Meeting ~ Council Chambers ~ Workshop 5:00 p.m. and
Regular 6:00 p.m. (Liaison – Mather)
*Thursday, March 21, 2019 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and Regular
7:00 p.m.
There was no discussion.
8. Presentation, discussion, and possible action regarding an update on the following items: *A recommendation on Planning & Zoning Commission appointments to the BioCorridor Board. The
Planning & Zoning Commission heard this item on February 7, 2019, and voted (7-0) to recommend Commissioners Osborne and Cunha as appointments to the BioCorridor Board. The City Council heard this item on February 14, 2019, and voted (7-0) to approve the appointments.
*A Rezoning for approximately 127 acres being located in all or portions of the College Park, South Oakwood, Dulaney and Woodson Villages Phases 1 & 2 Subdivisions by adding an NCO Neighborhood Conservation Overlay. The Planning & Zoning Commission heard this item on February 7, 2019, and voted (7-0) to recommend approval. The City Council heard this item on February 14, 2019, and voted (5-0-2) to approve the request. There was no discussion. 9. Discussion, review and possible action regarding the following meetings: Design Review Board, Bio
February 21, 2019 P&Z Workshop Meeting Minutes Page 3 of 3
Corridor Board.
There was general discussion.
10. Discussion and possible action on future agenda items - A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the
subject on an agenda for a subsequent meeting. 11. Adjourn. The meeting was adjourned at 6:42 p.m. Approved: Attest: ______________________________ ________________________________ Jane Kee, Chairman Kristen Hejny, Admin. Support Specialist Planning & Zoning Commission Planning & Development Services
February 21, 2019 P&Z Regular Meeting Minutes Page 1 of 4
MINUTES
PLANNING & ZONING COMMISSION
Regular Meeting February 7, 2019 7:00 p.m.
CITY HALL COUNCIL CHAMBERS
College Station, Texas
COMMISSIONERS PRESENT: Jane Kee, Casey Oldham, Jeremy Osborne, Bill Mather, Dennis Christiansen, Elizabeth Cunha and Joe Guerra CITY COUNCIL MEMBERS PRESENT: Dennis Maloney, Jerome Rektorik CITY STAFF PRESENT: Jennifer Prochazka, Carol Cotter, Justin Golbabai, Erika Bridges, Alaina Helton, Lauren Hovde, Jason Schubert, Anthony Armstrong, Alma Guerra, Natalie Ruiz, Aubrey Nettles,
Mary Ann Powell, Eric Chafin and Kristen Hejny 1. Call Meeting to Order
Chairperson Kee called the meeting to order at 7:00 p.m.
2. Pledge of Allegiance
3. Hear Citizens 4. Consent Agenda 4.1 Consideration, discussion and possible action to approve meeting minutes. *February 7, 2019 ~ Workshop *February 7, 2019 ~ Regular Commissioner Christiansen motioned to approve the Consent Agenda. Commissioner Osborne seconded the motion, motion passed (7-0). Regular Agenda 5. Consideration, discussion and possible action on items removed from the Consent Agenda by Commission Action.
No items were removed.
6. Presentation, discussion, and possible action regarding a waiver requests to the BioCorridor Planned
Development District Ordinance Section 8.2.G.1 ‘Block Length,’ Section 8.2.G.3 ‘Block Perimeter,’ and Section 8.2.J.2 ‘Access Ways,’ and a presentation, discussion, and possible action regarding a Preliminary Plan for Traditions Phases 101-107 consisting of 14 lots and 8 common
areas on approximately 104.9 acres generally located south of HSC Parkway, west of Turkey Creek Road, and north of Raymond Stotzer Parkway. Case #PP2018-000017 Senior Planner Helton presented the waiver requests and Preliminary Plan to the Commission and recommended approval.
February 21, 2019 P&Z Regular Meeting Minutes Page 2 of 4
Commissioner Guerra asked whether density was intended to be incentivized in this area by a lack
of density cap in the BioCorridor. Director of Planning & Development Prochazka stated that it was not necessarily an incentive, but
a permission to grow densely. Ms. Prochazka further stated that the area has developed as a suburban business park.
Commissioner Guerra asked whether it would it be easier to amend the ordinance or keep granting waivers. Director of Planning & Development Prochazka stated that the current Planning Development District (PDD) Zoning is being amended to eliminate block perimeter waivers. Ms. Prochazka stated that this amendment is being considered at the March 28, 2019 City Council meeting. Commissioner Guerra asked whether caps should be initiated now that the area is developing as suburban to insure adequate street infrastructure. Director of Planning & Development Prochazka stated that caps on growth would be a policy level
decision. Applicant, Joe Schultz, Schultz Engineering, was available for questions from the Commission.
Commissioner Osborne motioned to approve the waivers and Preliminary Plan as presented citing all criteria have been met. Commissioner Oldham seconded the motion, motion passed (7-0). 7. Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A, “Unified Development Ordinance,” Article 4, Zoning Districts,” Section 4.2, “Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas, by changing the zoning district boundary from R Rural to GS General Suburban for Bald Prairie Subdivision, Lot 10 (portion of), being approximately 1.5 acres located at 13981 Renee Lane, generally located between Victoria Avenue and Renee Lane off Barron Road. Case #REZ2019-000001 (Note: Final action of this item will be considered at the March 14, 2019 City Council meeting – subject to change). Senior Planner Hovde presented the Rezoning to the Commission and recommended approval.
Commissioner Christiansen asked for the location of access to the property. Senior Planner Hovde stated that the access would depend on the number and configuration of lots that will be determined during the platting process, but driveway access would not be taken from Victoria Avenue.
Applicant, Christian Galindo, Galindo Engineers, was available to address the Commission. Chairperson Kee opened the public hearing. Brandon Stribling, 14114 Renee Lane, College Station, was available to speak with concerns regarding the narrow street and its integrity.
February 21, 2019 P&Z Regular Meeting Minutes Page 3 of 4
Chairperson Kee closed the public hearing.
Chairperson Kee asked for any information regarding upgrades to Renee Lane.
Transportation Planning Coordinator Schubert stated that Renee Lane is an existing local street and is not currently part of a maintenance plan or Capital Improvement Project (CIP).
City Engineer Cotter stated that she has spoken to the City’s Public Works Department, and they have specified that there are no immediate plans for an overlay on Renee Lane. Ms. Cotter further stated that the Public Works Department will address major failures. Commissioner Oldham asked for the intended development of the property. Senior Planner Hovde stated that the developer has not determined a number of lots. Ms. Hovde further stated that the property would be restrained in configuration, but would be able to develop as an additional subdivision. Commissioner Oldham asked about drainage on the property.
Graduate Engineer Armstrong was available to answer questions regarding drainage, stating that there is an existing detention pond with a channel located on the property. Mr. Armstrong further
stated that as a subdivision, the development and offsite drainage would have to meet BCS Design Guidelines.
Commissioner Oldham motioned to recommend approval of the Rezoning as presented by Staff. Commissioner Guerra seconded the motion, motion passed (7-0). 8. Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A, “Unified Development Ordinance,” Section 8.3.K.5.b ‘Fee in Lieu of Construction’ of the Code of Ordinances of the City of College Station, Texas, regarding the approval of sidewalk fees in lieu of construction. Case #ORDA20187-000014 (Note: Final action of this item will be considered at the March 14, 2019 City Council meeting – subject to change). Senior Planner Hovde presented the Ordinance Amendment to the Commission and recommended approval.
Commissioner Cunha asked for clarification on the sidewalk fee in lieu option for developers. Senior Planner Hovde stated that these fees are managed by the Planning & Development Services Department. Instead of constructing the sidewalk during the platting process, the developer can request to pay into the fund specific to their geographic sidewalk zone in lieu of construction.
Transportation Planning Coordinator Schubert provided more clarity on the development of subdivisions and sidewalks stating that fee in lieu options were not included on existing rural streets. Commissioner Guerra asked for clarification on the circumstances in which Commission would see
a request for sidewalks in the future.
February 21, 2019 P&Z Regular Meeting Minutes Page 4 of 4
Senior Planner Hovde stated that the developer could appeal the administrator’s decision on
sidewalk fee in lieu, or the developer could seek a waiver, both instances would require action from the Commission.
Chairperson Kee opened the public hearing. No one spoke.
Chairperson Kee closed the public hearing. Commissioner Mather motioned to recommend approval of the Ordinance Amendment as presented by Staff. Commissioner Oldham seconded the motion, motion passed (7-0). 9. Discussion and possible action on future agenda items – A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
There was no discussion. 10. Adjourn
The meeting adjourned at 7:32 p.m. Approved: Attest: ______________________________ ________________________________ Jane Kee, Chairman Kristen Hejny, Admin Support Specialist Planning & Zoning Commission Planning & Development Services
Planning & Zoning Commission
March 7, 2019
Supporting Materials
1. Vicinity Map, Aerial, and Small Area Map
2. Final Plat
Scale 6 commercial lots and 1 common area on approximately
8.4 acres
Location Generally located at the northeast corner of the Wellborn
Road and Deacon Drive intersection
Property Owner Maverick Diamond Property, LLC
Applicant Joe Schultz, P.E., Schultz Engineering, LLC
Project Manager Alyssa Halle-Schramm, Staff Planner
aschramm@cstx.gov
Project Overview The proposed commercial subdivision includes 6 lots, a
common area for stormwater detention, and
approximately 0.09 acres of Right-of-Way dedication along
Deacon Road, and 0.01 acres for Wellborn Road closer to
Navarro Drive.
Preliminary Plan December 2018
Public Infrastructure Total linear feet proposed:
255 Sidewalks
1,000 Sanitary Sewer Lines
2,412 Water Lines
Parkland Dedication N/A
Traffic Impact Analysis A TIA was performed at time of preliminary plan by Kimley
Horn in October 2018. Access to the site is provided with a
dedicated turn lane on Wellborn Road with right-in, right-
out access, a full access driveway on Deacon Drive, and a
full access driveway on Navarro Drive via cross access with
the adjacent property to the north.
Compliant with Comprehensive Plan
(including Master Plans) and Unified
Development Ordinance
Yes
Compliant with Subdivision Regulations Yes
Staff Recommendation Approval
Final Plat
for
Crossing at Wellborn Phase 1
FPCO2018-000019
FP2017-000024
FM 2154 DEACON DRIVENAVARRO DRIVELOT 1
LOT 2LOT 3
LOT 5 2.102 AC.
0.773 AC.0.773 AC.
1.231 AC.
LOT 6
COMMON AREA 1PRIVATE DRAINAGE EASEMENT
1.271 AC.
0.656 AC.
BLOCK 1
BLOCK 1 BLOCK 1
BLOCK 1
BLOCK 1
LOT 41.546 AC.
BLOCK 1
TBPE NO. 12327911 SOUTHWEST PKWY E.
College Station, Texas 77840
(979) 764-3900
ENGINEER:SURVEYOR:
Brad Kerr, RPLS No. 4502
Kerr Surveying, LLC
409 N. Texas Ave.Bryan, TX 77803
(979) 268-3195
SCALE: AS SHOWNFEBRUARY 2019
OWNER/DEVELOPER:
Maverick Diamond Property LLC
12750 S. Kirkwood Rd, Suite 200Stafford, TX 77477
(832) 786-9483
VICINITY MAP
NOT TO SCALE
W
E
L
L
B
O
R
N
R
D
DEACON DR
NAVARRO DR
FINAL PLAT
CROSSING AT WELLBORN
PHASE 1
BLOCK 1, LOTS 1-6 AND COMMON AREA1
8.449 ACRES - 6 LOTS
0.096 ACRES RIGHT-OF-WAY DEDICATION
CRAWFORD BURNETT LEAGUE, A-7
COLLEGE STATION, BRAZOS COUNTY, TEXAS
LEGEND
METES AND BOUNDS DESCRIPTION OF AN
8.449 ACRE TRACT CRAWFORD BURNETT LEAGUE, A-7
COLLEGE STATION, BRAZOS COUNTY, TEXAS
METES AND BOUNDS DESCRIPTION OF ALL THAT CERTAIN TRACT OR PARCEL OF LAND LYINGAND BEING SITUATED IN THE CRAWFORD BURNETT LEAGUE, ABSTRACT NO. 7, COLLEGESTATION, BRAZOS COUNTY, TEXAS. SAID TRACT BEING THE REMAINDER OF A CALLED 20.99ACRE TRACT OF LAND AS DESCRIBED AS TRACT FOUR BY A DEED TO THE SPEARMANMARITAL TRUST RECORDED IN VOLUME 2615, PAGE 210 OF THE OFFICIAL RECORDS OF BRAZOSCOUNTY, TEXAS.
SAID TRACT BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS:
BEGINNING AT A 5/8 INCH IRON ROD FOUND WITH CAP (N:10196965.65, E:3559556.41) ON THENORTHEAST LINE OF FM 2154 (R.O.W. WIDTH VARIES). SAID IRON ROD FOUND MARKING THESOUTH CORNER OF A CALLED 1.917 ACRE TRACT OF LAND AS DESCRIBED BY A DEED TO KEITHE. CLEMENTS AND SPOUSE, ELIZABETH M. CLEMENTS RECORDED IN VOLUME 13685, PAGE 55OF THE OFFICIAL PUBLIC RECORDS OF BRAZOS COUNTY, TEXAS. FOR REFERENCE, A 1/2 INCHIRON ROD WITH CAP MARKED 'ATM' FOUND BEARS: N 47° 06' 10" W FOR A DISTANCE OF 76.97FEET (DEED CALL: N 47° 00' 41" W - 77.00 FEET, 13685/55). COORDINATES AND BEARING SYSTEMSHOWN HEREON ARE NAD83 (TEXAS STATE PLANE CENTRAL ZONE GRID NORTH) BASED ONTHE PUBLISHED COORDINATES OF THE CITY OF COLLEGE STATION CONTROL MONUMENTCS94-117 (N:10191793.14, E:35559913.46) AND AS ESTABLISHED BY GPS OBSERVATION.DISTANCES SHOWN HEREON ARE GRID DISTANCES. TO DETERMINE SURFACE DISTANCESMULTIPLY BY A COMBINED SCALE FACTOR OF 1.00010057011333 (CALCULATED USINGGEOID12B);
THENCE:N 82° 40' 28" E ALONG THE SOUTHEAST LINE OF SAID 1.917 ACRE TRACT FOR ADISTANCE OF 460.13 FEET (DEED CALL: N 82° 40' 05" E-460.22 FEET, 13685/55) TO A 5/8 INCH IRONROD WITH CAP MARKED 'KERR 4502' FOUND MARKING THE EAST CORNER OF SAID 1.917 ACRETRACT AND THE SOUTH CORNER OF LOT 20, BLOCK 4, STEEPLECHASE SUBDIVISION PHASE SIXACCORDING TO THE PLAT RECORDED IN VOLUME 3638, PAGE 163 OF THE OFFICIAL PUBLICRECORDS OF BRAZOS COUNTY, TEXAS;
THENCE:N 82° 50' 05" E ALONG THE SOUTHEAST LINE OF SAID LOT 20 FOR A DISTANCE OF35.49 FEET (DEED CALL: N 81° 59' 52" E- 35.54 FEET, 3638/163) TO A 5/8 INCH IRON ROD FOUNDMARKING THE WEST CORNER OF LOT 9, OAKBROOK VALLEY SUBDIVISION SECTION ONEACCORDING TO THE PLAT RECORDED IN VOLUME 2036, PAGE 331 OF THE OFFICIAL PUBLICRECORDS OF BRAZOS COUNTY, TEXAS;
THENCE:S 47° 51' 27" E ALONG THE SOUTHWEST LINE OF SAID OAKBROOK VALLEYSUBDIVISION FOR A DISTANCE OF 793.71 FEET (PLAT CALL: S 47° 51' 35" E- 794.08 FEET, 2036/331)TO A 5/8 INCH IRON ROD WITH CAP MARKED 'KERR 4502' FOUND ON THE NORTHWEST LINE OFDEACON DRIVE (70' R.O.W.). SAID IRON ROD FOUND MARKING THE SOUTH CORNER OF LOT 1 OFSAID OAKBROOK VALLEY SUBDIVISION;
THENCE:S 42° 07' 47" W ALONG THE NORTHWEST LINE OF DEACON DRIVE FOR A DISTANCEOF 359.27 FEET (CALLED: S 42° 07' 14" W - 359.32 FEET, PER R.O.W. PLANS) TO A 1/2 INCH IRONROD WITH PLASTIC CAP MARKED 'KERR 4502' FOUND;
THENCE:S 82° 50' 00" W FOR A DISTANCE OF 43.27 FEET (CALLED: S 82° 49' 27" W - 43.28 FEET,PER R.O.W. PLANS) TO THE REMAINS OF A CONCRETE RIGHT-OF-WAY MARKER FOUND ON THENORTHEAST LINE OF FM 2154;
THENCE:N 47° 02' 37" W ALONG THE NORTHEAST LINE OF FM 2154 FOR A DISTANCE OF 1087.86FEET (CALLED: N 47° 03' 10" W-1088.00 FEET, PER R..O.W. PLANS) TO THE POINT OF BEGINNINGCONTAINING 8.449 ACRES OF LAND AS SURVEYED ON THE GROUND
ROW
DEDICATION
0.087 ACRES
ROW
DEDICATION
0.009 ACRES
LOT 3
LOT 5
0.773 AC.
1.231 AC.
LOT 6
COMMON AREA 1PRIVATE DRAINAGE EASEMENT
1.271 AC.
0.656 AC.
BLOCK 1
BLOCK 1
BLOCK 1
TBPE NO. 12327911 SOUTHWEST PKWY E.
College Station, Texas 77840
(979) 764-3900
ENGINEER:SURVEYOR:
Brad Kerr, RPLS No. 4502
Kerr Surveying, LLC
409 N. Texas Ave.Bryan, TX 77803
(979) 268-3195
SCALE: AS SHOWNFEBRUARY 2019
SHEET 2 SHEET 3
OWNER/DEVELOPER:
Maverick Diamond Property LLC
12750 S. Kirkwood Rd, Suite 200Stafford, TX 77477
(832) 786-9483
FINAL PLAT
CROSSING AT WELLBORN
PHASE 1
BLOCK 1, LOTS 1-6 AND COMMON AREA1
8.449 ACRES - 6 LOTS
0.096 ACRES RIGHT-OF-WAY DEDICATION
CRAWFORD BURNETT LEAGUE, A-7
COLLEGE STATION, BRAZOS COUNTY, TEXAS
Key Map
Scale: N.T.S
LEGEND
ROW
DEDICATION
0.009 ACRES
LOT 1
LOT 2LOT 3
LOT 5 2.102 AC.
0.773 AC.0.773 AC.
1.231 AC.
PRIVATE DRAINAGE EASEMENT
BLOCK 1
BLOCK 1 BLOCK 1
BLOCK 1
LOT 4
1.546 AC.
BLOCK 1
TBPE NO. 12327911 SOUTHWEST PKWY E.
College Station, Texas 77840
(979) 764-3900
ENGINEER:SURVEYOR:
Brad Kerr, RPLS No. 4502
Kerr Surveying, LLC
409 N. Texas Ave.Bryan, TX 77803
(979) 268-3195
SHEET 2 SHEET 3
SCALE: AS SHOWNFEBRUARY 2019
OWNER/DEVELOPER:
Maverick Diamond Property LLC
12750 S. Kirkwood Rd, Ste 200Stafford, TX 77477
(832) 786-9483
FINAL PLAT
CROSSING AT WELLBORN
PHASE 1
BLOCK 1, LOTS 1-6 AND COMMON AREA1
8.449 ACRES - 6 LOTS
0.096 ACRES RIGHT-OF-WAY DEDICATION
CRAWFORD BURNETT LEAGUE, A-7
COLLEGE STATION, BRAZOS COUNTY, TEXAS
Key Map
Scale: N.T.S
LEGEND
March 7, 2019
Regular Agenda
Rezoning – Koppe Bridge PDD
To: Planning and Zoning Commission
From: Alaina Chafin, AICP, Senior Planner, Planning & Development Services
Agenda Caption: Public Hearing, presentation, discussion and possible action regarding an ordinance
amending Appendix “A”, “Unified Development Ordinance,” Section 4.2, “Official Zoning Map,” of the
Code of Ordinances of the City of College Station, Texas by changing the zoning district boundaries from
PDD Planned Development District to PDD Planned Development District to amend the terms of the PDD
and the associated Concept Plan for approximately 1.7 acres being the DelRaye Subdivision, Tract A,
generally located at 3940 Harvey Road. Case #REZ2018-000020 (Note: Final action of this item will be
considered at the March 28th City Council meeting- subject to change.)
Recommendation: Staff recommends approval of the PDD Planned Development District amendments
with the condition that a cross access easement and driveway be provided to the adjacent 0.97 acre lot
(as shown on the Concept Plan) located to the south of the subject property along Harvey Road at the
time the subject property expands its parking lot.
Summary: The property at 3940 Harvey Road was zoned to PDD Planned Development District with a
base zoning district of GC General Commercial for the use of a Restaurant with a Drive Thru in 2000.
Koppe Bridge Bar & Grill has been open at this location since 2002. The property owner has determined
that the existing parking lot is deficient according to parking demands for the restaurant. The approved
PDD and Concept Plan does not permit parking between the restaurant and the Harvey Hillsides Creek
located to the east. The Concept Plan also provides for a 40-foot landscape buffer abutting the creek
consisting of natural vegetation. The purpose of the rezoning is to amend the terms of the existing PDD
and Concept Plan to reduce the size of the landscape buffer and allow for additional parking between
the primary building and Harvey Hillsides Creek to the east.
REVIEW CRITERIA
1. Whether the proposal is consistent with the Comprehensive Plan The subject property is designated
as Suburban Commercial on the Comprehensive Plan Future Land Use and Character Map. This land use
designation is generally for concentrations of commercial activities that cater primarily to nearby
residents versus the larger community or region. Generally, these areas tend to be small in size and
located adjacent to major roads (arterials and collectors). Design of these structures is compatible with
the surrounding single-family residential uses. The adjacent property to the north, east and south are
also designated as Suburban Commercial in the Comprehensive Plan. There are no proposed changes to
the uses allowed through the PDD.
2. Whether the uses permitted by the proposed zoning district will be appropriate in the context of
the surrounding area: This rezoning request is to amend the existing PDD Concept Plan to allow for the
expansion of the parking lot of an existing restaurant (Koppe Bridge Bar & Grill) that has been in
operation at this location since 2002. The PDD amendment will not affect the current base zoning (GC
General Commercial) or present use of the property as a restaurant. The adjacent property to the north
is vacant and zoned O Office; to the east is Harvey Hillsides Creek and the rural residential subdivision
that exists outside the City Limits known as the Harvey Hillsides area. To the south is property zoned R
Rural that is currently being used as Multi-Family. To the west is Harvey Road, a TXDOT road designated
as a 4-Lane Major Arterial on the Thoroughfare Plan but currently built as a two-lane rural roadway.
Based on the context of the surrounding area, the uses permitted by the proposed zoning district are
appropriate.
While the existing base zoning is GC General Commercial, the associated drive-thru meets SC Suburban
Commercial specific use standard that requires drive-thru facilities (speaker box, message board, and
pick-up window) not be located between the restaurant and any single-family use or zoning district;
except when the single-family use or zoning district is located across a public street. Expanding the
parking lot to support an existing SC Suburban Commercial use is in compliance with the Comprehensive
Plan.
3. Whether the property to be rezoned is physically suitable for the proposed zoning district:
The property has frontage and takes access to Harvey Road, a planned 4-lane major arterial. A traffic
impact analysis was not required for this project due to proposed changes related to parking. The PDD
amendment will not affect the current base zoning (General Commercial) or present use of the property
as a restaurant. The property to the north is vacant and zoned for office uses, while the property to the
south is zoned for rural uses, but currently being utilized as a multi-family residence. Harvey Hillsides
Creek to the east and its associated FEMA floodplain creates a natural physical buffer to the residential
neighborhood located outside the City Limits. Therefore, the property is physically suitable for the
proposed zoning district.
4. Whether there is available water, wastewater, stormwater, and transportation facilities generally
suitable and adequate for uses permitted by the proposed zoning district: The subject property is
located adjacent to an 8-inch water main and a 15-inch sanitary sewer main which runs along Harvey
Road. The subject property is located in the Carters Creek Drainage Basin, a portion of which falls within
the 100-year FEMA designated Special Flood Hazard Area. Development of the property will be required
to meet the requirements of the City’s Storm Water Design Guidelines. Harvey Road is controlled by
TXDOT and is designated as a 4-Lane Major Arterial on the Thoroughfare Plan, but is currently built as a
2-lane rural roadway. Koppe Bridge Bar & Grill has been operating at this location since 2002. The PDD
amendment will not affect the infrastructure demands for the property.
5. The marketability of the property: While the PDD amendment will not affect the present base zoning
or land use of the property, the proposed increase in parking will improve the marketability of the
property.
REVIEW OF CONEPT PLAN
The Concept Plan provides an illustration of the general layout of the proposed land use as well as
access points external and internal to the property. In proposing a PDD, an applicant may also
request variations to the general platting and site development standards provided that those
variations are outweighed by demonstrated community benefits of the proposed development. The
Unified Development Ordinance provides the following review criteria as the basis for reviewing PDD
Concept Plans:
1. The proposal will constitute an environment of sustained stability and will be in harmony with
the character of the surrounding area;
2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan,
and any subsequently adopted Plans, and will be consistent with the intent and purpose of this
Section;
3. The proposal is compatible with existing or permitted uses on abutting sites and will not
adversely affect adjacent development;
4. Every dwelling unit need not front on a public street but shall have access to a public street
directly or via a court, walkway, public area, or area owned by a homeowners association;
5. The development includes provision of adequate public improvements, including, but not limited
to, parks, schools, and other public facilities;
6. The development will not be detrimental to the public health, safety, welfare, or materially
injurious to properties or improvements in the vicinity; and
7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or
pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the
proposed use and other uses reasonably anticipated in the area considering existing zoning and
land uses in the area.
General:
This request to rezone approximately 1.7 acres located at 3940 Harvey Road from PDD to PDD is to
amend the terms of the PDD and Concept Plan to allow the expansion of the parking area between the
restaurant and Hillsides Harvey Creek to the east.
The applicant is proposing to carry over the same community benefits as outlined in the current PDD,
including a maximum building height of 35 feet and residential exterior lighting to compliment the
neighborhood located to the east, outside the City Limits. The applicant proposes to maintain a portion of
the existing 40-foot landscape buffer and reduce the buffer to 20 feet in certain areas as shown on the
Concept Plan. The applicant has also agreed to provide detailed tree survey at the time of site plan to
ensure that the existing vegetation in the landscape buffer area is sufficient to meet current buffer
requirements. At the time of the original PDD zoning, buffers were not required of commercial uses
developing against residential. A 20 to 40-foot buffer is greater than the 15-foot buffer that would be
required of a typical development today.
The Concept Plan provides a cross access easement to the adjacent 0.97 acre lot in accordance with
Unified Development Ordinance Section 7.4.B.2, which requires a cross easement and drive aisle be
provided to adjoining properties that front on the same street and that are, or may be, developed as
nonresidential land uses. This cross access is typically provided with new development or
redevelopment/expansion of existing nonresidential sites. Instead of providing this cross access with the
expansion of the Koppe Bridge parking area, the applicant wishes to defer the dedication of cross access
until such time that the adjacent 0.97 acre tract redevelops, in order to preserve as much off-street
parking as possible.
Instead of deferring the dedication of the cross access, Staff recommends a condition that the cross
access easement and drive aisle be provided with the Koppe Bridge parking expansion, and that the
applicant be permitted to utilize this cross access as parking until such time that the adjacent 0.97 acre
tract redevelops.
Modification Requested: General Commercial is proposed as the base zoning district with the following
modifications:
Section 7.7.F “Minimum Buffer Standards”
1. A natural vegetation buffer varying from 20 to 40 feet as shown on the Concept Plan shall be
maintained in its present condition.
2. At the time of the site plan application, a detailed tree survey will be provided to verify that the
existing vegetation in the landscape buffer area is sufficient to meet current minimum buffer
planting requirements and is of sufficient density to provide one hundred (100) percent opacity to a
height of six (6) feet as outlined in the Unified Development Ordinance. Additional plantings may be
required based on the tree survey.
3. Prior to any site development, a tree barricade will be provided around the natural vegetation
buffer as shown on the Concept Plan in accordance with Unified Development Ordinance.
Community Benefits: The applicant offers the following as community benefits:
1. Lighting in the parking lots and on the sides of the building will be constructed and situated in such a
manner so that it is not directed toward the adjacent residential neighborhood.
2. The building height will be a maximum of 35 feet.
3. Associated drive-in and drive-thru facilities (speaker box, message board, and pick-up window) may
not be located between the restaurant and any single-family use or zoning district; except when the
single-family use or zoning district is located across a public street.
STAFF RECOMMENDATION
Staff recommends approval of the PDD Planned Development District zoning request and associated
Concept Plan with the condition that a cross access easement and driveway be provided at the time of
the parking expansion to the adjacent 0.97-acre lot (as shown on the Concept Plan) located to the south
of the subject property along Harvey Road.
Attachments:
1. Background Information
2. Vicinity, Aerial, and Small Area Map
3. Rezoning Exhibit
4. Applicant’s Supporting Information
5. Rezoning Map
6. PDD Development Standards
7. Concept Plan
NOTIFICATIONS Advertised Commission Hearing Date: March 7, 2019
Advertised Council Hearing Dates: March 28, 2019 The following neighborhood organizations that are registered with the City of College Station’s Neighborhood Services have received a courtesy letter of notification of this public hearing: The Villas at Summit Crossing
Property owner notices mailed: 11
Contacts in support: None
Contacts in opposition: None
Inquiry contacts: None at time of staff report
ADJACENT LAND USES
Direction Comprehensive
Plan Zoning Land Use
North Suburban
Commercial O Office Undeveloped -
Platted
South Suburban Commercial R Rural Multi-Family
East Suburban Commercial R Rural Floodplain
West Proposed 4-Lane Major Arterial Harvey Road
(existing Major
Collector)
DEVELOPMENT HISTORY
Annexation: 1980
Zoning: A-O Agricultural Open upon annexation (1980)
A-O Agricultural Open to PDD Planned Development District (2000)
Final Plat: DelRaye Subdivision, Tract A (1999)
Site development: Restaurant with a Drive-Thru
Name of Project:KOPPE BRIDGE - HARVEY RD
Address:3940 HARVEY RD
Legal Description:DELRAYE, LOT A, ACRES 1.711
Total Acreage:1.711
Applicant::
Property Owner:ROSS DELPH S & GLENDA T
MITCHELL & MORGAN
List the changed or changing conditions in the area or in the City which make this zone change
necessary.
The owner of this property has determined that the parking lot is deficient according to parking demands for the
restaurant. The approved PDD and Concept Plan was not designed to allow parking behind the restaurant. We
are requesting a rezoning to encroach into the buffer, yet still remain within the standards of the UDO and loop
the drive aisle for improved circulation for both patrons and sanitation services.
Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not,
explain why the Plan is incorrect.
The Future Land Use and Character Map indicates that this property is intended for Suburban Commercial uses.
Expanding the parking lot to support an existing Suburban Commercial uses is in compliance with the City's
Comprehensive Plan.
How will this zone change be compatible with the present zoning and conforming uses of nearby
property and with the character of the neighborhood?
The property is suitable for uses permitted by the current PDD. We are only requesting to add more parking to
the site.
Explain the suitability of the property for uses permitted by the rezoning district requested.
The use of the property will not be affected by the requested PDD. The property will continue to be used as a
restaurant. Additionally, the size of the restaurant will not change.
REZONING APPLICATION
SUPPORTING INFORMATION
Page 1 of 2
Explain the suitability of the property for uses permitted by the current zoning district.
The use of the property will not be affected by the requested PDD. The property will continue to be used as a
restaurant. Additionally, the size of the restaurant will not change.
Explain the marketability of the property for uses permitted by the current zoning district.
The property is still marketable under the current PDD, but developing additional parking would increase it's
marketability by providing more parking opportunities for patrons of the restaurant.
List any other reasons to support this zone change.
N/A
Page 2 of 2
KOPPE BRIDGE
REZONING
NOV. 2018
REZONING MAP
HARVEY ROADLONETREE DRIVEExisting
HARVEY ROADLONETREE DRIVEProposedHARVEY ROADVISTA LNLO
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ALLEYALLEYVicinity Map
£
0 2,0001,000 Feet
T. 979.260.6963F. 979.260.3564
3204 Earl Rudder FWY SCollege Station, TX 77845
Plan & Design Specialists in Civil · Engineering · Hydraulics
Hydrology · Utilities · Streets
Site Plans · Subdivisions
www.mitchellandmorgan.com
ROSS, DELPH S & GLENDA T
LOT A, DELRAYE SUBDIVISIONACRES:1.711PROPOSED ZONING: PDD
ROSS, DELPH S & GLENDA TLOT A, DELRAYE SUBDIVISIONACRES:1.711CURRENT ZONING: PDD
DUDLEY, RICHARD MARK & DEANIE D
BLOCK 4 (PT OF), HARVEY HILLSIDES SUBDIVISIONACRES:0.7CURRENT ZONING: R - RURALPARULIAN, OSCAR & SWANY WLOT 3 (PT OF), BLOCK 4,HARVEY HILLSIDES SUBDIVISIONACRES:0.97CURRENT ZONING: R - RURALDUDLEY RANCH PARTNERSHIP LTDLOT 42A, BLOCK 1, HARVEY HILLSIDES SUBDIVISIONACRES:3.86CURRENT ZONING: O - OFFICEDUDLEY, RICHARD MARK & DEANIE D
BLOCK 4 (PT OF), HARVEY HILLSIDES SUBDIVISIONACRES:0.7CURRENT ZONING: R - RURALPARULIAN, OSCAR & SWANY WLOT 3 (PT OF), BLOCK 4,HARVEY HILLSIDES SUBDIVISIONACRES:0.97CURRENT ZONING: R - RURALDUDLEY RANCH PARTNERSHIP LTDLOT 42A, BLOCK 1, HARVEY HILLSIDES SUBDIVISIONACRES:3.86CURRENT ZONING: O - OFFICE40' PUE3565/335
ELECTRICAL OVERHANG EASEMENT429/57
20' COCS PUE
718/742
20' COCS WATER & SEWEREASEMENT718/742
40' PUE
3565/335
ELECTRICAL OVERHANG EASEMENT429/57
20' COCS PUE
718/742
20' COCS WATER & SEWEREASEMENT718/742
£
0 15 30 Feet
1 inch = 30 feet
EASEMENTS
STREETS
100-YR
FLOODPLAIN
(TOPO
RECTIFIED)
100-YRFLOODPLAIN(FROM FEMA)
SUBJECT
PARCEL
PDD Development Standards The proposed PDD Planned Development District zoning uses a base zoning district of GC
General Commercial. The development is intended to provide for a Restaurant with a Drive-Thru
and associated parking. Permitted Uses: Restaurant with a Drive-Thru. Associated drive-in and drive-thru facilities (speaker box, message board, and pick-up window) may not be located between the restaurant
and any single-family use or zoning district; except when the single-family use or zoning district
is located across a public street.
Building Height: The building height will be a maximum of 35 feet.
Buffer Requirements:
1. A natural vegetation buffer varying from 20 to 40 feet as shown on the Concept Plan shall be
maintained in its present condition.
2. At the time of the site plan application, a detailed tree survey will be provided to verify that the existing vegetation in the landscape buffer area is sufficient to meet current minimum buffer planting requirements and is of sufficient density to provide one hundred (100) percent opacity to a height of six (6) feet as outlined in the Unified Development Ordinance.
Additional plantings may be required based on the tree survey.
3. Prior to any site development, a tree barricade will be provided around the natural vegetation buffer as shown on the Concept Plan in accordance with Unified Development Ordinance.
Lighting: Lighting in the parking lots and on the sides of the building will be constructed and situated in such a manner so that it is not directed toward the adjacent residential neighborhood.
Parking & Cross Access:
1. Parking shall be as set forth on the Concept Plan. 2. A cross access easement and driveway shall be provided to the adjacent 0.97 acre lot (as shown on the Concept Plan) located to the south of the subject property along Harvey Road. This cross access shall be provided at the time of the parking expansion.
3. Parking is permitted in the cross access easement until such time that the adjacent 0.97 acre
tract redevelops.
ADDITIONAL PARKING
HARVEY ROAD
BUFFER AREA
BUFFER AREA
BUFFER AREA
EXISTING PARKING
EXISTING RESTAURANT
BUILDING
TOPO RECTIFIED
100-YEAR
FLOODPLAIN
EXISTING WOOD SHED
EXISTING PICK-UP
WINDOW
EXISTING COVERED
PATIO AREA
20' CROSS ACCESS
EASEMENT
COMPENSATORY
STORAGE AREA
(IF NEEDED)HARVEY ROADPROPERTY LOCATION
SH-30
FM-15
8
CO
P
P
E
R
F
I
E
L
D
P
A
R
K
W
A
Y
COLLEGE STATIONCITY LIMIT LINE
BRYAN CITYLIMIT LINE
VICINITY MAPUNIVERSITY DRIVECONCEPT PLANCP
NOTES:
1. TOTAL SITE AREA: 1.711 AC
2. THERE IS FEMA REGULATED 100-YEAR FLOODPLAIN ON THIS SITE PER FEMA MAP PANEL
#48041C0220F DATED APRIL 2, 2014.
3. THE DEVELOPMENT WILL NOT INCLUDE PARKS, GREENWAYS, CONSERVATION AREAS, SCHOOLS,
OR TRAILS.
4. ALL SITE LIGHTING WILL COMPLY WITH CITY OF COLLEGE STATION ORDINANCES.
5. EXISTING PARKING SPACES: 74
March 7, 2019
Regular Agenda
Rezoning – Haney-Highway 6 Subdivision, Block A, Lot 1R2
To: Planning & Zoning Commission
From: Lauren Hovde, AICP, Senior Planner
Agenda Caption: Public Hearing, presentation, discussion, and possible action regarding an ordinance
amending Appendix A, “Unified Development Ordinance,” Article 4, Zoning Districts,” Section 4.2,
“Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by revising the
PDD Planned Development District for approximately 0.6 acres being Haney-Highway 6 Subdivision,
Block A, 1R2, generally located at 3125 Texas Avenue South. Case # REZ2019-000002 (Note: Final
action of this item will be considered at the March 14, 2019 City Council Meeting).
Recommendation: Staff recommends approval of the request.
Summary: The applicant is requesting to revise the PDD Planned Development District (Ordinance
#2922, August 24, 2006) to change the base zoning from C-3 Light Commercial to SC Suburban
Commercial on Block A, Lot 1R2. The change in base zoning will allow for the affected portion of the
existing PDD Planned Development District to develop as a restaurant with a drive-thru, along with all
other uses allowed in Suburban Commercial per the Unified Development Ordinance. Drive-thru
restaurants were expressly excluded in the original 2006 PDD Planned Development District zoning.
REZONING REVIEW CRITERIA
1. Whether the proposal is consistent with the Comprehensive Plan: The subject property is
designated on the Comprehensive Plan Future Land Use and Character Map as Suburban
Commercial. Suburban Commercial is intended for non-residential development that is
compatible in both use and form with surrounding residential activity. The proposed PDD
revision to include a base zoning of SC Suburban Commercial on Block A, Lot 1R2 is consistent
with the Comprehensive Plan.
2. Whether the uses permitted by the proposed zoning district will be appropriate in the
context of the surrounding area: Development in the surrounding area consists of restaurants
(including drive-thru restaurants), a storage facility, office, retail, and fuel sales—all permitted uses in
the SC Suburban Commercial zoning district. There is also both single-family and multi-family
development near the subject property. The request to revise the PDD base zoning district to SC
Suburban Commercial for Block A, Lot 1R2 is contextually appropriate for the area in regards to
land use.
Restaurants with drive-thrus are specifically allowed in the SC Suburban Commercial zoning
district. In order to minimize the impact on nearby residential uses, design standards are in place
to reduce noise and light. Examples of these standards include a required 150-foot separation
from single-family uses and the placement of the order box on the opposite side of the building
from residential uses. These standards do not exist with the original C-3 Light Commercial base
zoning.
3. Whether the property to be rezoned is physically suitable for the proposed zoning district:
The proposed revision encompasses an existing platted lot that has approximately 128 feet of
frontage along Texas Avenue and is approximately 200 feet deep. The subject property is adjacent
to commercial development on both sides. The proposed zoning boundary is more than 130 feet
from the nearest residential property line. Between the subject property and nearby residential
uses is a self-storage facility, an office, and a parking lot. The site is suitable for the proposed SC
Suburban Commercial base zoning, just as it is currently suitable for the existing C-3 Light
Commercial base zoning.
4. Whether there is available water, wastewater, stormwater, and transportation facilities
generally suitable and adequate for uses permitted by the proposed zoning district: There is
an existing 8-inch waterline along the northwest property line and a 4-inch water line along the
northeast property line. There is a 6-inch sanitary sewer line along the northeast property line,
as well. There is sufficient capacity in the City’s utility infrastructure to accommodate the
proposed rezoning. Detention will be addressed during the site planning process. The subject
property will take access through an existing driveway to Texas Avenue and also to State
Highway 6 frontage road via a cross access easement with the existing Burger King to the south.
5. The marketability of the property: Changing the base zoning for the PDD for Block A, Lot 1R2
alters the allowed uses and the development requirements for non-residential development.
Being located near the intersection of State Highway 6, Texas Avenue, and Deacon Drive, the non-
residential activity allowed in Suburban Commercial has marketable potential. The marketability
is furthered by the proposed installation of a median by TxDOT, with a median opening aligning
with the commercial driveway serving this area. Furthermore, the applicant has expressed that
the adjustment in allowed land uses will be conducive to the constrained size of the property.
STAFF RECOMMENDATION
Staff recommends approval of the rezoning request.
SUPPORTING MATERIALS
1. Background Information
2. Vicinity, Aerial, and Small Area Map
3. Applicant’s Supporting Information
4. Rezoning Map
5. Rezoning Exhibit
6. Ordinance #2922
BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date: March 7, 2019
Advertised Council Hearing Dates: March 14, 2019
The following neighborhood organizations that are registered with the City of College Station’s
Neighborhood Services have received a courtesy letter of notification of this public hearing:
None
Property owner notices mailed: 10
Contacts in support: None
Contacts in opposition: 2, citing concerns for increased area traffic
Inquiry contacts: None
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North Suburban
Commercial
PDD Planned
Development District
Commercial – Storage
Facility
South Proposed 4-Lane
Major Arterial N/A Texas Avenue
East
Suburban
Commercial
PDD Planned
Development District
Commercial – Burger
King restaurant with a
drive-thru
West
Suburban
Commercial
PDD Planned
Development District
Commercial – Storage
Facility
DEVELOPMENT HISTORY
Annexation: 1969
Zoning: R-1 Single-Family Residential (1969)
R-1 Single-Family Residential to A-P Administrative Professional (1982)
A-P Administrative Professional to C-3 Planned Commercial (1985)
C-3 Planned Commercial to C-3 Planned Commercial (1988)
C-3 Planned Commercial to PDD Planned Development District (2006)
Final Plat: Haney Highway Six Subdivision (2016)
Site development: Vacant / Commercial
ORDINANCE NO.2922 Page 2
EXHIBIT "A"
That Chapter 12, "Unified Development Ordinance," Section 4.2, "Official Zoning Map," of the
Code of Ordinances ofthe City of College Station, Texas, is hereby amended as follows:
Tract I
The following property is rezoned from C-3 Light Commercial to PDD Planned
Development District:
The south 135 feet of Lot 1, Block A of the Haney Highway 6 Subdivision along
Texas Avenue (the property graphically shown in Exhibit "B" and the location
more generally shown in Exhibit "C").
Purpose Statement:
This PDD is to allow for the redevelopment of this tract of land while protecting
the integrity of the Mile Drive neighborhood. Uses requested are those
commercial uses typically found at points of highest visibility and highest traffic
counts such as this location. At the same time impacts to the Mile Drive
neighborhood will be mitigated by precluding certain more intense uses normally
allowed in the C-3 and C-l zoning districts. The lot will contain two different
PDD districts such that the most intense use, the drive-thru restaurant facility, will
be located only on the most southerly portion of the property. All other minimum
standards will be met with a concept plan developed in accordance with Design
Review Board considerations.
The following uses are approved with this PDD zoning district:
Animal Care Facilities - Indoor
Art Studio Gallery
Educational Facility - Indoor Instruction
Mini-Storage Warehouse with Accessory Living Quarters
Maximum two-story building with office and / or other uses permitted herein
Clinic / Medical Office
Personal Service Shop
Printing / Copy Shop
Radio / TV Station / Studio
Retail Sales and Service
Financial Institution with Drive-thru
One Restaurant with a Drive-thru
Tract II
The following property is rezoned from C-3 Light Commercial to PDD Planned
Development District:
ORDINANCE NO.2922 Page 3
Lot 1, Block A of the Haney Highway 6 Subdivision save and except the south 135
feet along Texas Avenue (the property graphically shown in Exhibit "B" and the
location more generally shown in Exhibit "e").
Purpose Statement:
This PDD is to allow for the redevelopment of this tract of land while protecting
the integrity of the Mile Drive neighborhood. Uses requested are those
commercial uses typically found at points of highest visibility and highest traffic
counts such as this location. At the same time impacts to the Mile Drive
neighborhood will be mitigated by precluding certain more intense uses normally
allowed in the C-3 and C-I zoning districts. The lot will contain two different
PDD districts such that the most intense use, the drive-thru restaurant facility, will
be located only on the most southerly portion of the property. All other minimum
standards will be met with a concept plan developed in accordance with Design
Review Board considerations.
The following uses are approved with this PDD zoning district:
Animal Care Facilities - Indoor
Art Studio Gallery
Educational Facility - Indoor Instruction
Mini-Storage Warehouse with Accessory Living Quarters
Maximum two-story building with office and / or other uses permitted herein
Clinic / Medical Office
Personal Service Shop
Printing / Copy Shop
Radio / TV Station / Studio
Retail Sales and Service
Financial Institution with Drive-thru
One Restaurant without a Drive-thru
Planning & Zoning Commission Page 1 of 5 March 7, 2019
March 7, 2019
Regular Agenda
Rezoning – BioCorridor Planned Development District
To: Planning and Zoning Commission
From: Alaina Helton, AICP, Senior Planner, Planning & Development Services
Agenda Caption: Public hearing, presentation, discussion and possible action regarding an ordinance
amending Appendix “A”, “Unified Development Ordinance,” Section 4.2, “Official Zoning Map,” of the
Code of Ordinances of the City of College Station, Texas to amend the terms of the PDD Planned
Development District for the Joint Research Valley BioCorridor Development Project, covering
approximately 147 acres that are generally located between State Highway 47, Raymond Stotzer
Parkway, Turkey Creek Parkway and the City limit. Case #REZ2018-000014 (Note: Final action of this
item will be considered at the March 28th City Council Meeting- Subject to change.)
Recommendation: Staff recommends approval of the proposed amendments to the BioCorridor PDD
Planned Development as outlined below. The BioCorridor Board considered these amendments at their
meeting on February 8, 2019 and also recommend approval.
Summary: This request is to amend the terms and development standards of the BioCorridor PDD,
covering approximately 147 acres that are generally located between State Highway 47, Raymond
Stotzer Parkway, Turkey Creek Parkway and the City limit.
BACKGROUND
The BioCorridor PDD consists of approximately 196 acres of land within both the City of Bryan and
College Station. About 147 of these 196 acres are located within College Station’s City limits and are the
subject of this rezoning proposal. The remaining land is located in the City of Bryan’s City limits and they
are going through a similar rezoning process.
This area is the subject of an Interlocal Agreement between the two cities to invest in the creation of the
BioCorridor as the future international destination for education, research, development,
commercialization and production of innovative technologies to improve global health. In conformance
with the Interlocal Agreement, the BioCorridor Planned Development Zoning District was created to
apply a set of standards necessary to regulate development within the District. The College Station City
Council adopted the BioCorridor PDD Ordinance on September 27, 2012 (Ordinance no. 3448). The
ordinance describes that this District is a "mixed-use zoning district that establishes a planned urban
environment that promotes leading-edge international biotechnology."
At the direction of the BioCorridor Board last year, and in conjunction with City of Bryan, Staff proposed
amendments to the Ordinance in light of requests for exceptions and variances from the existing
BioCorridor Ordinance and concerns from developers regarding the development standards.
The following changes to the BioCorridor PDD Ordinance were proposed:
Add "stand-alone multi-family on property with frontage on Turkey Creek Road" as an allowed land
use.
Planning & Zoning Commission Page 2 of 5 March 7, 2019
Remove "Multi-family not part of a mixed use development" from the Prohibited Uses list.
Increase the Maximum Setback to HSC Parkway Right-of-Way (ROW) from 75’ to 150’ in all
BioCorridor Districts.
Add a standard requiring that a minimum of 50% of the building façade must be located within the
maximum setback area in all BioCorridor Districts.
Add a standard allowing buildings that face multiple ROWs to only conform to the maximum setback
regulations of one ROW as approved by staff at time of site plan.
Add a definition of block perimeter being, "A measurement of the linear distance of land around the
outside edge of a block, which is a total of the Blockfaces for each block. For measurement, the
point of origin and end point are the same location."
Add a definition of Special District Identification Sign being, "A sign used to identify a Special District.
Specifically regulated by the standards set forth in Appendix A-2."
Add a definition of Special District, being, "A self-identified cohesive area that does not meet the
definition of District."
Removing the power and duty of the BioCorridor Board to "review and make recommendations to
City Staff of College Station and Bryan regarding improvements in the public realm that further the
aesthetics, identity, and access to and within the BioCorridor Planned Development District."
Add a standard that, "Special District Signs in general conformance with Appendix A-2 shall not
require additional approvals from the BioCorridor Board."
Alter a parking lot specification from, "no parking is allowed adjacent to any street" to "no parking is
allowed within 10 feet of a local street and 25 feet of a non-local street."
Add a screening specification stating, "Parking screening is required as a visual buffer between
parking and the ROW. Screening shall consist of a decorative wall at least three feet in height or
dense shrubbery having year-round foliage at least four feet in height."
Clarify language specifying the location of required bicycle parking, being a change from "shall be
provided near the [bus] stop" to be "within 50 feet of the [bus] stop."
Remove language regarding special district identification signs being, "Special district identification
signs that the BioCorridor Board has approved as set forth in this Ordinance. The location and
Placement of these signs shall not impede traffic safety."
Add language regulating Special District Signs being, "Special district identification signs shall be
allowed in accordance to the design standards set forth in Appendix A-2."
Add a row to the Sign Standards chart stating, "Special District Signs" "See Appendix A-2".
Clarify language regarding landscaping measurements to state that the "diameter" of trees are
measured "1 foot above the ground" and removing the reference to "DBH".
Add language regarding drainage and stormwater management that an applicant shall submit via "a
site plan, drainage plan, or correspondence" that the development has incorporated water quality
improvements.
Add Appendix A-2.
Subsequent related formatting and numbering changes.
In September 2018, both City Councils of College Station and Bryan approved changes to allow stand-
alone multi-family on property located between Turkey Creek Road and the proposed extension of Atlas
Pear Drive. The College Station City Council directed staff to present the remaining amendments to the
BioCorridor Board for recommendation.
Planning & Zoning Commission Page 3 of 5 March 7, 2019
At their February 8, 2019 meeting, the BioCorridor Board recommended approval of the amendments to
the BioCorridor PDD Ordinance as referenced above, with additional amendments as outlined below:
Remove requirements to meet maximum block perimeter.
Add language to the Powers and Duties of the BioCorridor Board to require the review and
recommendation of the Board to the City’s Planning and Zoning Commission regarding future
amendments to the BioCorridor Planned Development District ordinance.
REZONING REVIEW CRITERIA
1. Whether the proposal is consistent with the Comprehensive Plan: The subject property is
designated as Business Park on the Future Land Use and Character Map and is located in the
conceptual Presidential Corridor Gateway District identified for further planning. The Business Park
designation is defined as one generally for areas that include office, research, or industrial uses,
planned and developed as a unified project, and that need good access to arterial roadways. The
Comprehensive Plan states that the focus of planning efforts for the Presidential Corridor Gateway
should be accommodating business (research and development, office, and light industrial) that
builds upon the assets in the area and protects and enhances this primary gateway into the City.
The rezoning meets the direction the Comprehensive Plan identifies for future land use. The land
uses proposed for the BioCorridor PDD consists primarily of office, research and development, and
manufacturing that will promote scientific industry, especially that of biotechnology. Supporting
uses for area employees may include a small amount of commercial and multifamily. The rezoning
proposal is a reflection of the adopted vision for land uses in this area of College Station, and the
vision of the Brazos Valley area as formed through the BioCorridor Master Plan planning process.
2. Whether the uses permitted by the proposed zoning district will be appropriate in the context of
the surrounding area: The subject property is located near several major thoroughfares. Having
access to such heavily traveled roads is ideally suited for retail, commercial, and medical related
manufacturing uses. Adjacent land uses include the Stella Hotel and the Texas A&M University
Health Science Center. Staff is comfortable with the proposed limited range of enhanced building
and subdivision standards.
3. Whether the property to be rezoned is physically suitable for the proposed zoning district: The
property is suitable for the proposed changes. The industry proposed for the BioCorridor area will
need access to a transportation network that extends beyond the region and the acreage is in close
vicinity to State Highway 47 and Raymond Stotzer Parkway and near Easterwood Airport. The tract
does not have a large amount of highway frontage, but the uses proposed are not ones that require
such visibility. The property is in close vicinity to Texas A&M University and existing research
facilities, making collaboration and the sharing of resources possible. The property is also in close
vicinity to the Aggieland Business Park in the City’s Extraterritorial Jurisdiction, in which supporting
industry is located.
4. Availability of water, wastewater, stormwater, and transportation facilities generally suitable and
adequate for the proposed use: The ILA for the Joint BioCorridor Development Project included a
plan for cost sharing and oversight to provide primary infrastructure to facilitate development. The
Planning & Zoning Commission Page 4 of 5 March 7, 2019
proposed changes to the BioCorridor PDD do not propose any changes from the current
requirements for water, wastewater, storm water, and transportation facilities, with the exception
of additional clarifying language regarding the regulation of potential bike rack locations. Bryan and
College Station are continuing to work jointly to provide adequate capacity of water and sewer
systems as addressed in the Interlocal Agreement to address the current and future infrastructure
needs of this area.
5. The marketability of the property: This general area is being marketed as part of a business
center/research and development/manufacturing corridor.
REVIEW OF CONCEPT PLAN
The Concept Plan provides an illustration of the general layout of the proposed land uses as well as
access points external and internal to the property. In proposing a PDD, an applicant may also request
variations to the general platting and site development standards provided that those variations are
outweighed by demonstrated community benefits of the proposed development. The Unified
Development Ordinance provides the following review criteria as the basis for reviewing PDD Concept
Plans:
1. The proposal will constitute an environment of sustained stability and will be in harmony with the
character of the surrounding area;
2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan,
and any subsequently adopted Plans, and will be consistent with the intent and purpose of this
Section;
3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely
affect adjacent development;
4. Every dwelling unit need not front on a public street but shall have access to a public street
directly or via a court, walkway, public area, or area owned by a homeowners association;
5. The development includes provision of adequate public improvements, including, but not limited
to, parks, schools, and other public facilities;
6. The development will not be detrimental to the public health, safety, welfare, or materially
injurious to properties or improvements in the vicinity; and
7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or
pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the
proposed use and other uses reasonably anticipated in the area considering existing zoning and
land uses in the area.
General:
The purpose of the BioCorridor PDD is to provide a mixed-use zoning district that establishes a planned
urban environment that promotes leading-edged international bio-technology. Each development thus
far in the BioCorridor District has requested a variance of some type from the current standards of the
ordinance. The proposed changes (identified earlier in this report) are intended to provide additional
process and design flexibility for the District.
BIOCORRIDOR BOARD RECOMMENDATION
At their February 8, 2019 meeting, the BioCorridor Board recommended approval of the amendments to
the BioCorridor Planned Development District Ordinance as referenced above, with additional
amendments as outlined below:
Planning & Zoning Commission Page 5 of 5 March 7, 2019
Remove requirements to meet maximum block perimeter.
Add language to the Powers and Duties of the BioCorridor Board to require the review and
recommendation of the Board to the City’s Planning and Zoning Commission regarding future
amendments to the BioCorridor PDD ordinance.
Attachments:
1. Background Information
2. Vicinity Map, Aerial, and Small Area Map
3. Rezoning Exhibit
4. BioCorridor PDD Redline
5. Appendix A-2
NOTIFICATIONS
Advertised Commission Hearing Date: March 7, 2019 Advertised Council Hearing Dates: March 28, 2019 The following neighborhood organizations that are registered with the City of College Station’s Neighborhood Services have received a courtesy letter of notification of this public hearing: None
Property owner notices mailed: 32
Contacts in support: None
Contacts in opposition: None
Inquiry contacts: None
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North
Suburban Commercial and Urban
R Rural and MF Multi-Family Single family and vacant
South Business Park and Urban
R Rural and PDD Planned Development District
Vehicular storage, office, single family, mobile/manufactured home park, and vacant
East
Business Park
R Rural and CI Commercial Industrial
Single family,
fraternity house, and vacant
West
(City of Bryan)
Mixed Use and Parks & Open Space
PD Planned
Development (BioCorridor)
Research and development,
manufacturing, hotel, multi-family and vacant
DEVELOPMENT HISTORY
Annexation: 1995
Zoning: 2018 – Amendments to BioCorridor Planned Development District
2012 – BioCorridor Planned Development District
A-O Agricultural Open upon annexation
Final Plat: Portions of the property of platted
Site development: The property is developed with research, development and manufacturing land uses, including Fujifilm and Viasat.
BIOCORRIDOR PLANNED DEVELOPMENT DISTRICT ORDINANCE Table of Contents
ARTICLE 1. LAND USE
1.1 Purpose of BioCorridor Planned Development District Zoning Ordinance ................... 1
1.2 District Purpose Statements .............................................................................. 1
1.3 Dimensional Standards ..................................................................................... 5
ARTICLE 2. BIOCORRIDOR DISTRICT MAP ...................................................................... 6
ARTICLE 3. DEFINITIONS ................................................................................................ 7
ARTICLE 4. BIOCORRIDOR BOARD
4.1 Creation ........................................................................................................ 18
4.2 Membership and Terms ................................................................................... 18
4.3 Officers, Meetings, Quorum .............................................................................. 18
4.4 Powers and Duties .......................................................................................... 19
4.5 Staff ............................................................................................................. 19
ARTICLE 5. BIOCORRIDOR REVIEW COMMITTEE
5.1 Creation ........................................................................................................ 21
5.2 Membership ................................................................................................... 21
5.3 Powers and Duties .......................................................................................... 21
ARTICLE 6. GENERAL APPROVAL PROCEDURES
6.1 Conformity with this Ordinance and Applicable Ordinances of the City ................... 23
6.2 Pre-Application Conference .............................................................................. 23
6.3 Application Forms and Fees .............................................................................. 23
6.4 Application Submission .................................................................................... 24
6.5 Application Completeness ................................................................................ 24
6.6 Required Public Notice ..................................................................................... 25
6.7 Simultaneous Processing of Applications ............................................................ 25
6.8 Expiration of Applications, Permits, and Projects ................................................. 26
6.9 Appeals from Development Exaction Requirements ............................................. 26
6.10 Figures and Flow Charts .................................................................................. 29
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
7.1 Plat Review .................................................................................................... 30
7.2 Site Plan Review ............................................................................................. 43
7.3 Development Permit ........................................................................................ 45
7.4 Building Permit ............................................................................................... 47
7.5 Certificate of Occupancy .................................................................................. 48
7.6 Certificate of Completion ................................................................................. 49
7.7 Sign Permit .................................................................................................... 50
7.8 Administrative Adjustment ............................................................................... 52
7.9 Variances ....................................................................................................... 53
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
8.1 Authority and Purpose ..................................................................................... 55
8.2 General Requirements and Minimum Standards of Design for Subdivisions .............. 55
8.3 Waiver of Subdivision Standards ....................................................................... 64
8.4 Responsibility for Payment for Installation Costs ................................................. 65
8.5 Construction, Guarantee of Performance, and Acceptance of Public Infrastructure ... 65
8.6 Certifications .................................................................................................. 67
ARTICLE 9. SITE DESIGN STANDARDS
9.1 General Development Standards ....................................................................... 70
9.2 Overall Design Goals and Objectives ................................................................. 70
9.3 General Provisions .......................................................................................... 71
9.4 Off-Street Parking Standards ............................................................................ 73
9.5 Access Management and Circulation .................................................................. 83
9.6 Signs ............................................................................................................. 90
9.7 Private Common Open Space ........................................................................... 98
9.8 Landscaping and Streetscaping ......................................................................... 99
9.9 Highway Buffers ........................................................................................... 105
9.10 Greenway Buffers ......................................................................................... 107
9.11 Solid Waste .................................................................................................. 108
9.12 Drainage and Stormwater Management ........................................................... 109
9.13 Outdoor Lighting Standards ............................................................................ 122
9.14 Outdoor Storage and Display .......................................................................... 123
ARTICLE 10. ........................................................................ BUILDING DESIGN STANDARDS
10.1 Design Standards for the Built Form ................................................................ 124
10.2 Overall Design Goals and Objectives ................................................................ 124
10.3 Design Standards Applying to the BioCorridor Planned Development District ........ 125
10.4 Design Standards Applying to Buildings and Developments ................................ 126
Exhibit A-1. ................................................................................................................... 132
Exhibit A-2. ................................................................................................................... 135
ARTICLE 1. LAND USE
Section 1.1 Purpose of BioCorridor Planned Development District Zoning Ordinance
BioCorridor
Planned Development District Page 1 27-Sept-12
As amended 28-March-19
ARTICLE 1.LAND USE.
1.1 Purpose of BioCorridor Planned Development District Zoning Ordinance.
To provide a mixed-use zoning district that establishes a planned urban environment that
promotes leading-edged international bio-technology. This Ordinance may sometimes be
referred to as the “BioCorridor Ordinance” as same may, from time to time, be amended.
1.2 District Purpose Statements.
There shall be three Districts within the Planned Development District. The purpose of each
District is as follows:
A. BioCorridor Research and Development District (BC-R&D) is a district dedicated to
the research, design, development, and testing of new products and services involving
uses that support the purpose of the BioCorridor Planned Development District. This
district consists of research land uses, especially that of biotechnology, as well as a mix of
uses that support such activities from retail, commercial, office, entertainment, and high-
density residential.
B. BioCorridor Office and Research District (BC-O&R) is a district that is dedicated to
the research, design, development, testing, and preliminary production of new products
and services that support the purpose of the BioCorridor Planned Development District.
This district allows a limited mix of uses that support such activities as retail, commercial, and office uses.
C. BioCorridor Manufacturing District (BC-M) is a district dedicated to the research, development, testing, and production of new products and services that support the
purpose of the BioCorridor Planned Development District. This district is specifically
intended to become the national bio-manufacturing center and can accommodate larger
manufacturing uses.
D. Use Table.
Signified by an “A”, the following uses are allowed in the designated Districts as follows:
BioCorridor Zoning Districts
BC-R&D BC-O&R BC-M
Residential A - -
Office A A A
Medical services A A -
Retail sales and service A A -
Light research and development A A A
Heavy research and development - A A
ARTICLE 1. LAND USE
Section 1.2 District Purpose Statements
BioCorridor
Planned Development District Page 2 27-Sept-12
Specific use examples include but are not limited to:
Residential
Multi-family on second story and above
Stand-alone multi-family on property located between Turkey Creek Road and
the proposed extension of Atlas Pear Drive
Office
Call center
Business services
Contractor’s office
Professional office
Medical Services
Medical and health facilities and uses
Medical offices
Laboratories and medical diagnostic facilities
Hospitals
Retail Sales and Services
Artist gallery or studio
Auditoriums
Banks
Broadcast studios
Convenience store
Computer sales and repair
Commercial laundry (dry cleaners – no onsite laundering)
Conference Center
Copying and reprographics service
Day care center
Health club / gymnasium / gymnastic school / exercise business
Museum (nonprofit)
Office equipment sales
Hotels / motels
Night club
Parcel delivery service
Restaurants
Light Research and Development
Assembly of products
Business incubator centers
Communication systems research and development
Computer systems research and development
Electronic repair and assembly
Research and development laboratories
Pharmaceutical manufacturing
ARTICLE 1. LAND USE
Section 1.2 District Purpose Statements
BioCorridor
Planned Development District Page 3 27-Sept-12
Software development
Specific use examples include but are not limited to (cont.):
Heavy Research and Development
Incinerators (incidental to the primary use)
Manufacturing and technology support industries
Packaging
Printing and publishing, book binding
Wholesale distribution and catalog sales
E. Prohibited Uses.
The following uses are prohibited uses within the BioCorridor Planned Development
District:
Adult Establishments
Appliance sales and repair
Automobile Services (includes all automobile-related uses such as but not
limited to: sales, repair, body shops, service, fueling as automobile includes
RV’s, boats, motorcycles, jet ski’s, etc.)
Bakery, wholesale and distribution
Boarding house
Bottling plant
Building materials sales
Cemeteries, crematoriums, mausoleums, columbaria, and memorial gardens
Ceramic products manufacturing
Churches or Religious Institutions
Coal and wood lots
Commercial dorms (private dorms)
Concrete plants
Contractor or building supply, retail (with or without outside storage)
Convenience stores with gasoline sales
Correctional facilities and jails
Detached single-family dwellings
Feed and grain sales and storage
Food packaging including packing shed
Foundries
Forging
Metal casting
Funeral homes
Furniture finishing and repair
Garden centers
Heavy equipment sales or repair
Ice kiosks
ARTICLE 1. LAND USE
Section 1.2 District Purpose Statements
BioCorridor
Planned Development District Page 4 27-Sept-12
Junk, wrecking, scrap or salvage yards
Prohibited Uses. (cont.)
Kennels
Landfills
Manufactured home or office sales
Mini-storage
Movie theatres
Moving and storage service
Quarries or mining
Rendering plants
Retirement centers, nursing homes, or life-care centers
Seed processing and packaging
Sheet-metal fabrication
Single-family residential
Slaughtering and meat packing plants
Storage yards
Tattoo parlor
Any use which constitutes an unreasonable danger to the health and safety of
the general public or which constitutes a public nuisance. This may include
uses that are obnoxious or injurious by reason of the production or emission of
dust, smoke, refuse matter, odor, gas, fumes, noise, vibration, or similar
substance or conditions.
ARTICLE 1. LAND USE
Section 1.3 Dimensional Standards
BioCorridor
Planned Development District Page 5 27-Sept-12
1.3 Dimensional Standards. The following table establishes dimensional standards that shall be applied within the
BioCorridor: BioCorridor Zoning Districts BC-R&D BC-O&R BC-M
Minimum Lot Area 20,000 SF 20,000 SF 20,000 SF
Minimum Lot Width 100' 100' 100'
Minimum Lot Depth 200' 200' 200'
Maximum Height (A) (A) (A)
For properties with frontage on HSC Parkway (B)
Minimum Setback to HSC Parkway ROW 15' 15' 25'
Maximum Setback to HSC Parkway ROW 75' 150’ (C) 75' 150’ (C) 75' 150’ (C)
Minimum Side Setback (C) (D) (D) (E) (C) (D) (D) (E) (C) (D) (D) (E)
Minimum Street Side Setback
(not HSC Parkway ROW) 15' 15' 25'
Minimum Rear Setback 30' 15' 15'
For properties without frontage on HSC Parkway
Minimum Setback to ROW or public way 15' 15' 25'
Maximum Setback to ROW or public way (F) 100' 100' 100'
Minimum Side Setback (C) (D) (D) (E) (C) (D) (D) (E) (C) (D) (D) (E)
Minimum Rear Setback 30' 15' 15'
Notes: (A) The maximum height is as determined by the Easterwood Airport Zoning Ordinance.
Maximum height applies to the highest point of all structures, accessories,
appurtenances, landscaping, etc., constructed or installed at time of development.
(B) The setbacks along Health Science Center Parkway shall always apply if the property has
any frontage along Health Science Center Parkway.
(C) A minimum of 50% of the building façade must be within the maximum setback area.
(D) A minimum side setback of 7.5 feet shall be required for each building or group of contiguous buildings.
(E) Lot line construction on interior lots with no side yard or setback is allowed only where
the building is covered by fire protection on the site or separated by a dedicated public
right-of-way or easement of at least 15 feet in width.
(F) Buildings that face multiple right-of-ways shall only need to conform to the maximum
setback regulations of one right-of-way as approved by staff at time of site plan.
ARTICLE 2. BIOCORRIDOR DISTRICT MAP
BioCorridor
Planned Development District Page 6 27-Sept-12
Article 2. BIOCORRIDOR DISTRICT MAP
The gradient colors are intended to illustrate that the exact boundary between two
districts is fluid and will be determined once the land within each area is subdivided and
the potential impact of each development on adjacent sites is fully examined.
ARTICLE 3. DEFINITIONS
BioCorridor
Planned Development District Page 7 27-Sept-12
ARTICLE 3. DEFINITIONS.
Access Way: An Access Way consists of a minimum fifteen-foot (15’) wide public access easement or public right-of-way. A minimum five-foot (5’) sidewalk shall be constructed in
the center of the Access Way, except where the Access Way provides connection to a
multi-use path, a minimum eight-foot (8’) sidewalk shall be provided.
Adult Establishment: Land uses involved in providing entertainment or amusement to a
person or persons, such a type of land use being an adult arcade, adult bookstore, adult
cabaret, adult escort agency, adult massage establishment, adult motel, adult movie
theater, adult novelty store, adult service establishment, adult video store, sex parlor,
sexual encounter center nude modeling studio, or other adult entertainment uses. “Other
adult entertainment use” also includes any other commercial enterprise, that has as a
primary business purpose of offering of a service or the selling, renting or exhibiting of
material, devices or any other items, intended to provide sexual stimulation or sexual
gratification to its customers, and which material, devices or any other items is
distinguished by or characterized by an emphasis on matter depicting, describing or
relating to specified sexual activities or specified anatomical areas, or whose employees or
customers appear in a state of nudity.
Alley: A minor public way which provides a secondary means of vehicular access to the
abutting property otherwise served from a public street.
Appliance Sales and Repair: A land use primarily for the sale and repair of household goods and home equipment.
Area of Special Flood Hazard: The land adjacent to a clearly defined channel within a
community subject to a one percent (1%) or greater chance of flooding in any given year.
The area may be designated as Zone A on the Flood Hazard Boundary Map (FHBM). After
detailed ratemaking has been completed in preparation for publication of the Flood
Insurance Rate Map (FIRM), Zone A usually is refined into Zones A, AE, AH, AO, A1—99,
VO, V1—30, VE, or V.
Artist Gallery or Studio: Where objects of art are created or displayed for the public
enrichment or where said objects of art are displayed for sale (including, but not limited
to, the teaching of photography, painting, sculpturing, and other similar skills) as the
primary use of the structure.
Automobile Services: Any premises or structures when used for the sales, servicing and/or
repair of motor vehicles, including paint and body work, engine rebuilding and minor
maintenance activities, irrespective of commercial gain derived there from. Excepted from
this definition are residential premises where not more than two (2) motor vehicles belonging to the lawful residents thereof are involved in such activities at any one (1)
time, and not in operating condition, or where not more than one (1) motor vehicle,
whether or not in operating condition, and not belonging to the lawful residents thereof is
involved in such activities for a period of more than one (1) week, and only one (1) motor
vehicle may be serviced and/or repaired each month.
BioCorridor: When used alone, this refers to the area of land identified elsewhere in this
Ordinance that is subject to its requirements.
BioCorridor Board: A board comprised of appointees from the City of Bryan, City of College
Station and Texas A&M University, authorized to make decisions and recommendations on
specific functions as set forth in this Ordinance.
BioCorridor Review Committee: A development review committee consisting of staff
representatives from the City of Bryan and City of College Station charged with the
implementation of the BioCorridor Ordinance as set forth in this Ordinance.
Block: A tract or parcel of designated as such on a duly recorded plat.
Block Length: A measurement of the linear distance of land along a Blockface that is
bounded on both ends by public through streets or by a combination of a public through
street, Public Way, railroad, or one hundred-year floodplain. Gated streets, private streets, cul-de-sac, alleys, private driveways, or Access Ways do not divide land into separate Blockfaces.
ARTICLE 3. DEFINITIONS
BioCorridor
Planned Development District Page 8 27-Sept-12
Blockface: That portion of a block or tract of land facing the same side of a single street and
lying between the closest intersection streets.
Boarding House: A dwelling other than a hotel, where for compensation and by
prearrangement for definite periods, meals, or lodging and meals are provided for three
persons or more, but not exceeding 20 persons on a weekly or monthly basis.
Bottling Plant: A plant where beverages are put into bottles, either plastic or glass, with
caps.
Building: Any structure having a roof supported by columns or walls and built for the support,
shelter or enclosure of persons, chattel or movable property of any kind and which is
affixed to the land.
Building Official: The designated “Building Official” of the City, or his/her designated representative.
Building Plot or Premises: All of the land within a project, whether one (1) or more lots,
developed according to a common plan or design for similar or compatible uses, that may
have shared access or parking, and that singularly or in phases is treated as such for site
plan review purposes. The determination of the boundaries of a building plot is the first
step in the site plan or project review, unless such determination has previously been
made at the time of plat approval. For development not subject to site plan review, the
building plot or premises shall be the exterior boundary of any included lots, in the event
that the structure sits astride two (2) or more lots. In the event that two (2) or more lots
are under single ownership and the structure does not meet the required side yard
setback, both lots shall be considered the building plot or premises. Demolished sites
located in larger parking lots that may not have previously been considered part of a
larger building plot, will be considered part of the plot if access is shared with the site.
Caliper: The width of the trunk of a tree measured at twelve inches (12”) above grade.
Canopy Tree: See "Tree, Canopy."
Cemeteries, Crematoriums, Mausoleums, Columbaria, and Memorial Gardens: A
property used for the interring of the dead.
Ceramic Products Manufacturing: Use of various ovens for hardening, burning, or drying of
substances such as grain, meal, or clay, especially brick-lined oven used to bake or fire
ceramics.
City: Unless otherwise specified, the municipal corporation in which the land is located.
ARTICLE 3. DEFINITIONS
BioCorridor
Planned Development District Page 9 27-Sept-12
Clinic: A facility operated by one (1) or more physicians, dentists, chiropractors, or other
licensed practitioners of the healing arts for the examination and treatment of persons solely on an outpatient basis.
Coal and Wood Lots: An area restricted to the growing of forest trees or storage of coal,
especially for building material or fuel.
Common Open Space: A parcel or parcels of land or an area of water, or a combination of
land and water within a development site provided and made legally available for the use
and enjoyment of residents of a proposed project.
Concrete Plant (permanent): A permanent manufacturing facility for the production of
concrete or asphalt.
Contractor or Building Supply, Retail (with or without outside storage): A store where
builders can purchase materials for building houses and related structures.
Contractor Offices (except job sites): A place in which business, clerical, or professional
activities related to contract work are conducted.
Convenience Stores with Gasoline Sales or Automobile Service Station: Any building,
land area or other premises, or portion thereof, used or intended to be used for the retail
dispensing or sales of beverages, food, alcohol, or convenience items such as over-the-
counter medicine, toiletries, and household supplies, or of automobile fuels, lubricants,
and automobile accessories, including those operations listed under minor automobile repair.
Corner Lot: A lot abutting upon two (2) or more streets at their intersections.
Correctional Facilities and Jails: A place of confinement for the punishment and
rehabilitation of criminals.
Cul-de-Sac: A street having but one (1) outlet to another street and terminating on the other
end in a vehicular turnaround.
Day Care Center: Any facility or premises where a total of seven (7) or more children under
sixteen (16) years of age, and/or elderly adults, regularly attend for purposes of custody,
care, or instruction; and which children or elderly adults are not members of the
immediate nuclear family of any natural person actually operating the facility or premises.
Density: The number of dwelling units per net acre.
Detention: The temporary storage and controlled release of stormwater flows.
Development: Any manmade change to improved or unimproved real estate that requires a
permit or approval from any agency of the City or County, including, but not limited to,
buildings or other structures, mining, dredging, filling, grading, paving, excavation,
clearing, drilling operations, storage of materials, or the subdivision of property. Routine repair and maintenance activities are exempted.
District: When used alone, the term refers to the geographical sections within this Planned
Development District for which different kinds of uses and other requirements apply
pursuant to this Ordinance.
Drainage Area: That area, measured in a horizontal plane, which contributes stormwater
flows by gravity flow along natural or man-made pathways to a single designated point
along a pathway.
Drainage Easement: An interest in land granted to others for creation, repair, or
maintenance of a drainage facility.
Drainage Facility: Any element necessary to convey stormwater flows from initial contact
with earth to its disposition through a watercourse; said drainage facilities may consist of
both public and private storm sewers (closed conduits), streets, improved channels
constructed in conformity with the adopted Bryan/College Station Unified Design
Guidelines, Technical Specifications and Standard Details, unimproved drainageways left in
their natural condition, areas covered by drainage easements for the purpose of providing
concentrated or overland sheet flow, and all appurtenances to the foregoing, including
inlets, manholes, junction boxes, headwalls, energy dissipaters, culverts, etc.
Easement: A right of use over property which the underlying fee is owned by another.
ARTICLE 3. DEFINITIONS
BioCorridor
Planned Development District Page 10 27-Sept-12
Encroachment: An intrusion, obstruction, or other infringement on an area reserved for a
specific purpose such as an easement or floodway.
Engineer: A person duly authorized and licensed under the provisions of the Texas
Engineering Registration Act, to practice the profession of engineering.
Façade: The exterior face of a building.
Façade Work: The removal, repair, 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 façade treatment.
Family: A family is one (1) or more persons occupying a single dwelling unit, provided that
unless all members are related by (1) blood, (2) adoption, (3) guardianship, (4) marriage,
or (5) are part of a group home for disabled persons, no such family shall contain more
than four (4) persons.
Feed and Grain Sales and Storage: A building used for the display and sale of livestock
feed and affiliated equipment, and material and equipment used primarily for farming.
Filed: The point at which an application has been determined to be complete and all required
fees have been paid.
Floodway: The channel of a river or other watercourse and the adjacent land areas that must
be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot (1’).
Food packaging including packing shed: The wrapping or boxing of any product in which a
product is for sale that is a nourishing substance that is eaten, drunk, or otherwise taken
into the body to sustain life, provide energy, promote growth, etc., for human or animal
development.
Foundries: An establishment where founding is carried on in the act, process, or art of
casting metals.
Forging: To form by heating and hammering or to form by a mechanical or hydraulic press
with or without heat
Funeral Homes: An establishment where the deceased are prepared for burial or cremation,
where the body may be viewed, and where funeral services are sometimes held.
Furniture finishing and repair: An establishment providing repair services for either indoor
or outdoor furniture. Furniture finishing includes, but not limited to: varnish, penetrating
resin, shellac, lacquer, wax, and oil.
Garden Centers: A place of business where retail and wholesale products and produce are
sold to the consumer. These centers, which may include a nursery and/or greenhouses as secondary uses, import most of the items sold, and may include plants, nursery stock,
potting soil, hardware, power equipment and machinery, hoes, rakes, shovels, and other
such garden and farm variety tools.
Grading: Any act by which soil is cleared, stripped, stockpiled, excavated, scarified, filled, or
any combination thereof.
Greenway: A linear open space that follows natural features like the floodplains of creeks and
rivers or human-made features such as utility, road, or rail corridors.
Groundcover: A spreading plant including sods and grasses less than eighteen inches (18”) in
height.
Health Facility: A facility or institution, whether public or private, principally engaged in
providing services for health maintenance, diagnosis or treatment of disease, pain, injury,
or deformity of physical conditions. This definition does not include a medical clinic or
hospital as defined herein.
Health Club: A building designed and equipped for the conduct of sports, or exercise, or other
customary and usual recreational activities, operated for profit or not for profit and which
is open only to members and guests of the club or facility.
Heavy Equipment Sales or Repair: The sale or repair of heavy duty vehicles like earth movers, road pavers, asphalt makers and steam rollers, and other construction type equipment.
ARTICLE 3. DEFINITIONS
BioCorridor
Planned Development District Page 11 27-Sept-12
Height: The vertical distance from the established grade at the center of the front of the
structure to the highest point of the roof surface if a flat roof, to the deck line for mansard roofs, and to the mean height level between eaves and ridge for gabled, hip, and gambrel
roofs.
Hospital: A building, or portion thereof, used or designed for the medical or surgical
treatment of the sick, mentally ill, or injured persons, primarily on an inpatient basis, and
including as an integral part, related facilities such as laboratories, outpatient facilities, or
training facilities; provided that this definition shall not include rooms in any residential
dwelling, hotel, or apartment hotel not ordinarily intended to be occupied by said persons.
Hotel/Motel/Extended Stay Facility: A building, or group of buildings, used or intended to
be used as living quarters for transient guests, but not excluding permanent guests, and
may include a café, drugstore, clothes pressing shop, barber shop, or other service
facilities for the guests for compensation. A transient guest is any visitor or person who
owns, rents, or uses a lodging or dwelling unit, or a portion thereof, for less than thirty
(30) days and whose permanent address for legal purposes is not the lodging or dwelling
unit occupied by the visitor.
Ice Kiosks: A small, freestanding, one-story structure used for commercial purposes to sell
ice.
Incinerators: An enclosed chamber in which heat is produced to destroy refuse
Junk, Wrecking, Scrap or Salvage yards: An open area where wastes or used or secondhand materials are bought, sold, exchanged, stored, processed, or handled.
Material shall include but are not limited to scrap iron and other metals, paper, rags,
rubber tires, and bottles. An automobile wrecking yard shall be considered a junkyard
Kennels: An establishment with indoor and/or outdoor pens in which more than four dogs or
domesticated animals more than one year old are housed, groomed, bred, boarded,
trained or sold for commercial purposes.
Landfills: A disposal site where solid waste, such as paper, glass, and metal, is buried
between layers of dirt and other materials in such a way as to reduce contamination of the
surrounding land.
ARTICLE 3. DEFINITIONS
BioCorridor
Planned Development District Page 12 27-Sept-12
Lot: The physical and undivided tract or parcel of land as shown on a duly recorded plat. The
following represent the various platted lot types:
(1) Corner Lot: A lot located at the intersection of and abutting upon two (2) or more
streets.
(2) Double Frontage or Through Lot: A lot, other than a corner lot, which has
frontage on more than one (1) street.
(3) Flag Lot: A lot not fronting on or abutting a public road and where access to the
public road is by a narrow, private right-of-way. (4) Interior Lot: A lot other than a corner lot.
Lot Area: The horizontal land area within lot lines, excluding any wetlands and/or drainage
easements.
Lot Coverage: A measure of intensity of land use that represents the portion of a site that is
impervious. This portion includes but is not limited to all areas covered by buildings,
parking structures, driveways - gravel or paved, roads, and sidewalks.
Lot Width: The measurement between side lot lines along a line that is parallel to the front
lot line or its chord and that is located at the minimum front setback distance from the
front lot line.
Manufactured Home or Office Sales: The offering for sale, storage, or display of trailers or
mobile homes on a parcel of land but excluding the use of such facilities as dwellings either on a temporary or permanent basis.
Medical Clinic: See "Clinic."
Metal Casting: A manufacturing process by which a liquid material is poured into a mold,
which contains a hollow cavity of the desired shape, and then allowed to solidify.
Minimum Lot Width: Lot Width at the front setback line.
Mini-storage: A structure containing separate, individual, and private storage spaces or
varying sizes.
Moving and Storage Service: A building used primarily for the storage of goods and
materials.
Multi-Family Dwelling: A residential structure providing complete, independent living
facilities for three (3) or more families or households living independently of each other
and including permanent provisions for living, sleeping, cooking, eating, and sanitation in
each unit. Condominiums are included in this definition.
Non-Canopy Tree: See "Tree, Non-Canopy."
Nursing Home: A building, or portion thereof, used or designed for the housing of the aged,
and/or mentally or physically handicapped persons who are under daily medical, psychological, or therapeutic care; provided that this definition shall not include rooms in
any residential dwelling, hotel, or apartment hotel not ordinarily intended to be occupied
by said persons.
Office: A room or group of rooms used for conducting the affairs of a business, profession,
service, industry or government and generally furnished with desks, tables, files, and
communication equipment. Office includes firms and activities in an office setting focusing
on business, administrative, corporate, government and quasi-public agencies,
educational, professional, medical, financial services, and similar offices where the primary
focus of the office is not open to the general public or pedestrian traffic in contrast to
retail, commercial, or shopping uses.
Medical Services: Includes firms and activities such as medical centers, counseling centers,
clinics, laboratories, hospitals, and other allied health services.
Outdoor Storage: The keeping, in an unenclosed area, of any goods, junk, material or
merchandise in the same place for more than twenty-four (24) hours and not actively
being sold.
Outdoor Display: The placement of goods for active sale outside the building.
Pad Site: The portion of a building plot that is located on the periphery of the site and has at least seventy-five feet (75’) of frontage on a public street classified as a collector or greater on the City’s Thoroughfare Plan. A pad site contains a stand alone, single or
ARTICLE 3. DEFINITIONS
BioCorridor
Planned Development District Page 13 27-Sept-12
multiple tenant structure and meets all site plan requirements within the pad site area.
The total area of all pad sites within a defined building plot may not be more than one-third (1/3) of the total area of the building plot.
Parking, Interior: Parking rows which are not located on the periphery of the proposed
project site and further, where none of the parking spaces abut any property line
associated with the proposed project site.
Parking, Peripheral: Parking rows which abut the periphery or property lines associated with
the proposed project site.
Parking Space: A space used for the parking of a motor vehicle not on the paved or regularly
traveled portion of a public street or within private access easements and which meets the
requirements of this Ordinance as to size, location, and configuration.
Permitted Use: A use specifically allowed in one (1) or more of the various Districts created
in this Ordinance.
Person: Every natural person, firm, partnership, joint venture, association, corporation, or
other group which conducts activities regulated hereunder as a single entity, whether
same be a legal entity or not, venture, or trust.
Pharmaceutical Manufacturing: The process of industrial–scale synthesis of pharmaceutical
drugs.
Plan, Preliminary: A conceptual plan of a subdivision intended for planning purposes showing the general location and boundaries of individual parcels of land subdivided into lots, with streets, alleys, easements, etc., generally drawn to scale and meeting the requirements of
this Ordinance but not intended for final action in recordable form filed with the applicable
county records.
Planning and Zoning Commission: The Planning and Zoning Commission appointed by the
City Council in which the land is located.
Plat: A map of a subdivision intended to be filed for record with the applicable county records
showing the exact location and boundaries of individual parcels of land subdivided into
lots, with streets, alleys, easements, etc., drawn to scale; includes a final plat, replat,
amending plat, minor plat, development plat, and vacating plat meeting the requirements
of this Ordinance.
Plat, Minor: As defined by SECTION 212.0065 OF THE TEXAS LOCAL GOVERNMENT CODE, which
currently is a subdivision of land involving four (4) or fewer lots fronting on an existing
street and that does not require the creation of any new street or the extension of
municipal facilities.
Public Way: A Public Way provides circulation and through movement similar to a public street but is a privately maintained drive, constructed to certain standards, with
unrestricted public access designated as a public access easement. The drive shall be
designed to the geometric design, construction standards, and driveway spacing of a
Commercial Street according to the Bryan/College Station Unified Design Guidelines with
the following modifications. A Public Way shall have a minimum pavement structure
constructed to the City's fire lane standards, a minimum drive width of twenty-four feet
(24’) back-to-back of curb when no parking is provided, and a minimum horizontal curve
radius of two hundred feet (200’). No head-in parking is permitted but parallel parking is
allowed if the drive is widened an additional ten feet (10’) for each row of parallel parking
provided. Parking on the drive may count toward the minimum off-street parking
requirements. Five-foot sidewalks shall be provided on each side of the drive and placed a
minimum three feet (3’) from the back of curb. The public access easement shall be a
minimum of forty feet (40’) in width to incorporate the entire width of the pavement
section and sidewalks on each side.
Quarries or Mining: An open excavation or pit from which stone is obtained by digging,
cutting, or blasting; or the process or business of extracting ore or minerals from the
ground.
Redevelopment: The revision or replacement of an existing land use or existing site according to a comprehensive plan.
ARTICLE 3. DEFINITIONS
BioCorridor
Planned Development District Page 14 27-Sept-12
Rendering Plants: A plant that converts packing-house waste, kitchen grease, and livestock
carcasses into industrial fats and oils and various other products.
Research and Development Laboratory: An establishment or facility used for carrying on
investigation in the natural, physical or social sciences, which may include technology,
biotechnology, engineering, and product development.
Residential: A land use used or designated in whole or in part as a place for people to live.
The term includes the multi-family portion of a mixed-use development.
Restaurant: An establishment that serves food and beverages primarily to persons seated
within the building. This includes, but is not limited to, cafés, tea rooms, and outdoor
cafés.
Retail Sales: Establishments engaged in selling goods, merchandise or personal services to
the general public for personal or household consumption and rendering services incidental
to the sale of such goods.
Seed Processing and Packaging: A series of operations performed in the making or treat-
ment of a seed and the wrapping or boxing of the seeds in which the product is for sale.
Setback Line: A line which marks the minimum distance a structure must be located from the
property line of the tract on which it is located, and establishes the minimum required
front, side, or rear yard space of a building plot.
Shrub: A woody perennial plant differing from a perennial herb by its more woody stem and from a tree by its low stature and habit of branching from the base.
Sheet Metal Fabrication: The manufacturing from standardized parts of a distinct object
differing from the individual components.
Single-Family: A residential unit providing complete, independent living facilities for one (1)
family including permanent provisions for living, sleeping, cooking, eating and sanitation.
Sign: 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
political significance, and about which the following definitions apply:
(1) Architectural Element: An element, design, or motif, that is installed, attached,
painted, or applied to the exterior of a building or structure for the purpose of
ornamentation or artistic expression, and not relating to a specific sign, logo, or
identity of any specific business tenant.
(2) Attached Sign: A sign attached to, or applied on, and totally supported by a part of
a building or mounted to site lighting poles located on private property. If the sole
significant purpose of the building or part thereof, is to support or constitute the sign, the sign shall not be an “attached” sign.
(3) Campus Wayfinding Sign: A sign utilized as a traffic-control device in off-street or
access areas whose primary purpose is to direct traffic within the planned
development district, that may include the names of tenants or businesses, but does
not contain any additional commercial logo, graphics, or information.
(4) Commercial Banner: A sign made of cloth, canvas, or other flexible material which
directs attention to a business, commodity, service, entertainment, or attraction
sold, offered, or existing.
(5) Commercial Sign: A sign which directs attention to a business, commodity, service,
entertainment, or attraction sold, offered, or existing.
(6) Development Sign: A sign announcing a proposed building project prior to
completion of such project.
(7) Flag: A piece of fabric used for decoration (contains no copy or logo) or for
identification (contains copy and/or logo).
(8) Low Profile Freestanding Sign: A sign with a permanent foundation which is not
attached to a building, but is a stand-alone sign.
(9) Non-Commercial Sign: A work of art or message which is political but which does not fall within the definition of “Political Sign” herein, religious, or pertaining to a point of view, expression, opinion, or idea that contains no reference to the
endorsement, advertising of, or promotion of patronage, of a business, commodity,
service, entertainment, or attraction that is sold, offered, or existing.
ARTICLE 3. DEFINITIONS
BioCorridor
Planned Development District Page 15 27-Sept-12
(10) Off-Premise Commercial Sign: A sign which directs attention to a business,
commodity, service, entertainment, or attraction sold, offered, or existing elsewhere than upon the premises where such sign is located.
(11) On-Premise Commercial Sign: A sign which directs attention to a business,
commodity, service, entertainment, or attraction sold, offered, or existing upon
the premises where such sign is located.
(12) Political Sign: Any sign which promotes a candidate for any public office or which
advocates a position on any social or political issue as its primary purpose, has an
effective area smaller than 36 square feet, is not more than 8 feet high, is not
illuminated, has no moving elements, and is located on private property with the
consent of the owner. Political signs are a type of non-commercial signs for the
purposes of this Ordinance except where there are regulations pertaining to their
removal after an election.
(13) Portable Sign: A sign which is not affixed or attached to real property by poles,
stakes, or other members which are placed into the ground, or upon some other
type of permanent foundation; trailer signs, any sign with wheels or skids, and any
sign which is constructed so as to sit upon the surface of the ground without
subsurface attachment or extension.
(14) Real Estate, Finance, and Construction Sign: An attached or freestanding sign erected upon a lot or parcel of land for the purpose of advertising same for sale or lease, or for advertising the furnishing of interim or permanent financing for a
project, or for the furnishing of labor, materials or the practice of crafts on the job
site.
(15) Roof Sign: An outdoor advertising display sign erected, constructed, or
maintained on the roof of a building or which is wholly dependent upon a building
for support, and which projects above the point of a building with a flat roof, six
feet (6’) above the eave line of a building with a shed, gambrel, gable or hip roof,
or the deck line of a building with a mansard roof.
(16) Special District Identification Sign: A sign used to identify a Special District.
Specifically regulated by the standards set forth in Appendix A-2.
Site Development: Any excavation, landfill or land disturbance, including new construction,
reconstruction, relocation, or change of use.
Site Plan: A site development plan showing the use of the land including locations of
buildings, drives, sidewalks, parking areas, drainage facilities, and other structures to be
constructed, and any other details required by this Ordinance.
Slaughtering and Meat Packing Plants: A place where animals are butchered; an abattoir;
a butchery; and the further packaging for the sale of the butchering.
Special District: A self-identified cohesive area that does not meet the definition of District.
Start of Construction: The date the building permit was issued for the beginning of
construction, including new construction, reconstruction, and substantial repairs and
improvements, provided the actual start of construction, repair, reconstruction,
placement, or other improvement is within one hundred eighty (180) days of the permit
date. The actual start means the first placement of permanent construction of a structure
on a site, such as the pouring of a slab or footings, the installation of piles, the
construction of columns, or any work beyond the stage of excavation.
Storage Yards: The outdoor storage of various materials and/or equipment as the primary
use of the site. Includes contractor’s storage yards, equipment storage yards, etc.
Stormwater Management: All City ordinances, standards, plans, and studies to ensure the
timely and effective construction of:
(1) A system of vegetative and structural measures that control the increased volume
and rate of surface runoff caused by man-made changes to the land; and
(2) A system of vegetative, structural, and other measures that reduce or eliminate pollutants that might otherwise be carried by surface runoff.
Street: A way for vehicular traffic to move, whether designated as a highway, arterial street,
collector street, or local street.
ARTICLE 3. DEFINITIONS
BioCorridor
Planned Development District Page 16 27-Sept-12
Street, Minor Arterial: A street that collects traffic from the collector system and connects
with the major arterial system.
Street, Major Arterial: A street that collects traffic from the collector and minor arterial
system and connects with the freeway system.
Street, Collector: A street that collects traffic from local streets and connects with minor and
major arterials. This includes minor and major collectors.
Street, Local: A street that provides vehicular access to abutting property.
Structure: Anything constructed, built, or erected.
Structure, Principal: The principal structure which fulfills the primary purpose for which the
building plot is intended.
Subdivision: The division of a lot, tract, or parcel of land into two (2) or more parts, lots, or
sites. This also includes the resubdivision of land or lots which are a part of a previously
recorded subdivision. Divisions of land for agricultural purposes, where no building
construction is involved, in parcels of five (5) acres or more, shall not be included within
this definition, unless such subdivision of five (5) acres or more includes the planning or
development of a new street or access easement.
Subdivisions, Minor: A division of land into four (4) or fewer lots on an existing street which
does not require the creation of any new street or the extension of municipal facilities.
Surveyor: A person duly authorized and licensed under the Texas Professional Land Surveying Practices Act to practice the profession of land surveying, either as a Registered Professional Land Surveyor or a Licensed State Land Surveyor.
Tattoo Parlor: The workshop of a tattoo artist, and/or a facility where the piercing of body
parts, other than ears, is performed for purposes of allowing the insertion of jewelry.
Tree, Canopy: An overstory tree that exhibits a layer or multiple layers of branches and
foliage at its top or crown and extending a distance outward from its trunk or trunks. This
tree's overall appearance is dominated by its tall stature (often over eighty (80) feet), its
broad canopy, and the shade that it produces.
Tree, Non-Canopy: A tree that may reach canopy tree height, but does not have the same
dominance of canopy as the canopy tree, OR an understory tree that does not reach
canopy tree height, but does exhibit a similar dominance of canopy size and structure.
Utility Easement: An interest in land granted to the City, to the public generally, and/or to a
private utility company, for installation or maintenance of utilities across, over, or under
private land, together with the right to enter thereon with machines and vehicles as
necessary for maintenance of such utilities.
Water Surface Elevation: The height, in relation to the National Geodetic Vertical Datum (NGVD) of 1929 (or other datum if specified), of floods of various magnitudes and
frequencies in the floodplains of coastal or riverine areas.
Watercourse: Any natural or artificial stream, river, creek, ditch, channel, canal, conduit,
culvert, drain, waterway, gully, ravine, or wash, in and including any area adjacent
thereto, which is subject to inundation by reason of overflow of flood water.
Wholesale Distribution: A place of business primarily engaged in selling merchandise to
retailers; to industrial, commercial, institutional, or professional business users; to other
wholesalers; or acting agents or brokers and buying merchandise for, or selling
merchandise to, such individuals or companies.
Yard: Open spaces on the lot or building plot on which a building is situated and which are
open and unobstructed to the sky by any structure. The following types of yards are
defined below:
(1) Front Yard. A yard facing and abutting a street and extending across the front of a
lot or building plot between the side property lines and having a minimum horizontal
depth measured from the front property line to a depth of the front setback specified
for the District in which the lot is located.
(2) Rear Yard. A yard extending across the rear of the lot or building plot between the side property lines and having a minimum depth measured from the rear property line as specified for the District in which the building plot is located.
ARTICLE 3. DEFINITIONS
BioCorridor
Planned Development District Page 17 27-Sept-12
(3) Side Yard. A yard located on a lot or building plot extending from the required rear
yard to the required front yard having a minimum width measured from the side property line as specified for the District in which the building plot is located.
ARTICLE 4. BIOCORRIDOR BOARD
Section 4.1 Creation
BioCorridor
Planned Development District Page 18 27-Sept-12
ARTICLE 4. BIOCORRIDOR BOARD
4.1 Creation.
A BioCorridor Board is hereby created for the purpose of enhancing the community’s ability to
consistently review subdivision, building, and site design issues of the unique, multi-
jurisdictional BioCorridor Planned Development District. The BioCorridor Board shall bring
governing expertise from each City and a representative of Texas A&M University to bear on
these issues within the BioCorridor area.
4.2 Membership and Terms.
A. Number, Appointment.
A BioCorridor Board is hereby created to consist of seven (7) members as follows:
1. Appointment of three (3) members shall be made by the College Station City Council.
Two (2) of these appointments shall be members of the City of College Station’s
Planning and Zoning Commission. One (1) appointment shall be a member of the
College Station City Council.
2. Appointment of three (3) members shall be made by the Bryan City Council. Two (2)
of these appointments shall be members of the City of Bryan’s Planning and Zoning
Commission. One (1) appointment shall be a member of the Bryan City Council.
3. Appointment of one (1) member shall be made by the President of Texas A&M
University or his designee. This appointment shall be an employee of Texas A&M University in College Station.
B. Terms.
1. Terms of members of the BioCorridor Board shall be for two (2) years or until their
successors are appointed.
2. Should a BioCorridor Board member no longer qualify for his or her position, that
member’s term shall be ended immediately upon such qualifying event. For example,
if an appointed Planning and Zoning Commissioner is no longer a Commissioner for the
City.
C. Vacancies.
Vacancies shall be filled by the governing entity/person responsible for the appointment.
4.3 Officers, Meetings, Quorum.
A. Officers.
A Chairperson and a Vice-Chairperson shall be selected every two years from among its
members. The Chairperson and Vice-Chairperson shall be municipal representatives and
shall not be appointees from the same municipality. The Vice-Chairperson may act as
Chairperson when the Chairperson is not available.
B. Meetings.
Members of the BioCorridor Board shall meet as needed and the Chairperson shall
designate the time and place of such meetings. All meetings of the Board where a quorum
is present shall be open to the public. The BioCorridor Board shall comply with the Open
Meetings Act.
C. Quorum.
Four (4) members shall constitute a quorum for the transaction of any business. Any
recommendations advanced to a different regulatory entity without a majority of positive
votes from those members present shall be deemed a negative recommendation.
ARTICLE 4. BIOCORRIDOR BOARD
Section 4.3 Officers, Meetings, Quorum
BioCorridor
Planned Development District Page 19 27-Sept-12
D. Rules of Proceeding.
The BioCorridor Board may adopt its own rules of procedure consistent with this Ordinance.
E. Minutes.
The BioCorridor Board shall keep minutes of its proceedings, showing the vote of each
member upon each question, or, if absent or failing to vote, indicating that fact and shall
keep records of its examinations and other official actions, all of which shall be
immediately filed in the Planning and Development Services office of the City of Bryan and
shall be a public record. A copy of all such records shall be delivered to the Planning and
Development Services office of the City of College Station by the City of Bryan within ten
(10) working days of filing.
4.4 Powers and Duties.
The BioCorridor Board shall have the following powers and duties:
A. Recommendation.
1. The BioCorridor Board shall review and make recommendations to City Staff of College
Station and Bryan regarding improvements in the public realm that further the
aesthetics, identity, and access to and within the BioCorridor Planned Development
District.
1. The BioCorridor Board shall review and make recommendations to the City’s Planning and Zoning Commission regarding Waivers of the standards in the Subdivision Design and Improvements article of the BioCorridor Planned Development District ordinance.
2. The BioCorridor Board shall review and make recommendations to the City’s Planning
and Zoning Commission regarding amendments to the BioCorridor Planned
Development District ordinance.
B. Final Action.
The BioCorridor Board shall hear and take final action on the following:
1. Special District Identification Signs as set forth in the BioCorridor Planned
Development District ordinance;
2. Temporary signs promoting positive communications as set forth in the BioCorridor
Planned Development District ordinance;
3. Works of art and their locations when located in public right-of-way or other public
area as set forth in the BioCorridor Planned Development District ordinance;
4. Appeal of the BioCorridor Review Committee’s determination regarding applicability of
plat requirements;
5. Appeal of the BioCorridor Review Committee’s denial of a site plan as set forth in the
Site Plan Review section of the BioCorridor Planned Development District ordinance;
6. Waivers to the dimensional requirements and number of parking spaces required in
the Off-Street Parking Requirements section of the BioCorridor Planned Development
District ordinance;
7. Appeal of the BioCorridor Review Committee’s denial of an alternative parking plan;
8. Alternative Highway Buffers Standards as allowed in the BioCorridor Planned
Development District ordinance; and
9. Appeal of the terms of the Highway Buffer Standards as set forth in the BioCorridor
Planned Development District ordinance.
4.5 Staff.
The City of College Station and the City of Bryan shall provide staff support, as needed, to the
BioCorridor Board.
A. BioCorridor Review Committee.
ARTICLE 4. BIOCORRIDOR BOARD
Section 4.3 Officers, Meetings, Quorum
BioCorridor
Planned Development District Page 20 27-Sept-12
The BioCorridor Review Committee will provide background information and
recommendations to the Board as set forth in the BioCorridor Planned Development District ordinance.
B. Administrative Support.
The City of College Station and/or the City of Bryan shall provide administrative support
functions for each meeting, such as agenda posting and the filing of minutes.
C. Planning Representative.
Where ministerial acts have not been completed, the City’s planning representative shall
ensure that the changes to plats and/or plans are completed as approved by the
BioCorridor Board.
ARTICLE 5. BIOCORRIDOR REVIEW COMMITTEE
Section 5.1 Creation
BioCorridor
Planned Development District Page 21 27-Sept-12
ARTICLE 5. BIOCORRIDOR REVIEW COMMITTEE
5.1 Creation.
A BioCorridor Review Committee is hereby created for the purpose of implementing the
BioCorridor Planned Development District ordinance. The Committee is comprised of staff
from both cities, with the Committee serving as the designated administrative officer as set
forth in the BioCorridor Planned Development District ordinance and state law. The BioCorridor
Review Committee shall bring planning, engineering, and other areas of municipal expertise
from each City to bear on proposals within the BioCorridor Planned Development District.
5.2 Membership.
The BioCorridor Review Committee shall consist of four (4) core members. Other City
employees may be invited to participate on an ad hoc basis.
A. Core members.
1. The City Manager of each municipality shall designate two city employees from his/her
municipality. One employee shall be a planner and one an engineer or engineer in
training familiar with development review procedures.
2. The BioCorridor Review Committee’s main point of contact for a development project
proposal shall be the planner of the Committee from the city in which the majority of
the project is located.
B. Ad hoc members.
As the BioCorridor Review Committee determines appropriate, ad hoc members may be called upon for their expertise on particular matters.
Ad hoc members may consist of governmental and utility employees such as:
1. A representative from College Station Utilities or Bryan Texas Utilities;
2. A representative from the Fire Marshall’s office;
3. A representative from the Sanitation department; or
4. The City’s transportation planner or transportation engineer.
Ad hoc members shall be designated by their respective City Manager.
5.3 Powers and Duties.
The BioCorridor Review Committee shall have the following powers and duties:
A. Administration and Enforcement.
The BioCorridor Review Committee shall carry out their duties as set forth in the
BioCorridor Planned Development District ordinance, including ensuring compliance with
the BioCorridor Site Design Specifications, Bryan/College Station Unified Design
Guidelines, boundaries of Areas of Special Flood Hazard, location of floodway, and water
surface elevations.
The BioCorridor Review Committee shall review and take action on the following as set forth in the BioCorridor Planned Development District ordinance:
1. Minor and amending plats;
2. Site plans;
3. Construction documents;
4. Structure plans as they relate to exterior aesthetic design standards (not Building
Code review);
5. Sign permits;
6. Development permits;
7. Administrative adjustments;
8. Alternative parking plans;
ARTICLE 5. BIOCORRIDOR REVIEW COMMITTEE
Section 5.3 Powers and Duties
BioCorridor
Planned Development District Page 22 27-Sept-12
9. Driveway applications;
10. Determination of building plot; and
11. Determination of plat applicability.
B. In the event the BioCorridor Review Committee is unable to reach a consensus, the
planning or engineering representative (as appropriate) from the city in which the majority
of the project is located shall make the final determination.
ARTICLE 6. GENERAL APPROVAL PROCEDURES
Section 6.1 Conformity with this Ordinance and Applicable Ordinances of the City
BioCorridor
Planned Development District Page 23 27-Sept-12
ARTICLE 6. GENERAL APPROVAL PROCEDURES.
6.1 Conformity with this Ordinance and Applicable Ordinances of the City.
The provisions of this Ordinance shall apply to and be binding on any and all persons, firms, or
corporations who singly or jointly seek to develop, redevelop, or otherwise change existing
land within the geographical area of the City of College Station or City of Bryan as set forth in
this Ordinance. Where the project spans portions of both cities, the city in which the majority
of the project is located shall determine which city’s regulations shall apply. Compliance
includes the dedication and construction of identified infrastructure, right-of-way, or
improvement of specified facilities including but not limited to sidewalks, bikeways,
thoroughfares, etc.
The requirements and standards of this Ordinance are in lieu of, and not in addition to, those
identified in The City of College Station Unified Development Ordinance Article 3 Development
Review Procedures, Article 6 Specific Use Standards, Article 7 General Development
Standards, and Article 8 Subdivision Design and Improvements except for the Requirements
for Parkland Dedication section of that article. All other codes and ordinances of the City shall
apply.
The requirements and standards of this Ordinance are in lieu of, and not in addition to, those
identified in The Bryan Code of Ordinances, Chapter 62 except for Compliance and
Enforcement, Chapter 130 except for Preserving Rights in Pending Litigation and Violations Under other Existing Ordinance and Penalty for Violations and Chapter 110 except for the requirements for Parkland Dedication and Enforcement. All other codes and ordinances of the
City shall apply.
6.2 Pre-Application Conference.
Prior to the submission of an application required by this Ordinance, a pre-application
conference with the BioCorridor Review Committee is highly recommended. Pre-application
conferences are for the purpose of meeting the staff members that will be working with the
landowner and landowner agents to ensure a smooth and predictable development process
and to discuss, in general, procedures, standards, or regulations relating to development. The
pre-application conference is not considered an application for a “permit”.
6.3 Application Forms and Fees.
The following regulations shall apply to all applications:
A. Forms.
Applications required under this Ordinance shall be submitted on forms, with any
requested information and attachments, and in such numbers, as required by the City in
which the application is being made, including any checklists for submittals. The BioCorridor Review Committee shall have the authority to request any other pertinent
information required to ensure compliance with this Ordinance.
B. Electronic Submission Required.
All preliminary plans, plats, and site plans shall be prepared and submitted upon request
in an electronic form acceptable to the BioCorridor Review Committee and compatible with
the City’s Geographic Information System (GIS).
C. Fees.
1. Filing fees shall be established from time to time by the City Councils for the purpose
of defraying the actual cost of processing the application.
2. Depending upon the ruling jurisdiction, all required fees shall be made payable to "The
City of College Station" or to “The City of Bryan”, as appropriate.
ARTICLE 6. GENERAL APPROVAL PROCEDURES
Section 6.4 Application Submission
BioCorridor
Planned Development District Page 24 27-Sept-12
3. An applicant who has paid the appropriate fee pursuant to submission of a complete
application, but who chooses to withdraw such application prior to any notification, review, or action taken other than a determination of completeness by the City, shall
be entitled to a refund of fifty percent (50%) of the total amount paid upon written
request to the City.
4. Waiver or reduction of any plat application fee is determined on a case-by-case basis
by the BioCorridor Review Committee when the Committee is requesting a change to
an approved plat due to unforeseen technical deficiencies.
6.4 Application Submission.
All applications shall be completed and submitted to the planning representative of the City in
which the land is located. An application shall not be considered officially submitted until it
has been determined to be complete in accordance with the following paragraph.
6.5 Application Completeness.
An application shall be considered submitted only after the City’s planning representative has
determined it is complete as set forth herein. This includes determining whether the proper
form has been used, whether all requisite information has been provided, and if the applicable
fee has been submitted. A determination of completeness does not constitute a determination
of compliance with the substantive requirements of this Ordinance nor precludes that
additional information and/or documents may still be required as identified during formal review of the application. If an application is determined to be incomplete, no further processing of the application shall occur until the deficiencies are corrected. Unless state law
provides otherwise, an application of any kind under this Ordinance expires and application fee
forfeited after the forty-fifth (45th) day after the application is deemed incomplete if:
A. The applicant fails to provide documents or other information necessary to the technical
requirements of this Ordinance as to form and content of the submittal;
B. The City’s planning representative notifies the applicant, in writing, of the failure to
provide specific documents or other information within ten (10) business days from the
filing date, unless state law provides otherwise, noting the date the application will expire
if same is not provided; and
C. The applicant fails to provide the specified documents or other information within the time
provided in the notice.
No vested rights accrue solely from the filing of an application that has expired pursuant to
this Section, or from the filing of a complete application that is subsequently denied.
ARTICLE 6. GENERAL APPROVAL PROCEDURES
Section 6.6 Required Public Notice
BioCorridor
Planned Development District Page 25 27-Sept-12
6.6 Required Public Notice.
A. Summary of Notice Required.
Notice shall be required for development review as shown in the following table.
Application Type Published Mailed Agenda Posted
Subdivision - Replats* X* X* X
Variances – ZBA X X X
* Only when required per the Local Government Code.
B. Specific Notice Requirements.
1. Published Notice.
A Public Hearing Notice shall be placed by the planning representative of the City in
which the project will be located at least once in the official newspaper of the City
before the 15th day before the date of the hearing for the purpose of notifying the
public of the time and place of such public hearing and the substance of the public
hearing agenda items that may be considered or reviewed.
2. Mailed Notice.
A notice of public hearing shall be sent to owners of record of real property, as
indicated by the most recently-approved municipal tax roll, within 200 feet of the
parcel under consideration, by the City in which the project will be located. The notice
may be served by its deposit in the municipality, properly addressed with postage
paid, in U.S. mail before the 15th day before the date of the hearing.
3. Content of Notice.
A published or mailed notice shall provide at least the following specific information:
a. The general location of land that is the subject of the application;
b. The substance of the application, including the magnitude of proposed
development and the current zoning district;
c. The time, date, and location of the public hearing; and
d. A phone number to contact the City.
C. Required Public Hearings.
The following table illustrates the types of review requiring a public hearing and the review
body responsible for conducting the hearing.
Application Type Zoning Board of Adjustment
Planning and Zoning Commission
Subdivision* X
Variances – ZBA X
* Only when required per the Local Government Code.
6.7 Simultaneous Processing of Applications.
Whenever two or more forms of review and approval are required under this Ordinance, the
applications for those development approvals may, at the option of the BioCorridor Review
Committee, be processed simultaneously, so long as the approval procedures for each
individual application can be completed pursuant to the requirements of this Ordinance and
other applicable laws. Such processing shall occur at the applicant’s own risk.
ARTICLE 6. GENERAL APPROVAL PROCEDURES
Section 6.8 Expiration of Applications, Permits, and Projects
BioCorridor
Planned Development District Page 26 27-Sept-12
6.8 Expiration of Applications, Permits, and Projects.
A. Expiration of Inactive Applications.
An application that has been determined to be administratively complete and written staff
review comments provided to the applicant, shall be deemed expired and closed in ninety
(90) calendar days from the date the most recent written review comments were provided
by the BioCorridor Review Committee to the applicant, if the applicant has not taken
action by providing written response comments and revised documents to the BioCorridor
Review Committee that seek to address the review comments.
B. Expiration of Approved Permits.
Unless otherwise specified by this Ordinance, any individual permit, authorization, or
approval required in this Ordinance expires twenty-four (24) months from the date of
approval, or as may be further extended pursuant to the terms of this Ordinance, if no
progress has been made towards completion of the project. For purposes of this Section,
progress towards completion of the project is as defined by Chapter 245 of the TEXAS LOCAL
GOVERNMENT CODE.
C. Expiration of Projects.
1. For projects requiring more than one permit, authorization, or approval, there shall be
a project expiration date of five (5) years from the date the first complete application
is filed for the project or from the date vesting occurs pursuant to Chapter 245 of the TEXAS LOCAL GOVERNMENT CODE if no progress is made towards completion of the project or if the expiration date is not otherwise further extended pursuant to the terms of this
Ordinance. For purposes of this Section, progress towards completion of the project is
as defined by Chapter 245 of the TEXAS LOCAL GOVERNMENT CODE.
2. Any application for a new permit, authorization for approval, or application to replace
an existing approved permit shall be deemed to commence a new development
project, as of the date it is filed, if the new application is not compatible with the
permits preceding it in regards to the type of proposed use(s), nature of the
development, or significant changes to density or infrastructure demands.
6.9 Appeals from Development Exaction Requirements.
A. Purpose.
The purpose of a petition for relief from a dedication or public infrastructure requirement is
to ensure that the application of uniform dedication and construction standards to a
proposed development does not result in a disproportionate burden on the property when
considering the nature and extent of the demands created by the proposed development
on the municipalities’ roadways and other public infrastructure.
B. Applicability.
A petition for relief under this Section may be filed by the applicant to contest any
requirement to dedicate land or pay fees or to construct or pay for public improvements as
required by this Ordinance, the Bryan/College Station Unified Design Guidelines, or any
other applicable rules or regulations when the applicant believes that same is not roughly
proportionate to the proposed development as determined by an engineer licensed to
practice in the state of Texas.
C. Petition Requirements.
1. Form of Petition.
The petition for relief from a dedication, fee, construction cost, or construction
requirement shall explain in detail how the application of the applicable dedication,
fee, construction cost, or construction requirement is not roughly proportional to the
proposed development. This should include an explanation of the nature and extent of
the impacts created by the proposed development on one or both cities’ water,
wastewater, storm drainage, parks, roadway system, or other public infrastructure.
ARTICLE 6. GENERAL APPROVAL PROCEDURES
Section 6.9 Appeals from Development Exaction Requirements
BioCorridor
Planned Development District Page 27 27-Sept-12
2. Required Supporting Documentation.
In addition to the above, the applicant shall provide information in support of the petition for relief that includes the following:
a. Total capacity of the municipal water, wastewater, storm drainage, parks, roadway
system, or other public infrastructure to be utilized by the proposed development,
employing standard measures of capacity and equivalency tables relating the type
of development proposed to the quantity of system capacity to be consumed by
the development. If the proposed development is to be developed in phases, such
information also shall be provided for the entire development proposed, including
any phases already developed;
b. Total capacity to be supplied to the municipal water, wastewater, storm drainage,
parks, roadway system, or other public infrastructure by the proposed dedication
of an interest in land, payment of fees, cost of construction, or actual construction
of public infrastructure. If the application is part of a phased development, the
information shall include any capacity supplied by prior dedications, payment of
fees, construction costs, or construction of public infrastructure, as well as
projected capacity;
c. Comparison of the capacity of the public facilities system(s) to be consumed by
the proposed development with the capacity to be supplied to such system(s) by the proposed dedication of an interest in land, payment of fees or construction costs, or construction of public infrastructure. In making this comparison, the
impacts on the public infrastructure system(s) from the entire development shall
be considered;
d. The effect of any municipal participation in the costs of oversizing the public
improvement to be constructed in accordance with the City's requirements;
e. Any and all other information that alleges the dedication, fees, construction costs,
or construction requirement imposed by the City is not roughly proportional to the
impacts created by the proposed development;
f. The proportionality analysis should not only be based on any immediate plans for
the property but should be based on the size of the property, existing and
proposed use of the property, and the development potential permitted by the
existing zoning; and
g. Only costs directly related to the dedication, fees, construction costs, or
construction requirements should be included in the analysis.
h. The monetary value of any incentives offered for the development of the project should be included in the analysis as offsetting any required dedication, fee,
construction cost, or construction.
3. Time for Filing Petition and Supporting Documentation.
A petition for relief from a dedication, fee, construction cost, or construction
requirement shall be filed with the City Engineer of the City in which the project is
located within fourteen (14) calendar days following the City’s Planning and Zoning
Commission's, BioCorridor Board’s, or BioCorridor Review Committee’s decision to
approve, conditionally approve, or deny an application, as the case may be. The
information in support of the petition as set forth above shall be filed with the City’s
City Engineer within sixty (60) calendar days following the decision upon which the
appeal is based, unless the applicant (petitioner for relief) seeks an extension in
writing. The City’s City Engineer may extend the time for submitting the information
for a period not to exceed an additional thirty (30) calendar days for good cause
shown.
ARTICLE 6. GENERAL APPROVAL PROCEDURES
Section 6.9 Appeals from Development Exaction Requirements
BioCorridor
Planned Development District Page 28 27-Sept-12
D. Processing of Petitions and Decision.
1. Responsible Official.
The City’s City Engineer shall be the responsible official for reviewing a petition for
relief from a dedication, payment of fee, cost of construction, or construction
requirement.
2. Evaluation & Recommendation.
a. The City’s City Engineer shall evaluate the petition and supporting documentation
and shall make a recommendation to the City’s Planning and Zoning Commission
for their consideration.
b. In evaluating the petition and documentation, the City’s City Engineer shall take
into account the maximum amount of any impact fees to be charged against the
development for the type of public infrastructure that is the subject of the petition
for similar developments on the municipal water, wastewater, storm drainage,
parks, roadway system, or other public infrastructure. The City’s City Eningeer
may utilize any reasonable methodology to evaluate, affirm, or refute the
applicant's petition and supporting documentation.
c. In order to achieve proportionality between the demands created by a proposed
development on public facilities and the obligation to provide adequate public
facilities, the City of College Station and/or City of Bryan may participate in the costs of public infrastructure, credit or offset developer’s proposed obligations, or otherwise relieve the property owner of any of the obligations in response to a
petition for relief from a dedication, fee, construction cost, or construction
requirement.
3. Planning and Zoning Commission Decision.
The City’s Planning and Zoning Commission shall consider the petition for relief from a
dedication, fee, construction cost, or construction requirement as set forth herein.
4. Public Hearing.
The City’s Planning and Zoning Commission shall conduct a public hearing within thirty
(30) calendar days after the final documentation supporting the petition is due by the
applicant with the City’s City Engineer.
5. Burden of Proof.
The applicant bears the burden of proof to demonstrate that the application of a
dedication, fee, construction cost, or construction requirement imposes a
disproportionate burden on the applicant.
6. Decision.
The City’s Planning and Zoning Commission shall consider the petition for relief from a
dedication, fee, construction cost, or construction requirement based upon the
following criteria:
a. The City’s Planning and Zoning Commission shall determine whether the
application of the standard or condition is roughly proportional to the nature and
extent of the impacts created by the proposed development on municipal water,
wastewater, storm drainage, parks, roadway system, or other public
infrastructure, and whether the application of the standard or condition reasonably
fits the development.
b. In making such determination, the City’s Planning and Zoning Commission shall
consider the documentation submitted by the applicant and the report and
recommendation of the City’s City Engineer.
7. Action.
Based on the decision criteria stated above, the City’s Planning and Zoning
Commission may take one or more of the following actions:
a. Deny the petition for relief in whole or in part, upon finding that the proposed
dedication, fee, construction cost, or construction requirements are inadequate to
ARTICLE 6. GENERAL APPROVAL PROCEDURES
Section 6.9 Appeals from Development Exaction Requirements
BioCorridor
Planned Development District Page 29 27-Sept-12
offset the impacts of the development on municipal water, wastewater, storm
drainage, parks, roadway system or other public infrastructure; or
b. Grant the petition for relief in whole or in part, and waive all or a portion of any
dedication, fee, construction cost, or construction requirement to the extent
necessary to achieve proportionality, including consideration of alternative designs
for the public infrastructure systems or improvements.
8. Notification of Decision on Petition.
The applicant shall be notified of the decision on the petition for relief by the City’s
City Engineer within fourteen (14) calendar days following the City’s Planning and
Zoning Commission’s decision.
E. Appeal of the Decision on a Petition for Relief.
1. The applicant may appeal the decision of the City’s Planning and Zoning Commission
to City Council within fourteen (14) calendar days following the date of notification of
the City’s Planning and Zoning Commission’s decision by the City’s City Engineer.
2. A letter stating the reasons for the appeal, citing the specific section(s) of the
applicable ordinance requirement, shall be submitted by the applicant.
3. The City Council shall hold a hearing and consider a properly-submitted appeal within
thirty (30) days after such hearing. The City Council may affirm, modify or reverse the
decision of the City’s Planning and Zoning Commission by simple majority vote. The decision of the City Council is final.
F. Expiration or Failure to File Application.
Where an application was denied based upon the imposition of the standard requiring
dedication of land, payment of fee, construction cost, or construction of a required public
infrastructure and the City’s Planning and Zoning Commission’s decision, if not further
appealed (or the City Council’s decision if further appealed as applicable), is to grant some
level of relief, including modification of one or more requirements, the applicant must
resubmit the application within sixty (60) calendar days following the date the relief is
granted. If such re-submittal of the application is not made within the sixty-day (60-day)
period, the relief granted by the City’s Planning and Zoning Commission or City Council, as
applicable, shall expire.
G. Effect of Relief.
1. The City’s City Engineer may require the applicant to re-submit an application or
supporting materials that are consistent with the relief granted.
2. The relief granted shall remain in effect for the period the application is in effect, and
shall expire upon expiration of the plat or related application.
6.10 Figures and Flow Charts.
The figures and flow charts provided in this Ordinance are intended to be graphical
representations of procedures or standards set forth in this Ordinance to assist in
understanding the requirements of this Ordinance and are not intended to be requirements
themselves.
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.1 Plat Review
BioCorridor
Planned Development District Page 30 27-Sept-12
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES.
7.1 Plat Review.
This Section applies to the subdivision and development of property as set forth herein.
A. Applicability.
1. Subdivision Plat Required.
a. Subdivision of property wholly or partially within the area zoned BioCorridor
Planned Development District as shown on the BioCorridor District Map set forth in
this Ordinance is required to be approved in accordance with applicable state law and as set forth herein when one (1) or more of the following occurs:
1) The division of land (for any purpose) into two (2) or more parcels to lay out a
subdivision of the tract, including an addition to the City, to lay out suburban,
building, or other lots, or to lay out streets, alleys, squares, parks or other
parts of the tract intended to be dedicated to public use or for the use of
purchasers or owners of lots fronting on to or adjacent to the streets, alleys,
squares, parks or other parts;
2) Development on a parcel not previously legally subdivided;
3) Resubdivision of land that has previously been platted; or
4) Amendment of any approved plat.
b. Types of Subdivision Filings.
1) Preliminary Plans.
A Preliminary Plan is required for the subdivision of all tracts of land, except as
otherwise set forth in this Ordinance. A Preliminary Plan shall include the
entire parent survey or tract of land under common ownership.
2) Final Plats and Replats.
A Final Plat is required for the subdivision of all property subject to this
Ordinance. A Final Plat shall include the entire Preliminary Plan area or less when the Final Plat adheres to the phasing identified on the approved
Preliminary Plan. The Final Plat shall conform to the Preliminary Plan as
approved by the BioCorridor Review Committee, or the City’s Planning and
Zoning Commission, as applicable; and provided further, that it conforms to all
requirements of this Ordinance and the City's Comprehensive Plan.
3) Minor Plats and Amending Plats.
A Preliminary Plan shall not be required prior to the application of a Minor Plat
or Amending Plat. Pursuant to the Delegation of Approval Responsibility
Section of Subchapter A, "Regulations of Subdivisions," Chapter 212 of the
TEXAS LOCAL GOVERNMENT CODE, the City Councils of the City of College Station
and City of Bryan delegate to their respective employees, the ability to
approve the following plats in accordance with the procedure set forth herein:
a) Amending Plats described in the Amending Plat Section of Subchapter A,
"Regulations of Subdivisions," Chapter 212 of the TEXAS LOCAL GOVERNMENT
CODE;
b) Minor Plats or Replats involving four (4) or fewer lots fronting on an existing street and not requiring the creation of any new street or the
extension of municipal facilities; and
c) A Replat under Section 212.0145 Replatting without Vacating Preceding
Plat: Certain Subdivisions, Subchapter A, "Regulations of Subdivisions,"
Chapter 212 of the TEXAS LOCAL GOVERNMENT CODE, and that does not require
the creation of any new street or the extension of municipal facilities.
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.1 Plat Review
BioCorridor
Planned Development District Page 31 27-Sept-12
4) Vacating Plats.
A Vacating Plat shall adhere to the requirements of Vacating Plat Section of
Subchapter A, "Regulations of Subdivisions," Chapter 212 of the TEXAS LOCAL
GOVERNMENT CODE, as amended. Vacating plats shall be processed and reviewed
in the same manner as a Final Plat.
c. Exemptions from Subdivision Plat Requirement.
The following subdivisions are exempt from Subdivision Plat requirements:
1) A division of land into parts greater than five (5) acres where each part has access and no public improvement is being dedicated;
2) Division of property that results from a governmental entity's land acquisition
for public facilities such as expansion of street right-of-way;
3) A division of land performed by a political subdivision of the state, as defined
in Chapter 245 of the TEXAS LOCAL GOVERNMENT CODE. Such entities that choose
to plat voluntarily shall comply with all of the applicable requirements; or
4) A division of land created by order of a court of competent jurisdiction.
B. Determination of Plat Applicability.
Upon written application and in compliance with the TEXAS LOCAL GOVERNMENT CODE, Section
212.0115 as amended, the BioCorridor Review Committee shall make the following
determinations regarding the tract of land identified in the request:
1. Whether a plat is required under this Ordinance for the tract of land; and
2. If a plat is required, whether it has been prepared and whether it has been reviewed
and approved by the City’s Planning and Zoning Commission or BioCorridor Review
Committee, as applicable.
The BioCorridor Review Committee may require additional information and documents be
provided by the applicant in order to make the requested determination. A decision made
by the BioCorridor Review Committee regarding this matter shall be appealable to the City’s Planning and Zoning Commission.
C. Application Requirements.
1. A complete application for review shall be submitted to the BioCorridor Review
Committee, including payment of a fee as set forth in this Ordinance by the City. Upon
request, all Preliminary Plans and all plats shall be submitted in an electronic form
acceptable to the BioCorridor Review Committee and compatible with the City's
Geographic Information System (GIS). The signatures of all owners of land within the
boundary of the preliminary plan or the plat shall be required on the application. A
representative of an owner may sign the application provided a written letter of
agency is provided to the City with the application. If the property owner is not an
individual but an entity (e.g., business or trust), the application must be accompanied
by proof of authority for the individual to sign on behalf of the entity.
2. When required to submit the following, the applications shall comply with and/or show
the following information:
a. Preliminary Plans.
When submitting preliminary plans, the following information is required:
1) The Preliminary Plan shall conform to the general requirements of this
Ordinance and minimum standards of design and improvements as set forth
in the Subdivision Design and Improvements article of this Ordinance;
2) Provide the Preliminary Plan on sheets twenty-four inches by thirty-six
inches (24 x 36 in.) to a scale of one hundred feet (100 ft.) per inch or
larger. Smaller scales may be allowed. If more than one sheet, provide an
index sheet at a scale of five hundred feet (500 ft.) per inch or larger;
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.1 Plat Review
BioCorridor
Planned Development District Page 32 27-Sept-12
3) The words "PRELIMINARY PLAN - NOT FOR RECORD" shall appear on the
plan in letters one-half inch (½ in.) high;
4) The date the Preliminary Plan was submitted and the dates of any revisions
shall legibly appear on the plan;
5) The proposed name of the subdivision or development, which shall not have
the same spelling as or be pronounced similar to the name of any other
subdivision located within the county it is located;
6) The name and address of all property owners, developers and applicants,
engineers, and surveyors;
7) The legal description by metes and bounds of the subdivision or
development which shall close within accepted land survey standards. An
accurate location of the subdivision or development shall be provided by
reference to an established survey or league corner, city horizontal control
monument, subdivision corner, or other known point. Primary control points
or descriptions and ties to such control point, to which, later, all dimensions,
angles, bearings, block numbers, and similar data shall be referred. The
Preliminary Plan shall be located with respect to a corner of the survey or
tract, or an original corner of the original survey of which it is a part;
8) Subdivision boundary lines shall be indicated by heavy lines and the computed acreage of the subdivision or development shown;
9) The name of contiguous subdivisions and names of owners of contiguous
parcels, and an indication whether or not contiguous properties are platted;
10) The following existing features shall be shown:
a) The location, dimension, name, and description of all recorded streets,
alleys, reservations, easements, or other public or private rights-of-way
within the subdivision or development, intersecting or contiguous with its
boundaries or forming such boundaries. In the case of pipelines carrying
flammable gas or fuel, the approximate location, size of line, design
pressure and product transported through the line shall be shown;
b) The location, dimension, description and name of all existing or recorded
lots, parks, public areas, permanent structures and other sites within or
contiguous with the subdivision or development;
c) The location, dimensions, description, and flow line of existing
watercourses and drainage structures within the subdivision,
development or contiguous thereto;
d) The location of the one hundred (100) year floodplain according to the
most recent best available data;
11) Date of preparation, scale in feet, and north arrow;
12) Topographic information, including contours at two-foot (2-ft.) intervals, flow
line elevation of streams, and wooded areas;
13) The location, approximate dimensions, description, and name of all proposed
streets, alleys, drainage structures, parks, or other public areas, easements,
or other rights-of-way, blocks, lots, and other sites within the subdivision or
development. Proposed channel cross sections, if any. Existing and/or
proposed well site locations;
14) A number or letter to identify each lot and each block. Lots and blocks
shown on a Preliminary Plan should be numbered sequentially;
15) Location of current City limits line(s), and current zoning district boundaries;
16) Vicinity map which shows general location of subject property to existing
streets in College Station and Bryan. No scale is required but a north arrow
is to be included;
17) Show number of lots;
18) Provide any oversize participation requests that will be sought;
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.1 Plat Review
BioCorridor
Planned Development District Page 33 27-Sept-12
19) Provide title report for the property that is current within ninety (90) days
and includes applicable information such as ownership, liens, encumbrances, etc.;
20) Written requests for waivers of subdivision standards, if any, shall be
submitted in accordance with the applicable sections of this Ordinance; and
21) When waivers are requested or parkland dedication is required, eleven-inch
by seventeen-inch (11 x 17-in.) copies of the Preliminary Plan (not
necessarily to scale) will be required when the Preliminary Plan has been
reviewed and has the potential to be scheduled for a BioCorridor Board
and/or City Parks and Recreation Advisory Board meeting for
recommendation(s), as applicable, and the City’s Planning and Zoning
Commission meeting for consideration.
b. Final Plats and Other Plats to be Recorded.
When submitting Final Plats, Replats, Minor Plats, Amending Plats, and Vacating
Plats, the following shall be required:
1) The plat shall conform to the general requirements of this Ordinance and
minimum standards of design and improvements as set forth in the
Subdivision Design and Improvements article of this Ordinance unless
expressly provided for otherwise;
2) Provide current certified tax certificates from all taxing agencies showing payment of all ad valorem taxes on the land within the subdivision;
3) Provide title report for the property that is current within ninety (90) days
and includes applicable information such as ownership, liens, encumbrances,
etc.;
4) Provide the plat on sheets twenty-four inches by thirty-six inches (24 x 36
in.) to a scale of one hundred feet (100 ft.) per inch or larger. Smaller scales
may be allowed. If more than one sheet, provide an index sheet at a scale of
five hundred feet (500 ft.) per inch or larger;
5) Vicinity map which shows general location of subject property to existing
streets in College Station and Bryan. No scale is required but a north arrow
is to be included;
6) The proposed name of the subdivision or development, which shall not have
the same spelling as or be pronounced similar to the name of any other
subdivision located within the county it is located;
7) Date of preparation, scale in feet, and north arrow;
8) The name and address of all property owners, developers, applicants,
engineers, and surveyors responsible for the plat;
9) Subdivision boundary lines shall be indicated by heavy lines and the
computed acreage of the subdivision or development shown;
10) For a replat where there are existing improvements, provide a survey of the
subject property showing the improvements to ensure that no setback
encroachments are created;
11) The name of contiguous subdivisions and names of owners of contiguous
parcels, and an indication whether or not contiguous properties are platted;
12) The location of the one hundred (100) year floodplain and floodway
according to the most recent best available data;
13) A number or letter to identify each lot and each block. Lots and blocks
shown on a plat should be numbered sequentially;
14) Provide the number of lots;
15) Written requests for waivers of subdivision standards, if any, shall be
submitted in accordance with the applicable sections of this Ordinance;
16) The Plat shall also include the following, based on field survey and marked by monuments and markers:
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.1 Plat Review
BioCorridor
Planned Development District Page 34 27-Sept-12
a) The exact location, dimensions, name, and legal description of all
existing or recorded streets, alleys, easements, or other rights-of-way within the subdivision or development, intersecting or contiguous with
the boundary or forming such a boundary with accurate dimensions,
bearings or deflection angles and radii, area, center angle, degree of
curvature, tangent distance, and length of all curves, where applicable;
b) The exact location, dimensions, description, and name of all proposed
streets, alleys, drainage structures, parks, and other public areas,
easements, or other rights-of-way, blocks, lots, and other sites within
the subdivision or development, with accurate dimensions, bearings, or
deflection angles and radii, areas, center angle, degree of curvature,
tangent distance, and length of curves, where applicable;
c) Lot corner markers and survey monuments shall be shown clearly by
symbol, and clearly tied to City of College Station or City of Bryan
horizontal control monuments;
d) The following, when applicable, shall appear on the face of the plat: (See
examples in the Subdivision Design and Improvements article of this
Ordinance.)
(1) Certificate of Ownership and Dedication;
(2) Certificate of Surveyor and/or Engineer;
(3) Certificate of City Engineer;
(4) Certificate of City’s Planning and Zoning Commission;
(5) Certificate of the County Clerk;
(6) Certificate of City Planner; and,
(7) Certificate of Approval.
17) The plat shall be accompanied by the construction documents and reports as
prescribed below and bearing the seal and signature of a registered
professional engineer. All shall be in accordance with the Bryan/College
Station Unified Design Guidelines and the Bryan/College Station Unified
Technical Specifications and shall include the following:
a) Construction plans shall be provided on twenty-four-inch by thirty-six-
inch (24 x 36-in.) sheets;
b) Street, alley, and sidewalk plans, profiles, and sections, with
specifications and detailed cost estimates;
c) Sanitary sewer plan with contours, plan and profile lines, showing depth and grades, with sewer report and detailed cost estimates;
d) Water line plan showing fire hydrants, valves, etc., with specifications
and water report and a detailed cost estimate. This may be combined
with related information supplied for Preliminary Plan submissions;
e) Storm drainage system plan with contours, street lines, inlets, storm
sewer and drainage channels with profiles and sections. Detailed
drainage structure design and channel lining design if used, with
specifications, drainage report, and detailed cost estimate;
f) Street lighting plan showing location of lights, design, and with
specifications and detailed cost estimates; and
g) Any associated necessary items, including but not limited to off-site
public utility easements, permits or approval of governmental agencies.
18) Eleven-inch by seventeen-inch (11 x 17-in.) copies of the plat (not
necessarily to scale) will be required when the plat has been reviewed and
has the potential to be scheduled for a BioCorridor Board meeting and/or the
City’s Planning and Zoning Commission meeting for consideration.
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.1 Plat Review
BioCorridor
Planned Development District Page 35 27-Sept-12
D. Filing of Plat.
For the purposes of this Section, the date of filing shall be determined as the date on
which a complete application, as determined by the BioCorridor Review Committee, and a plat meeting all of the technical terms and conditions of this Ordinance, or a request for a
waiver to those terms and conditions is submitted. Once a complete application has been
filed with the City, it will be scheduled for action by the BioCorridor Review Committee, the
City’s Parks and Recreation Advisory Board, the BioCorridor Board, and/or the City’s
Planning and Zoning Commission, as applicable.
E. Review Procedure.
1. Preliminary Plan Review.
In general, the preliminary plan process is as shown below:
Preliminary Plan Process
Pre-Application Conference
with
BioCorridor Review Committee
(Optional)
Preliminary Plan Application
(Submit to City)
Review by BioCorridor Review
Committee
In City of College Station,
If residential component
Recommendation by
BioCorridor Board
Decision
by
BioCorrid
or Review
If waiver requested
Recommendation by Parks &
Recreation Advisory Board
Decisi
on by
City
P&Z
Decisi
on by
City
P&Z
Denial
(End)
Appro
val
Appro
val
Denial
(End)
Proceed to Final Plat
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.1 Plat Review
BioCorridor
Planned Development District Page 36 27-Sept-12
The process for Preliminary Plans shall be as set forth below.
a. Review by the BioCorridor Review Committee.
The BioCorridor Review Committee shall review the Preliminary Plan application for
compliance with the following elements:
1) The City's Comprehensive Plan including but not limited to the Land Use Plan,
the City’s Thoroughfare Plan, Utility Master Plans, Parks and Recreation Master
Plan, Bicycle, Pedestrian and Greenways Master Plan, and Sidewalk Master
Plan;
2) The BioCorridor Planned Development District zoning of the property;
3) The Subdivision Design and Improvements article of this Ordinance;
4) Form and content as required in the General Approval Procedures and
BioCorridor Development Processes articles of this Ordinance;
5) If phased, the Preliminary Plan must demonstrate sufficiency and viability of
public infrastructure for each phase such that an undue burden is not placed
on any particular phase. In addition, the proposed phasing is not to create
phases or potential remainders of a size, shape or location so as not to be
developable in compliance with this Ordinance; and
6) Other provisions of this Ordinance as applicable.
b. Approval by the BioCorridor Review Committee
1) The BioCorridor Review Committee shall approve the Preliminary Plan if the plan application meets all the technical requirements of this Ordinance, no
waiver to the technical requirements is requested, and is not subject to the
City’s parkland dedication requirements of its subdivision regulations.
2) The BioCorridor Review Committee shall not approve, but shall forward any
Preliminary Plan which is subject to the City’s parkland dedication
requirements at the Preliminary Plan stage to the City’s Parks and Recreation
Advisory Board for recommendation and then to the City’s Planning and
Zoning Commission for final action.
3) The BioCorridor Review Committee shall not approve, but shall forward any
Preliminary Plan for which a request for one or more waivers to the
Subdivision Design and Improvements article of this Ordinance has been made
to the BioCorridor Board for recommendation and then to the City’s Planning
and Zoning Commission for final action.
c. Recommendation by the BioCorridor Review Committee
1) The BioCorridor Review Committee shall recommend to the City’s Parks and Recreation Advisory Board and the City’s Planning and Zoning Commission
approval, approval with conditions, or disapproval of any Preliminary Plan
subject to the City’s parkland dedication requirements of its subdivision
regulations.
2) The BioCorridor Review Committee shall recommend to the BioCorridor Board
approval, approval with conditions, or disapproval of any Preliminary Plan with
a request for one or more waivers to the Subdivision Design and
Improvements article of this Ordinance.
d. Review and Recommendation by the City’s Parks and Recreation Advisory Board.
This section applies only if a Preliminary Plan application is subject to the City’s
parkland dedication requirements of the City’s subdivision regulations.
The City’s Parks and Recreation Advisory Board shall review the Preliminary Plan
application for compliance with the parkland dedication requirements of the City’s
subdivision regulations, and recommend to the City’s Planning and Zoning
Commission approval, approval with conditions, or disapproval of the same. This
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.1 Plat Review
BioCorridor
Planned Development District Page 37 27-Sept-12
recommendation may be considered by the City’s Planning and Zoning
Commission in its plan review if timely made available. Once the City’s Parks and Recreation Advisory Board has determined compliance, the Preliminary Plan and
related subsequent plats may proceed directly to the City’s Planning and Zoning
Commission.
e. Review and Recommendation by the BioCorridor Board.
This section applies only if a Preliminary Plan application includes one or more
waiver requests to the Subdivision Design and Improvements article of this
Ordinance.
The BioCorridor Board shall review the Preliminary Plan application for compliance
with the Subdivision Design and Improvements article of this Ordinance, and
recommend approval, approval with conditions, or disapproval of the same. This
recommendation may be considered by the City’s Planning and Zoning
Commission in its plan review if timely made available. Once the BioCorridor
Board has determined compliance, the Preliminary Plan and related subsequent
plats may proceed directly to the City’s Planning and Zoning Commission.
f. Final Action by the City’s Planning and Zoning Commission.
Any Preliminary Plan involving parkland dedication and/or one or more waiver
requests to the Subdivision Design and Improvements article of this Ordinance must be submitted to the City’s Planning and Zoning Commission for final action. The City’s Planning and Zoning Commission can approve, deny, or approve with
conditions only if the conditions are administrative in nature.
g. Effect of Approval.
Approval of a Preliminary Plan by the BioCorridor Review Committee or the City’s
Planning and Zoning Commission, as applicable, shall mean the following:
1) Approval of a Preliminary Plan application shall allow the applicant to
continue the subdivision process by submitting a Development Permit
application with construction plans and a Final Plat application;
2) Approval of a Preliminary Plan shall not constitute approval of a Final Plat.
Application for approval of a Final Plat will be considered only after the
requirements for Preliminary Plan approval as specified herein have been
fulfilled and after all other specified conditions have been met;
3) If a Final Plat is not filed with the City within twenty-four (24) months of the
date of approval or conditional approval of a Preliminary Plan, the City’s
Planning and Zoning Commission may, upon written application of the applicant, extend the approval for a one-time additional twelve-month
period. The request for consideration of an extension shall be submitted to
the City’s Planning and Zoning Commission at least thirty (30) days before
the Preliminary Plan approval expires;
4) Each Final Plat that is a phase of an approved Preliminary Plan shall extend
the expiration date of the Preliminary Plan an additional two (2) years from
the date the Final Plat was approved by the City’s Planning and Zoning
Commission; and
5) If a Preliminary Plan is phased, Final Plats shall only be permitted to proceed
to the City’s Planning and Zoning Commission in the numerical order set
forth on the Preliminary Plan.
2. Amendments to an Approved Preliminary Plan.
Amendments to an approved Preliminary Plan shall be processed as set forth below.
a. Minor Amendments
Minor amendments to an approved Preliminary Plan may be incorporated in an
application for approval of a Final Plat without the necessity of filing a new
application for approval of a Preliminary Plan. Minor amendments may include
adjustment in street or alley alignments and lengths, adjustment in lot lines that
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.1 Plat Review
BioCorridor
Planned Development District Page 38 27-Sept-12
do not result in creation of additional developable lots, or adjustments to utility or
access easements. Minor amendments shall comply with the standards of this Ordinance and other applicable ordinances of the City, shall not alter a subdivision
standard that is discretionary to the City’s Planning and Zoning Commission, and
shall not increase the extent of an approved waiver to a subdivision standard.
b. Major Amendments
All other proposed amendments of an approved Preliminary Plan not constituting
minor amendments shall be considered major amendments and require the approval of a new Preliminary Plan application as set forth in this Preliminary Plan Review section. Major amendments include but are not limited to an increase in
the number of developable lots, rerouting of streets, addition or deletion of alleys,
change to thoroughfare street layout, or modification to parkland.
c. Amendment Determination.
The applicant shall provide a written description of proposed amendments to an
approved Preliminary Plan. The BioCorridor Review Committee shall determine
whether the proposed amendments are deemed minor or major amendments. At
the discretion of the BioCorridor Review Committee, a new Preliminary Plan
application that proposes major amendments may be processed simultaneously
with a Final Plat application.
d. Retaining Previous Approval.
If the proposed major amendments are not approved or if the applicant is
unwilling to accept the terms of conditional approval, the applicant may withdraw
the proposed amendments by written request and retain the previously-approved
Preliminary Plan.
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.1 Plat Review
BioCorridor
Planned Development District Page 39 27-Sept-12
3. Final Plat, Replat, and Vacating Plat Review.
In general, the final plat, replat, and vacating plat process is as shown below:
The process for Final Plats, Replats, and Vacating Plats shall be as set forth below.
a. Review and Recommendation by the BioCorridor Review Committee.
1) The BioCorridor Review Committee shall review the plat application for
compliance with the following elements:
a) The approved Preliminary Plan, if applicable;
b) The City's Comprehensive Plan including but not limited to the Land
Use Plan, the City’s Thoroughfare Plan, Utility Master Plans, Parks and
Recreation Master Plan, Bicycle, Pedestrian and Greenways Master Plan, and Sidewalk Master Plan;
c) The BioCorridor Planned Development District zoning of the property;
d) The Subdivision Design and Improvements article of this Ordinance;
e) Form and content as required in the General Approval Procedures and
BioCorridor Development Processes articles of this Ordinance; and
f) Other provisions of this Ordinance and other City ordinances, as
applicable.
Build and Accept/Bond
Infrastructure
File at Courthouse
Final Plat/Vacating
Plat/Replat Application
(Submit to City)
Review and
recommendation by
BioCorridor Review
Committee
If wavier requested
Recommendation by
BioCorridor Board
Decision
by City
P&Z
Denial
(End)
Approv
al
In City of Bryan, If
residential component
Recommendation by
Parks & Recreation
Dept
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.1 Plat Review
BioCorridor
Planned Development District Page 40 27-Sept-12
2) If public infrastructure is required for the plat, the following is required for a
complete plat application in order to be scheduled for the City’s Planning and Zoning Commission consideration:
a) Option 1
(1) The construction documents must be approved by the City’s City
Engineer;
(2) Any necessary off-site easements are reviewed and acceptable
by the City in recordable form; and
(3) Either the public infrastructure is constructed by the applicant
and accepted by the City, or a guarantee of performance is
provided to the City’s City Engineer in accordance with the
Construction, Guarantee of Performance, and Acceptance of
Public Infrastructure section of this Ordinance.
b) Option 2
(1) The construction documents must be approved by the City’s City
Engineer;
(2) Any necessary off-site easements are reviewed and acceptable
by the City in recordable form; and
(3) The applicant places a notation on the Final Plat that there will be no permit for private improvements, excepting quasi-public improvements such as public ways, until the public infrastructure
is constructed by the applicant and accepted by the City, or a
guarantee of performance is provided to the City’s City Engineer
in accordance with the Construction, Guarantee of Performance,
and Acceptance of Public Infrastructure section of this
Ordinance.
3) The applicant will be advised of the date set for the City’s Planning and Zoning
Commission consideration.
4) The BioCorridor Review Committee shall recommend approval or disapproval
of the same.
b. Review and Recommendation by the City’s Parks and Recreation Advisory Board.
If not already determined through an approved Preliminary Plan, the City’s Parks
and Recreation Advisory Board shall review the plat application for compliance
with the parkland dedication requirements of the City’s subdivision regulations, and recommend approval, approval with conditions, or disapproval of the same.
This recommendation must be considered by the City’s Planning and Zoning
Commission in its plan review if the recommendation is available within 30 days of
the plan meeting all technical requirements.
c. Review and Recommendation by the BioCorridor Board.
If a plat application includes one or more waiver requests to the Subdivision
Design and Improvements article of this Ordinance, the BioCorridor Board shall
review the plat application for compliance with the Subdivision Design and
Improvements article of this Ordinance and for consistency with any waivers
granted, and recommend approval, approval with conditions, or disapproval of the
same. This recommendation, when timely available, must be considered by the
City’s Planning and Zoning Commission in its plat review.
d. Criteria for Approval by the City’s Planning and Zoning Commission.
Criteria for approval of the Final Plat by the City’s Planning and Zoning
Commission includes the following:
1) Within thirty (30) days after the plat is filed, the City’s Planning and Zoning
Commission shall receive any recommendations of the BioCorridor Review Committee, the City’s Parks and Recreation Advisory Board, and the
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.1 Plat Review
BioCorridor
Planned Development District Page 41 27-Sept-12
BioCorridor Board, when appropriate and available, and shall approve or
disapprove such plat. The City’s Planning and Zoning Commission's action shall be based on compliance with the review elements listed in the Final Plat,
Replat, and Vacating Plat Review section of this Ordinance and the approval of
the City Engineering representative of all required infrastructure as proposed
in the construction documents and which has been constructed and accepted
or guaranteed in accordance with the Construction, Guarantee of Performance,
and Acceptance of Public Infrastructure section of this Ordinance.
2) Only conditions of approval entailing corrections, changes, or completion of
items that are ministerial in nature and explicitly spelled out are allowed, and
approval of a plat conditioned upon the completion of public infrastructure
improvements, as allowed in this Ordinance.
e. Recordation.
If the City’s Planning and Zoning Commission has approved the plat, the plat shall
be recorded in the Office of the County Clerk of the county in which the plat is
located when all requirements and conditions have been met.
4. Minor Plat and Amending Plat Review.
In general, the minor plat and amending plat process is as shown below:
The process for Minor Plats and Amending Plats shall be as set forth below.
a. Review and Action by BioCorridor Review Committee.
Minor/Amending Plat
Application
(Submit to City)
Review by BioCorridor
Review Committee
File at Courthouse
Decision
by
BioCorrid
or
Send
through
Final Plat
process
Approval
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.1 Plat Review
BioCorridor
Planned Development District Page 42 27-Sept-12
The plat shall be reviewed by the BioCorridor Review Committee for compliance
with all applicable requirements of this Ordinance and other City ordinances including those elements identified in the Preliminary Plan and in accordance with
the following procedures:
1) Consideration of the approval, approval with conditions, or recommended
denial of the plat by the BioCorridor Review Committee, usually within fifteen
(15) days of filing a Minor Plat or Amending Plat;
2) The BioCorridor Review Committee shall approve, approve with conditions, or
recommend denial and forward the plat to the City’s Planning and Zoning
Commission at the next available meeting. Only in the event of denial, the
Minor Plan or Amending Plat must be forwarded to the City’s Planning and
Zoning Commission. The BioCorridor Review Committee may also elect to
forward the plat to the City’s Planning and Zoning Commission for any reason.
Conditions of approval, if any, may only entail corrections, changes, or
completion of items that are ministerial in nature and explicitly spelled out.
3) If forwarded to the City’s Planning and Zoning Commission, the City’s Planning
and Zoning Commission shall approve, disapprove, or conditionally approve
the plat. Conditions of approval may only entail corrections, changes, or
completion of items that are ministerial in nature and explicitly spelled out;
4) Upon approval of the City’s Planning and Zoning Commission meeting minutes, the same shall be available to the applicant; and
5) A report shall be made to the City’s Planning and Zoning Commission at each
meeting notifying the City’s Planning and Zoning Commission of any Amending
Plats or Minor Plats in the City limits that were approved by the BioCorridor
Review Committee since the last City Planning and Zoning Commission
meeting.
b. Recordation.
When the Minor Plat or Amending Plat is approved, same shall be recorded in the
Office of the County Clerk of the county in which the plat is located when all
requirements and conditions have been met.
F. Waivers
Waivers to a plat requirement pursuant to the Subdivision Design and Improvements
article of this Ordinance may be requested by an applicant in accordance with the
Waiver of Subdivision Standards section therein.
G. Failure to Obtain Plat Approval.
1. If plat approval is required for the subdivision of property or development of property and same is not properly secured:
a. Prohibition of Recordation.
It shall be unlawful to offer and cause to be recorded any plat or replat of land
within the City limits of the City of College Station or the City of Bryan at the
Office of the County Clerk unless the same bears the endorsement and approval of
its respective Planning and Zoning Commission, the BioCorridor Review
Committee, or bears a valid certificate of No Action Taken as provided for in this
Ordinance;
b. Prohibition of Making Improvements.
It shall be unlawful to make any improvements, alterations or changes of any kind
to such property;
c. No Issuance of Permits.
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.2 Site Plan Review
BioCorridor
Planned Development District Page 43 27-Sept-12
Neither city shall issue any building, repair, plumbing, electrical, or other permit
relating to such property until such approval occurs;
d. No Provision or Maintenance of Infrastructure.
Neither City shall repair, maintain, install or provide any streets, public utilities, or
public infrastructure of any kind to such property; and
e. No Provision of Public Utilities.
Neither city shall sell or supply water, gas, electricity, or sewerage to such
property.
2. Council Action.
a. If any subdivision or development exists for which a plat has not been approved or
in which the standards contained herein or referred to herein have not been
complied with in full, the City Council of the city in which the property is located
may pass a resolution reciting the fact of such noncompliance or failure to secure
plat approval, and reciting the fact that the provisions of this Section apply.
b. The City’s City Secretary shall, when directed by the City Council, cause a certified
copy of such resolution under the corporate seal of the City to be recorded in the
Deed Records of the County.
c. If such compliance and plat approval are secured after the recording of such
resolution, the City’s City Secretary shall forthwith record an instrument in the Deed Records of the County stating that the property is no longer in violation.
7.2 Site Plan Review.
A. BioCorridor Site Planning Process.
In general, the site planning process is as shown below:
Approval
by
BioCorrid
or Review
Committe
Pre-Application Conference
with BioCorridor Review
Committee
(Optional)
Site Plan and Architectural
Applications
(Submit to City)
Review by BioCorridor Review
Committee
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.2 Site Plan Review
BioCorridor
Planned Development District Page 44 27-Sept-12
B. Applicability.
1. Prior to development of any use or structure, a site plan must be approved by the BioCorridor Review Committee in accordance with this Section.
2. No development described in paragraph 1 above shall be lawful or permitted to
proceed without final site plan approval.
C. General Requirements.
All improvements reflected on approved site plans must be constructed at the time of
development. All terms and conditions of site plan approval must be met at the time of development.
D. Application Requirements.
A complete application for site plan approval may be submitted to the BioCorridor Review
Committee as set forth in the General Approval Procedures article of this Ordinance. The
application shall include a landscape plan illustrating compliance with the requirements of
the Landscaping and Streetscaping section of this Ordinance. Applicants shall submit
information, documents, and materials required in the Building Design Standards article of this Ordinance.
E. Site Plan Approval Process.
Site plan review applications shall be processed in accordance with the following
requirements:
1. Pre-Application Conference.
Prior to the submission of an application for site plan approval, applicants are
encouraged to schedule and attend an optional pre-application conference.
2. Final Action by the BioCorridor Review Committee.
If the proposed site plan is determined to be consistent with all applicable provisions
of this Ordinance, the BioCorridor Review Committee shall approve or conditionally
approve the site plan. A determination that all such requirements and provisions have
not been satisfied shall result in disapproval of the site plan and notice of such
disapproval shall be given to the applicant in writing. Conditional approval may only
entail corrections or changes that are ministerial and explicitly spelled out.
F. Site Plan Review Criteria.
The BioCorridor Review Committee may request changes to the site plan to accomplish the
following requirements. In order to be approved, a site plan must provide for:
1. Safe and convenient traffic control, handling, and vehicle queuing;
2. Assured pedestrian safety, which may include the provision of sidewalks along the
perimeter of the property;
3. Efficient and economic public utilities;
4. Public road or street access;
5. Safe and efficient internal access including public, private, or emergency;
6. Adequate parking and maneuvering areas;
7. Noise and emission control or dispersion;
8. Runoff, drainage, and flood control;
9. Visual screening of areas offensive to the public or adjacent developments such as detention areas, retaining walls, utilities, and solid waste facilities;
10. Compliance with standards, guidelines, and policies regarding landscaping and
streetscaping;
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.3 Development Permit
BioCorridor
Planned Development District Page 45 27-Sept-12
11. Clear indication of what constitutes the building plot for purposes of signage; and
12. Location and density of buildings where topography or characteristics of the site compel a lower density than would otherwise be allowed, or require location
consistent with accepted engineering practices and principles.
G. Appeal.
Appeals of site plans denied by the BioCorridor Review Committee where the denial was
based upon a condition imposed to assure compliance with the Site Plan Review Criteria
described above, shall be submitted to the BioCorridor Board within thirty (30) days of the
decision. If no appeal is filed within thirty (30) days, the decision shall be final.
Upon appeal, the BioCorridor Board shall have the same authority as the BioCorridor
Review Committee in reviewing the site plan and taking final action. The Board may
impose reasonable site-related conditions to mitigate the impacts of the development;
however, they shall not impose architectural changes unless otherwise provided for in this
Ordinance.
7.3 Development Permit.
A. Applicability.
A development permit shall be required prior to any Development, as defined in the
Definitions article of this Ordinance, to ensure conformance to the provisions and
requirements in this Ordinance. The following uses are exempt from the permitting
requirements of this Section, but otherwise Development must meet all of the
requirements of this Ordinance and the Bryan/College Station Unified Design Guidelines
and Drainage and Stormwater Management section of this Ordinance:
1. Customary and incidental grounds maintenance, landscaping, and gardening;
2. Drainage-related improvements or modifications by a homeowner on property used as
their principal residence where that property lies outside of the designated Area of
Special Flood Hazard; or
3. Uses by a landowner of their property for bona fide agricultural purposes.
B. Approval Process.
Prior to the issuance of a development permit, the following requirements shall be met:
1. Pre-Application Conference.
A pre-application conference may be held with the BioCorridor Review Committee if
the property contains areas of special flood hazard.
2. Application.
A complete application for a development permit shall be submitted to the BioCorridor
Review Committee as set forth in the General Approval Procedures article of this
Ordinance.
3. Review and Action by the BioCorridor Review Committee.
The BioCorridor Review Committee shall review the required information and
application form and shall take one of the following actions:
a. Approve the development permit;
b. Disapprove the development permit;
c. Approve the development permit with conditions; or
d. Require additional information or an engineering conference with the applicant or
his engineer.
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.3 Development Permit
BioCorridor
Planned Development District Page 46 27-Sept-12
4. Review Criteria.
Approval or denial of a development permit by the BioCorridor Review Committee shall
be based on the following relevant factors:
a. The danger to life or property due to flooding or erosion damage;
b. The susceptibility of the proposed facility and its contents to flood damage and the
effect of such damage on the individual owner;
c. The danger that materials may be swept onto other lands to the injury of others;
d. The compatibility of the proposed use with existing and anticipated development;
e. The maintenance and operational costs of providing governmental services during and after flood conditions, including maintenance and repair of streets and
bridges, and public utilities and facilities such as sewer, gas, electrical, and water
systems;
f. The expected heights, velocity, duration, rate of rise, and sediment transport of
the flood waters, and the effects of wave action, if applicable, expected at the site;
g. The necessity to the facility of a waterfront location, where applicable;
h. The availability of alternative locations, not subject to flooding or erosion damage,
for the proposed use;
i. The barricading of existing trees to remain on the property and count as protected
trees under the Landscaping and Streetscaping section of this Ordinance; and
j. Compliance with this Ordinance.
5. Notification of Decision.
The applicant shall be notified in writing of the action prescribed above. If the
development permit has been disapproved, the specific reasons for disapproval shall
be indicated in the notification. If additional information is required of the applicant,
the specific requirements shall be indicated in the notification. A final determination of
the approval or disapproval of the development permit, considering the additional information, shall be made and written notification to the applicant given by the
BioCorridor Review Committee within ten (10) working days after acceptance of the
complete application.
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.4 Building Permit
BioCorridor
Planned Development District Page 47 27-Sept-12
7.4 Building Permit.
A. Building Process.
In general, the building process is as shown below:
Building Permit
Application
(Submit to City)
Review by City staff
If waiver requested
Decision by City
Construction Board of
Adjustments & Appeals
Certificate of Occupancy
by City Building Official
Inspections by City staff
Decision
by City
Staff
Denial
(End)
Approv
al
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.4 Building Permit
BioCorridor
Planned Development District Page 48 27-Sept-12
B. Building Permit Required.
No building or other structure shall hereafter be erected, moved, added to, structurally
altered, repaired, demolished, or occupancy changed without a permit issued by the City’s
Building Official, except in conformity with the provisions of this section and the building
codes as adopted and amended by the City, unless otherwise provided for in the City of
College Station or City of Bryan Code of Ordinances, as applicable. No Building Permit
issued under the provisions of this Article for land use or construction in municipal
boundaries shall be considered valid unless signed by the City’s Building Official. C. Application for Building Permit.
1. An application for a building permit shall be accompanied by three (3) sets of complete
plans, drawn to scale, including the approved site plan as required in the Site Plan
Review section of this Ordinance. Additional sets of plans shall be supplied to the
City’s Building Official upon request.
2. The application shall include such other information as lawfully may be required by the
City’s Building Official, including existing or proposed building or alteration; existing or
proposed uses of the building and land; the number of families, housekeeping units, or
rental units the building is designed to accommodate; conditions existing on the lot; and such other matters as may be necessary to determine conformance with, and provide for the enforcement of, this Ordinance.
3. One (1) copy of the plans shall be returned to the applicant by the City’s Building
Official after it is marked as either approved or disapproved and attested to same by
his signature on such copy. The original copy of the plans, similarly marked, and the
associated site plan shall be retained by the City’s Building Official.
4. Where applicable, applicants shall submit information and materials required in the
Landscaping and Streetscaping section of this Ordinance.
5. Where applicable, applicant shall submit information and materials required in the
Building Design Standards article of this Ordinance.
D. Review and Recommendation.
The City’s Building Official shall review all building permit applications to determine if
intended uses, buildings, or structures comply with all applicable regulations and
standards, including this Ordinance, and approve or disapprove the same.
E. Review and Action by Building Official.
The City’s Building Official shall make a final determination of whether the intended uses, buildings, or structures comply with all applicable regulations, standards, and the City’s
building codes. The City’s Building Official shall not issue a building permit unless the
plans, specifications, and intended use of such building or structures or parts thereof
conform in all respects to the provisions of this Ordinance and the City’s building codes.
7.5 Certificate of Occupancy.
A. Applicability.
A Certificate of Occupancy shall be required for any of the following:
1. Occupancy and use of a building hereafter erected or enlarged;
2. Change in use of an existing building to a different land use category;
3. Any change in a nonconforming use or structure; or
4. As required by the City’s adopted building code.
ARTICLE 7 BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.5 Certificate of Occupancy
BioCorridor
Planned Development District Page 49 27-Sept-12
B. Application.
Once all required building inspections have been reviewed by the City’s Building Official
and he/she finds no violation of the provisions of the building codes, the City’s Building
Official shall issue a Certificate of Occupancy for the structure or use.
C. Review and Action by Building Official.
Upon the request for a Certificate of Occupancy, the City’s Building Official shall inspect
the use or structure. If the City’s Building Official determines that the use or structure
complies with all applicable provisions of the adopted building codes and this Ordinance, a
Certificate of Occupancy shall be issued.
D. Temporary Certificate of Occupancy.
Pending the issuance of a Certificate of Occupancy, a Temporary Certificate of Occupancy
may be issued by the City’s Building Official. The Temporary Certificate of Occupancy shall
be valid for a period established by the City’s Building Official, pending completion of an
addition or during partial occupancy of a structure and as provided in the City’s adopted
building codes.
E. Unlawful to Occupy Without Valid Certificate of Occupancy.
It is unlawful to occupy any building that does not have a validly-issued Certificate of
Occupancy or Temporary Certificate of Occupancy.
7.6 Certificate of Completion.
A. Applicability.
A certificate of completion shall be required for any of the following:
1. Use of a parking lot hereafter constructed or enlarged not in conjunction with a
building or structure;
2. Site changes including but not limited to landscaping, parking lots, façade changes, or
a change to an existing site that is not done in conjunction with a building or structure
that requires a building permit; or
3. Site improvements associated with a telecommunications tower.
B. Application.
Once all required building inspections have been reviewed by the City’s Building Official and he/she finds no violation of the provisions of the City’s building codes, the City’s
Building Official shall issue a Certificate of Completion for the structure.
C. Review and Action by Building Official.
Upon the request for a Certificate of Completion, the City’s Building Official shall inspect
the structure. If the City’s Building Official determines that the structure complies with all
applicable provisions of the building codes and this Ordinance, a Certificate of Completion shall be issued.
D. Temporary Certificate of Completion.
Pending the issuance of a Certificate of Completion, a Temporary Certificate of Completion
may be issued by the City’s Building Official. The Temporary Certificate of Completion shall
be valid for a period established by the City’s Building Official, pending compliance with
approved development plans.
E. Unlawful to Utilize Without Valid Certificate of Completion.
It is unlawful to utilize any structure that does not have a validly-issued Certificate of
Completion or Temporary Certificate of Completion.
ARTICLE 7: BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.7 Sign Permit
BioCorridor
Planned Development District Page 50 27-Sept-12
7.7 Sign Permit.
A. Sign Permits Required.
1. No sign shall hereafter be installed, erected, moved, added to, or structurally altered
without a permit issued by the BioCorridor Review Committee, except in conformity
with the provisions of this Section and the Signs section under the Site Design
Standards article of this Ordinance, and with all conditions being met, unless directed
by the City’s Zoning Board of Adjustment as provided by this Ordinance.
2. A permit shall be required for the following:
b. Attached Signs;
c. Campus Wayfinding Signs;
d. Grand Opening Signs;
e. Low Profile Freestanding Signs;
f. Signs for which approval by the BioCorridor Board is required; and
g. Any sign not expressly excepted or expressly made exempt from the applicable
sections of this Ordinance.
3. No permit shall be required for the following signs:
a. Commercial Signs carried by a person;
b. Development Signs;
c. Flags;
d. Non-Commercial Signs;
e. Real Estate, Finance, and Construction Signs; and
f. Vehicle Signs.
4. Special Event Signs shall be permitted through the City’s Special Event permitting
process and shall not require a separate sign permit.
5. It shall be the responsibility of the owner or the leasing agent to assign the available
low profile or building sign square footage to individual building tenants. In no case
shall this be the responsibility of the BioCorridor Board, the BioCorridor Review
Committee, or any member of a city’s staff. In no case may the cumulative total of
individual signs for a multi-tenant building exceed the allowable area available for
attached or low profile signs.
6. Special District Signs in general conformance with Appendix A-2 shall not require
additional approvals from the BioCorridor Board.
B. Application.
A complete application for a sign permit plan shall be submitted to the City’s Building
Official and shall be processed as set forth in the General Approval Procedures article of
this Ordinance.
C. Review and Action by the BioCorridor Review Committee.
The BioCorridor Review Committee must review each sign permit application in light of this Ordinance and act to approve, approve with conditions, or deny the permit. The
BioCorridor Review Committee may grant approval with conditions only to the extent that such conditions specify the actions necessary to bring the application into compliance with
this Ordinance.
D. Maintenance and Repair.
ARTICLE 7: BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.7 Sign Permit
BioCorridor
Planned Development District Page 51 27-Sept-12
1. Cleaning, painting, repainting, and other normal maintenance and repair of a sign shall
not require a permit unless a structural or size change is made. Maintenance includes
replacement of a sign face.
ARTICLE 7: BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.8 Administrative Adjustment
BioCorridor
Planned Development District Page 52 27-Sept-12
2. Repair of conforming signs, damaged as a result of accidents or acts of God, shall be
exempt from permit fees when they are being restored to their original condition.
7.8 Administrative Adjustment.
A. Purpose.
Administrative adjustments are specified deviations from otherwise applicable
development standards where development is proposed that would be:
1. Compatible with surrounding land uses;
2. Harmonious with the public interest; and
3. Consistent with the purposes of this Ordinance.
B. Applicability.
The BioCorridor Review Committee shall have the authority to authorize adjustments of up
to ten percent (10%) from any dimensional standards set forth in the Dimensional
Standards section of this Ordinance, and the Off-Street Parking Standards section of this
Ordinance.
C. Application.
A complete application for an administrative adjustment shall be submitted to the
BioCorridor Review Committee as set forth in the General Approval Procedures article of
this Ordinance.
D. Review and Action by BioCorridor Review Committee.
The BioCorridor Review Committee shall review the application and approve, approve with
conditions, or deny the application based upon the criteria below. A written decision
including affirmative findings on the criteria set forth below shall be sent to the applicant.
E. Administrative Adjustment Criteria.
1. To approve an application for an administrative adjustment, the BioCorridor Review
Committee must make an affirmative finding that the following criteria are met:
a. That granting the adjustment will ensure the same general level of land use
compatibility as the otherwise applicable standards;
b. That granting the adjustment will not materially or adversely affect adjacent land
uses or the physical character of uses in the immediate vicinity of the proposed
development; and
c. That granting the adjustment will be generally consistent with the purposes and
intent of this Ordinance.
2. In the event that the BioCorridor Review Committee finds that the applicant has not
met the above criteria, the applicant may request that the application be forwarded to
the City’s Zoning Board of Adjustment as a variance request subject to the
requirements of the Variances section of this Ordinance below.
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.9 Variances
BioCorridor
Planned Development District Page 53 27-Sept-12
7.9 Variances.
A. Purpose.
The City’s Zoning Board of Adjustment shall have jurisdiction to hear requests for a
variance from the terms of this Ordinance. The City’s Zoning Board of Adjustment shall be
authorized to grant a variance from the terms hereof if, and only if, they find that the
strict enforcement of this Ordinance would create a substantial hardship to the applicant
by virtue of unique special conditions not generally found within the area zoned for the
BioCorridor, and that the granting of the variance would preserve the spirit and intent of this Ordinance, and would serve the general interests of the public and the applicant. Variances may be granted only when in harmony with the general purpose and intent of
this Ordinance so that public health, safety, and welfare may be secured and substantial
justice done.
B. Applicability.
The City’s Zoning Board of Adjustment shall have the authority to grant variances from the
standards in this Ordinance except for waivers of the standards in the Subdivision Design and Improvements article of this Ordinance, which may be made by a City’s Planning and Zoning Commission during the subdivision process and requests for relief from a site plan
requirement imposed by the BioCorridor Review Committee when the requirement was
necessary to gain compliance with the criteria for approval of a site plan in the Site Plan
Review section of this Ordinance, which may be made by the BioCorridor Board. Any
variance request up to ten percent (10%) may be treated as an Administrative Adjustment
subject to the requirements of the Administrative Adjustment section of this Ordinance.
C. Application.
A complete application for a variance shall be submitted to the City’s Planning
representative as set forth in the General Approval Procedures article of this Ordinance.
D. Action by the City’s Zoning Board of Adjustment.
1. Public Hearing.
Following notice in accordance with the General Approval Procedures article of this
Ordinance, the City’s Zoning Board of Adjustment shall hold a public hearing.
2. Variance Review.
Upon completion of the public hearing and after review of the variance application
subject to the criteria listed below, the City’s Zoning Board of Adjustment shall make a
written finding and give its approval, approval with limitations, or disapproval of the
variance.
E. Criteria for Approval of Variance.
1. Required Findings.
The City’s Zoning Board of Adjustment may authorize a variance from the
requirements of this Ordinance when an unnecessary hardship would result from the
strict enforcement of this Ordinance. In granting a variance, the City’s Zoning Board of
Adjustment shall prescribe only limitations that it deems not prejudicial to the public
interest. In making the required findings, the City’s Zoning Board of Adjustment shall
take into account the nature of the proposed use of the land involved, the existing use of land in the vicinity, the possibility that a nuisance will be created, and the probable effect of such variance upon traffic conditions and upon public health, convenience,
and welfare of the vicinity. No variance shall be granted unless the Board makes
affirmative findings in regard to all of the following criteria:
ARTICLE 7. BIOCORRIDOR DEVELOPMENT PROCESSES
Section 7.9 Variances
BioCorridor
Planned Development District Page 54 27-Sept-12
a. Extraordinary Conditions.
That there are extraordinary or special conditions affecting the land involved such that strict application of the provisions of this Ordinance would result in
unnecessary hardship and that granting a variance would ensure the spirit of the
Ordinance is observed and substantial justice is done. For example, the variance
is justified because of topographic or other special conditions unique to the
property and development are involved, rather than mere inconvenience or
financial disadvantage.
b. Enjoyment of a Substantial Property Right.
That the variance is necessary for the preservation and enjoyment of a substantial
property right of the applicant.
c. Substantial Detriment.
That the granting of the variance will not be detrimental to the public health,
safety, or welfare, or injurious to other property in the area, or to the City in
administering this Ordinance.
d. Subdivision.
That the granting of the variance will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of this
Ordinance.
e. Flood Hazard Protection.
That the granting of the variance will not have the effect of preventing flood
hazard protection in accordance with the provisions of this Ordinance.
f. Other Property.
That these conditions do not generally apply to other property in the vicinity.
g. Hardships.
That the hardship is not the result of the applicant's own actions.
h. Comprehensive Plan.
That the granting of the variance would not substantially conflict with the City’s
Comprehensive Plan and the purposes of this Ordinance.
2. Limitations.
The City’s Zoning Board of Adjustment may not grant a variance where the effect
would be any of the following:
a. To allow the establishment of a use not otherwise permitted in the BioCorridor
Planned Development zoning district;
b. To extend physically a nonconforming use of land; or
c. To change the zoning district boundaries shown on the City’s Official Zoning Map.
3. Profitability Not to Be Considered.
The fact that property may be utilized more profitably should a variance be granted
may not be considered grounds for a variance.
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.1 Authority and Purpose
BioCorridor
Planned Development District Page 55 27-Sept-12
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS.
8.1 Authority and Purpose.
The subdivision of land is a major factor in the process of sound community growth and ultimately becomes a public responsibility in that the streets and other infrastructure must be
maintained and various public services customary to urban areas must be provided. These
regulations seek to protect the interests of public and private parties by granting certain rights
and privileges and requiring certain obligations in association with the subdivision and
development of land. The welfare of the entire community is affected in many important
respects. Therefore, it is in the interest of the public, the developer, and the future landowners
that the subdivisions and developments be conceived, designed, and developed in accordance
with sound rules and proper minimum standards. These regulations encourage the growth of
the BioCorridor in an orderly manner.
8.2 General Requirements and Minimum Standards of Design for Subdivisions within the BioCorridor.
A. Suitability of Lands.
The City’s Planning and Zoning Commission shall approve the subdivision of land if, from
adequate investigations conducted by all public agencies concerned, it has been
determined that in the best interest of the public, the site is suitable for platting and development purposes of the kind proposed.
B. Land Use and Other Regulations.
No plat of land shall be approved unless it conforms to the land use regulations contained
within this Ordinance.
C. Reserved Strips and Tracts Prohibited.
A plat shall not provide reserved strips or tracts of land. In addition, the effect of phasing
of a plat, provision of common area or other land or easement shall not unnecessarily
restrict access to land, right-of-way, or easements dedicated or intended to be dedicated
to the public by the subject plat or adjacent developments.
D. Technical Standards.
All public infrastructure shall be designed and constructed in accordance with applicable
local, state, and federal requirements. All public infrastructure shall also be designed and
constructed in accordance with the Bryan/College Station Unified Design Guidelines,
Bryan/College Station Unified Technical Specifications, and Bryan/College Station Unified
Construction Details. Hereafter, these documents shall be referred to collectively as the
“B/CS Unified Design Guidelines.” Where there is a conflict of standards, the more
stringent standard shall apply, as determined by the BioCorridor Review Committee. The City shall accept for public use only streets, alleys, water, waste water, drainage, and
other public infrastructure that comply with these standards for construction.
E. Streets.
1. Streets on the City’s Thoroughfare Plan.
Where a subdivision encompasses or is adjacent to a thoroughfare, as shown on the
City’s Thoroughfare Plan, the thoroughfare shall be constructed and included in the
subdivision plat to maintain continuity in the approximate location as shown, and of
the type indicated.
2. Relation to Adjoining Street System.
a. Where there is an existing street adjacent to or through the area to be subdivided,
the necessary street intersections to the existing street shall be constructed.
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.2 General Requirements and Minimum Standards of Design for Subdivisions
BioCorridor
Planned Development District Page 56 27-Sept-12
b. Existing and planned streets and Public Ways in adjacent or adjoining areas shall
be continued in alignment therewith.
c. When land is subdivided into larger parcels rather than ordinary building lots, such
parcels shall be arranged so as to allow for the opening of future streets and
logical further subdivisions.
3. Street Projections.
a. Where adjoining areas are not platted, the subdivision shall provide street
projections to such areas by projecting a public street:
1) In each cardinal direction around the proposed subdivision;
2) At intervals no fewer than the maximum block length along the perimeter
boundary of the subdivision; and
3) To provide street connection or street frontage to land-locked tracts that do
not otherwise have frontage to a public street.
b. In lieu of a public street, a Public Way may satisfy a required street projection
when the Public Way is projected to future non-residential or mixed-use
development and can be continued through that development to a public street.
4. Adequate Street Access.
a. One external street connection is required for a street serving as roadway access
for thirty (30) or fewer lots.
b. When there are more than thirty (30) lots to be served by external street connections, a minimum of two (2) street connections to the external paved public
streets shall be required. The City’s Planning and Zoning Commission may allow a
Remote Emergency Access where development phasing or constraints of the land
prevent the provision of a second street connection. Notwithstanding the
foregoing, two (2) street connections to external paved public streets shall be
required when one hundred (100) or more lots are served.
c. Three (3) street connections to external paved public streets may be required
when two hundred (200) or more lots are served.
d. Where more than one external street connection is required, at least one external
street connection shall not be located over a potential hazard such as a high-
pressure gas line or a creek where the 100-year floodplain overtops the street,
regardless of its classification.
5. Dead-End Streets.
Dead-end streets shall be prohibited except short stubs to permit future extension.
Temporary turnarounds shall be required for stubs in length of more than one hundred feet (100 ft.) or the depth of one lot, whichever is less.
6. Geometric Standards, Street Design Criteria.
Streets and alleys shall be designed and constructed in accordance with the B/CS
Unified Design Guidelines.
7. Existing Substandard Street Right-of-Way.
a. Whenever an existing right-of-way is within or adjacent to a proposed subdivision
and such right-of-way width is substandard, the additional width for the street
shall be dedicated. For development occurring on only one side of such a roadway,
the amount dedicated shall generally equal one-half (1/2) of the deficiency in
width based on the classification and type of street, as measured from the existing
centerline of the right-of-way. If the parcel(s) on the opposite side of the right-of-
way previously dedicated a portion, the proposed plat shall dedicate the remaining
width. If the opposite side of the right-of-way has a permanent constraint such as
a railroad right-of-way or conservation easement, the full width of the deficiency
may be required.
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.2 General Requirements and Minimum Standards of Design for Subdivisions
BioCorridor
Planned Development District Page 57 27-Sept-12
b. The BioCorridor Review Committee may reduce, increase, or eliminate the amount
of right-of-way dedication based on design considerations, existing land uses, existing development on adjacent properties, and dimensions of the proposed
subdivision or plat.
c. Notwithstanding the foregoing, additional right-of-way dedication is not required
for Amending Plats.
8. Street Names and Addresses.
a. Proposed streets that are extensions of existing streets shall bear the name of the
existing street, unless otherwise recommended by the BioCorridor Review
Committee.
b. New streets shall be named to prevent conflict or confusion with identical or
similar names in the cities, Brazos County 911 district, or the cities’ Extraterritorial
Jurisdictions (ETJs).
c. Streets shall not be named after any living person.
d. A proposed street name may be denied if it too closely approximates phonetically
the name of an existing street, is too difficult to pronounce, or carries undesirable
meanings or connotations.
e. Street addresses shall be assigned by the BioCorridor Review Committee.
F. Alleys.
1. Alleys may be required at the rear of all lots intended to be used for business purposes.
2. Alleys shall generally be parallel to the street that the lot it serves fronts.
3. Where two (2) alleys intersect, or where an alley turns, additional width may be
required to allow turning of vehicles or guying of utility poles.
4. Dead-end alleys shall not be permitted.
5. Private alleys shall be constructed to public alley standards except that the private
alley shall be located within a common area or private access easement. The City
reserves the right to not provide sanitation and fire service along private alleys.
G. Blocks.
1. In order to provide a public street network that is complimentary to the City’s
Thoroughfare Plan and that ensures uniform access and circulation to areas intended
for similar land use contexts, block length shall not exceed the following dimensions
based on the land use designations in this Ordinance:
a. Six hundred sixty feet (660 ft.) in the BioCorridor Research & Development
District;
b. Nine hundred feet (900 ft.) in the BioCorridor Office & Research District; and
c. One thousand two hundred feet (1,200 ft.) in the BioCorridor Manufacturing
District east of the area identified as “Greenbelt” on the BioCorridor District Map.
d. The BioCorridor Manufacturing District west of the the area identified as
“Greenbelt” on the BioCorridor District Map shall be exempt from block length
requirements.
2. If a plat is not bounded by a public through street or other qualifying break to block
length then the block length measurement shall continue to extend each way beyond
the plat along the public through street until the nearest intersecting through street or
qualifying break to the block is reached. The area identified as “Greenbelt” on the
BioCorridor District Map, SH47 and FM60 shall be exempt from this requirement.
3. In lieu of a public street, non-residential and mixed-use developments may opt to
construct a Public Way to satisfy block length and block perimeter requirements when
the Public Way connects two public streets. The plat shall dedicate a public access
easement that covers the entire width of the private drive and sidewalks for the Public
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.2 General Requirements and Minimum Standards of Design for Subdivisions
BioCorridor
Planned Development District Page 58 27-Sept-12
Way. The private drive and sidewalks may be constructed with the development of this
property. A Public Way shall not substitute for a thoroughfare identified on the City’s Thoroughfare Plan.
4. Block length or block perimeter shall not require a new street, Public Way, or Access
Way to enter the face of a block when the surrounding area of the block is subdivided
so that a through movement is not possible or a new block cannot be created.
H. Lots.
1. General Requirements.
a. Lots shall be identified in numerical order within a block.
b. Lot size and setback lines shall be in accordance with the applicable District
requirements.
c. Lots established for special purposes such as common area, open space, parkland,
floodplain, drainage, utilities, or other similar facilities shall be uniquely named
and are not required to meet the minimum dimensional standards for the
applicable District.
d. Side lot lines shall be substantially right angle to straight right-of-way or radial to
the curved right-of-way.
e. A subdivision shall not cause an existing structure to encroach into the setback of
a proposed lot line.
I. Easements.
1. Drainage Easements and Rights-of-Way.
a. Where a subdivision is traversed by a watercourse, drainage way, natural channel
or stream, a drainage easement or right-of-way may be required in accordance
with the B/CS Unified Design Guidelines.
b. No construction, including fences, shall impede, constrict, or block the flow of
water.
c. A drainage easement or right-of-way shall not be considered a part of the lot area
for purposes of minimum lot size requirements.
d. When feasible, utilities may be located within drainage easements and rights-of-
way. Likewise, enclosed storm drains may be contained in utility easements. In
such instances, the utility easement width must be adequate to provide space for
storm drains, utilities, and maintenance access.
2. Utility Easements.
a. Minimum Utility Easements.
Utility easements are required as necessary to provide utilities and pursuant to the B/CS Unified Design Guidelines based on the number, size, configuration, or depth
of existing, proposed or anticipated utilities. Where the proposed subdivision
adjoins an unplatted area or future phase of the subdivision, a twenty foot (20 ft.)
width of easement may be required for continuance of public infrastructure in the
future.
b. Improvements in Easements.
Buildings, signs, masonry walls, and other vertical structures that require a
building permit are not permitted within utility easements; except that landowners
may place a fence in utility easements if unlocked gates are provided to allow free
movement of excavating machines, maintenance equipment, and personnel within
the full length of the easement.
3. Access Easements.
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.2 General Requirements and Minimum Standards of Design for Subdivisions
BioCorridor
Planned Development District Page 59 27-Sept-12
a. A private access easement shall be required to provide access to property that
does not have direct frontage to a public right-of-way or a Public Way. Private access easements may also be required when shared driveway access is necessary
to meet driveway spacing requirements along a public street or Public Way.
Driveways in required private access easements shall be constructed to City fire
lane standards and their installation may be delayed until the time of site
development. When private access easements are provided, construction and
maintenance responsibilities shall be assigned and noted on the plat, or the
recorded volume and page of the access instrument shall be referenced on the
plat.
b. A public access easement shall be provided for a Public Way, for public sidewalks
on private property, and for Access Ways. Fences, gates, parking, or other
obstructions that restrict or block access are prohibited.
4. Off-Site Easements.
All easements outside the boundaries of a plat that are necessary for the installation of
public infrastructure to serve the subdivision shall be acquired by the applicant and
conveyed by an instrument approved by the City’s City Attorney.
5. Non-Public Easements.
Except as set forth herein, dedication of rights-of-way, easements, and public infrastructure shall not be encumbered by private easements that have pre-existing rights. Minor crossings are allowed.
J. Access Ways.
1. Existing and planned Access Ways in adjacent or adjoining areas shall be continued in
alignment therewith.
2. In Blockfaces over nine hundred feet (900 ft.) in length, an Access Way shall extend
across the width of the block near the center of the block.
3. To provide additional pedestrian and bicycle circulation, an Access Way shall be
required on a cul-de-sac street to connect to existing or planned facilities in the
vicinity such as schools, parks, transit stops, and multi-use paths.
4. An Access Way may be required to provide additional pedestrian and bicycle
circulation within a subdivision, between subdivisions, between cul-de-sacs, or to
provide access to schools, parks, shopping centers, multi-use paths, transportation,
and other community facilities in the vicinity.
5. If an Access Way is greater than three hundred feet (300 ft.) in length then an
additional access point to the Access Way shall be provided.
6. Property within the BioCorridor Manufacturing District shall be exempt from these
requirements.
K. Sidewalks.
1. Policy.
Sidewalks should be located and constructed so as to provide a safe and effective
means of transportation for non-vehicular traffic.
2. Required Sidewalks.
Except as may be set forth herein, sidewalks shall be required on both sides of all
streets.
3. Sidewalk Exceptions.
Sidewalks are not required:
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.2 General Requirements and Minimum Standards of Design for Subdivisions
BioCorridor
Planned Development District Page 60 27-Sept-12
a. Along a street classified on the City’s Thoroughfare Plan as a Freeway/Expressway
that does not have frontage roads. Sidewalks, however, shall be provided along frontage roads of a Freeway/Expressway.
b. Around the bulb of cul-de-sac streets.
4. Standards.
Sidewalks shall be constructed in accordance with the following criteria:
a. The B/CS Unified Design Guidelines and all applicable state and federal
requirements;
b. Consistent with the minimum standards necessary to meet the projected non-
vehicular traffic demand in the area;
c. Sidewalks shall maintain a minimum clear width as set forth in the B/CS Unified
Design Guidelines; and
d. All sidewalks shall terminate into streets or driveways with ambulatory ramps.
5. Timing of Construction.
All required sidewalks must be constructed concurrently with the street, or if the street
is already constructed, prior to acceptance of all public improvements.
L. Bicycle Facilities.
1. General.
Bicycle facilities are planned and located to provide connectivity to the existing street network, parks, schools, greenways, neighborhoods, and other key destinations; increase safety; and promote health and wellness.
2. Required Bicycle Facilities.
Depending in which City the property is located; bicycle facilities may be required in
accordance with the B/CS Unified Design Guidelines and constructed along with other
required public infrastructure.
3. Types of Bicycle Facilities.
There are at least three (3) types of bicycle facilities that may be required. These
types include the following:
a. Multi-use Path: a facility completely separated from auto traffic and within an
independent right-of-way or within the right-of-way of another public facility;
b. Bike Lane: a facility where part of the roadway or shoulder is striped, signed, and
marked for exclusive or preferential bicycle use and where vehicular parking is not
permitted, unless otherwise specified; and
c. Bike Route: a facility designated by signing and sometimes pavement markings to help make motorists aware of the presence of bicycles which share the same area
with motor vehicles.
4. Geometric Design Criteria.
All facilities shall be designed to meet or exceed standards set forth in the "Guide for
Development of Bicycle Facilities" published by the American Association of State
Highway and Transportation Officials (AASHTO) and the B/CS Unified Design
Guidelines. Signing and pavement markings for such facilities shall be in accordance
with the Manual on Uniform Traffic Control Devices (MUTCD). Geometric design
criteria for each type of bikeway facility are as follows:
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.2 General Requirements and Minimum Standards of Design for Subdivisions
BioCorridor
Planned Development District Page 61 27-Sept-12
a. Bike Routes.
Bike routes shall be indicated as follows:
1) The placement of bike route signing and shared lane pavement markings
identifies bicycle-compatible streets that will serve as bike routes;
2) A minimum of sixteen feet (16 ft.) of the outer lane of streets measured from
the outer lane line to the back of curb shall be required for bike routes. A
typical bicycle route street is shown in Figure 1; and
3) Bike route signing should not end at a barrier. Information directing the
bicyclist around the barrier should be provided.
a. Bike Lanes.
Bike
lanes shall be
as follows:
1) The bike lane is located within the vehicular roadway in the outside lane and is
intended for the exclusive use of bicycles. Bike lanes must be developed as
one-way facilities and carry traffic in the same direction as adjacent motor
vehicle traffic; and
2) In general, parking in bike lanes is prohibited. However, parking may be
permitted in a bike lane in specific areas during specified times. Where
parking in a bike lane is permitted, signs shall be installed to provide notice to
bicyclists of when parking is allowed. Parking in a bike lane shall be limited
primarily to spillover parking for public uses or events, but parking for non-
public uses may also be considered.
b. Multi-Use Paths.
The criteria that must be met for multi-use paths is as follows:
1) Multi-use paths should be located primarily in greenways, parks, or
occasionally within street rights-of-way. If a multi-use path is to be located in
the right-of-way of a street, there should be a minimum of five feet (5 ft.)
separating the multi-use path from the roadway;
2) The standard width for a two-way multi-use path shall be ten feet (10 ft.). In
areas with projected high volumes of use, multi-use paths shall be twelve feet
(12 ft.) wide;
3) The minimum width of a one-directional multi-use path is five feet (5 ft.). It
should be recognized, however, that one-way bicycle paths often will be used
as two-way facilities unless effective measures are taken to assure one-way
operation. Without such enforcement, it should be assumed that multi-use
paths will be used as two-way facilities and designed accordingly;
4) A minimum of three-foot (3-ft.) width graded area shall be maintained
adjacent to both sides of the multi-use path to provide clearance from trees,
poles, walls, fences, guard rails, or other lateral obstructions; and
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.2 General Requirements and Minimum Standards of Design for Subdivisions
BioCorridor
Planned Development District Page 62 27-Sept-12
5) Multi-use paths shall be located in a public access easement of a minimum
twenty feet (20 ft.) in width.
M. Water Facilities.
1. All subdivisions shall have access to public water supply and distribution systems for
domestic use that meet adequate fire protection standards. All water mains,
distribution and service lines shall be provided to each lot and constructed in
accordance with the B/CS Unified Design Guidelines and all applicable state and
federal requirements. Where there is a conflict of standards, the more stringent
standard shall apply, as determined by the BioCorridor Review Committee. The City
shall accept for public use only water mains, distribution and service lines that comply
with these standards for construction.
2. All subdivisions shall connect with a publicly-owned water distribution system and the
developer shall extend water distribution lines from the nearest City-approved point of
connection to the furthest boundary line of the platted subdivision along the right-of-
way line. This is required in order to provide a point of connection for adjacent
properties not having access to such services and to provide for orderly growth.
3. For water systems that are not part of a municipal water utility, the applicant shall
provide a letter with the construction documents from the non-City utility that the
non-City utility is able to properly serve the proposed subdivision as required pursuant to applicable law.
4. Plans for such systems will be subject to City review and inspection. City review and
inspection of such water system ends at the sanitization of the line.
N. Wastewater Facilities.
1. All subdivisions shall have access to wastewater facilities. All collection mains and
service lines shall be provided to each lot and constructed in accordance with the B/CS
Unified Design Guidelines and all applicable state and federal requirements. Where
there is a conflict of standards, the more stringent standard shall apply, as determined
by the BioCorridor Review Committee. The City shall accept for public use only
wastewater facilities that comply with these standards for construction.
2. All subdivisions shall connect with a publicly-owned wastewater collection system and
the applicant shall extend wastewater collection lines from the nearest City approved
point of connection to the furthest boundary line of the platted subdivision along the
right-of-way line. This is required in order to provide a point of connection for adjacent
properties not having access to such services and to provide for orderly growth.
3. Plans for such a system will be subject to City review and inspection.
O. Special Flood Hazard Areas.
All development encroaching into a FEMA special flood hazard area shall be in accordance
with the B/CS Unified Design Guidelines, and all applicable local, state and federal
requirements. Where there is a conflict of standards, the more stringent standard shall
apply, as determined by the BioCorridor Review Committee. The City shall only accept
improvements for public use that comply with these standards for construction.
P. Drainage.
1. All drainage shall be in accordance with the B/CS Unified Design Guidelines, and all
applicable local, state and federal requirements. Where there is a conflict of standards,
the more stringent standard shall apply, as determined by the BioCorridor Review
Committee. The City shall only accept improvements for public use that comply with
these standards for construction.
2. Rapid conveyance, the phasing of development, the use of control methods such as
retention or detention, and/or the construction of off-site drainage improvements as
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.2 General Requirements and Minimum Standards of Design for Subdivisions
BioCorridor
Planned Development District Page 63 27-Sept-12
means of mitigation, as provided in the B/CS Unified Design Guidelines and as may be
required and approved by the BioCorridor Review Committee.
3. No construction shall impede, constrict, or block, the flow of water in any drainage
pathway.
4. Lot Grading
a. Lots shall be laid out so as to provide positive drainage away from all buildings.
Individual lot drainage shall be coordinated with the general storm drainage for
the area. Drainage shall be designed so as to avoid the concentration of storm
drainage water from each lot to adjacent developable lots. A subdivision grading
plan shall be provided with the construction documents. A general drainage
pattern that meets all applicable rules and regulations shall be provided for each
proposed block and lot. Subsequent permits for each lot shall comply with the
approved grading plan.
b. Non-residential lots and lots that have mixed uses that include residential shall be
graded to match elevations at adjoining properties to provide good access and to
minimize the use of retaining walls.
Q. Gas or Oil Lines.
1. Identification.
High-pressure flammable gas or fuel lines are defined as those which are operated or may be expected in the future to operate at a pressure of over sixty (60) pounds per square inch. High-pressure flammable gas or fuel lines, installed on public property,
shall be buried with a minimum cover of thirty inches (30 in.) and shall be marked by
an all-weather type sign installed at each crossing and at intervals of not more than
three hundred feet (300 ft.). The signs shall be installed by the utility company, state
that the line is high pressure, identify the utility company name, provide an
emergency phone number, and state the type of product or products transported
therein.
2. Notification to Utility Company.
The applicant shall provide written notification to the utility company regarding any
proposed construction over an existing facility or within a utility’s easement and
provide proof of such notification to the BioCorridor Review Committee.
R. Street Lights.
1. General Standards.
a. Street lights shall be designed and installed according to the utility standards in
effect at the time of subdivision construction or addition thereto.
b. The quantity, size, and type of street light pole and fixture shall be selected by the
applicant from the approved City street light standards.
c. The applicant shall furnish public utility easements for the installation of street
lights, with said easements to normally be five feet (5 ft.) in width.
d. Where electric service is provided, all street lighting and site lighting equipment
shall be placed underground except for the poles on which the lights are to be
affixed.
2. Street Light Locations.
Street lights shall normally be required at all street intersections and Access Ways, in
cul-de-sacs, and at approximately three hundred-foot (300-ft.) intervals along tangent
streets.
3. Installation and Maintenance.
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.2 General Requirements and Minimum Standards of Design for Subdivisions
BioCorridor
Planned Development District Page 64 27-Sept-12
a. The applicant or his authorized construction representative shall be responsible for
furnishing and installing all street light facilities in accordance with the electric utility’s design and specifications. All conduit installations shall be inspected prior
to acceptance for conformance with the utility specifications.
b. Street lights shall be owned and maintained by the electric utility provider with the
Certificate of Convenience and Necessity (CCN) for that area.
c. The electric utility provider shall not be responsible for the installation or
maintenance of street lights on alleys, private streets, Public Ways, drives, or
Access Ways.
S. Electric Facilities.
1. All applicants shall ascertain which electric utility is certificated to serve the proposed
subdivision. The electric utility design and facilities must meet all applicable City
ordinances.
2. The electric utility will design the electrical system to all lots within a subdivision.
3. All electric utility service shall be installed underground in all subdivisions. All lateral
electric lines and service lines supplying electric utility service shall be placed
underground.
4. The applicant shall dedicate public utility easements upon forms approved by the City
for the installation of electric utilities. All liens and other ownership interests shall be subordinated to the easement use.
5. Where electric service is placed underground, all auxiliary equipment for such service,
including but not limited to transformers, junction enclosures, and switching devices,
shall be pad-mounted on grade or shall be placed underground.
6. All street-lighting and site-lighting equipment shall be placed underground except for
the poles on which the lights are to be affixed. The City or the electric utility shall not
be responsible for the installation or maintenance of street lights on alleys, private
streets, or drives.
7. The applicant shall be responsible for the costs and installation of all conduit needed
for underground feeder, lateral, and service lines utilized to provide electric utility
service to the subdivision. The developer of a platted lot shall be responsible for the
costs and installation for the service conduit for such platted lot. The specifications for
the conduit shall be provided by the electric utility prior to installation. All conduit
installations shall be inspected prior to acceptance for conformance to utility
specifications.
8. Temporary utility service may be provided via overhead line extension.
9. The applicant shall contact the appropriate electric utility provider to determine any
additional requirements.
T. Monuments and Corner Markers.
1. All block corners, angle points and points of curves, and all corners of boundary lines
of subdivisions shall be marked with a one-half inch (1/2-in.) steel rod, two feet (2 ft.)
in length, set in the center of a concrete monument six inches (6 in.) in diameter and
thirty inches (30 in.) deep, with the top flush with the finished ground surface.
2. Where, due to topographic conditions, permanent structures, or other conditions, the
view is obstructed between any two (2) adjacent monuments, intermediate
monuments shall be set as to assure a clear view between adjacent monuments.
3. Corner markers, consisting of a one-half inch (1/2-in.) steel rod or three-fourths inch
(3/4-in.) pipe, two feet (2 ft.) in length, shall be driven flush with the ground surface
to mark the corners of all lots.
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.3 Waiver of Subdivision Standards
BioCorridor
Planned Development District Page 65 27-Sept-12
U. Owners Associations for Common Areas and Facilities.
1. A Homeowners Association or Property Owners Association (“Owners Association”) shall be established with direct responsibility to, and controlled by, the property
owners involved to provide for operation, repair, and maintenance of all common
areas, fences, walls, gate equipment, landscaping, and all other common facilities (the
“Common Facilities”).
2. The Owners Association shall prepare and file for record a legal instrument
establishing a plan for the use and permanent repair and maintenance of the Common
Facilities and which provides that the association is self-perpetuating and adequately
funded to accomplish its purpose. The Owners Association understands that upon
formation it unconditionally and irrevocably agrees to indemnify, defend, and hold the
City and the City’s officials, agents, employees, and contractors harmless, from and
against any loss, liability, demand damage, judgment, suit, claim deficiency, interests,
fees, charges, costs, or expenses including, without limitation, interest, court cost, and
penalties, attorney’s fees and disbursement and amounts paid in settlement, or
liabilities resulting from any change in federal, state, or local law or regulation or
interpretation hereof of whatever nature. The foregoing shall apply even when caused
in part by the negligence of either or both the City of College Station or the City of
Bryan or the joint or concurring negligence of either or both cities and any other person or entity, which may result or to which the cities and/or any of the cities’ respective officials, agents, employees, and contractors may sustain, suffer, incur, or
become subject to in connection with or arising in any way whatsoever out of the
maintenance, repair, use, or occupation of the Common Facilities, or any other activity
of whatever nature in connection therewith, or arising out of or by reason of any
investigation, litigation, or other proceedings brought or threatened, arising out of or
based upon the operation, management, maintenance, repair, and use of the Common
Facilities, or any other activity in the subdivision.
8.3 Waiver of Subdivision Standards.
A. Except as may be expressly prohibited elsewhere in the Ordinance, the City’s Planning and
Zoning Commission, with a recommendation from the BioCorridor Board, may authorize a
waiver from a regulation of this Article when, in their opinion, undue hardship will result
from requiring strict compliance. The City’s Planning and Zoning Commission may
approve, approve with conditions, or deny waivers.
B. A waiver request shall be approved only if it prescribes conditions that it deems not
prejudicial to the public interest. In making the findings hereinbefore required, the City’s Planning and Zoning Commission shall take into account the nature of the proposed use of
the land involved, the existing use of land in the vicinity, the number of persons who will
reside or work in the proposed subdivision, the possibility that a nuisance will be created,
and the probable effect of such waiver upon traffic conditions and upon public health,
convenience, and welfare of the vicinity. No waiver shall be granted unless the City’s
Planning and Zoning Commission finds:
1. That there are special circumstances or conditions affecting the land involved such
that strict application of the provisions of this Ordinance will deprive the applicant of
the reasonable use of his land;
2. That the waiver is necessary for the preservation and enjoyment of a substantial
property right of the applicant;
3. That the granting of the waiver will not be detrimental to the public health, safety, or
welfare, or injurious to other property in the area, or to the City in administering this
Ordinance; and
4. That the granting of the waiver will not have the effect of preventing the orderly
subdivision of other land in the area.
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.4 Responsibility for Payment for Installation Costs
BioCorridor
Planned Development District Page 66 27-Sept-12
C. Such findings of the City’s Planning and Zoning Commission shall be incorporated into the
official minutes of the meetings at which such waiver is granted. Waivers may be granted only when in harmony with the general purpose and intent of this Ordinance so that public
health, safety, and welfare may be secured and substantial justice done.
D. Waiver from Water Flow Requirements
A waiver to fire-flow provisions set out in the Water Facilities standards contained in this
Ordinance is prohibited.
8.4 Responsibility for Payment for Installation Costs.
A. Applicant Responsibilities.
The applicant shall be responsible for the designing and installing of all public
improvements which primarily serve the subdivision. This includes being responsible for
the costs associated therewith that are shown on the plat or that may be off-site but
needed to ensure adequacy of public facilities and services for the subdivision; and subject
to participation by the City or other third parties as may be allowed or required by
applicable law, such as participation by the City for costs associated with oversizing of
public improvements beyond that which is necessary to serve the subdivision. Facilities
required by this Ordinance and City Code of Ordinances shall be considered as primarily
serving the subdivision unless otherwise determined by the City.
B. Street Lights.
The applicant shall pay the entire cost of the subdivision street light installation, including the cost of service lines to supply electricity to the street lights, and all engineering design
costs. Once satisfactorily installed, approved, and accepted, the maintenance of the street
lights and the furnishing of electric energy to the street lights shall be provided by the
City.
C. Street Signs.
The applicant will provide and install, at no cost to the City, all street name signs and
associated poles and hardware.
D. Engineering Inspection and Testing.
1. The City will charge for engineering inspection during construction and for final
inspection; however, it is to be understood that the City will do no layout work or daily
inspection.
2. The City requires testing by an independent laboratory acceptable to the City to
ensure compliance with the Bryan/College Station Unified Design Guidelines and the
Bryan/College Station Unified Technical Specifications and approved plans and specifications of the construction of the infrastructure before final inspection and
approval of that infrastructure. Charges for such testing shall be paid by the applicant.
8.5 Construction, Guarantee of Performance, and Acceptance of Public Infrastructure.
Construction of private improvements is prohibited until the requirements for constructing or
guaranteeing construction of public infrastructure are met as set forth herein.
A. Construction.
1. Timing.
Upon approval of the construction documents by the BioCorridor Review Committee
and upon issuance of a Development Permit, the applicant may proceed with the
construction of public infrastructure. Neither the developer nor the contractor nor the
subcontractor shall make a connection to or tap into the public water distribution
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.5 Construction, Guarantee of Performance, and Acceptance of Public Infrastructure
BioCorridor
Planned Development District Page 67 27-Sept-12
system, electric system, or sanitary sewer system until this requirement is met. The
developer shall furnish all necessary materials to make the final tap or connection.
2. Letter of Completion and Acceptance.
The City will inspect the construction of the required public infrastructure while in
progress. Upon completion, the City will inspect and then approve the public
infrastructure and issue a Letter of Completion when:
a. The construction conforms to the approved plans, the Bryan/College Station
Unified Design Guidelines, and all applicable city, state, and federal regulations;
b. The applicant provides construction red-lined record drawings signed by the
contractor acceptable to the City’s City Engineer that contain the following
attestation:
”I, , General Contractor for development, certify that
the improvements shown on this sheet were actually built, and that said
improvements are shown as substantially depicted hereon. I hereby certify that to
the best of my knowledge, that the materials of construction and sizes of
manufactured items, if any, are stated correctly hereon.”
General Contractor
c. The applicant and his agent/contractor, if applicable, signs the Letter of
Completion which shall constitute a written guarantee to the City that all
workmanship and materials shall be free of defects for a period of one (1) year
from the date of acceptance by the City’s City Engineer; and
d. Off-site easements relating to the public infrastructure have been recorded, or are
presented to the City and acceptable to be recorded.
3. Upon completion by the applicant, and formal acceptance by the City of the public
infrastructure required to be completed by the applicant, they shall become the
property of the City.
B. Guarantee of Performance.
1. In lieu of the obligation to construct public infrastructure as set forth above, the
applicant may elect to file a security instrument guaranteeing construction of the same
in order to obtain final plat approval and to commerce construction of private
improvements. This may be accomplished in one of the following two ways:
a. Performance Bond.
The applicant may file with the City Engineer a bond executed by a surety
company holding a license to do business in the State of Texas, in an amount
acceptable to the City Engineer, and in a form approved by the City Attorney. The
developer shall state in writing a timeframe acceptable to the City by when such
public improvements will be complete; or
b. Letter of Credit.
The applicant has filed with the City’s City Engineer an irrevocable letter of credit,
in a form approved by the City, signed by a principal officer of a local bank, local
savings and loan association, or other financial institution, acceptable to the City,
agreeing to pay to the City, on demand, a stipulated sum of money to apply to the
estimated cost of installation of all public improvements for which the developer is
responsible under this Section. The guaranteed payment sum shall be the
estimated costs and scheduling as prepared by the applicant's engineer and
approved by the City’s City Engineer. The letter shall state the name of the
subdivision and shall list the improvements which the applicant is required to
provide.
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.6 Certifications
BioCorridor
Planned Development District Page 68 27-Sept-12
2. If one of the two types of security is filed by the applicant and accepted by the City as
described above, the City’s City Engineer shall inspect and approve the construction of public improvements in accordance with the requirements of this Ordinance. If the
applicant fails to properly construct some or all required public improvements, the
City’s City Attorney shall, on direction of the City Council, proceed to enforce the
guarantees provided in this Section.
3. The City’s City Engineer may extend the period of time by when the completion of
public improvements is to occur regardless of time periods that may be iterated
elsewhere in this Ordinance. Such extension of time shall be granted upon a showing
of good cause and shall be reported to the BioCorridor Review Committee. No such
extension shall be granted unless security, as provided herein, has been provided by
the developer covering the extended period of time and provided that such extension
does not jeopardize general public health, safety, or welfare.
8.6 Certifications.
CERTIFICATE OF OWNERSHIP AND DEDICATION
STATE OF TEXAS )
)
COUNTY OF BRAZOS )
I (we) , owner(s) and developer(s) of the land shown on this
plat, and designated herein as the Subdivision to the City of [College Station/Bryan],
Texas, and whose name(s) is/are subscribed hereto, hereby dedicate to the use of the public
forever all streets, alleys, parks, greenways, infrastructure, easements, and public places
thereon shown for the purpose and consideration therein expressed. All such dedications shall
be in fee simple unless expressly provided otherwise.
Owner(s)
STATE OF TEXAS )
)
COUNTY OF BRAZOS )
Before me, the undersigned authority, on this day personally appeared
known to me to be the person(s) whose name(s) is/are subscribed to the foregoing instrument, and
acknowledged to me that he/they executed the same for the purpose and consideration therein
stated.
Given under my hand and seal on this day of , 20 .
Notary Public, Brazos County, Texas (Seal)
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.6 Certifications
BioCorridor
Planned Development District Page 69 27-Sept-12
CERTIFICATE OF SURVEYOR AND/OR ENGINEER
STATE OF TEXAS )
)
COUNTY OF BRAZOS )
I,_______________________, Registered Public Surveyor (Engineer), No.___________, in
the State of Texas, hereby certify that this plat is true and correct and was prepared from an actual
survey of the property and that property markers and monuments were placed under my supervision
on the ground.
___________________________________
CERTIFICATE OF CITY ENGINEER
I, ________________________________, City Engineer of the City of [College
Station/Bryan], Texas, hereby certify that this Subdivision Plat conforms to the requirements of the Subdivision Regulations of the City of [College Station/Bryan].
___________________________________
City Engineer
City of [College Station/Bryan]
CERTIFICATE OF PLANNING AND ZONING COMMISSION
I,__________________________________, Chairman of the Planning and Zoning
Commission of the City of [College Station/Bryan], hereby certify that the attached plat was duly
approved by the Planning and Zoning Commission on the day of ______________________, 20___.
___________________________________
Chairman
CERTIFICATE OF THE COUNTY CLERK
STATE OF TEXAS )
)
COUNTY OF BRAZOS )
I,___________________________________, County Clerk, in and for said county, do hereby
certify that this plat together with its certificates of authentication was filed for record in my office
the________________________________________ day of, 20___, in the Deed Records of Brazos
County, Texas, in Volume ________ Page ___________.
WITNESS my hand and official Seal, at my office in Bryan, Texas.
___________________________________ County Clerk
(SEAL) Brazos County, Texas
ARTICLE 8. SUBDIVISION DESIGN AND IMPROVEMENTS
Section 8.6 Certifications
BioCorridor
Planned Development District Page 70 27-Sept-12
CERTIFICATE OF CITY PLANNER (for Amending or Minor Plats)
I, ________________________________, City Planner of the City of [College Station/Bryan],
Texas, hereby certify that this Subdivision Plat conforms to the requirements of the Subdivision
Regulations of the City of [College Station/Bryan].
___________________________________
City Planner
City of [College Station/Bryan] CERTIFICATE OF NO ACTION TAKEN
I, , Chairman of the Planning and Zoning Commission, hereby certify that the plat was filed with the Planning and Development Services Department on the day of , and that the Planning and Zoning Commission failed to act on the plat
within 30 days after the plat was filed.
___________________________________
Chairman
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.1 General Development Standards
BioCorridor
Planned Development District Page 71 27-Sept-12
ARTICLE 9. SITE DESIGN STANDARDS.
9.1 General Development Standards.
The following general development standards shall apply to all of the BioCorridor Planned
Development District except where expressly stated to apply to, or exclude, specific districts.
9.2 Overall Design Goals and Objectives.
A. General Standards.
The standards of this article are intended to use site planning and building orientation in
order to:
1. Ensure that buildings relate appropriately to surrounding development and streets
and create a cohesive visual identity and attractive street scene;
2. Ensure that site design promotes efficient pedestrian and vehicle circulation
patterns;
3. Ensure the creation of a high‐quality street and sidewalk environment that is
supportive of pedestrian and transit mobility and that is appropriate to the
roadway context;
4. Ensure that trees, sidewalks, and buildings – three of the major elements that
make up a streetscape – are arranged in a manner that supports the creation of a
safe, human‐scaled, and well-defined roadway environment;
5. Ensure that trees or man‐made shading devices are used to create a pedestrian‐
friendly environment both alongside roadways and connecting roadside sidewalks
to businesses;
6. Ensure that buildings relate appropriately to their roadway context, allowing for easy pedestrian access to buildings and providing well‐defined edges to the
roadway environment;
7. Ensure that building entranceways are convenient to and easily accessible from
the roadside pedestrian system;
8. Ensure that vehicular parking is accommodated in a manner that enriches and supports, rather than diminishes, the roadside pedestrian environment, and that
does not create a barrier between the roadside environment and the roadside
buildings;
9. Ensure that large sites are developed in a manner that supports and encourages
connectivity and creates a cohesive visual identity and attractive street scene; and
10. Create a multi‐modal connected environment clearly indicating entries and
amenities. Connect sites through the use of open-space corridors, natural and
developed, facilitating pedestrian and bicycle linkage through and within the
BioCorridor.
B. Environmental Sensitivity Standards.
The sensitive design and development of this corridor will enable the natural and built
systems to work together to meet present needs without jeopardizing the ability of future
generations to meet their needs. The standards of this article are intended to use
environmental sensitivity standards in order to:
1. Do no harm – do not degrade the surrounding environment in the design and
development of building sites;
2. Utilize a decision‐making hierarchy of preservation, conservation, and regeneration in
the design process – maximize the benefits of the existing and future ecosystem by
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.3 General Provisions
BioCorridor
Planned Development District Page 72 27-Sept-12
preserving sensitive and unique environmental features, conserving resources in a
sustainable manner and regenerating lost or damaged ecosystem features;
3. Design with nature and culture – create designs that meet economic and
environmental conditions with respect to the local and regional context;
4. Engage the end users into nature; and
5. Foster environmental stewardship through the adherence to the Sustainable Sites
Initiative and Guidelines and their Ecosystem Scoreboard.
9.3 General Provisions.
A. Health and Environmental Safeguards.
No machine, process, or procedure shall be employed on any property in the BioCorridor
Planned Development District in which:
1. Emission of smoke, dust, or noxious, toxic, or lethal gases are detectable beyond the
perimeter of the property;
2. Materials are stored or accumulated in such a way that they may be carried by
rainwater in natural drainage channels beyond the limits of the property, which are
noxious, toxic, radioactive, contain oil or grease, wood, cellulose fibers, hair, feathers,
plastic, or have a pH factor greater than ten or less than five;
3. Vibration is discernible beyond the property line; or
4. Noise above the ambient noise level is discernible beyond the property line.
B. Minimum Requirements.
1. No building plot shall have lower or less stringent standards or dimensions than those
prescribed for respective Districts in this Ordinance.
2. No building permit or development approval may be issued for a lot that does not
meet the minimum lot area requirements of this Ordinance except on a lot that was
platted before the adoption of this Ordinance.
3. Utilities using land or an unoccupied building covering less than one thousand square
feet (1000 sq.ft.) of site area shall be exempt from minimum lot area standards.
4. Projects may be phased with the phase lines being drawn twenty feet (20 ft.) beyond
any new site amenity. If a buffer is required, the buffer shall be installed with the first
phase. Each individual phase must meet or exceed minimum requirements for that
phase (including requirements for parking and landscaping). The portion left for
subsequent phases shall be of developable size and quality.
C. Visibility at Intersections in all Districts.
Within a departure sight triangle as defined by the latest edition of the American
Association of State Highway & Transportation Officials’ (AASHTO) “A Policy on Geometric Design of Highways and Streets”, nothing shall be erected, placed, planted, or allowed to
grow in such a manner that would obstruct the driver’s view at intersections. Sight
triangles shall apply to street intersections, commercial driveways, and mixed-use
driveways. Obstacles prohibited include but are not limited to: fences, walls, entry
signage, structures, buildings, hedges, etc. However, fences, walls, and/or hedges that do
not impair vision from three feet to nine feet (3 – 9 ft.) above the curb may be permitted
with the approval of the BioCorridor Review Committee. Required public use facilities such
as fire hydrants, traffic signage, utility structures, etc., are exempted.
D. Required Yards (Setbacks).
1. Purpose and Intent.
a. Setbacks are measured from the property line;
b. On lots with approved rear access, the rear setback shall be measured from the
nearest boundary of the access easement or alley;
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.3 General Provisions
BioCorridor
Planned Development District Page 73 27-Sept-12
c. No structure that is taller than eight feet (8 ft.) in height and that has a roof
structure that completely or partially blocks the view to the sky shall be located within the required setback area unless specifically allowed herein; and
d. No part of a yard or other open space required in connection with any building,
building plot, or use for the purpose of complying with this Ordinance, shall be
included for any other building, building plot, or use as part of a yard or open
space.
2. Reduction for Public Purpose.
a. When an existing setback is reduced because of a recent or pending conveyance to
a federal, state, or local government for a public purpose and the remaining
setback is at least fifty percent (50%) of the required minimum setback for the
District in which it is located, then that remaining setback will be deemed to
satisfy the minimum setback standards of this Ordinance.
b. For the purposes of this Section, such conveyance shall have occurred within one
year immediately preceding submittal for site plan approval, or be anticipated to
occur within one year of site plan approval.
3. Features Allowed Within Required Yards.
The following features may be located within a required yard but may be subject to
additional regulations applied herein:
a. Trees, shrubbery, or other landscape features, excluding gazebos or other similar structures that require a building permit;
b. Fences and walls;
c. Driveways;
d. Sidewalks;
e. Utility lines, wires, and associated structures, such as power poles;
f. Mechanical equipment such as air conditioning units, pool pumps, and similar
equipment;
g. Uncovered porches, uncovered steps to building entrances, and uncovered patio
decks;
h. Covered porches that are open on three sides, may extend up to six feet (6 ft.),
including eaves, into any required front or side street setback;
i. Openwork fire balconies and fire escapes may extend up to six feet (6 ft.) into any
required rear setback;
j. Sills, belt courses, cornices, buttresses, chimneys, flues, eaves, and other
architectural features may extend up to eighteen inches (18 in.) into any required yard;
k. Balconies or decks located more than eight feet (8 ft.) from the ground may
project up to six feet (6 ft.) into the required front yard;
l. Bus stops that offer shelter from the elements. Such shelters may be located
within a front or side street yard. Shelters may be located within a public right-of-
way if a Private Improvement in Public Right-of-way Permit has been duly issued;
and
m. Swimming pools and hot tubs without shelter.
E. More Than One Principal Structure on a Lot or Parcel.
More than one structure housing a permitted principal use may be erected on a building
plot. Yard and other requirements herein shall apply to the building plot.
F. Fences / Walls.
1. Fences of wood, chain-link, or similar material visible from a right-of-way are
prohibited. Fences of wood, chain-link, or similar material may be utilized when they
are screened or otherwise not visible from the right-of-way.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.3 General Provisions
BioCorridor
Planned Development District Page 74 27-Sept-12
2. Fences of wood, chain-link, or similar material, and less than eight feet (8 ft.) in
height, and walls of brick, stone, concrete, or similar material, and less than six feet (6 ft.) in height, shall not be construed to be structures, nor shall they require a building
permit.
G. Building Plot.
1. Building plot refers to all of the land within an area defined by the BioCorridor Review
Committee that consists of one or more platted lots for a single development. Such
determination shall be made at the platting stage or at the time of site plan.
2. In the event that two or more lots are under single ownership and the existing
structure does not meet the required yard setback, both lots shall be construed as the
building plot.
3. The BioCorridor Review Committee shall determine the building plot using the
following criteria:
a. Contiguous properties that consist of less than two acres and have one or fewer
frontages on a street classified as a collector or higher on the City’s current
Thoroughfare Plan will be consolidated and defined as one building plot for the
purposes of signage;
b. Contiguous properties that develop according to a common plan or design for
similar or compatible uses, which singularly or in phases, is treated as such for site plan review purposes including signage; or
c. Contiguous properties that as determined by the BioCorridor Review Committee
need to be consolidated for ease of access, reduction of the proliferation of
signage along the public right-of-way, or other public health, safety, or general
welfare reasons.
H. Height.
1. Every site within the BioCorridor Planned Development District shall be allowed to
construct to a height of at least fifty feet (50 ft.) above the natural grade as indicated
on the Easterwood Airport Zoning Ordinance map.
2. Height limitations shall apply to all elements—natural and man-made—on a site.
3. Calculation of the height limits shall be to the highest point of the structure.
Equipment such as satellite dishes and heating and air conditioning units may be
installed on top of buildings provided that they are screened from horizontal view and
included in the height limitations.
9.4 Off-Street Parking Standards.
A. Purpose.
The purpose of this Section is to establish the guidelines for off-street parking areas
consistent with the proposed land use to:
1. Eliminate the occurrence of on-street parking in adjoining neighborhoods;
2. Avoid the traffic congestion and public safety hazards caused by a failure to provide
such parking areas; and
3. Expedite the movement of traffic on public thoroughfares in a safe manner, thus
increasing the carrying capacity of the streets and reducing the amount of land
required for streets, thereby lowering the cost to both the property owner and the
City.
B. Bicycle Parking Spaces Required.
1. In all Districts, for all uses, at the time any building or structure is erected, enlarged,
or increased in capacity, or at any time any other use is established, there shall be
parking spaces provided for bicycles in accordance with the requirements specified
herein.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.4 Off-Street Parking Standards
BioCorridor
Planned Development District Page 75 27-Sept-12
2. Where off-street parking facilities are provided in excess of the minimum amounts
specified by this Section, or when off-street parking facilities are provided but not required, said off-street parking facilities shall comply with the minimum requirements
for parking and maneuvering area as specified in this Section.
3. It shall be unlawful to discontinue or dispense with, or cause the discontinuance or
reduction of, the required parking facilities apart from the discontinuance of the
building, use, or structure without establishing alternative off-street parking facilities
that meet these requirements.
4. Each building shall provide a facility capable of storing a minimum of four (4) bicycles.
The area provided for such a facility shall be approximately fifty-five square feet (55
sq. ft.) in area, approximately nine feet by six feet (9 x6 ft.) or as approved by the
BioCorridor Review Committee.
5. Facilities shall be located so that a building is between it and the primary street to
which the building orients. The facilities shall be separated from motor vehicle parking
to protect both bicycles and vehicles from accidental damage and shall be sufficiently
separated from building or other walls, landscaping, or other features to allow for ease
and encouragement of use. This separation shall be a minimum of three feet (3 ft.).
Bicycles may be permitted on sidewalks or other paved surfaces provided that the
bicycles do not block or interfere with pedestrian or vehicular traffic.
6. Bicycle facilities shall be constructed so as to enable the user to secure a bicycle by locking the frame and one wheel of each bicycle parked therein. Facilities must be
easily usable with both U-locks and cable locks and support the bicycle frame at two
points. Facilities shall be anchored securely to the ground.
C. Off-Street Vehicular Parking Spaces Required.
1. In all districts, for all uses, at the time any building or structure is erected, enlarged,
or increased in capacity, or at any time any other use is established, there shall be off-
street parking spaces provided for motor vehicles in accordance with the requirements
specified herein.
2. Where off-street parking facilities are provided in excess of the minimum amounts
specified by this Section, or when off-street parking facilities are provided but not
required, said off-street parking facilities shall comply with the minimum requirements
for parking and maneuvering area as specified in this Section.
3. It shall be unlawful to discontinue or dispense with, or cause the discontinuance or
reduction of, the required parking facilities apart from the discontinuance of the
building, use, or structure without establishing alternative off-street parking facilities that meet these requirements.
D. Vehicular Parking Spaces’ Dimensions and Access.
This Section applies to any development or redevelopment of uses.
1. Each off-street parking space for automobiles shall have an area of not less than nine
by twenty feet (9 x 20 ft.) and each stall shall be striped.
2. An eighteen-foot (18-ft.) paved space, ninety degree (90°) only, may be utilized
where the space abuts a landscaped island with a minimum depth of four feet (4 ft.).
An eighteen-foot (18-ft.) space may also be used when adjacent to a sidewalk
provided that the minimum width of the sidewalk is six feet (6 ft.).
3. Each parking space intended for use by the handicapped shall be designed in
accordance with the standards of the Texas Architectural Barriers Act (TABA)
administered by the Texas Department of License and Regulation.
4. Each parking space and the maneuvering area thereto shall be located entirely within
the boundaries of the building plot except where shared parking is approved by the
BioCorridor Review Committee.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.4 Off-Street Parking Standards
BioCorridor
Planned Development District Page 76 27-Sept-12
5. All parking spaces, aisles, and modules shall meet the minimum requirements, as
shown in the following table. All dimensions are measured from wall to wall.
PARKING SPACE AND AISLE DIMENSIONS
A B C D E F
Angle (degrees) Width of stall
Depth of stall 90° to aisle
Width of aisle Width of stall parallel to aisle
Module width
One
way
Two
way One way Two way
0 22 feet 10 feet 12 feet 20 feet 22 feet 22 feet 40 feet
45 9 feet 21.1 feet 12 feet 20 feet 12.7 feet 54.2 feet 62.2 feet
60 9 feet 22.3 feet 15 feet 22 feet 10.4 feet 59.6 feet 66.3 feet
90 9 feet 20 feet 23 feet 23 feet 9 feet 63 feet 63 feet
6. Parking lots located within fifteen feet (15 ft.) of a public right-of-way shall have a
maximum of seven (7) contiguous spaces separated by an eighteen- by twenty-foot
(18 x 20-ft.) landscaped island. All parking lots and drive aisles shall be setback a minimum of six feet (6 ft.) from any public right-of-way.
7. Parking is discouraged along entrance drives and should be limited on major
circulation aisles of large developments.
E. End Islands.
1. A raised island, encompassing not less than one hundred eighty square feet (180
sq.ft.) in area, shall be located at both ends of every interior and peripheral parking
row, regardless of the length of the row. End islands may have sidewalks through
them. Examples of interior and peripheral parking are shown in the figure below.
C C
E
BA
Park
ing
S
ta
l
l
Parking
S
t
a
l
l
Aisle
F
D
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.4 Off-Street Parking Standards
BioCorridor
Planned Development District Page 77 27-Sept-12
2. All end islands must be raised at least six inches (6 in.) and curbed, with the majority
of the area of each island planted or treated with enhanced paving. The soil within the
planted area shall not be compacted or stabilized and shall be contiguous with the soil
at the natural grade.
F. Interior Islands.
1. All interior islands shall be evenly distributed throughout the interior of the parking
area.
2. For every fifteen (15) interior parking spaces, one hundred eighty square feet (180
sq.ft.) of landscaping must be provided somewhere in the interior rows of the parking
lot. Interior island areas may be grouped and configured as desired provided that circulation aisles remain clear and the minimum island area is not less than one hundred eighty square feet (180 sq.ft.). Interior islands may have sidewalks through
them.
3. End island areas that exceed the minimum required may be counted toward the
interior parking island requirement.
4. All interior islands must be raised at least six inches (6 in.) and curbed, with the
majority of the area of each island planted or treated with enhanced paving. The soil
within the planted area shall not be compacted or stabilized and shall be contiguous
with the soil at the natural grade.
G. Requirements Apply to All Parking Areas.
Every parcel of land hereafter used as a public parking area, including commercial parking
lots, shall be developed and maintained in accordance with the requirements in this
Section and as described in the BioCorridor Site Design Specifications.
H. Parking Lots.
1. With the exception of a single-loaded row of angled parking along a one-way drive
aisle located between the building frontage and the right-of-way, no parking is allowed adjacent to any street within 10 feet of a local street and 25 feet of a non-local street.
2. Where parking or drive aisles are located between the building and the public right-of-
way, there shall be a minimum ten-foot (10-ft.) setback from the public right-of-way
line to the parking area or drive aisle.
3. To allow parking within the 10 or 25-foot separation area, screening is required as a
visual buffer between parking and the right-of-way. Screening shall consist of a
decorative wall at least three feet in height or dense shrubbery having year-round
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.4 Off-Street Parking Standards
BioCorridor
Planned Development District Page 78 27-Sept-12
foliage at least four feet in height.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.4 Off-Street Parking Standards
BioCorridor
Planned Development District Page 79 27-Sept-12
I. Surfacing.
1. General.
All surfacing of off-street parking areas shall be constructed of either asphalt or
concrete as described in the BioCorridor Site Design Specifications. Alternatives to the
standards may be approved by the BioCorridor Review Committee if it is demonstrated
that the materials and design are equal or superior to the requirements in the
Guidelines. All off-street parking areas shall be graded to drain and maintained so as
to dispose of surface water accumulated within the area. Parking spaces shall be so
arranged and marked so as to provide for orderly and safe parking of vehicles.
2. Non-Public, All-Weather Drive Surfaces.
Temporary or permanent drive surfaces that are required for emergency access or
turnaround for emergency vehicles must be constructed to function under all weather
conditions. To accommodate a project during construction, phasing, or permanent
installation, drive surfaces that do not meet the requirements for permanent
pavement surfaces may be allowed at the discretion of the BioCorridor Review
Committee for the specific conditions stated below:
a. Temporary All-Weather Surface (During Construction).
A structure under construction must be accessible by an all-weather drive surface
as specified in the BioCorridor Site Design Specifications. This temporary all-weather surface must be reworked or replaced to meet the permanent pavement standard as described in the BioCorridor Site Design Specifications prior to
issuance of a Certificate of Occupancy.
b. Semi-Permanent All-Weather Surface (During Phasing).
In cases during phasing of a large project, emergency access and turnarounds
often must be added as a temporary measure until additional phases are
constructed. These emergency access areas may consist of permanent pavement
surface as specified in the BioCorridor Site Design Specifications. When the
additional phase is constructed, these areas must be removed or reworked to
meet the permanent pavement standards as described in the BioCorridor Site
Design Specifications.
c. Permanent Surfaces.
1) All-Weather Surface (Permanent).
In some development scenarios, an emergency access or turnaround must be
constructed to meet emergency access purposes and is not required for public
traffic, service vehicles or sanitation vehicles. In these cases, the area required for emergency access only may consist of permanent pavement
surface as specified in the BioCorridor Site Design Standards.
2) Permeable Surface.
a) The use of porous materials (such as permeable concrete and pavers) to
mitigate storm water sheeting and pooling of water may be used in off-
street parking areas if the material meets vehicular loading standards and
is approved by the BioCorridor Review Committee.
b) Fire lanes may also be constructed of porous materials such as permeable
concrete and pavers to mitigate storm water sheeting and pooling of
water, so long as it is demonstrated that the permeable surface can obtain
sufficient land and compaction ratings for its application as approved by
the City’s Fire and Sanitation departments.
c) Permeable surfaces approved as provided above shall be maintained in
accordance with industry standards and to achieve mitigation of storm
water sheeting and pooling of water. Failure to maintain permeable
surfaces as required herein shall constitute a violation of the section of the
ordinance for which penalty provisions may be involved.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.4 Off-Street Parking Standards
BioCorridor
Planned Development District Page 80 27-Sept-12
J. Curbing Required.
1. General.
The perimeter of all paved surfaces shall be curbed as described in the BioCorridor Site
Design Specifications. Alternatives to the standards may be approved by the
BioCorridor Review Committee if it is demonstrated that the materials and design are
equal or superior to the requirements in the Guidelines.
2. Temporary Curbing.
A temporary curb may be permitted in lieu of the minimum standard stated in the
BioCorridor Site Design Specifications, at the discretion of the BioCorridor Review
Committee, when a project is phased in such a way that a permanent, monolithic curb
may preclude development of future phases or limit access to a recorded private or
public access easement adjoining properties. Wheel stops shall not be permitted as
temporary curbing. Temporary curbing must have the appearance of permanent
curbing and shall be temporarily attached to the pavement surfacing below and meet
the minimum standards for dowelled-in curbs as described in the BioCorridor Site
Design Specifications.
K. Number of Off-Street Parking Spaces Required.
In computing the number of parking spaces required, the following rules shall govern:
1. Parking requirements based on square footage shall be based upon the gross floor area, unless otherwise stated. Service areas such as mechanical rooms, restrooms, and closets shall be included in the calculation of "gross floor area" for determining
required parking spaces;
2. Where fractional spaces result in computing required parking spaces, the required
number of spaces must be increased to the nearest whole number;
3. The parking space requirements for a use not specifically listed shall be the same as
those for the most similar to the proposed use, as determined by the BioCorridor
Review Committee;
4. Whenever a building or use constructed or established after the effective date of this
Ordinance is changed or enlarged in floor area, number of employees, number of
dwelling units, seating capacity, or otherwise, parking requirements shall be met on
the basis of the enlargement or change. Whenever a building or use existing prior to
the effective date of this Ordinance is enlarged, the enlarged building or increased use
shall then and thereafter comply with the parking requirements set forth herein;
5. In the case of mixed uses, the parking spaces required shall equal the sum of the
requirements of the various uses computed separately;
6. Where requirements are established on the basis of the number of seats, such
requirements shall be based on the seating capacity as determined by the City’s
Building Official;
7. Where a manufacturing/industrial use has more than one working shift of employees,
parking shall be provided to accommodate overlap requirements during transition
periods;
8. When the developer of a large-scale development can demonstrate that such
development will require fewer parking spaces than required by the standards of this
Section, the BioCorridor Review Committee may permit a reduction in the number of
required parking spaces for the development. Such a reduction in parking spaces shall
be justified through the development of a parking study prepared by a professional
engineer or transportation planner and submitted to the BioCorridor Review
Committee. The balance of the land necessary to meet these requirements shall be
held in reserve as an undeveloped area, to meet any future needs generated by an
expansion of the business, a change in land use, or underestimated parking demand.
Mixed-use developments that include multi-family residential on the second floor or
above are not required to hold land in reserve for future parking needs.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.4 Off-Street Parking Standards
BioCorridor
Planned Development District Page 81 27-Sept-12
MINIMUM OFF-STREET PARKING REQUIREMENTS*
Use* Unit Spaces/Unit Plus Spaces For:
Restaurant (w/o drive-through)
(w/drive-through)
65 sq.ft.
100 sq.ft.
1.0
1.0
Medical or Dental Clinic<20,000 s.f. 200 sq.ft. 1.0
Office 250 sq.ft. 1.0
Retail Sales & Service 250 sq.ft. 1.0
R&D / Manufacturing / Warehouse 1000 sq.ft. 1.0
Convalescent Home / Hospital Bed 1.0
Residential Bedroom 1.0
Hotel / Motel Guest room 1.0 1/250 sq.ft. meeting room
* No more than 25% of any building plot’s total square footage shall be utilized for intense uses
(uses that, individually, have a parking requirement greater than the primary use) unless
additional parking is provided in accordance with the above requirements for that square footage
of such uses in excess of 25%.
L. Drive-Through Facility Queuing Requirements.
1. Minimum Number of Spaces.
Drive-through queuing spaces shall be provided as indicated in the following table:
Minimum Off-Street Queuing Requirements
Activity Type Minimum
Spaces Measure From
Automated Teller Machine 3 Teller
Bank Teller Lane 4 Teller or Window
Dry cleaning or Laundry 2 Window
Other As determined by the BioCorridor Review
Committee
2. Design and Layout.
Queuing spaces or queuing areas shall be designed in accordance with the following
criteria.
a. Queue spaces or queuing areas may not interfere with parking spaces, parking
aisles, loading areas, internal circulation or driveway access.
b. Each queue space shall consist of a rectangular area not less than ten feet (10 ft.)
wide and eighteen and one-half feet (18.5 ft.) long with a vertical clearance as
specified in the building code.
c. Queue spaces are not interchangeable with parking spaces except for bank tellers,
where the space providing services may count toward the parking requirement.
d. A twelve-foot (12-ft.) bypass lane may be required adjacent to queue lines to
allow vehicles an opportunity to circumvent the drive-through activity and exit the
site.
e. Queue areas and drive-through facilities shall be clearly identified with the
appropriate signing and marking.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.4 Off-Street Parking Standards
BioCorridor
Planned Development District Page 82 27-Sept-12
M. Alternative Parking Plans.
1. Scope.
An Alternative Parking Plan represents a proposal to meet vehicle parking and
transportation access needs by means other than providing parking spaces on-site in
accordance with the ratios established in the Number of Off-Street Parking Spaces
Required section of this Ordinance.
2. Applicability.
Applicants who wish to provide fewer off-street parking spaces than required above
shall be required to secure approval of an Alternative Parking Plan, in accordance with
the standards of this Section. The BioCorridor Review Committee may require that an
Alternative Parking Plan be submitted in cases where they deem the listed standard to
be inappropriate based on the unique nature of the use or in cases where the
applicable standard is unclear.
3. Contents.
Alternative Parking Plans shall be submitted in a form established by the BioCorridor
Review Committee and made available to the public. At a minimum, such plans shall
detail the type of alternative proposed and the rationale for such a proposal.
4. Review and Approval Procedure.
The BioCorridor Review Committee shall be authorized to approve Alternative Parking Plans. Appeals of the Committee’s decision may be made to the BioCorridor Board.
5. Recording.
An attested copy of an approved Alternative Parking Plan shall be submitted to the
County Clerk’s office for recordation. Proof of recordation of the agreement shall be
presented to the BioCorridor Review Committee prior to issuance of a Building Permit.
6. Eligible Alternatives.
A number of specific parking and access alternatives are described below. The
BioCorridor Review Committee shall, however, be authorized to consider and approve
any alternative to providing off-street parking spaces on the site of the subject
development if the applicant demonstrates that the proposed plan shall result in a
better situation with respect to urban design than would strict compliance with
otherwise applicable off-street parking standards.
a. Shared Parking.
The BioCorridor Review Committee may authorize a reduction in the number of
required off-street parking spaces for multiple-use developments or for uses that
are located near one another and that have different peak parking demands or different operating hours. Shared parking shall be subject to the following
standards:
1) Location.
Shared off-street parking spaces shall be located no farther than two hundred
and fifty feet (250 ft.) from the building site. The BioCorridor Review
Committee may waive this distance limitation if adequate assurances are
offered that van or shuttle service shall be operated between the shared lot
and the principal use.
2) Required Study and Analysis.
The applicant shall submit a shared parking analysis to the BioCorridor Review
Committee that clearly demonstrates the feasibility of shared parking. The
study shall be provided in a form established by the BioCorridor Review
Committee and made available to the public. It shall address, at a minimum,
the size and type of the proposed development, the composition of tenants,
the anticipated rate of parking turnover, and the anticipated peak parking and
traffic loads for all uses that shall be sharing off-street parking spaces. The
City’s BioCorridor Review Committee shall have the authority to require a
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.4 Off-Street Parking Standards
BioCorridor
Planned Development District Page 83 27-Sept-12
revised study and analysis should conditions change that may result in a
change in site parking conditions.
3) Shared Parking Agreement.
A shared parking plan shall be enforced through written agreement among the
owners of record. An attested copy of the agreement shall be submitted to
the County Clerk’s office for recordation. Proof of recordation of the
agreement shall be presented to the BioCorridor Review Committee prior to
issuance of a Building Permit. A shared parking agreement may be revoked by
the parties to the agreement only if off-street parking is provided pursuant to
this Section, or if an Alternative Parking Plan is approved by the BioCorridor
Review Committee.
4) Revocation.
Failure to comply with the shared parking provisions of this Section shall
constitute a violation of this Ordinance and shall specifically be cause for
revocation of a Certificate of Occupancy or Building Permit.
b. Off-Site Parking.
The BioCorridor Review Committee may permit all or a portion of the required off-
street parking spaces to be located on/in a remote and separate lot or parking
garage from the lot on which the principal use is located, subject to the standards of this Section.
1) Location.
No off-site parking space or parking garage in which the off-site spaces are
secured shall be located more than two hundred and fifty feet (250 ft.) from
the building site. The BioCorridor Review Committee may waive this distance
limitation if adequate assurances are offered that van or shuttle service shall
be operated between the shared lot and the principal use.
2) Off-Site Parking Agreement - Parking Lot.
In the event that an off-site parking area is not under the same ownership as
the principal use served, a written agreement among the owners of record
shall be required. An attested copy of the agreement between the owners of
record shall be submitted to the County Clerk’s Office for recordation on forms
made available in the City’s Development Services office. Proof of recordation
of the agreement shall be presented to the BioCorridor Review Committee
prior to issuance of a Building Permit. An off-site parking agreement may be
revoked by the parties to the agreement only if off-street parking is provided on-site pursuant to the Off-Street Parking Standards section of this Ordinance
or if an Alternative Parking Plan is approved by the BioCorridor Review
Committee.
3) Off-Site Parking Agreement - Parking Garage.
In the event that off-site parking is provided through a garage and the parking
garage is not under the same ownership as the principal use served, a written
agreement among the owners of record shall be required. A signed lease for
the required spaces in the garage, of not less than one year with an option to
renew annually, shall be presented to the BioCorridor Review Committee prior
to issuance of a Building Permit. An off-site parking agreement may be
revoked by the parties to the agreement only if off-street parking is provided
on-site pursuant to the Off-Street Parking Standards section of this Ordinance
or if an Alternative Parking Plan is approved by the BioCorridor Review
Committee.
c. Bicyclist Accommodations.
The BioCorridor Review Committee may authorize a reduction in the number of
required off-street parking spaces for developments or uses that make special provisions to accommodate bicyclists. Examples of accommodations include bicycle lockers, employee shower facilities, and dressing areas for employees.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.5 Access Management and Circulation
BioCorridor
Planned Development District Page 84 27-Sept-12
9.5 Access Management and Circulation.
A. Multi-Modal Routes.
1. Applicability.
All proposed development shall take into account the location of existing and planned
multi-modal routes (i.e., bikeways, pedestrian ways, and transit routes) and provide
pedestrian and/or vehicular connections to the route(s) within or adjacent to the
development.
2. Minimum Requirements.
All sites shall provide at least three (3) of the following. If a, b, c, and/or d is
applicable, that minimum requirement shall be provided. If both b and c are
applicable, the connection to the adjacent right-of-way (“b”) shall be provided.
a. Connections to adjacent property.
Where right-of-way is adjacent to the subject tract and there is no sidewalk in or
adjacent to the right-of-way, a minimum six-foot (6-ft.) width sidewalk shall be
provided along the extent of the right-of-way, up to the property line. If a
sidewalk exists that is less than six feet (6 ft.) in width, it shall be upgraded to
meet the minimum requirements. If the sidewalk or any portion thereof is
constructed on private property, a public access easement shall be dedicated to
cover the facility in its entirety.
b. Connections to adjacent right-of-way. Where right-of-way is adjacent to the subject tract, a six-foot (6-ft.) minimum
width sidewalk shall be provided from the right-of-way to the subject tract’s
building entrance.
c. Connections to adjacent greenway and/or parkland.
Where greenway and/or public parkland is adjacent to any of the subject tract’s
property lines, pedestrian and bicycle access from the trail or walkway system on
that greenway or parkland to the subject tract’s building entrance shall be
provided. The pedestrian and bicycle access points must be fully accessible during
operating hours and shall meet City standards for multi-use paths, to a minimum
width of eight feet (8 ft.).
d. Connections to adjacent mixed-use development.
If there is mixed-use (residential/non-residential) development adjacent to the
site, pedestrian connection(s) from the building entrance to those mixed-use
buildings, up to the property line, and to an existing sidewalk or multi-use path (if
one is present on the adjacent site) shall be provided.
e. Limitation of curb cuts.
Where multiple curb cuts to a street are allowed as per the Driveway Access
Location and Design section of this Ordinance, a site shall only provide fifty
percent (50%) or less access points than allowed.
f. Wider sidewalks.
Where a sidewalk is provided on site, the full extent of all such sidewalks shall be
provided at a minimum width of eight feet (8 ft.)
g. Wider multi-use paths.
Where a multi-use path(s) is provided on site, the full extent of all such paths shall
be provided at a minimum width of ten feet (10 ft.).
h. Vegetative shading of sidewalks and multi-use paths.
Where a sidewalk or multi-use path is provided on site, canopy trees with a
minimum two-inch (2-in.) caliper shall be planted adjacent to the sidewalk or path
every twenty feet (20 ft.) and maintained to provide shade to bicyclists and
pedestrians.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.5 Access Management and Circulation
BioCorridor
Planned Development District Page 85 27-Sept-12
i. Decorative bus stop shelters.
A shelter shall be provided to protect transit customers from the elements and provide seating. Such shelter shall be coordinated with the main building’s
material and architecture.
j. WiFi accessible bus stop shelters.
A bus shelter shall provide WiFi to the extent that those utilizing the shelter may
access the internet at that location.
k. Bicycle parking at bus stops.
If a bus stop is located on or adjacent to the subject tract, a facility capable of
storing a minimum of four (4) bicycles shall be provided near within 50 feet of the
stop. The bus stop bicycle parking facility is in addition to the facility required in
Bicycle Parking Spaces Required section of this Ordinance.
l. Sheltered bicycle parking.
All bicycle parking provided on site shall be sheltered as to protect the bicycles
from the elements.
B. Easements.
1. Shared Driveways.
The BioCorridor Review Committee may require a shared driveway at the time of
platting, development, or redevelopment of the affected lots.
2. Cross-Access Easements.
a. A cross-access easement shall be provided by the property owner to adjoining
properties that front on the same street and that are, or may be, developed.
b. Cross-access easements shall be situated parallel to the street right-of-way line
abutting both parcels. The property owner shall maintain access easements.
c. The property owner shall provide appropriate documentation of a good faith effort
to extend the access easement through all immediately abutting properties. If
such an effort fails, the portion of the easement on the subject site shall be
developed and designed to ensure future connection to the neighboring properties.
d. Where a cross-access easement is granted, no permanent structures or parking
that would interfere with the proposed access shall be permitted in the easement.
Some improvements such as medians and parking islands may be constructed
within an access easement if it has been demonstrated that adequate circulation
and cross access has been accomplished, and that all applicable standards of this
Ordinance have been met.
e. The BioCorridor Review Committee may waive the requirement for an easement of access required above in those cases where unusual topography or site conditions
would render such an easement of no useable benefit to adjoining properties.
C. Driveway Access Location and Design.
1. General.
a. Access facilities shall be located and designed with respect to both the public
street and the on-site circulation to provide maximum safety and to minimize
interference with street traffic. To ensure this, the BioCorridor Review Committee
may require a traffic study to be performed.
b. It shall be unlawful for any person to cut, break, or remove any curb or install a
driveway along a street except as herein authorized. Openings in the curb may be
approved by the BioCorridor Review Committee for the purposes of drainage.
c. It shall be unlawful for any person to construct, alter, extend, permit, or cause to
be constructed, altered, or extended any driveway approach which can be used
only as a parking space or area between the curb and private property.
d. This Section shall be deemed to be supplemental to other ordinances regulating
the use of public property, and in case of conflict, this Section shall govern.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.5 Access Management and Circulation
BioCorridor
Planned Development District Page 86 27-Sept-12
e. Adequate sight distance shall be provided for a passenger motor vehicle making a
left or right turn exiting from a driveway. This determination shall be made by the BioCorridor Review Committee.
f. As determined by the BioCorridor Review Committee, engineering judgment shall
override the required dimensions set forth in this Section if warranted by specific
traffic conditions.
2. Location of Driveway Access.
a. In making a determination as to the location of driveway access, the BioCorridor
Review Committee shall consider:
1) The characteristics of the proposed use;
2) The existing traffic flow conditions and the future traffic demand anticipated
on the development and the adjacent street system;
3) The location of the property;
4) The size of the property;
5) The orientation of structures on the site;
6) The number of driveways needed to accommodate anticipated traffic;
7) The number and location of driveways on existing adjacent and opposite
properties;
8) The location and carrying capacity of intersections;
9) The proper geometric design of driveways;
10) The spacing between opposite and adjacent driveways;
11) The internal circulation between driveways; and
12) The speed of the adjacent roadway.
b. Driveway access to arterials shall not be permitted for parking or loading areas
that require backing maneuvers in a public street right-of-way. Driveway access
to collector streets for commercial or mixed-use developments shall not be
permitted for parking or loading areas that require backing maneuvers in a public
street right-of-way.
c. No cuts through a left-turn reservoir of a median shall be permitted in order to
provide for left-turn movements to driveway approaches.
d. Driveways in right-turn lane transition areas shall not be permitted. The right-turn
lane transition area is defined as the taper and deceleration/acceleration length.
e. When a commercial or mixed-use development abuts more than one public street,
access to each abutting street may be allowed only if the following criteria are
met:
1) It is demonstrated that such access is required to adequately serve driveway
volumes and will not be detrimental or unsafe to traffic operations on public
streets. The BioCorridor Review Committee may require the submittal of a
traffic study that demonstrates that such access is required; and
2) The minimum requirements for corner clearance for commercial driveways
are met.
3. Spacing of Driveway Access.
a. Application of the driveway access location and design standards requires
identification of the functional classification of the street on which access is
requested and then applying the appropriate spacing requirements. Streets are
classified as follows and defined in the Definitions article of this Ordinance:
1) Major Arterial;
2) Minor Arterial;
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.5 Access Management and Circulation
BioCorridor
Planned Development District Page 87 27-Sept-12
3) Collector; and
4) Local Street.
b. Major arterial, minor arterial, and collector streets in the cities are indicated on
their respective City’s Thoroughfare Plans. The functional classification of any
street in the cities not indicated as an arterial or collector street shall be
determined using the functional street classification defined by the most recent
edition of the AASHTO, A Policy on Geometric Design of Highways and Streets.
c. Driveway access spacing shall be measured from the centerline of the proposed
driveway pavement to the nearest edge of the roadway of the adjacent or opposite
driveway or street as indicated in the illustration below.
d. A minimum of one hundred and twenty-five feet (125 ft.) shall be required for
opposite left driveways for all street classifications.
e. If the centerline of an opposite drive is less than fifteen feet (15 ft.) from the
centerline of the proposed drive, the drives form an intersection and the minimum
spacing requirements shall apply for the closest drive.
f. Spacing of Adjacent Driveways.
1) Adjacent drives shall be located no closer than the spacing requirement in the table below. The BioCorridor Review Committee may allow adjacent driveway spacing less than the spacing requirement below if it is determined that
favorable conditions exist under peak traffic conditions.
2) On divided streets with raised or depressed medians, other streets, alleys,
private roads, and driveways on either side of the median openings should be
aligned. Therefore, when locating such an intersection, it shall be assumed
that this type of intersection will exist at median openings and other
intersections between median openings should be spaced accordingly. The
BioCorridor Review Committee may waive this requirement if an existing
condition precludes access at a median opening.
Adjacent Driveways
Street Classification Spacing (feet)
Major Arterial 350
Minor Arterial 300
Major Collector 235
Minor Collector and Local Street 175
g. Spacing of Opposite Right Driveways.
Opposite Right
Adjacent RightAdjacent Left
ProposedDrive/StreetDrive/StreetExistingDrive/StreetExistingDrive/StreetExistingExistingDrive/StreetCL
Opposite Left(125')
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.5 Access Management and Circulation
BioCorridor
Planned Development District Page 88 27-Sept-12
1) Opposite right driveways shall be located no closer than the standard
requirements of the table below. The BioCorridor Review Committee may allow opposite right spacing below the standard spacing requirement if it is
determined that favorable conditions exist under peak traffic conditions.
2) Additional opposite right spacing over and above that set forth in the table
below may be required if it is determined by the BioCorridor Review
Committee that there is insufficient left turn queue storage or weave
maneuver area between the opposite right and proposed driveway. This
determination shall be made under peak traffic conditions.
3) On roadways that include raised or depressed medians prohibiting left-turning
movements, this standard shall not apply.
Opposite Right Driveways
Street Classification Spacing (feet)
Major Arterial 400
Minor Arterial 350
Major Collector 300
Minor Collector and Local Street 175
4. Freeway Frontage Road Access and Location Requirements.
a. Driveways shall be located in accordance with the most recent version of the Access Management Manual, as administered by the Texas Department of Transportation (TXDOT).
b. These guidelines apply to existing and planned interchanges.
c. In addition to ramp spacing, driveways on frontage roads under the jurisdiction of
the Texas Department of Transportation shall also meet the other requirements of
this Section as major arterial streets.
5. Corner Clearance.
a. At intersections of arterials with channelized right turn lanes with yield control, a
corner clearance distance in accordance with those set forth in the illustration
below shall be required for the first downstream driveway when adjacent spacing
requirements cannot be met due to lack of frontage and all means to acquire
shared-access drives or cross-access easements have been exhausted. This
distance shall be measured from the channelized median to the nearest edge of
the proposed driveway
as indicated in the
illustration.
b. When the requirements
of the previous two
tables cannot be met
due to lack of frontage
and all means to acquire
shared-access driveways
or cross-access
easements have been
exhausted, no
commercial driveway
approach may be
located closer to the
corner than seventy-five
feet (75 ft.) on collector
streets, one hundred feet (100 ft.) on minor arterials, and one hundred and
twenty feet (120 ft.) on major arterials. This measurement shall be taken from
R
ChannelizedRight-Turn Lane
street
drive Corner Clearancestreet
Radius Clearance
5075100
200230275
(feet) (feet)
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.5 Access Management and Circulation
BioCorridor
Planned Development District Page 89 27-Sept-12
the intersection of property lines at the corner. When these requirements cannot
be met due to lack of frontage, the driveway may be located such that the radius will begin at the farthest property line.
6. Shared Access.
a. A joint private access easement may be required between adjacent lots fronting on
arterial and collector streets in order to minimize the total number of access points
along those streets and to facilitate traffic flow between lots. The location and
dimensions of said easement shall be determined by the BioCorridor Review
Committee.
b. A private cross-access easement may be required across any lot fronting on an
arterial or collector street in order to minimize the number of access points and
facilitate access between and across individual lots. The location and dimension of
said easement shall be determined by the BioCorridor Review Committee.
7. Geometric Design of Driveway Access.
a. All driveways shall meet the City’s Standard Specifications for Street Construction.
b. Curb cuts for driveways shall not be permitted in the curb return of an
intersection.
c. The curb return radii for driveways intersecting at right angles with the roadway
and without a deceleration lane shall vary between twenty-five feet and thirty feet (25 -30 ft.). When special traffic conditions exist, the BioCorridor Review Committee may require larger curb return radii up to fifty feet (50 ft.).
d. The maximum width of driveway approaches for two-way operation shall not
exceed thirty-six feet (36 ft.), except that the BioCorridor Review Committee may
issue permits for driveway approaches greater than thirty-six feet (36 ft.) in width
on major streets to handle special traffic conditions. The minimum width of
driveway approaches for two-way operation shall be not less than twenty-four feet
(24 ft.).
e. The angle of driveway approach shall be approximately ninety degrees (90°) for
two-way drives and between forty-five degrees and ninety degrees (45 - 90°) for
one-way drives.
f. A minimum driveway throat length shall be required to allow traffic entering the
site to be stored on site, avoiding a queue of traffic onto the adjacent roadway
causing delays to the through traffic stream. The driveway throat length shall be
defined as the distance from the street to the first point of conflict in the driveway.
Minimum driveway throat depths are provided in the figure below.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.5 Access Management and Circulation
BioCorridor
Planned Development District Page 90 27-Sept-12
g. Gated developments shall use the BioCorridor Site Design Specifications as a
guideline for throat depth and entry designs.
h. For the benefit of traffic safety and flow on collector and arterial streets, access
points may be required to be designed to prohibit certain types of turning
movements. Driveways not meeting the standard opposite and adjacent spacing
guidelines may be designed for limited access by the addition of a median to the
driveway.
i. For the benefit of traffic safety and flow on collector and arterial streets, auxiliary lanes may be required at driveways where high turning volumes are expected.
j. A right-turn deceleration lane with storage length plus taper may be required for
any access with a projected peak hour right-turn ingress turning volume greater
than fifty vehicles per hour (50 vph). If the posted speed is greater than forty
miles per hour (40 mph), a right-turn deceleration lane and taper may be required
for any access with a projected peak hour ingress turning volume greater than
twenty-five vehicles per hour (25 vph).
k. Driveways shall be constructed as to avoid altering the drainage patterns of the
street and adjoining property.
l. Driveways shall be constructed to provide a crossing path within the right-of-way
that meets the minimum Texas Accessibility Standards.
m. A right-turn acceleration lane with taper may be required for any access with a
projected peak hour right-turning volume greater than fifty vehicles per hour (50
vph) when the posted speed on the roadway is greater than forty miles per hour
(40 mph). Design of right-turn deceleration lanes shall be in accordance with the
AASHTO Green Book on auxiliary lanes.
n. The spacing requirements for driveways not meeting the specifications in Spacing of Driveway Access section of this Ordinance, may be lessened or waived if
auxiliary lanes are used.
o. Access points on arterial and collector streets may be required to be signalized in
order to provide safe and efficient traffic flow. A development may be responsible
for all or part of any right-of-way dedication, design, hardware, or construction
the street to the first point
Driveway Throat Length (DTL)
represents the distance from
of conflict.
First point ofconflict
drive
parkingparking
street
Street DTL (feet)
Collector 25
Minor Arterial 40
Major Arterial 55
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.6 Signs
BioCorridor
Planned Development District Page 91 27-Sept-12
costs of a traffic signal if it is determined that the signal is necessitated by the
traffic generated from the development.
9.6 Signs.
A. Purpose.
The purpose of this Section is to establish clear and unambiguous regulations pertaining to
signs in the BioCorridor Planned Development District and to promote an attractive
business park, foster traffic safety, and enhance the effective communication and
exchange of ideas and commercial information.
1. The City Councils of College Station and Bryan recognize that signs are necessary for
visual communication and public convenience, and that businesses and other activities
have the right to identify themselves by using signs that are incidental to the use on
the premises where the signs are located. The Councils herein seek to provide a
reasonable balance between the right of a person to identify his or her business or
activity, the aesthetic protection of public and private investments made in the
BioCorridor Planned Development District, and the rights of the public to be protected
against visual discord and safety hazards that result from the unrestricted
proliferation, location, and construction of signs. This Section will insure that signs are
compatible with adjacent land uses and with the total visual environment of the
BioCorridor Planned Development District and the community.
2. The City Councils of College Station and Bryan find that the rights of their residents to
fully exercise their rights of free speech by the use of signs containing non-commercial
messages are subject to minimum regulation regarding structural safety and setbacks
for purposes of traffic protection. The City Councils seek herein to provide for the
reasonably prompt removal and disposal of such signs after they have served their
purpose, and yet to avoid any interference with First Amendment freedoms, especially
as to persons who are of limited financial means.
3. The City Councils find that instances may occur in the application of this Section where
strict enforcement would deprive a person of the reasonable use of a sign, or the
reasonable utilization of a sign in connection with other related property rights, and
herein provides for such persons to have the right to seek variances from the
requirements of this Ordinance for good cause. The City Councils find that it is
imperative that enforcement officials apply this Section as it is written, in the interest
of equality and fair and impartial application to all persons, and that the procedures to
appeal a denial of a sign permit to the City’s Zoning Board of Adjustment shall remain the sole administrative means to obtain any exception to the terms hereof. B. Permit Required.
Except as expressly provided for otherwise, all signs are herein subject to the permit
requirements set forth in the Sign Permit section of this Ordinance.
C. Prohibited Signs.
The following signs are prohibited in the BioCorridor:
1. Portable and trailer signs, and temporary freestanding signs;
2. Signs painted on rooftops;
3. Signs that incorporate the use of exposed neon;
4. Illuminated plastic signs;
5. Internally illuminated awning signs;
6. Inflated signs, pennants, wind driven devises (excluding flags), tethered balloons,
and/or any gas-filled objects for advertisement, decoration, or otherwise, except as
permitted for Grand Opening Signs and for Special Event Signs;
7. Vehicle Signs except as may be expressly permitted in this Ordinance;
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.6 Signs
BioCorridor
Planned Development District Page 92 27-Sept-12
8. Signs and displays with flashing, blinking, or traveling lights, or erratic or other
moving parts, including electronic message boards;
9. Signs containing manual changeable copy;
10. Any signs that are intended to or designed to resemble traffic signs or signals and
bear such words as "stop", "slow", "caution", "danger", "warning", or other words,
and that are erected for purposes other than actual traffic control or warning to the
public;
11. Any sign located within a site triangle as provided for in the section addressing
Visibility at Intersections in all Districts. This does not include traffic control or
directional signs;
12. Any sign that emits sound, odor, or visible matter; and
13. Off-premise signs, including commercial and non-commercial billboards.
D. Exempt Signs.
Unless they otherwise qualify as a prohibited sign, the following signs are exempt from the
requirements of this Ordinance:
1. Signs that are not easily identified from beyond the boundaries of the lot or parcel
on which they are located or from any public thoroughfare or traveled right-of-way.
Such signs are not exempt from the safety regulations contained herein and in City
Building and Electrical Codes;
2. Official notices posted by government officials in the performance of their duties: government signs controlling traffic, regulating public conduct, identifying streets, or
warning of danger;
3. Temporary signs erected by private property owners for the purpose of warning of a
dangerous defect, condition, or other hazard to the public;
4. Temporary or permanent signs erected by public utilities or construction companies
to warn of the location of pipelines, electrical conduits, or other dangers or
conditions in public rights-of-way;
5. Signs related to a Primary or Secondary Educational Facility;
6. Temporary decorations or displays, if they are clearly incidental to and are
customarily and commonly associated with any national, local, or religious
celebration; and
7. National, state, and university flags if they are displayed using proper flag etiquette.
E. Signs Approved by the BioCorridor Board.
The BioCorridor Board may approve the following signs:
1. On-premise and/or off-premise signs that the BioCorridor Board determines:
a. Promotes a positive image of the BioCorridor and/or the communities for the
attraction of business; or
b. Depicts an accomplishment of an individual or group.
Such signs, their designated locations for display, and a specified time period for
display may be approved by the Board. The location and placement of these signs
shall not impede traffic safety.
2. Special district identification signs that the BioCorridor Board has approved as set forth
in this Ordinance. The location and placement of these signs shall not impede traffic
safety.
F. Non-Commercial and Political Signs.
The following requirements must be met for Non-Commercial Signs:
1. No commercial message shall be shown on any Non-Commercial or Political Sign.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.6 Signs
BioCorridor
Planned Development District Page 93 27-Sept-12
2. Non-Commercial or Political Signs:
a. May not be greater than thirty-six square feet (36 sq. ft.) in size;
b. May not be located within public road right-of-way of the State of Texas or the
City. In the event any non-commercial sign is located in a public right-of-way of
the State or City, the City may remove it;
c. May not be located on private property without the property owner’s consent; and
d. May not be located within any sight distance triangle as defined in the Visibility at
Intersections in All Districts section of this Ordinance.
3. All Non-Commercial and Political Signs addressing a particular event are allowed up to
ninety (90) days prior to the event and shall be removed within ten (10) days after
the event to which the sign relates.
G. Special District Signs.
Special district identification signs shall be allowed in accordance to the design standards
set forth in Appendix A-2.
H. Sign Standards.
The following table summarizes the standards for private commercial signs allowed in the
BioCorridor:
Sign Type Maximum
Area
(sq.ft.)**
Maximum Height (ft.)
Setback
From
ROW (ft.)
Number Allowed
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.6 Signs
BioCorridor
Planned Development District Page 94 27-Sept-12
Attached Signs
Varies, see as expressly addressed in
the section on
Attached Signs
Not to exceed
1 ft. from
top of wall,
marquee, or
parapet to
which it is
attached
---
Any number
allowed if within
the total allowed
square footage of
attached signs
Campus Wayfinding Signs 30 6 ---
Varies, see as
expressly addressed
in the section on Campus Wayfinding
Signs
Development Signs:
Residential/Collector Street
Arterial Street
Freeway
35
65
200
15 10 1/premise
Flags:
Commercial
Decorative
National, state, and TAMU
100
---
Exempt
35
30
Exempt
10
10
Exempt
1
6
Exempt
Grand Opening Signs ---
Not to exceed 1 ft. from top of wall,
marquee, or
parapet to which
it is attached
10 ---
Low Profile Freestanding Signs 60 --- 10 1/curb cut
Real Estate, Finance, and
Construction Signs:
Up to 150-foot frontage
Greater than 150-foot frontage
16
32
8
8
10
10
1/frontage
(Real Estate)
1/property
(Finance)
3/property
(Construction)
Special District Signs See Appendix A-2
** The area of a sign is the area enclosed by the minimum imaginary rectangle or vertical and
horizontal lines that fully contains all extremities (as shown in the illustration below), exclusive of
supports.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.6 Signs
BioCorridor
Planned Development District Page 95 27-Sept-12
I. Attached Signs.
The following requirements must be followed for attached signs:
1. Size
Attached Signs on any building shall not exceed a total of two and a half square feet
(2.5 sq.ft.) per linear foot of all public entry façades, with a maximum of five hundred
square feet (500 sq.ft.) of attached signage allowed for any one commercial tenant or
residential community. Multi-story buildings will be allowed one hundred square feet
(100 sq.ft.) of additional attached signage.
2. Visibility
Signs attached to features such as automatic teller machines, mail/package drop
boxes, or similar on-site features, if identifiable from the right-of-way, as determined
by the BioCorridor Review Committee, shall count as part of the allowable sign area of the attached signs for the site. Information contained on such features pertaining to
federal and state requirements and operation/safety instructions are not counted.
3. Architectural Elements
Architectural elements, which are not part of the sign or logo and in no way identify
the specific business tenant, shall not be considered attached signage.
4. Placement of Attached Sign
a. An attached sign shall advertise only the name of, uses of, or goods or services
available within the building or tenant lease space to which the sign is attached;
b. An attached sign shall be parallel to the face of the building;
c. An attached sign shall not be cantilevered away from the structure;
d. An attached sign shall not extend more than one foot (1 ft.) from any exterior
building face, mansard, awning, or canopy;
e. An attached sign shall not obstruct any window, door, stairway, or other opening
intended for ingress or for needed ventilation or light; and
f. An attached sign shall not be attached to any tree or public utility pole.
5. Attached Signs on Site Lighting Poles
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.6 Signs
BioCorridor
Planned Development District Page 96 27-Sept-12
Attached signs may be mounted to site lighting poles located on private property.
When attached to site lighting poles, attached signs may be constructed of cloth, canvas, or other flexible material provided such signage is maintained in good
condition and complies with the following restrictions:
a. No part of any sign attached to a light pole will be allowed to overhang or
encroach into any portion of the public right-of-way;
b. Light pole signs shall not exceed twelve square feet (12 sq.ft.) in area and shall
have a minimum of eight feet (8 ft.) of clearance from the grade below;
c. Light pole signs shall only be attached to one side of a light pole;
d. Light pole signs shall not project more than three feet (3 ft.) from the edge of the
light pole; and
e. Light pole signs constructed of cloth, canvas, or other flexible material shall be
secured on a minimum of two (2) opposing sides to prevent wind-driven
movement.
J. Campus Wayfinding Signs.
A campus wayfinding sign:
1. May be utilized as part of a unified development that is at least twenty (20) acres in
size, contains multiple buildings, and that may include multiple building plots;
2. A maximum of one campus wayfinding sign shall be allowed per intersection of two (2) primary circulation drive aisles, when parking is not provided along the drive aisle; or at the intersection of a primary circulation drive aisle and public way, when parking is
not provided along the drive aisle and public way;
3. All signs shall be internal to the development and shall not be located along a public
right-of-way or at the intersection of a primary circulation aisle or public way and
right-of-way.
4. Shall be limited in height to no greater than six feet (6 ft.), measured from the
elevation of the curb or pavement edge, with a maximum total sign area of thirty
square feet (30 sq.ft.);
5. Shall not be located within a site visibility triangle;
6. Shall be submitted as part of a sign package for the development; and,
7. Shall utilize a common design or theme throughout the development and contain no
commercial logo or graphics.
K. Commercial Signs Carried by a Person.
1. A Commercial Sign carried by a person and not set on or affixed to the ground is
allowed provided that the sign is temporary and on-premise.
2. A Commercial Sign may not be carried by a person on the premises for more than
three (3) consecutive days, more than four (4) times per calendar year.
L. Development Sign.
Development Signs must meet the following requirements:
1. A Development Sign may be placed only on private property and must comply with the
requirements in Sign Standards above. The classification of the street to which the
sign is oriented is as identified on the City’s Thoroughfare Plan;
2. A Development Sign for a building project shall be removed if the project has not
received a building permit at the end of twelve months from the date of site plan
approval. The BioCorridor Review Committee may renew the sign permit for one
additional twelve-month period upon written request. Once a building permit for the
project is received, the sign may stay in place until seventy-five percent (75%) of the
project is leased, occupied, or until a permanent sign is installed, whichever comes
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.6 Signs
BioCorridor
Planned Development District Page 97 27-Sept-12
first; and
3. A Development Sign may only be used for a building project. It may not be used for a proposed subdivision.
M. Flags.
Decorative flags and flags that contain copy or a logo(s) are allowed if they comply with
the following:
1. One flag that contains copy or a logo(s) is allowed per building plot. The flag may not
exceed one hundred square feet (100 sq.ft.) in area or be flown on a flagpole higher
than thirty-five feet (35 ft.) in height; and
2. Flags used solely for decoration and not containing any copy or logo are restricted to
thirty feet (30 ft.) in height. No more than six (6) decorative flags per building plot
shall be allowed.
N. Grand Opening Signs.
In addition to any other lawful sign, Grand Opening Signs are allowed provided they meet
the following requirements:
1. Flags, commercial banners, and balloons, which advertise a business's grand opening,
may be displayed for one consecutive fourteen- (14-) day period, selected by the
business owner, within sixty (60) days of the granting of the initial Certificate of
Occupancy, a change in the use, or of a change in the name of the business.
2. In addition to meeting the above requirements, a Commercial Banner used as a Grand Opening Sign must comply with the following:
a. Shall advertise only the name of, logo, uses of, or goods or services available
within the building, or tenant lease space, to which the sign is attached;
b. Shall be parallel to the face of the building;
c. Shall not be cantilevered away from the structure;
d. Shall not extend more than one foot (1 ft.) from any exterior building face,
mansard, awning, or canopy;
e. Shall not obstruct any window, door, stairway, or other opening intended for
ingress, ventilation, or light; and
f. Shall not be attached to any tree, fence, or public utility pole.
O. Low Profile Freestanding Signs.
Low Profile Freestanding Signs must comply with the following:
1. Allowable Area.
The allowable area for Low Profile Freestanding Signs is as follows:
a. Low Profile Freestanding Signs shall have a maximum area of sixty square feet (60 sq.ft.); and
b. For the purposes of this Section, area shall be considered the area in square feet
of a single-face sign, or one side of a double-face sign, or half the sides of a multi-
face sign.
2. Allowable Height.
A Low Profile Freestanding Sign shall not use a pole but shall be affixed to the ground.
There shall be no height limit for a Low Profile Freestanding Sign.
3. Sign Setback.
A Low Profile Freestanding Sign shall be set back a minimum of ten feet (10 ft.) from
the curb or pavement edge, measured from the nearest part of the sign.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.6 Signs
BioCorridor
Planned Development District Page 98 27-Sept-12
P. Real Estate, Finance, and Construction Signs.
The following rules apply for Real Estate, Finance, and Construction Signs:
1. One Real Estate Sign not exceeding sixteen square feet (16 sq.ft.) in total area
(exclusive of stakes and posts) may be erected at any time while a property is offered
for sale or lease to the public. Properties with a minimum of one hundred and fifty
feet (150 ft.) of frontage shall be allowed one Real Estate Sign not exceeding thirty-
two square feet (32 sq.ft.) in total area. Properties with a minimum of two acres and
frontage on two streets shall be allowed one real estate sign on each frontage street
with the area of the sign to be determined by the amount of frontage as stated above;
2. One Finance Sign and three Construction Signs (for a total of four signs), not
exceeding sixteen square feet (16 sq.ft.) in total area each (exclusive of stakes and
posts) may be erected once a building permit has been issued on a property.
Properties with a minimum of ten (10) acres and one thousand feet (1,000 ft.) of
frontage shall be allowed one Finance Sign and three Construction Signs not exceeding
thirty-two square feet (32 sq.ft.) in total area each;
3. Real Estate, Finance, and Construction Signs may be either attached or freestanding
and only those visible from the street are limited in number;
4. All such signs shall be maintained by the persons in control of the premises so as to
remain erect and in good repair. Such signs shall be removed by the property owner or other person in control of the premises if they are damaged, broken, or incapable of remaining erect; and
5. Such signs must be removed by the owner or person in control of the premises when
either the property has sold or been leased and/or when performance under the
construction contract or subcontract (in the case of Construction Signs) has been
completed. In all cases, Financing and Construction Signs shall be removed prior to
issuance of a Certificate of Occupancy.
Q. Special Event Signs.
Special Event Signs must comply with the following:
1. Signs, including commercial banners and balloons, advertising or announcing a Special
Event, as defined in the CITY OF COLLEGE STATION CODE OF ORDINANCES or the CITY OF BRYAN
CODE OF ORDINANCES as applicable, are permitted as a part of the Special Event License
and shall be limited to the property holding the event.
2. The Special Event Signage is allowed up to fourteen (14) days prior to the event and
must be removed within twenty-four (24) hours of the end of the event.
R. Vehicle Signs.
The following rules apply to Vehicle Signs:
1. Signs that are displayed on motor vehicles that are being operated or stored in the
normal course of a business, such as signs indicating the name or the type of
business, excluding all banners, that are located on moving vans, delivery trucks,
trailers, or other commercial vehicles are allowed; but only if the primary purpose of
such vehicles is not for the display of the signs thereon, and only if such vehicles are
parked or stored in areas appropriate to their use as commercial or delivery vehicles,
such as service areas or locations close to the business building away from public
traffic areas.
2. Signs or advertisements permanently attached to non-commercial vehicles, excluding
all banners, are allowed.
S. Abandoned, Damaged, or Unsafe Signs.
1. The provisions of this Section shall apply when in conflict with the provisions of the
Building Code; but where the provisions of both ordinances are consistent, the
enforcement of both shall be permissible and remedies or penalties cumulative.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.7 Private Common Open Space
BioCorridor
Planned Development District Page 99 27-Sept-12
2. Non-conforming signs that have become deteriorated or damaged to an extent that
the cost of the reconstruction or restoration of such signs is in excess of fifty percent (50%) of its replacement value exclusive of foundations, will be required to be
removed or brought into full compliance with the current sign regulations.
3. All abandoned signs and their supports shall be removed within sixty (60) days from
the date of abandonment. All damaged signs shall be repaired or removed within sixty
(60) days. The BioCorridor Review Committee shall have authority to grant a thirty-
(30-) day time extension where it determines there is a reasonable necessity for
same.
4. Discontinuance of use or removal of any non-conforming sign or any sign in
connection with a non-conforming use shall create a presumption of intent to abandon
said sign. A non-conforming sign that is damaged and not repaired within sixty (60)
days shall be presumed to be abandoned.
5. When a building is demolished, the associated signs and sign structures shall also be
removed.
9.7 Private Common Open Space.
A. Purpose.
Open-air and semi‐enclosed public gathering spaces can act as central organizing elements
in a development. They can also help to shape the relationship between different land uses
and provide focal points and anchors for pedestrian activity.
B. Standards.
1. Amenity Required.
All developments shall devote a minimum of two percent (2%) of the net site area, or
the equivalent of two percent (2%) of the net site area but located elsewhere within
the BioCorridor Planned Development District, to one of the following types of private
common open space:
a. A natural and undisturbed private common open space, for use of the residents,
employees, and visitors to the area zoned BioCorridor Planned Development
District;
b. A landscape area other than those required by these Site Design Standards,
provided such landscaped area has a minimum depth and width of ten feet (10 ft.)
and a minimum total area of six hundred and fifty square feet (650 sq.ft.). The
area shall include pedestrian amenities to support these places as gathering areas;
c. A patio or plaza with an outdoor seating area, provided the patio or plaza has a
minimum depth and width of ten feet (10 ft.) and a minimum total area of three
hundred square feet (300 sq.ft.). The area shall include pedestrian amenities to support these places as gathering areas;
d. Green roofs with amenities such as outdoor seating areas to support these places
as gathering areas for use of the residents, employees, and visitors to the
development; or
e. A combination of the previously‐listed amenities.
2. Location Criteria.
To the maximum extent feasible, where significant natural and scenic resource assets
exist in the area zoned BioCorridor Planned Development District, the developer shall
give priority to their preservation as private common open space. In reviewing the
proposed location of private common open space areas, the BioCorridor Design Review
Committee shall use all applicable plans, maps, and reports to determine whether
significant resources exist that should be protected, with priority being given to the
following areas (which are not listed in a particular order):
a. Wetlands;
b. Flood hazard areas;
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.7 Private Common Open Space
BioCorridor
Planned Development District Page 100 27-Sept-12
c. Lakes, rivers, and stream/riparian corridors (outside of greenway buffers); and
d. Tree preservation areas.
3. Areas Not Credited.
Lands within the following areas shall not be counted towards private common open
space required by this section:
a. Private yards;
b. Public or private streets or rights-of-way;
c. Parking areas and driveways;
d. Highway buffers;
e. Greenway buffer; and
f. Water quality and stormwater detention ponds, unless approved by the
BioCorridor Review Committee.
4. Design Criteria.
Land set aside for private common open space pursuant to this section shall meet the
following design criteria, as relevant:
a. Common open space areas shall be located to be readily accessible and useable by
residents or visitors in various locations of the development or area zoned
BioCorridor Planned Development District, unless the lands are sensitive natural
resources and access should be restricted.
b. The lands shall be compact and contiguous unless the land shall be used as a continuation of an existing trail or specific topographic features require a different
configuration. An example of such topographic features would be the provision of a
trail or private open area along a riparian corridor.
c. Where private common open space areas, trails, parks, or other public spaces
exist adjacent to the tract to be subdivided or developed, the private common
open space or pedestrian amenity shall, to the maximum extent feasible, be
located to adjoin, extend, and enlarge the presently existing trail, park, or other
open area land.
5. Maintenance.
All private common open space or pedestrian amenity areas shall be maintained by
the owners of the development.
9.8 Landscaping and Streetscaping.
A. Purpose and Intent.
The purpose and intent of this Section is to regulate the manner in which landscaping in
the BioCorridor is used and developed, to minimize adverse effects on surrounding property owners or the general public, and ensure that high quality development is
maintained throughout the community.
For the purpose of landscaping, the BioCorridor falls within Zone 8 of the United States
Department of Agriculture (USDA) Hardiness Zone Map.
B. Application of Section.
The requirements of this Section apply to all land located in the BioCorridor within the
City, proposed for site development.
1. All landscaping/streetscaping requirements under this Section shall run with the land
once the development has begun and shall apply against any owner or subsequent
owner.
2. The requirements of this Section apply to all unsubdivided property, improved
subdivided lots, and to other improved lands where buildings or structures are being
added or replaced within the City.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.8 Landscaping and Streetscaping
BioCorridor
Planned Development District Page 101 27-Sept-12
3. Each phase of a multi-phase project shall comply with this Section.
4. All plantings must be in accordance with the Planting List found within the BioCorridor Site Design Specifications, or as deemed appropriate by the USDA for Zone 8 in their
Hardiness Zone Map. The plant list is approved and amended as needed by the
BioCorridor Review Committee.
C. Landscaping Requirements.
1. The landscaping requirements shall be determined on a point basis as follows:
a. Minimum Landscape Points required: thirty (30) points per one thousand square
feet (1,000 sq.ft.) of site area;
b. The minimum total number of points for any development is eight hundred (800)
points; and
c. Undeveloped floodplains may be removed from site size calculations; in such case,
existing trees within that floodplain shall not be claimed for points.
d. The preservation of existing trees is highly encouraged. Sites that choose not to
barricade and protect existing canopy trees with a DBH diameter of four inches (4
in.) or greater when measured 1 foot above the ground throughout the
development process are required to provide an additional ten percent (10%)
more landscaping points than the minimum required in accordance with the
regulations below:
1) The additional points may be utilized on site or in private common open spaces that qualify as “a landscape area other than those required by the Site Design
Standards” or “a patio or plaza with outdoor seating areas”;
2) All points shall be utilized for new canopy trees;
3) The additional landscaping points and trees may not be used to meet other
requirements or additional point credits of this Section; and
4) The new canopy trees required of this section shall be irrigated.
2. Point values will be awarded for any type of canopy tree, non-canopy tree, or shrub,
except for those listed on the BioCorridor Non-Point Tree List in the BioCorridor Site
Design Specifications. All caliper measurements shall be at four and a half feet (4.5
ft.) above grade.
a. Landscaping points are accrued as follows:
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.8 Landscaping and Streetscaping
BioCorridor
Planned Development District Page 102 27-Sept-12
Plant Material Point Values
Plant Material Points Accrued (per plant) Installed Size Caliper (inches)
New Plantings
Canopy Tree
75 1.5 to 2
150 2.1 to 3.4
300 3.5 and larger
Non-canopy 40 1.25 and larger
Shrubs 10 Min. 5 gallon
Shrubs, not for screening 1 Min. 1 gallon
Existing Trees with no Barricade Protection Area
Canopy Tree 40 Between 4 and 8
Non-canopy Tree 35 2 and larger
Existing Trees with Barricade Protection Area
Canopy Tree 400 Between 4 and 8
500 8 and larger
Non-canopy Tree 150 Between 2 and 4
200 4 and larger
b. To receive landscape points for existing trees, all existing trees must be in good
form and condition and reasonably free of damage by insects and/or disease.
c. To receive additional points for barricaded trees, such trees must be barricaded to
the dripline of the tree. A barricade detail must be provided on the landscape
plan. Barricades must be in place prior to any activity on the property including,
but not limited to, grading. If the required barricades are not in place prior to any
activity and maintained during construction, barricaded points will be forfeited and
additional points provided through the planting of canopy trees as described above
may be required.
3. Every project must expend a minimum of fifty percent (50%) of its point total on
canopy trees.
4. One hundred percent coverage of groundcover, decorative paving, decorative rock
(not loose), or a perennial grass is required in parking lot islands, swales and
drainage areas, and the parking lot setback unless otherwise landscaped or existing
plants are preserved. One hundred percent coverage of groundcover or perennial
grass is also required in all unpaved portions of street or highway right-of-way or on adjacent property that has been disturbed during construction. If grass is to be
used for groundcover, one hundred percent (100%) live grass groundcover is
required whether by solid sod overlay or pre-planting and successful takeover of
grasses. No point value shall be awarded for groundcover.
5. Vegetation used for screening purposes shall be a minimum of three feet (3 ft.) in
height at time of planting. Dwarf plants will not be allowed as screening vegetation,
regardless of their size at time of planting.
6. For existing plantings, the BioCorridor Review Committee may require a health
appraisal.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.8 Landscaping and Streetscaping
BioCorridor
Planned Development District Page 103 27-Sept-12
7. All new plantings must be irrigated. An irrigation system shall be designed so that it
does not negatively impact existing trees and natural areas. Soaker hose and drip irrigation system designs may be permitted as the BioCorridor Review Committee
deems appropriate.
8. Additional Point Credits.
The following additional point credits will apply to the total landscaping point
requirement:
a. A ten percent (10%) point credit will be awarded where the irrigation system
employed is a recognized water-conserving system.
b. A ten percent (10%) point credit will be awarded if twenty-five percent (25%) or
more of parking area consists of enhanced paving.
c. A ten percent (10%) point credit will be awarded for every one percent (1%) of
site area devoted to special facilities including water features, public art, or other
public features as determined by the BioCorridor Review Committee. Minimum
required open space amenities shall not accrue point credits, but amenities
provided in excess of the minimum may count towards additional point credits.
All locations and works of art, regardless of ownership, placed within the public
rights‐of‐way or public areas shall be approved by the BioCorridor Board.
d. A ten percent (10%) point credit will be awarded for landscape plans that are
prepared by a landscape architect registered in Texas, an International Society
of Arboriculture (ISA) certified arborist, or other professional as deemed appropriate by the BioCorridor Review Committee.
9. All landscape materials shall be installed in accordance with the current planting
procedures established by the most recent addition of The American Standard for
Nursery Stock, as published by the American Association of Nurserymen.
10. Landscaping must be reasonably dispersed throughout all visible areas of the site.
11. All mechanical equipment shall be screened from view or isolated so as not to be
visible from any public right-of-way or district that allows residential uses within
one-hundred and fifty feet (150 ft.) of the perimeter boundary of the subject lot or
tract, measured from a point five feet (5 ft.) above grade. Such screening shall be
coordinated with the building architecture, materials, colors and scale, or landscape
architecture to maintain a unified appearance. Acceptable methods of screening are:
encasement, parapet walls, brick/stone/masonry walls, fences with evergreen
plantings, and/or evergreen plantings. Dwarf plants will not be allowed for required
screening.
D. Streetscape Requirements.
1. The streetscaping requirements shall be determined along all major arterials, freeways, and expressways as follows:
a. Within fifty feet (50 ft.) of the property line along the street, one canopy tree for
every twenty-five linear feet (25 l.f.) of frontage shall be required. With the
exception of street trees along the Health Science Center Parkway right-of-way,
the 1:25 ratio is for calculation purposes only and is not intended to mandate the
installation of trees at regular intervals. Two non-canopy trees may be substituted
for each one canopy tree;
b. Canopy and non-canopy trees must be selected from the BioCorridor Plant List in
the BioCorridor Site Design Specifications and, with the exception of street trees
along Health Science Center Parkway, may be grouped as desired; and
c. One existing tree with a minimum four-inch (4-in.) caliper may be substituted for
a new tree. Existing trees must be of acceptable health, as determined by the
BioCorridor Review Committee.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.8 Landscaping and Streetscaping
BioCorridor
Planned Development District Page 104 27-Sept-12
2. The streetscaping requirements shall be determined along all other roadways by the
following:
a. Within fifty feet (50 ft.) of the property line along the street, one canopy tree for
every thirty-two feet (32 ft.) of frontage shall be installed. The 1:32 ratio is for
calculation purposes only and is not intended to mandate the installation of trees
at regular intervals. Two non-canopy trees may be substituted for one canopy
tree;
b. Canopy and non-canopy trees must be selected from the BioCorridor Streetscape
Plant List in the BioCorridor Site Design Specifications and may be grouped as
desired; and
c. One existing tree with a minimum four-inch (4-in.) caliper may be substituted for
a new tree. Existing trees must be of acceptable health, as determined by the
BioCorridor Review Committee.
3. Three hundred (300) additional landscape points shall be required for every fifty linear
feet (50 l.f.) of frontage on a right-of-way or public way. Driveway openings, visibility
triangles, and other traffic control areas may be subtracted from total frontage. The
additional landscape points can be dispersed throughout the site.
4. Driveways and areas located within a required visibility triangle shall be excluded from
the streetscape requirements in paragraphs 1, 2, and 3 above.
5. Parking areas adjacent to a right-of-way or public way shall be screened from the right-of-way/public way. Screening is required along one hundred percent (100%) of
the street frontage (such as ten (10) shrubs for every thirty linear feet (30 l.f.) of
frontage), with the exception of areas within the visibility triangle. Screening may be
accomplished using plantings, berms, structural elements, or combinations thereof,
and must be a minimum of three feet (3 ft.) above the parking lot pavement
elevation. Dwarf plants may not be used for screening. Walls and planting strips shall
be located at least two feet (2 ft.) from any parking area. Where the street and the
adjacent site are at different elevations, the BioCorridor Review Committee may alter
the height of the screening to ensure adequate screening. Shrubs used for screening
shall be evergreen.
6. Dumpsters (where permitted), concrete retaining walls where more than six (6)
vertical inches of untreated concrete are visible, off-street loading areas, utility
connections, and any other site characteristics that could be considered visually
offensive must be adequately screened.
E. Landscape/Streetscape Plan Requirements.
When a Landscape/Streetscape Plan is required, the landscape/streetscape plan shall
contain the following:
1. The location of existing property lines and dimensions of the tract;
2. A north arrow and scale;
3. Topographic information and final grading adequate to identify and properly specify
planting for areas needing slope protection;
4. Location and dimensions of existing and proposed structures, parking lots and
drives, sidewalks, refuse disposal areas, fences, and other features as determined
necessary by the BioCorridor Review Committee;
5. Location, size, spread, type, and quantity of all proposed landscaping and screening
materials, along with common and botanical names;
6. The location of existing and proposed utilities and all easements on or adjacent to
the lot;
7. An indication of adjacent land uses, existing development, and roadways;
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.8 Landscaping and Streetscaping
BioCorridor
Planned Development District Page 105 27-Sept-12
8. An irrigation system plan or a general note indicating that an irrigation system to
service all new plantings will be installed by a certified installer before a Certificate of Occupancy will be issued;
9. Landscape Information
a. Landscape points required for site and calculations shown in the landscape
legend;
b. A legend showing the size, type (canopy, non-canopy, shrub), and points
claimed for proposed landscaping;
c. Location of landscape plants on plan identified by a symbol defined in a
landscape legend;
10. Streetscape Information
a. Streetscape points required for site and calculations shown;
b. A table showing the scientific and common plant names, size, type (canopy,
non-canopy, and shrub), and points claimed for proposed streetscaping;
c. Location of streetscape plants on plan identified by a symbol defined in a
landscape legend; and
11. The location and diameter of protected existing trees claimed for either landscape or
streetscape requirements, and an indication of how the applicant plans to barricade
the existing trees from damage during construction. Barricading shall be subject to the following requirements:
a. Prior to land development or redevelopment, or any construction thereof, the
developer shall clearly mark all qualifying and significant trees to be preserved;
b. The developer shall erect a fence around each tree or group of trees to prohibit
the placement of debris or fill, or the parking of vehicles within the drip line of
any qualifying or significant tree;
c. During construction, the developer shall prohibit the cleaning of equipment or
materials within the drip line of any tree or group of trees that are protected and
required to remain. The developer shall not allow to dispose of any waste
material such as, but not limited to, paint, oil, solvents, asphalt, concrete,
mortar, or other harmful liquids or materials within the drip line of any tree or
groups of trees that are required to remain;
d. No attachments or wires of any kind shall be attached to any tree, except those
used to stabilize or protect such tree;
e. With grade changes in excess of six inches (6 in.), a retaining wall or tree well of
rock or brick shall be constructed around the tree not closer than one-half (½) the distance between the trunk and the drip line. The mid-point of the retaining
wall shall be constructed at the new grade. Grade changes greater than one
inch (1 in.) may not be made without the prior approval of the BioCorridor
Review Committee; and
f. All vegetation must be planted in accordance with the visibility triangle
regulations referenced in the Visibility at Intersections in all Districts section of
this Ordinance.
F. Maintenance and Changes.
1. Landscaping/Streetscaping shall be maintained and preserved in accordance with the
approved Landscape/Streetscape Plan. Replacement of landscaping/streetscaping
must occur within forty-five (45) days of notification by the BioCorridor Review
Committee. Replacement material must be of similar character and the same or
higher point total as the dead or removed landscaping. Failure to replace dead or
removed landscaping, as required by the BioCorridor Review Committee, shall
constitute a violation of this Section of the ordinance for which the penalty provision
may be invoked.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.8 Landscaping and Streetscaping
BioCorridor
Planned Development District Page 106 27-Sept-12
2. Landscaping/Streetscaping Changes to Existing Sites
a. If changes constituting twenty-five percent (25%) or more of the number of required canopy and non-canopy trees are proposed, a revised
Landscape/Streetscape Plan must be submitted for approval and is required to
comply with this Section. Planting must occur pursuant to this approved
landscape/streetscape plan within forty-five (45) days.
b. Revised Landscape/Streetscape Plans shall meet the requirements of the
ordinance in effect at the time of the revised Landscape/ Streetscape Plan
submittal.
c. The replacement of existing canopy and non-canopy trees must be replaced caliper
for caliper, or as determined by the BioCorridor Review Committee.
G. Completion and Extension.
The BioCorridor Review Committee shall review all landscaping for completion in
compliance with this Section and the approved Landscape/Streetscape Plan. Landscaping/
streetscaping shall be completed in compliance with the approved plan before a Certificate
of Occupancy will be issued. However, the applicant may receive an extension of four (4)
months from the date of the Certificate of Occupancy upon the approval of an application
for extension with a bond or letter of credit in the amount of one hundred and fifty percent
(150%) of the landscape/streetscape bid, as well as the irrigation required for the project. Failure to complete the landscaping/streetscaping according to the approved Landscape/Streetscape Plan at the expiration of the bond or letter of credit shall constitute
forfeiting the bond or cashing of the letter of credit. Also, failure to complete the
approved landscaping/streetscaping shall constitute a violation of this Ordinance.
H. Review and Approval.
Landscape/Streetscape Plans shall be reviewed jointly and approved by the BioCorridor
Review Committee.
I. Parking, Storage, or Display.
No parking, storage, or display of vehicles or merchandise shall be allowed in the required
landscape/streetscape areas or on required parking islands.
J. Alternative Compliance Permitted.
Variations to the requirements of this Section may be approved if the
Landscape/Streetscape Plan is sealed by a registered landscape architect and approved by
the BioCorridor Review Committee. Such plans must show reasonable evidence that the
requirements as set forth in this Section were used as a guide.
9.9 Highway Buffers.
A. Purpose.
The purpose of highway buffer requirements, which generally include a buffer yard,
existing vegetation, and plantings is to provide a visual barrier around the BioCorridor
from State Highway 47 (SH 47) and Farm to Market Road 60 (FM 60), and to help mitigate
any negative impacts of these major thoroughfares on developed or developing properties.
A buffer should visibly separate the highway system from the developments within the
BioCorridor and shield or block noise, glares, or other nuisances.
B. Applicability.
1. Perimeter buffers shall be provided on building plots abutting SH 47 and/or FM 60
right-of-way in accordance with the standards of this Section, as outlined in the
Minimum Highway Buffer Standards.
2. Properties that abut both SH 47 and FM 60 shall provide perimeter buffers to both
rights-of-way.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.9 Highway Buffers
BioCorridor
Planned Development District Page 107 27-Sept-12
C. Relationship to Other Landscaping Standards.
All buffer requirements shall be included on a development’s Landscaping Plan. Landscaping provided to meet the buffer landscaping standards of this Section may not be
counted towards meeting a project’s landscape point requirements. The area of a site
dedicated to a perimeter buffer shall not be included in calculating a site’s minimum
landscaping point requirements.
D. Permitted Uses.
1. A buffer yard may be used for passive recreation or stormwater management. It may
contain pedestrian, bike, or equestrian trails provided that:
a. No plant material is eliminated;
b. The total width of the buffer yard is maintained; and
c. All other regulations of this Section are met.
2. Driveways and necessary utility boxes and equipment are permitted within the buffer
yard.
3. No storage of materials, parking, signage, or structure shall be located within the
buffer yard.
4. No fences or walls over three feet (3 ft.) high shall be located within the buffer yard,
with the exception of retaining walls required for soil stabilization.
E. Minimum Highway Buffer Standards.
1. Buffer Yard.
Each buffer yard shall be a minimum of fifty feet (50 ft.) in depth. The buffer yard
shall be measured from the common property line with the applicable TxDOT rights-of-
way and may include established building setbacks.
2. Landscape Reserve.
All existing trees within the buffer yard with a four-inch (4-in.) caliper or greater shall
be preserved.
3. Plantings.
a. The following plantings shall be installed in each buffer yard:
1) A minimum of one five-gallon shrub at a minimum of three feet (3 ft.) in
height per linear foot of landscaping buffer; and
2) A minimum of one two-inch (2 in.) caliper canopy tree per eight linear feet (8
l.f.) of landscape buffer.
b. All buffer yard landscaping areas not dedicated to trees or shrubs shall be
landscaped with grass, groundcover, or other appropriate landscape treatment in
accordance with the Landscaping and Streetscaping section of this Ordinance.
c. Fifty percent (50%) of all required shrubs within the buffer yard shall be
evergreen.
d. Plant materials shall show a variety of texture, color, shape, and other
characteristics. Recommended buffer materials can be found in the BioCorridor
Plant List in the BioCorridor Site Design Specifications or in those listed as
appropriate for Zone 8 on the USDA Hardiness Zone Map.
e. The arrangement of trees and shrubs in the buffer area shall be done in a manner
that provides a visual separation between the BioCorridor Planned Development
District and the highways.
f. Irrigation is required for all new plantings.
g. Existing vegetation, including trees meeting the requirement of the landscape
reserve of this Section, may count toward the planting requirement if:
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.9 Highway Buffers
BioCorridor
Planned Development District Page 108 27-Sept-12
1) The vegetation is in good health and the landscaping plan verifies that it will
meet the plantings criteria listed above (non-point trees may count towards a natural buffer); and
2) The vegetation is protected in accordance with the Landscaping and
Streetscaping section of this Ordinance.
b. Plantings will not be allowed to encroach into a required visibility triangle for a
public or private right-of-way except as provided for in the Visibility at All
Intersections in All Districts section of this Ordinance.
c. Where utility or drainage easements or other similar situations exists in the
required buffer yard, all new plantings and irrigation shall be located outside of the
easement.
F. Maintenance and Replacement.
1. Upon installation or protection of required landscape materials, appropriate measures
shall be taken to ensure their continued health and maintenance. Required landscape
areas and buffers shall be free of garbage and trash, weeds, pests, and disease.
Required plant materials that do not remain healthy shall be replaced consistently with
these provisions.
2. All landscaping materials shall be maintained by the owner(s) of the property that was
required to install such landscaping materials under this Section.
3. Any canopy tree removed or otherwise destroyed by the willful act or negligence of the property owner, tenant, or contractor shall be replaced by a tree of the same or larger
caliper.
G. Appeals.
1. Appeals of the terms of this Section, with the exception of Maintenance and
Replacement above, shall be to the BioCorridor Board.
2. An appeal shall be made within thirty (30) days of the date of the notification of the
decision by filing with the BioCorridor Review Committee a notice of appeal specifying
the grounds thereof.
3. The BioCorridor Board may authorize on appeal alternative buffer standards for a
specific property or a waiver to the Buffer Requirements of this Section when such
standards or waiver will not be contrary to the public interest where, owing to unique
and special conditions not normally found in like areas, a strict enforcement of the
provisions of the ordinance would result in unnecessary hardship, and so that the spirit
of this Section shall be observed and substantial justice done.
9.10 Greenway Buffers.
A. Purpose.
Generally consisting of creek beds and native tree, shrub, and grassland zones, the
purpose of the greenway buffer is to reduce erosion associated with increased water flow
and flooding; preserve native vegetation that will stabilize banks, slow and absorb
contaminants, and provide wildlife habitat; and provide a natural aesthetic and ecological
amenity. The buffer is intended to preserve the greenway by limiting the impact of
development.
B. Applicability.
A greenway buffer shall be provided on building plots that contain any portion of the buffer
as defined in this Section.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.10 Greenway Buffers
BioCorridor
Planned Development District Page 109 27-Sept-12
C. Relationship To Other Landscaping Standards.
1. The area of a site dedicated to a greenway buffer shall not be included in calculating a site’s minimum landscaping point requirements.
2. If a highway buffer and a greenway buffer overlap, the requirements for a greenway
buffer shall prevail.
D. Permitted Uses.
1. A greenway buffer may be used for passive recreation or stormwater management.
2. A greenway buffer may contain pedestrian, bike, or equestrian trails provided that the
trails or paths are located outside of the floodplain.
3. Necessary utility infrastructure is permitted within the buffer.
4. Other uses that will enhance the stated purpose of the greenway may be determined
acceptable by the BioCorridor Review Committee.
5. No storage of materials, parking, signage, or structures (including fences and walls)
shall be located within the buffer.
E. Minimum Greenway Buffer Standards.
1. Greenway buffers shall consist of:
a. The area delineated and protected by the US Army Corps of Engineers; and
b. The area encompassed by a White’s Creek tributary measuring seventy-five feet
(75 ft.) off of each of its banks.
2. Public access easements of at least fifteen feet (15 ft.) in width shall be dedicated in or adjacent to the greenway buffer and outside of the floodplain to allow developing or
future trails or paths to span the extent of the greenway.
9.11 Solid Waste.
A. Purpose.
It is the purpose of this Section to establish the guidelines for the provision of solid waste
collection in all developments within the BioCorridor Planned Development District where
curb service will not take place, in order to:
1. Provide for the safe and efficient collection and removal of waste from commercial and
mixed-use developments; and
2. Reduce nuisances associated with waste-collection containers.
B. Responsibility.
The BioCorridor Review Committee shall make the final determination as to the
appropriate collection system; however, it is the responsibility of the developer to
ascertain the appropriateness of the proposed collection system. The Committee will
endeavor to accommodate applicants to the extent equipment, efficiency, and policy allow.
C. Storage Locations.
1. Dumpster storage outside of the primary structure is prohibited for office, medical
service, and/or residential facilities. These facilities shall include a sufficient amount of
space within the primary structure for the suitable storage of refuse and shall adhere
to the following guidelines, as applicable.
2. New retail sales and service and research and development facilities may locate their
refuse containers in an accessory structure or accessory building provided they adhere
to state and local health and safety codes as well as the requirements of the
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.11 Solid Waste
BioCorridor
Planned Development District Page 110 27-Sept-12
BioCorridor Building Design Standards article of this Ordinance and the Guidelines of
this Section.
D. Guidelines.
The following shall be considered minimum standards:
1. The interior clearance (inside the screen) dimensions for a single three hundred- (300)
gallon container enclosure shall be ten feet deep by ten feet wide (10 x 10 ft.);
2. The interior clearance (inside the screen) dimensions for a single (one eight-yard)
dumpster enclosure shall be twelve feet deep by twelve feet wide (12 x 12 ft.);
3. The interior clearance (inside the screen) dimensions for a double (two eight-yard)
dumpster enclosure shall be twelve feet deep by twenty-four feet (12 x 24 ft.) wide;
4. Bollards and other such devices shall not be set within the minimum width dimensions
noted above;
5. All required containers and dumpsters pads shall be constructed of six inches (6 in.) of
steel-reinforced concrete;
6. All required containers and dumpsters shall be screened by means of an approved six-
foot (6-ft.) high opaque device on a minimum of three (3) sides. Depending on
visibility to pedestrian and vehicular traffic, a gate may be required for all enclosures
except 300-gallon side-loading automated containers. Gates shall have a minimum
width of twelve feet (12 ft.) when open, shall swing one hundred and eighty degrees (180°) from the closed position, and shall utilize a positive-locking mechanism while in the open position. Three (3) hundred-gallon side-loading automated container
enclosures shall be open on the side, facing the collection point. The open side cannot
be facing the public right-of-way; and
7. The ingress, egress, and approach to all dumpster pads shall conform to fire lane
requirements.
9.12 Drainage and Stormwater Management.
A. Water Quality Improvements.
The development shall submit support in the form of a site plan, drainage plan, or
correspondence, representing that they have incorporated a minimum of two of the
following measures to provide additional water quality benefits, the design of which shall
be proposed and sealed by the applicant’s engineer, architect, or landscape architect, as
appropriate:
1. Rainwater collection and reuse;
2. Pervious pavement;
3. A retention pond that will treat the entire site for water quality and provide approximately 75% total suspended solids (TCC) removal efficiency;
4. Native and adapted landscaping;
5. Bioswales;
6. Rain gardens;
7. Urban planters;
8. Green roof;
9. Vegetated filter strips;
10. Conserved open space; or
11. Greenway buffers.
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B. Detention Pond Aesthetic Design.
Detention ponds should be treated as aesthetic site amenities, adding quality and depth to the visual environment of the site. Therefore, the detention pond area shall be integrated
into the overall landscaping design of the site by reasonably dispersing the required
landscaping points and shall comply with the following:
1. Unless the landscape plan is sealed by a landscape architect and approved by the
BioCorridor Review Committee, only plantings found in the BioCorridor Plant List for
Detention Pond Areas of the BioCorridor Site Design Specifications may be used in a
detention area;
2. If visible from any right-of-way or abutting property, concrete structures (such as
weirs, outlets, and spillways) and retaining walls over six inches (6”) in height shall be
treated so as to replicate stone, wood, or other alternatives approved by the
BioCorridor Review Committee. The treatment shall be complementary to the
structures on the site; and
3. Variations to the requirements of this Section may be approved by the BioCorridor
Review Committee if the development project is employing Leadership in Energy and
Environment Design (LEED) development standards, using stormwater management to
acquire LEED points. The project must be LEED certifiable (it does not have to be
registered as a LEED project but must be eligible for certification), be sealed by a Landscape Architect, and show reasonable evidence that the requirements as set forth in this Section were used as a guide.
C. General.
1. Purpose and Intent.
The purpose of this Article is to protect the public health, safety, environment and
general welfare through the regulation of non-stormwater discharges into the
municipal stormwater drainage system to the maximum extent practicable as required
by Federal Law. This Article establishes methods for controlling the introduction of
pollutants into the municipal stormwater drainage system in order to comply with
requirements of the Texas Pollutant Discharge Elimination System (TPDES) permit
process. The objectives of this Article are to:
a) Regulate the contribution of pollutants into the municipal stormwater drainage
system by any person or entity;
b) Prohibit illicit discharges and illegal connections into the municipal stormwater
drainage system;
c) Prevent non-stormwater discharges, generated as a result of spills, inappropriate
dumping or disposal, into the municipal stormwater drainage system; and,
d) To establish legal authority to carry out all inspections, surveillance, monitoring
and enforcement procedures necessary to ensure compliance with the MS4 permit.
2. Compatibility with Other Regulations.
This Article is not intended to modify or repeal any other ordinance, rule, regulation,
or other provision of law. The requirements of this Article are in addition to the
requirements of any other ordinance, rule, regulation, or other provision of law, and
where any provision of this Article imposes restriction of law, whichever provision is
more restrictive or imposes higher protective standards for human health or the
environment shall control.
D. Definitions.
In this Article:
Accidental Discharge: a discharge prohibited by this Article that occurs by chance and
without planning or thought prior to occurrence.
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Agricultural stormwater runoff: any stormwater runoff from orchards, cultivated crops,
pastures, range lands, and other Nonpoint source agricultural activities, but not discharges from concentrated animal feeding operations as defined in 40 CFR. Section
122.23 or discharges from concentrated aquatic animal production facilities as defined
in 40 CFR. Section 122.24.
Best management practices (BMP): schedules of activities, practices, maintenance
procedures, and other management practices to prevent or reduce the Pollution of the
municipal stormwater drainage system and waters of the United States. BMPs also
include treatment requirements, operating procedures, and practices to control plant
site runoff, spillage or leaks, sludge or waste disposal, or drainage from raw material
storage.
CFR: the Code of Federal Regulations.
Clean Water Act (CWA): The Clean Water Act (formerly referred to as the Federal Water
Pollution Control Act or Federal Water Pollution Control Act Amendments of 1972) Pub.
L. 92500, as amended Pub. L. 95217, Pub. L. 95576, Pub. L. 6483 and Pub. L. 97117,
33 USC. 1251 et.seq.
Construction Activity or Construction Activities: include clearing, grading, and
excavating that are subject to TPDES General Construction Permits. It does not include
routine maintenance that is performed to maintain the original line and grade, hydraulic capacity, and original purpose of a ditch, channel, or other similar storm water conveyance. Additionally, it does not include the routine grading of existing dirt
roads, asphalt overlays of existing roads, the routine clearing of existing right-of-ways,
and similar maintenance activities.
Contaminated: containing a harmful quantity of any substance.
Contamination: the presence of or entry into a public water supply system, the municipal
stormwater drainage system, waters of the State, or waters of the United States of
any substance which may be harmful to the public health and/or the quality of the
water.
Construction Site: any construction site required by the Clean Water Act to Operate
within the limits of an TPDES permit to discharge stormwater associated with
construction activity.
Construction Site Notice (CSN): a written submission to the MS4 Operator from an
applicant stating that a small Construction Activity will be commencing and will
Operate under the provisions of the TCEQ General Permit TXR150000.
Discharge: any addition or introduction of any unpolluted water, pollutant, stormwater, or any other substance whatsoever into the municipal stormwater drainage system or
into waters of the United States. This includes, but is not limited to, household
hazardous waste, used motor vehicle fluids, and collected quantities of grass clippings,
leaf litter, and animal wastes.
Discharger: any person who causes, allows, permits, or is otherwise responsible for, a
Discharge, including, without limitation, any Operator of a Construction Site or
Industrial Facility.
Environmental Protection Agency (EPA): the United States Environmental Protection
Agency, or any duly authorized official of said agency.
Facility: any facility, Industrial Facility or Construction Site, required by the Clean Water
Act to have a permit to Discharge stormwater associated with Industrial or
Construction Activity.
Harmful quantity: the amount of any substance that will cause Pollution of waters of the
State, the municipal stormwater drainage system, or that will present or may present
imminent and substantial danger to the environment or to the health or welfare of
persons.
Illicit Connections: any manmade conveyance connecting an Illicit Discharge directly to a municipal separate storm sewer.
Illicit Discharge: any Discharge to a municipal separate storm sewer that is not
composed entirely of stormwater except Discharges pursuant to an TPDES permit
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(other than the TPDES permit for certain Discharges from the municipal separate
storm sewer), Discharges resulting from fire fighting activities, and other allowable non-storm water Discharges.
Industrial Facility: any facility required by the Clean Water Act to have a permit to
Discharge stormwater associated with Industrial Activity subject to TPDES Industrial
Permits as defined in 40 CFR, Section 122.26 (b)(14).
Municipal Separate Stormwater System (MS4) Permit: a Stormwater permit for
municipalities to regulate stormwater discharges.
Municipal Separate Stormwater Sewer System (MS4): the system of conveyances
(including sidewalks, roads with drainage systems, municipal streets, catch basins,
curbs, gutters, ditches, manmade channels, or storm drains) owned and operated by
the City and designed or used for collecting or conveying stormwater, and which is not
used for collecting or conveying sewage. Also designated as MS4.
Municipal Stormwater Drainage System Operator: the City.
National Pollutant Discharge Elimination System (NPDES): the national program for
issuing, modifying, revoking and reissuing, terminating, monitoring and enforcing
permits, and imposing and enforcing pretreatment requirements, under sections 307,
402, 318, and 405 of the Clean Water Act.
Nonpoint source: any source of any Discharge of a pollutant that is not a "point source."
Notice of Change (NOC): the notification of changes to SWP3 that is required by the TPDES Stormwater Permits.
Notice of Intent (NOI): the advance notification that is required by the TPDES
Stormwater Permits prior to commencement of work.
Notice of Termination (NOT): the notification that is required by the TPDES Stormwater
Permits upon completion of work.
Operate: to drive, conduct, work, run, manage, or control a vehicle or machine.
Operator: the party or parties that either individually or taken together meet the
following two criteria: 1) They have operational control over the site specifications
(including the ability to make modifications in specifications) and 2) they have the day
to day operational control of those activities at the site necessary to ensure
compliance with SWP3 requirements and any permit conditions.
Pollutant: includes, but is not limited to, dredged spoil, solid waste, incinerator residue,
sewage, garbage, sewage sludge, filter backwash, munitions, chemical wastes,
biological materials, toxic materials, radioactive materials, heat, wrecked or discarded
equipment, rock, sand, soil, cellar dirt, and industrial, municipal, recreational, and agricultural waste discharged into water or into the MS4.
Pollution: the alteration of the physical, thermal, chemical, or biological quality of, or the
Contamination of, any water of the State or water of the United States, that renders
the water harmful, detrimental, or injurious to humans, animal life, vegetation, or
property, or to the public health, safety, or welfare, or impairs the usefulness or the
public enjoyment of the water for any lawful or reasonable purpose.
Premises: lots, buildings, and any appurtenances situated thereon.
Private: property or Facilities owned by individuals, corporations, and other organizations
and not by a city, county, state, or federal government agency.
Public: property or Facilities owned by a city, county, state, or federal government or
agency thereof.
Regulated Activity: an activity occurring at an Industrial Facility or Construction Site,
which qualifies the Facility or site to acquire a permit to Discharge Stormwater under
the Clean Water Act.
Release: any spilling, leaking, pumping, pouring, emitting, emptying, discharging,
injecting, escaping, leaching, dumping, or disposing into the Municipal Stormwater
Drainage System, the water of the State, the waters of the United States.
Stormwater: any flow occurring during or following any form of natural precipitation, and resulting from such precipitation, including snow melt.
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Stormwater discharge associated with industrial activity: the Discharge from any
conveyance which is used for collecting and conveying Stormwater and which is directly related to manufacturing, processing or raw materials storage areas at an
Industrial Facility. The following categories of Facilities are considered to be engaging
in "Industrial Activity":
(1) Facilities subject to Stormwater effluent limitations guidelines, new source
performance standards, or toxic Pollutant effluent standards under 40 CFR.
subchapter N (except Facilities with toxic Pollutant effluent standards which are
exempted under category (11) of this definition);
(2) Facilities classified as Standard Industrial Classifications 24 (except 2434), 26
(except 265 and 267), 28 (except 283), 29, 31l, 32 (except 323), 33, 344l, 373;
(3) Facilities classified as Standard Industrial Classifications 10 through 14 (mineral
industry) including active or inactive mining operations (except for areas of coal
mining operations no longer meeting the definition of a reclamation area under
40 CFR § 434.11(1) because the performance bond issued to the Facility by the
appropriate federal Surface Mining Control and Reclamation Act (SMCRA)
authority has been released, or except for areas of non-coal mining operations
which have been released from applicable state or federal reclamation
requirements after December 17, 1990 and oil and gas exploration, production, processing, or treatment operations, or transmission Facilities that Discharge Stormwater Contaminated by contact with or that has come into contact with,
any overburden, raw material, intermediate products, finished products,
byproducts or waste products located on the site of such operations;
(4) Hazardous waste treatment, storage, or disposal Facilities, including those that
are operating under interim status or a permit under subtitle C of the Federal
Resource Conservation and Recovery Act (RCRA);
(5) Landfills, land application sites, and open dumps that receive or have received
any industrial wastes (waste that is received from any of the Facilities described
under this subsection) including those that are subject to regulation under
subtitle D of RCRA;
(6) Facilities involved in the recycling of materials, including metal scrap yards,
battery reclaimers, salvage yards, and automobile junkyards, including but
limited to those classified as Standard Industrial Classification 5015 and 5093;
(7) Steam electric power generating Facilities, including coal handling sites;
(8) Transportation facilities classified as Standard Industrial Classifications 40, 41, 42 (except 422125), 43, 44, 45, and 5171 which have vehicle maintenance
shops, equipment cleaning operations, or airport deicing operations. Only those
portions of the Facility that are either involved in vehicle maintenance,
equipment cleaning operations, airport deicing operations, or which are
otherwise identified under paragraphs (1)-(7) or (9)-(11) of this definition are
associated with Industrial Activity;
(9) Treatment works treating domestic sewage or any other sewage sludge or
wastewater treatment device or system, used in the storage treatment,
recycling, and reclamation of municipal or domestic sewage, including land
dedicated to the disposal of sewage sludge that are located within the confines
of the Facility, with a design flow of 1.0 mgd or more, or required to have an
approved pretreatment program under 40 CFR part 403. Not included are farm
lands, domestic gardens or lands used for sludge management where sludge is
beneficially reused and which are not physically located in the confines of the
Facility, or areas that are in compliance with section 405 of the Clean Water Act;
(10) Construction Activity including clearing, grading and excavation activities except:
operations that result in the disturbance of less than one acre of total land area which are not part of a larger common plan of development or sale;
(11) Facilities under Standard Industrial Classifications (SIC Code) 20, 21, 22, 23,
2434, 25, 265, 267, 27, 283, 285, 30, 31 (except 311), 323, 34 (except 3441),
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35, 36, 37 (except 373), 38, 39, 422125, (and which are not otherwise included
within categories (2)-(10) of this definition);
Stormwater Pollution Prevention Plan (SWP3): a plan required by a TPDES permit to
Discharge Stormwater associated with Industrial Activity or Construction Activity and
which describes and ensures the implementation of practices that are to be used to
reduce the pollutants in Stormwater Discharges from Industrial Facilities and
Construction Sites.
TCEQ: the Texas Commission on Environmental Quality or successor. MS4 interest is
delegated to the TCEQ upon authority of the EPA.
Texas Pollutant Discharge Elimination System (TPDES): the regulatory program
delegated to the State of Texas by the EPA pursuant to 33 USC § 1342(b).
TPDES Permit: a permit issued by the TCEQ under authority delegated pursuant to 33
USC § 1342(b) that authorizes the Discharge of Pollutants to waters of the State,
whether the permit is applicable on an individual, group, or general area wide basis.
Uncontaminated: not containing a Harmful quantity of any substance.
United States Code (USC): the Federal law containing the Clean Water Act.
Vehicle: any form of motorized conveyance that transports people, cargo, or any other
objects.
Wastewater: any water or other liquid, other than Uncontaminated Stormwater, Discharged from a Facility.
Surface Water in the State: includes lakes, bays, ponds, impounding reservoirs,
springs, rivers, streams, creeks, estuaries, wetlands, marshes, inlets, canals, the Gulf
of Mexico inside the territorial limits of the State (From the mean high water mark
(MHWM) out 10.36 miles into the Gulf), and all other bodies of surface water, natural
or artificial, inland or coastal, fresh or salt, navigable or non-navigable, and including
the beds and banks of all watercourses and bodies of surface water, that are wholly or
partially inside or bordering the State or subject to the jurisdiction of the State; except
that waters in treatment systems which are authorized by state or federal law,
regulations, or permit, and which are created for the purpose of waste treatment are
not considered to be water in the State.
Waters of the United States:
(1) All waters which are currently used, were used in the past, or may be
susceptible to use in interstate or foreign commerce, including all waters which
are subject to the ebb and flow of the tide;
(2) all interstate waters, including interstate wetlands;
(3) all other waters such as intrastate lakes, rivers, streams (including intermittent
streams), mudflats, sandflats, wetlands, sloughs, prairie potholes, wet
meadows, playa lakes, or natural ponds the use, degradation, or destruction of
which would affect or could affect interstate or foreign commerce including any
such waters;
(a) which are or could be used by interstate or foreign travelers for
recreational or other purposes;
(b) from which fish or shellfish are or could be taken or sold in interstate or
foreign commerce; or
(c) which are used or could be used for industrial purposes by industries in
interstate commerce;
(4) all impoundments of waters otherwise defined as waters of the United States
under this definition;
(5) tributaries of waters identified in this definition;
(6) the territorial sea; and
(7) wetlands adjacent to waters (other than waters that are themselves wetlands)
identified in this definition; Waste treatment systems, including treatment ponds or lagoons designed to meet the requirements of CWA (other than cooling ponds
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as defined in 40 CFR 423.11(m) which also meet the criteria of this definition)
are not waters of the United States. This exclusion applies only to manmade bodies of water, which neither were originally created in waters of the United
States (such as disposal are in wetlands) nor resulted from the impoundment of
waters of the United States. Waters of the United States do not include prior
converted cropland. Notwithstanding the determination of an area’s status as
prior converted cropland by any federal agency, for the purpose of the Clean
Water Act, the final authority regarding Clean Water Act jurisdiction remains
with the EPA.
Wetland: an area that is inundated or saturated by surface or groundwater at a frequency
and duration sufficient to support, and that under normal circumstances does support,
a prevalence of vegetation typically adapted for life in saturated soil conditions.
Wetlands generally include swamps, marshes, bogs, and similar areas.
E. Prohibitions.
1. Discharge to Municipal Stormwater Drainage System Prohibited.
A person commits an offense if the person Discharges or causes to be Discharged into
the MS4 any Release of a Harmful quantity of any substance that is not comprised
entirely of Stormwater.
2. Exceptions.
a. It is an affirmative defense to prosecution, subject to subparagraph (2) below,
that the Discharge was composed entirely of one or more of the following:
1) A Discharge authorized by, and in full compliance with, a TPDES permit
(other than the TPDES permit for discharges from the MS4);
2) A Discharge or flow resulting from fire fighting by the fire department;
3) Agricultural Stormwater runoff;
4) A Discharge or flow from water line flushing or disinfection that contains no
Harmful quantity of total residual chlorine (TRC) or any other chemical used
in line disinfection;
5) A Discharge or flow from normal lawn watering or landscape irrigation;
6) A Discharge or flow from a diverted stream flow or natural spring;
7) A Discharge or flow from uncontaminated pumped groundwater or rising
groundwater;
8) Uncontaminated groundwater infiltration (as defined at 40 CFR §
35.2005(20)) to the MS4;
9) Uncontaminated Discharge or flow from a foundation drain, crawl space
pump, or footing drain;
10) A Discharge or flow from a potable water source not containing any harmful
substance;
11) A Discharge or flow from air conditioning condensation that is unmixed with
water from a cooling tower, emissions scrubber, emissions filter, or any
other source of Pollutant;
12) A Discharge or flow from individual residential car washing;
13) A Discharge or flow from a riparian habitat or wetland;
14) A Discharge or flow from cold water (or hot water with prior permission of
the City’s City Engineer) used in street washing or cosmetic cleaning that is
not Contaminated with any soap, detergent, degreaser, solvent, emulsifier,
dispersant, or any other harmful cleaning substance;
15) Drainage from a private residential swimming pool containing no harmful
quantities of chlorine or other chemicals; or
16) A Discharge or flow of uncontaminated Stormwater pumped from an
excavation.
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b. No exception to enforcement shall be available under subparagraph (1) if:
1) The Discharge or flow in question has been determined to be a source of a Pollutant or pollutants to the waters of the United States or to the MS4;
2) Notice of such determination has been provided to the Discharger; and
3) The Discharge has continued after the expiration of the time given in the
notice to cease the Discharge.
3. Prohibition of Illicit Connections.
a. The construction, connection, use, maintenance or continued existence of any Illicit
Connection to the MS4 is prohibited.
b. Connections that were permissible when originally installed but that are now
considered Illicit must be brought into compliance within a timeframe designated by
the City’s City Engineer.
c. A person violates this Article if the person connects a line conveying sewage to the
MS4 or allows such a connection to continue.
d. Improper connections in violation of this Article must be disconnected and redirected,
if necessary, to an approved onsite wastewater management system or the sanitary
sewer system.
4. Unpermitted Discharges Prohibited.
It is an offense for an operator or responsible party of a facility to:
a. Discharge, or cause to be Discharged, Stormwater associated with industrial or
construction site activity without first having obtained a TPDES permit from the TCEQ.
b. Operate a facility that is discharging stormwater associated with a construction site
activity without having submitted a copy of the NOI or construction site notice to the
City.
c. Introduce sediment, concrete, asphalt or any other construction debris into the MS4
from a construction activity. The City’s City Engineer will provide the Operator a
reasonable amount of time, to remove any Pollutants or debris from the MS4
conveyances.
F. Suspension of Utility Service
1. Emergency Suspension of Utility Service and Municipal Stormwater Drainage System Access.
a. The City may, without prior notice, suspend water service, sanitary sewer service
or MS4 Discharge access to a person Discharging to the MS4, waters of the United
States, or Publicly-Owned Treatment Works when such suspension is necessary to
stop an actual or threatened Discharge which:
1) Presents or may present imminent and substantial danger to the
environment or to the health or welfare of persons; or
2) Presents or may present imminent and substantial danger to the MS4 or
waters of the United States.
b. When the City’s City Engineer determines that City provided water or sanitary
sewer service must be suspended pursuant to subsection (1), the City’s City
Engineer will request the Director of Water Services to do so.
c. As soon as is practicable after the suspension of service or MS4 Discharge access,
the City’s City Engineer will notify the violator of the suspension and order the
violator to cease the Discharge immediately.
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d. If the violator fails to comply with an order issued under subsection (3), the City’s
City Engineer may take such actions as he/she deems necessary to prevent or minimize harmful Discharges to the MS4, waters of the United States, or to
persons or wildlife.
e. The City will not reinstate suspended services or MS4 access to the violator until:
1) The violator presents proof, satisfactory to the City’s City Engineer and
Director of Water Services, that the non-complying Discharge has been
eliminated and its cause determined and corrected;
2) The violator reimburses the City for all costs the City incurred in suspending
and reinstating water service, sanitary sewer connection, and MS4 access;
and
3) The violator reimburses the City for all costs of testing, containment,
cleanup, abatement, removal and disposal of any substance unlawfully
Discharged into the MS4 incurred by the City while responding to, abating,
and remediating the Discharge or threatened Discharge.
f. A violator whose service or access has been suspended or disconnected may
appeal the enforcement action to the City Manager’s attention, in writing, within
10 days of notice of the suspension. The City Manager will render a decision within
7 days upon written receipt of the petition.
g. The remedies provided by this section are in addition to any other remedies set out in this Article. Exercise of this remedy is not a bar against, or a prerequisite
for, taking other action against a violator.
h. A person commits an offense if the person reinstates water service, sanitary sewer
service, or MS4 access to Premises terminated pursuant to this section, without
the prior approval of the City’s City Engineer.
2. Nonemergency Suspension of Utility Service and Municipal Stormwater Drainage System Access.
a. The City may suspend the City-provided water supply, sanitary sewer connection,
or MS4 access for any person failing to comply with previous notices to cease
discharges to the MS4 in violation of this Article. Utilities will be subject to
suspension if such measures would abate or reduce the Discharge.
b. The City’s City Engineer will notify a violator of the proposed suspension of its
water supply, sanitary sewer connection or MS4 access. The violator may petition
the City’s City Engineer for a reconsideration and hearing before the City Manager.
c. The City will not reinstate suspended services or MS4 access to the Discharger until:
1) The violator presents proof, satisfactory to the City’s City Engineer, that the
non-complying Discharge has been eliminated and its cause determined and
corrected;
2) The violator reimburses the City for all costs the City incurred in suspending
and reinstating water service, sanitary sewer connection, and MS4 access;
and
3) The violator reimburses the City for all costs of testing, containment,
cleanup, abatement, removal and disposal of any substance unlawfully
discharged into the MS4 incurred by the City while responding to, abating,
and remediating the Discharge or threatened discharge.
d. The remedies provided by this section are in addition to any other remedies set
out in this Article. Exercise of this remedy is not a bar against, or a prerequisite
for, taking other action against a violator.
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e. A person commits an offense if the person reinstates water service, sanitary sewer
service, or MS4 access to Premises terminated pursuant to this section, without the prior approval of the City’s City Engineer.
G. Facility Inspection for Stormwater Discharges.
1. Applicability for Industrial and Construction Activity.
a. This section applies to all facilities located within the City limits that have
Stormwater Discharges associated with Industrial Activity or Construction Site
Activity. State regulations require that subject facilities apply for and obtain
general permits for Industrial Facilities (TPDES TXR050000) and Construction Sites
(TXR150000) that have been determined to contribute or have the potential to
contribute substantial Pollutant loads to the MS4 or waters of the State. The
general permits require that the permittee develop, implement, and maintain a
Stormwater Pollution Prevention Plan (SWP3) and submit an NOI notifying the
TCEQ and the MS4 operator.
b. The MS4 permit issued to the City by the TCEQ mandates the City "Carry out all
inspections, surveillance, and monitoring procedures necessary to determine
compliance with permit conditions" (Part III (E)(6)) and to implement a program
that shall include "Inspection of construction sites and enforcement of control
measure requirements" (Part III (A)(9)(b)). To meet these requirements the City must enter onto the Premises of Industrial and Construction Sites to inspect, monitor, and conduct surveillance of requirements mandated by the TCEQ. These
requirements include, but are not limited to:
1) Review of the Facilities' SWP3 with onsite conditions;
2) Evaluation of BMP to effectively prohibit the Discharge of nonstormwater to the
MS4;
3) Inspection for Illicit Connections and Illicit Discharges;
4) Self inspection compliance; and
5) Compliance with the City's MS4 permit and the Facilities subject general
permit (TXR150000 or TXR050000).
2. Access to Industrial Facilities and Construction Sites.
a. The intent of Facility inspections shall be to determine compliance with the
conditions of the City's TPDES permit, any TPDES general permit the Facility is
currently obligated to for Industrial and Construction Activities, and this Article.
Facility owners and Operators will allow the City’s City Engineer ready access to
applicable sections of Public and Private Premises for the sole purpose of inspection, surveillance, and monitoring for the presence of illegal Discharges to
the MS4, Illicit Connections to the MS4, and assessment of any portions of a
regulated Facility influenced by Stormwater runoff that may adversely affect the
MS4 or waters of the United States.
b. Admittance to the Facility shall be requested at a reasonable time during the
Facilities normal working hours unless it is determined by the City’s City Engineer
that imminent and substantial danger exists.
c. The owner or Operator shall make all necessary arrangements to allow access to
the City’s City Engineer.
d. If the owner or Operator refuses entry after a request to enter and inspect has
been made, the City is hereby empowered to seek assistance from any court of
competent jurisdiction in obtaining such entry.
e. The City’s City Engineer retains the authority to collect samples and photographs
from Stormwater outfalls or other components of the MS4 as may be deemed
appropriate in the administration and enforcement of this Article.
f. The City’s City Engineer has the authority to establish on subject Facilities devices
as are necessary in the opinion of the City’s City Engineer to conduct monitoring of the Facility's Stormwater Discharge.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.12 Drainage and Stormwater Management
BioCorridor
Planned Development District Page 120 27-Sept-12
g. The City’s City Engineer or the designated inspector must present appropriate
credentials to the Facility officials at the time of entry to a Facility.
3. Review and Modification of Stormwater Pollution Prevention Plans.
a. The City’s City Engineer has the authority to request to review any documents or
plans (Stormwater Pollution Prevention Plan, spill prevention control plans,
hazardous material plans, waste management documentation, etc.) from a
regulated Facility that the City’s City Engineer deems may affect stormwater
discharges to the MS4.
b. The City’s City Engineer may require an Operator of a regulated Facility to modify
its Stormwater Pollution Prevention Plan if the Stormwater Pollution Prevention
Plan does not comply with the requirements of the Facility's TPDES permit to
Discharge Stormwater associated with Industrial or Construction Activity.
c. The deficiencies in a Facility's Stormwater Pollution Prevention Plan will be
communicated in writing, and the City’s City Engineer will provide the Operator a
reasonable amount of time to make the necessary changes in the Stormwater
Pollution Prevention Plan.
4. Review and Modifications of Best Management Practices.
a. Any person engaged in activities or Operation, or owning Facilities or property,
which will or may result in Pollutants entering the MS4 or waters of the United States, shall implement BMPs to the extent they are technologically achievable to prevent and reduce such Pollutants. The owner or Operator of a regulated Facility
shall prove reasonable protection from Accidental Discharge of prohibited
materials or other wastes into the MS4 or waters of the United States. Practices
implemented to prevent Accidental Discharge of prohibited materials or other
wastes shall be provided and maintained at the owner’s or Operator's expense.
b. The City does not maintain a list of required or approved BMPs for regulated
Facilities. The City’s City Engineer may request Facilities to demonstrate the
effectiveness of implemented BMPs. Suggested BMPs and a list of prohibited BMPs
will be maintained in the B/CS Drainage Design Guidelines.
c. The City’s City Engineer may require an Operator of a regulated Facility to modify
its BMP if the BMPs do not provide effective protection from Accidental Discharge
of prohibited materials or other wastes from entering into the MS4 or waters of the
United States.
d. The deficiencies in a Facility's BMP will be communicated in writing, and the City’s
City Engineer will provide the Operator a reasonable amount of time to make the necessary changes in the BMPs.
5. Compliance with Permit.
a. A Facility shall be operated in strict compliance with the requirements of the
TPDES permit to Discharge Stormwater associated with Industrial or Construction
Site Activity.
b. A person commits an offense if the person operates a Facility in violation of a
requirement of the Facility's TPDES permit to Discharge Stormwater associated
with Industrial or Construction Site Activity.
H. Stormwater Discharges Associated with Industrial Activity.
1. Applicability.
This section applies to all Facilities located within the BioCorridor Planned Development
District that have stormwater discharges associated with Industrial Activity.
2. Industrial and High Risk Runoff Monitoring.
a. All hazardous waste treatment and storage Facilities, active municipal landfills,
Facilities subject to section 313 of Title III of the Superfund Amendment and
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.12 Drainage and Stormwater Management
BioCorridor
Planned Development District Page 121 27-Sept-12
Reauthorization Act of 1986 (SARA), and any other Industrial Discharger the City
determines is contributing a substantial Pollutant load to the MS4 shall submit self-monitoring data to the City on an annual basis. Submittal date of self-monitoring
data is to be determined by the City’s City Engineer.
b. The City's MS4 permit requires that all Industrial Facilities listed in (1) be subject
to site inspections of no less than once per permit term (five years). However, the
City’s City Engineer has the authority to inspect these Industrial Facilities as often
as deemed necessary to assure permit compliance and safety of the MS4 and
waters of the United States.
c. An unreasonable delay or refusal to submit self-monitoring data to the City’s City
Engineer is a violation of this Ordinance. A person who is the Operator of an
Industrial Facility with a TPDES permit to Discharge Stormwater associated with
Industrial Activity commits an offense if the person denies the City’s City Engineer
reasonable access to a Facility's self-monitoring data for the purpose of review
required by this Article.
d. An Industrial Facility may submit a "no exposure" certification to the City in lieu of
self-monitoring; however, any Facility operating under a "no exposure"
certification is subject to periodic Facility inspections (not less than once per
permit term—five years) to verify the Facility's "no exposure" exemption.
e. The City may waive monitoring requirements for Industrial Facilities determined to be in compliance with the TPDES Multi-Sector General Permit Number TXR050000.
f. The City’s City Engineer has the authority to conduct inspections on any Industrial
Facility subject to the TCEQ's TPDES Multi-Sector General Permit or has been
deemed to be, or has potential to be, contributing a substantial Pollutant load to
the MS4 to determine compliance and safety of the MS4 and waters of the United
States.
I. Stormwater Discharges Associated with Construction Activity.
1. Applicability.
This subsection applies to all Facilities located within the BioCorridor Planned
Development District that have Stormwater Discharges associated with Construction
Activity.
2. Submission of Notice of Intent, Notice of Change, Notice of Termination or Construction Site Notice to Municipal Stormwater Drainage System Operator.
a. The Operator of a Construction Site required to have a TPDES permit to Discharge
Stormwater associated with Construction Activity shall submit a copy of the above notices to the City’s City Engineer at the same time the Operator submits the
original notice to the TCEQ.
b. The Operator of a Construction Site which does not require an NOI is required to
submit, per TCEQ's TPDES general permit for Construction Sites, a Construction
Site notice to the City’s City Engineer.
c. Copies of all notices may be delivered to the City’s City Engineer either in person
or by mail.
J. Control and Containment Requirements.
1. Spill or Release Corrective Actions, Responsibility, and Compensation.
a. Spills or leaks of Polluting substances Discharged to, or having the potential to be
indirectly transported to, the MS4, shall be contained, controlled, collected, and
removed promptly. All affected areas shall be restored to their preexisting
condition. Any costs of the containment, control, collection, removal, or restoration
incurred by the City will be reimbursed to the City by the person associated with
the spill or leak.
b. Persons associated with the spill or leak must immediately call 911 to notify
emergency personnel of all spills or leaks of polluting substances. Notification does not relieve any person of any costs related to the restoration, loss, damage,
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.12 Drainage and Stormwater Management
BioCorridor
Planned Development District Page 122 27-Sept-12
or any other responsibility which may be incurred as a result of the spill or leak,
nor will the notification relieve any person from any other responsibility which may be imposed by state, federal, or other law.
c. Any person operating a Vehicle that causes or results in an Accidental Discharge or
Release to the MS4 is responsible for costs of any testing, containment, cleanup,
abatement, removal and disposal of Contamination to the extent determined by
the City’s City Engineer.
2. Stockpiling, Accumulations, and Heaps.
a. Stockpiles, accumulations, and heaps comprised of soil, sand, mulch, trash,
asphalt, aggregate or any other material deemed a Pollutant by local, state, or
federal regulations, which are located within the City limits and present a real or
perceived potential of discharging to the MS4 are subject to control measures to
prevent introduction into the MS4.
b. The City’s City Engineer has the authority to necessitate the use of control
measures to mitigate the introduction of Pollutants to the MS4. Failure to
implement control measures as prescribed by the City’s City Engineer will result in
enforcement as described in this Article.
c. Stockpiles, accumulations, and heaps discovered to be Discharging Pollutants to
the MS4 are subject to enforcement as described in this Article.
K. Enforcement.
1. Enforcement Responsibility.
The City’s City Engineer or his designee has the responsibility for enforcement of the
provisions of this Article. The duties include not only the issuance of permits as
required by this Article, but also the responsibility of ensuring that all Facilities
conform with this subpart and with any other applicable state and federal laws,
requirements and regulations of the City’s Code of Ordinances. The City’s City
Engineer has the authority to adopt policies and procedures not inconsistent with the
terms of this Article necessary to implement the provisions of this Section.
2. Violations.
Violation of the provisions of this Article or failure to comply with any of its
requirements shall constitute a misdemeanor. Each violation shall be deemed a
separate offense for each and every day during which any violation of any of the
provisions of this Article is committed or continued. Any person found guilty of
violating this Article may be punished as provided for in the City’s Code of Ordinances.
3. Notice of Violations.
If the City’s City Engineer determines that there is a violation of this Article, notice will
be sent to the property owner or Operator of record by registered or certified mail,
unless deemed an emergency pursuant to the Emergency Suspension of Utility Service
and Municipal Stormwater Drainage System Access section of this Ordinance. The
notice will specify the measures required to come into full compliance with this Article
and shall specify the time within which the measures must be completed. Failure to
comply within the time specified is a violation of this Article and subject to additional
penalties outlined herein.
4. Voluntary Compliance.
The City’s City Engineer has the authority to instruct an Operator of a Facility that
commits any acts prohibited by this Article to achieve voluntary compliance as
determined by the City’s City Engineer. The City’s City Engineer will provide a
reasonable amount of time, specific to the occurrence, to remedy the violation.
5. Stop Orders.
The City’s City Engineer has the authority to issue stop work orders for any Facility
that commits any acts prohibited by this Article.
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.13 Outdoor Lighting Standards
BioCorridor
Planned Development District Page 123 27-Sept-12
L. Penalties and Violations.
1. Violations of provisions of this Drainage and Stormwater Management section or
failure to comply with any of its requirements shall constitute a misdemeanor. Any
person who violates this Section or fails to comply with any of its requirements shall
upon conviction thereof be fined in accordance with the City’s Code of Ordinances for
each violation. Each day such violation continues shall be considered a separate
offense.
2. The owner or Operator of any Facility, structure, Premises, or part thereof, and any
architect, builder, contractor, agent, or other person who commits, participates in,
assists in, or maintains such violation may each be found guilty of a separate offense
and suffer the penalties herein provided.
M. Appeals, Interpretation, and Variances.
Any appeals, interpretations or variances of the City’s City Engineer, except those under
the Enforcement section of this Article, shall first be to the City Manager, then to a court of
competent jurisdiction.
9.13 Outdoor Lighting Standards.
It is recognized that no design can eliminate all ambient light from being reflected or
otherwise being visible from any given development; however, the following requirements shall be followed to the fullest extent possible in order to limit nuisances associated with lighting and resulting glare.
A. Applicability.
All lighting within developments shall meet the requirements of this Section.
B. Site Lighting Design Requirements.
1. Fixture (luminaire)
The light source shall not project below an opaque housing. No fixture shall directly
project light horizontally.
2. Light Source (lamp)
Only incandescent, florescent, metal halide, mercury vapor, LED, or color-corrected
high-pressure sodium may be used. The same type must be used for the same or
similar types of lighting on any one site throughout any master-planned development.
3. Mounting
Fixtures shall be mounted in such a manner that the projected cone of light does not
cross any property line.
C. Specific Lighting Requirements.
1. Outdoor lighting shall not exceed the following levels:
a. 0.50 footcandle at the property line if the subject property abuts a residential
zoning district or a lot containing a residential use; or
b. 1.00 footcandle at the property line if the subject property abuts a nonresidential
zoning district or lot containing a nonresidential use, or at the right-of-way line.
2. Outdoor lighting shall not exceed the following heights:
a. Light fixtures in parking lots shall not exceed a maximum height of twenty-four
feet (24 ft.).
b. Pedestrian walkway fixtures shall not exceed a maximum height of twelve feet (12
ft.).
3. Façade and flagpole lighting must be directed only toward the façade or flag and shall
not interfere with the night-visibility on nearby thoroughfares or shine directly at any
ARTICLE 9. SITE DESIGN STANDARDS
Section 9.14 Outdoor Storage and Display
BioCorridor
Planned Development District Page 124 27-Sept-12
adjacent residential use.
4. All lighting fixtures incorporated into non-enclosed structures (e.g., bank drive-thru canopies) shall be fully recessed into the underside of such structures.
9.14 Outdoor Storage and Display.
A. General.
Outdoor storage and display is allowed in accordance with this Section. Any merchandise,
material, or equipment situated outdoors and visible from the public right-of-way or
adjacent properties shall be subject to the requirements of this Section. No outdoor
storage or display shall be allowed to occur in required parking areas.
B. Standards.
1. General Outdoor Storage.
Items that are stored outside must be related to the use on the site. Outdoor storage
is allowed so long as it is completely screened from view from adjacent rights-of-way
and/or public ways by landscaping and a solid wall that at a minimum meets the
height of the screened materials and at least six feet (6 ft.) in height. Outdoor storage
shall not be allowed within a required front setback.
2. Outdoor Display.
Outdoor sales/outdoor display areas shall be located within five feet (5 ft.) of a
required entrance façade and shall only be located in front of the property/business that is selling the item(s). A four-foot (4-ft.) minimum clear space on the sidewalks shall be maintained. All merchandise and/or seasonal items used for outside sales or
display shall be moved indoors at the end of business each day.
3. Exceptions.
Waste generated on-site and deposited in ordinary refuse containers shall not be
considered outdoor storage or display. Outdoor appurtenances essential to the
function of sidewalk cafés shall not be considered outdoor storage or display.
ARTICLE 10. BUILDING DESIGN STANDARDS
Section 10.1 Design Standards for the Built Form
BioCorridor
Planned Development District Page 125 27-Sept-12
ARTICLE 10. BUILDING DESIGN STANDARDS.
10.1 Design Standards for the Built Form.
Introduction.
The BioCorridor is emerging as one of the most vital and energetic growth areas for the City of
Bryan, City of College Station and the entire Brazos Valley region. It is this energy and vitality
that should be promoted and enhanced through quality design. The primary purpose of the
Building Design Guidelines is to provide prospective developers of properties with a sense of
what the community desires in the future built environment within this BioCorridor. These
design principles and guidelines are organized and constructed to provide a consistent, quality
built environment across the entire BioCorridor in order that this new “neighborhood” can be
anchored by quality jobs, quality developments and an enhanced quality of life that can be
sustained into the future.
The Cities desire to create a quality-built environment within this area that is underscored
through the creation of “places” rather than just developments. “Places” are memorable
because they exhibit quality that is manifested through their physical design and with
elements that are authentic, rich in detail and diversity and express a unique style and
character appropriate to their local setting. From a land use and urban design perspective,
the BioCorridor is a complex and diverse area. As a result, distinct districts have been
identified based on characteristics of the area. The design palette is shaped by the unique landforms and built environments already present within the area and also by the nature and type of developments that are anticipated and encouraged as a part of the overall plan. The
architectural style and details of buildings in the BioCorridor will and should vary from other
corridors in both cities based on the unique settings and the influences of the architectural
styles of the dominant facilities that already exist. Accordingly, this document provides design
guidelines that address the standards that are applicable to the BioCorridor.
10.2 Overall Design Goals and Objectives.
Exhibit A-1 illustrates with narrative and images the overall design theme, goals and
objectives for the future built environment in the BioCorridor. These overall goals and
principles were formed and structured to create a coordinated system of buildings and facilities
that emphasize quality design and materials, provide a sense of place and scale that is
appropriate for both persons and automobiles and work in concert with the natural landscape
in a sustainable manner. Establishing these guiding principles for the design of the built
environment will provide a benchmark to which all future building development should adhere.
These overall goals and objectives serve as the basis for the more detailed design standards,
and when applied, help to reinforce those objectives on each site. To this end, the following goals and objectives serve as the guiding principles for design of the built environment.
A. Overall Design Intent for the Built Environment.
The built environment should portray a progressive image that encourages building
designs that are appropriate to the local context, contribute to the creation of a
pedestrian-friendly environment and are responsive to the natural environment in which
they are situated.
B. Design Objectives Supporting the Overall Design Intent for the Built Environment.
The following design objectives are to be adhered to as benchmark standards and
principles in development and design of buildings and facilities in the BioCorridor.
1. Building designs should strengthen the character, quality and sustainability of the
existing and future built environment in this area;
ARTICLE 10. BUILDING DESIGN STANDARDS
Section 10.3 Design Standards Applying to the BioCorridor Planned Development District
BioCorridor
Planned Development District Page 126 27-Sept-12
2. Building design should encourage architectural styles that respect and relate to the
local context and/or create a cohesive, coordinated theme within the area;
3. Buildings should be constructed using authentic and durable materials (natural stone,
brick and/or architectural metal) and all sides of the building should be designed and
treated with similar styles, materials, and details;
4. Buildings should be designed with an appropriate human scale which create and
maintain a recognizable and consistent relationship to the public streets and rights-of-
way;
5. Buildings should be designed to establish the visual importance of the primary street
entrance and ensure that entries contribute to the building’s attractiveness and are
readily visible and accessible to visitors;
6. Buildings should be designed to provide sun and weather protection and increase
opportunities for people to see and be seen; and
7. Site development should include preservation and protection of sensitive natural
features and the built environment should not be designed to dominate the natural
environment, but instead work in harmony with the natural landscape.
10.3 Design Standards Applying to the BioCorridor Planned Development District.
The following design standards are required of all developments in the BioCorridor Research and Development District and the BioCorridor Office and Research District to reinforce and effectuate the design objectives stated. These standards are highly encouraged, but not
required, in the BioCorridor Manufacturing District.
A. Building Design Should Strengthen the Character, Quality and Sustainability of
the Area.
1. All sides of all buildings should be treated with the same architectural style, use of
materials, and details as the front of the building;
2. Architectural design, building materials, colors, forms, roof styles, and detailing should
all work together to express a harmonious and consistent design;
3. Variations in rooflines should be used to add interest to and reduce the massive scale
of large buildings. Roof features should complement the character of adjoining
buildings or the preferred style and character of the district in which the property is
located; and
4. Blank walls facing public streets are strongly discouraged and a fenestration pattern
that has “punched” openings and a strongly-defined base, middle, and top to the
buildings is strongly encouraged.
B. Encourage Architectural Styles that Respect and Relate to the Local Context.
The architectural style, height, roofline, materials and proportions of existing buildings
within the overall area should be noted when new buildings are designed. The design of
new buildings is to be compatible and complementary to the style and character of the
BioCorridor Planned Development District. Exterior modification of an existing structure
should respect the style and character of the BioCorridor Planned Development District.
Additions to existing buildings are to be compatible in size, or reflect updated architectural
styles compatible with the BioCorridor Planned Development District’s style and character.
C. Building Construction Using Authentic and Durable Materials.
All structures constructed within the BioCorridor Research and Development District and
the BioCorridor Office and Research District shall comply with the following items. These
standards are highly encouraged in the BioCorridor Manufacturing District:
1. Encourage durable, high quality building materials that are compatible with the
existing buildings in the BioCorridor and reflect the authentic materials available in the
area;
ARTICLE 10. BUILDING DESIGN STANDARDS
Section 10.4 Design Standards Applying to the Buildings and Developments
BioCorridor
Planned Development District Page 127 27-Sept-12
2. Major exterior walls of buildings should be constructed with brick masonry and stone
with some stucco and/or architectural metals;
3. Plexiglass, reflective, opaque and tinted materials are strongly discouraged and
glazing must utilize modern materials, such as Low-E type glass;
4. Color schemes should tie building elements together and should be used to enhance
the architectural form of a building. Color tones should be based on the colors of
stones and materials indigenous to the area; and
5. Intense, bright colors are not encouraged, and should be used only for building
accents. Such colors should not be the predominant color on any building, wall, or
roof.
D. Scale of Buildings.
Buildings within the BioCorridor Planned Development District should be in proportion to
the human scale and should maintain a recognizable relationship to public streets by
complying with the following:
1. Single, large, dominant building mass should be avoided. Any buildings over 5,000
square feet in total floor area should have variation in roof form, building height, and
wall planes;
2. Linear “strip” development should incorporate variation in building height, building
mass, roof forms, and changes in wall planes in the architectural design to mitigate the linear effect;
3. Large windowless or otherwise unarticulated spaces on the street facades should be
avoided. Facades should be articulated to reduce the massive scale and the uniform,
impersonal appearances of large retail and office buildings and provide visual interest
that will be consistent with the identity, character, and scale intended for the
BioCorridor Planned Development District; and
4. Buildings should have a well-differentiated first floor façade, utilizing awnings, cornices
and ornamentation, varying window patterns, and colors.
E. Primary Street Entrance.
The development should establish the visual importance of the primary street entrance by
complying with the following:
1. Entrances should be planned and designed to mitigate the effect of the unbroken walls
and neglected areas that often characterize building facades that face bordering land
uses;
2. All sides of a principal building that directly face an abutting public or private right-of-
way should feature one primary entrance. Where a principal building directly faces more than two abutting public or private rights-of-way, this requirement may apply
only to two sides of the building, including the side of the building facing the primary
street, and another side of the building facing a secondary street; and
3. To contribute to the pedestrian scale of the street, rooflines should be broken into
smaller elements, or roof sections. Alternatively, varying the roof height or style to
give the appearance of or emphasize the many individual buildings may be used.
10.4 Design Standards Applying to Buildings and Developments.
The following design standards are required of all developments in the BioCorridor Research
and Development District and the BioCorridor Office and Research District. These standards
are highly encouraged in the BioCorridor Manufacturing District. These standards are based on
the design context that is likely to prevail in the BioCorridor Planned Development District,
since most of this area is presently undeveloped and will be most heavily influenced by the
new facilities for the Health Science Center campus, and the designs and strategies initiated
ARTICLE 10. BUILDING DESIGN STANDARDS
Section 10.4 Design Standards Applying to Buildings and Developments
BioCorridor
Planned Development District Page 128 27-Sept-12
by the Research Valley Partnership, the City of Bryan, the City of College Station and Brazos
County. Additionally, these standards are influenced by the intensity of development anticipated in the BioCorridor. Current development patterns and proposed development
initiatives indicate that the area is more likely to develop to “urban” densities rather than the
more typical “suburban” densities found on many of the community’s main traffic corridors.
Consequently, most of these design standards are oriented towards creating an urban
environment, where pedestrians and automobiles share the public rights-of-way, and
walkability and connectivity are crucial ingredients in the overall design fabric of the area.
A. General Architectural Style and Massing.
The general architectural style and massing of buildings within the BioCorridor Planned
Development District should comply with the sections below:
1. Architectural Style and Character.
The architectural style and character should conform to the following:
a. The underlying theme of the BioCorridor Planned Development District is
characterized as a progressive and “state-of-the-art” environment where
contemporary styles and thoughts are encouraged and promoted. Contemporary
architectural styles are generally recommended for all building types to portray the
progressive tone and nature envisioned in the BioCorridor; and
b. Building design throughout the BioCorridor Planned Development District should promote visual interest and diversity through the use of architectural articulation and massing variations. There should be no box-like or single monolithic forms
not relieved by variations in massing of facades.
2. Building Height and Massing.
To support the anticipated development economics with adequate density and
intensity, create an increased sense of enclosure, and diminish the perceived width of
the street (particularly Health Science Center Parkway), and maximize opportunities
for upper-story offices and housing, building height and massing should comply with
the following:
a. Multi-story buildings greater than two (2) stories should be built to the maximum
heights permitted by zoning are encouraged;
b. Stepping portions of upper stories back from the line of the front facade to provide
areas for outdoor terraces, rooftop patios, etc., is encouraged. This is especially
important for buildings facing Health Science Center Parkway; and
c. New single-story commercial building types with flat roofs should, whenever
possible, have a minimum height to the cornice or parapet of twenty (20) feet or more measured from finished grade to better define the street.
B. Building Materials and Colors.
Building materials and colors with the BioCorridor Planned Development District should
comply with the sections below.
1. Building Materials.
To ensure that durable and authentic building materials are used in all forms of
building construction, buildings should, whenever possible, be constructed using local
or regionally available, durable materials such as:
a. Brick;
b. Natural stone;
c. Manufactured stone;
d. Textured, patterned and/or integrally-colored cast-in-place concrete;
e. Integrally-colored, precast CMU (concrete masonry units), provided that surfaces
are molded, serrated or treated to give wall surfaces a three-dimensional texture;
ARTICLE 10. BUILDING DESIGN STANDARDS
Section 10.4 Design Standards Applying to Buildings and Developments
BioCorridor
Planned Development District Page 129 27-Sept-12
f. Stucco, EIFS (exterior insulating finish system), architectural metal and pre-
finished decorative panels such as store front systems should only be used as accent materials and in conjunction with another appropriate building material.
2. Materials to be Avoided.
The following materials should be avoided in the design and construction of buildings:
a. Unadorned plain or painted concrete block;
b. Unarticulated or blank tilt-up concrete panels;
c. Pre-fabricated metal building systems; and
d. Aluminum, fiberglass, asphalt, or fiberboard siding.
3. Building Colors.
To ensure that building colors are aesthetically pleasing and compatible with their
surroundings, the building colors should blend with, or enhance surroundings. Principal
building colors should consist of subtle, neutral or muted colors with low reflectance
such as tones of browns, grays, tans, and dark or muted greens. “Warm-toned” colors
are encouraged because of their year-round appeal. No more than three principal
colors should be used on a facade or individual storefront. Bright, complimentary
colors should be used only as accents.
C. Building Facades, Articulation and Entries and Shelters for Pedestrians.
1. Facades. In order to employ visually legible building proportions that support the human scale, define the street edge and provide visual continuity, the following standards apply:
a. In general, buildings over two stories shall have a well-defined base, middle, and
top. The base, or ground floor, should appear visually distinct from the upper
stories, through the use of a change in building materials, window shape or size,
an intermediate cornice line, an awning, arcade or portico, or similar element;
b. It shall be recognized that buildings will be viewed from a variety of vantage
points. Consequently, the placement of doors, windows, balconies, changes in
materials, and roof height should be designed to provide an attractive and
harmonious design from the front, side, rear and top; and
c. Building tops should be articulated with discernible cornice lines, parapets and/or
fascias.
2. Façade Articulation.
In order to add visual interest and variety by avoiding long, monotonous facades, the
following standards apply:
a. New building façades, including parking garages should have a pedestrian scale
aesthetic. This can be accomplished by establishing a layering of rhythmic patterns
and architectural elements such as windows, columns, roof lines, building
materials, and colors;
b. “Flat” facades should be avoided. The historic structures found in downtown Bryan
exhibit more of the desired play of light and shadow on a building and these
precedents with a contemporary interpretation present suitable design influences
for the new retail development in the BioCorridor Planned Development District. In general, the design should create more of a visual impact than standard retail
and commercial architecture in ways similar to that of historic structures; and
c. The primary façade(s) viewable by the public from streets and parking lots of all
buildings should be articulated into distinct increments through the following or similar techniques:
1) Stepping back or extending forward a portion of the façade;
2) Use of different textures or contrasting, but compatible, materials;
3) Division into storefronts with separate display windows and entrances;
ARTICLE 10. BUILDING DESIGN STANDARDS
Section 10.4 Design Standards Applying to Buildings and Developments
BioCorridor
Planned Development District Page 130 27-Sept-12
4) Arcades, awnings, window bays, balconies or similar ornamental features; or
5) Variation in roof lines to reinforce the articulation of the primary façade.
D. Entries.
In order to establish the visual importance of the primary street entrance, and to ensure
that entries contribute to the visual attractiveness of the building and are readily visible to
visitors, the following design standards should be followed with respect to entries.
1. Primary building entrances should face the primary abutting public street or walkway,
or be linked to that street by a clearly defined and visible walkway or courtyard.
Additional secondary entrances should be oriented to a secondary street or parking
area. Residential entries should be separate and distinct from commercial entrances;
2. In the case of a corner building or a building abutting more than one street, the street
with the higher classification should be considered primary and the main entrance
should be placed at sidewalk grade; and
3. Entries should be designed with one or more of the following:
a. Canopy, portico, overhang, arcade or arch above the entrance;
b. Recesses or projections in the building facade surrounding the entrance;
c. Display windows surrounding the entrance;
d. Architectural detailing such as brick work or ornamental moldings; or
e. Planting areas, pots or window boxes for seasonal landscaping.
E. Rear Facades and Entries.
In order to improve the appearance of rear facades and entries, orient customers parking
or walking to the rear of buildings, and provide safe and convenient access to all building
entries, the following standards apply:
1. Rear facades should be designed as an integral part of the overall building with similar
materials and detail treatments. If parking is placed to the rear of a building, the
building’s rear facade shall be welcoming in appearance. Awnings, landscaping and
small wall signs identifying businesses are encouraged;
2. If customers, visitors and/or tenants park to the rear of the building, a well-defined
and lighted rear entrance is strongly encouraged; and
3. If no rear building entrance is provided, a signed and lighted walkway to the front or
side building entrance shall be provided.
F. Awnings, Balconies and Arcades.
In order to encourage pedestrian activity, safety, shelter, and opportunities to see and be
seen, the following design standards apply for awnings:
1. Awnings.
a. The use of awnings is encouraged as a way to shelter customers, residents and other pedestrians; reduce glare and conserve energy; and provide additional
accent color to building facades:
b. Where awnings are used, canvas, fabric or vinyl awnings are preferable, and these
awnings should be resistant to fading and degradation due to UV exposure. High
UV rated materials are required. If glass or metal awnings are employed, they
should closely complement the building’s architectural character and aesthetic;
and
c. Back-lighted vinyl awnings and similar vinyl or canvas canopy signs shall not be
used.
ARTICLE 10. BUILDING DESIGN STANDARDS
Section 10.4 Design Standards Applying to Buildings and Developments
BioCorridor
Planned Development District Page 131 27-Sept-12
2. Architectural Arcades and Balconies.
To provide sun and weather protection and increase opportunities for people to see and be seen, the following applies with respect to architectural arcades and balconies:
a. The use of ground floor architectural arcades to provide pedestrian connections
between facilities is encouraged; Upper floor balconies and terraces are
encouraged to provide opportunities for outdoor activities and provide views to the
public streets, thus encouraging street-level interaction and enlivening the
BioCorridor Planned Development District; and
b. Architectural arcades should be illuminated with wall or ceiling light fixtures for
pedestrian safety and security.
G. Roof Design and Equipment.
1. Roof Form and Design.
In order to provide a visual terminus to the building, reduce monotony and reflect
interior and exterior patterns of use or ownership, the following roof design standards
should be followed:
a. Buildings should be designed with pitched and/or flat roofs. Flat roofs should be
defined with a discernible cornice line. Variations in roof type, height, and or
distinct, separate roof segments are encouraged as a means of creating greater
visual interest, identifying changes in use, areas of ownership or reducing monotony;
b. Pitched roofs such as gable, hip, shed or mansard roofs should be clad with highly
durable, fire resistant materials such as standing seam metal, slate, ceramic or
composite tiles. Use of asphalt rolls or shingles is strongly discouraged; and
c. Use of green roofs for reductions in heat island effects, building energy
consumption, and stormwater runoff is highly encouraged.
2. Roof Equipment.
In order to ensure that views of rooftop equipment from public streets or pedestrian
ways are minimized, the following design guidelines should be followed for roof
equipment:
a. All rooftop equipment should be screened from view from adjacent streets, public
rights-of-way and adjacent properties. Preferably, rooftop equipment should be
screened by the building parapet, or located out of view from the ground;
b. If the total screening of rooftop equipment is not feasible, the equipment should
be grouped within a single on-ground enclosure and screened from public view.
This structure should be set back a distance of 1½ times its height from any primary facade fronting a public street. Screens should be of durable, permanent
materials, not including wood, that are compatible with the primary building
materials; and
c. Exterior mechanical equipment such as ductwork should not be located on primary
building facades.
H. Window and Door Openings.
In order to enliven the streetscape, window and door openings should comprise at least 60
percent of the length and at least 30 percent of the area of the ground floor of the primary
street facade;
1. A minimum of 20 percent of the ground level of side and rear facades not fronting a
public street should consist of window and door openings; and
2. A minimum of 20 percent of all sides of upper story facades should consist of window
or balcony/door openings.
I. Parking Structure Design Standards.
ARTICLE 10. BUILDING DESIGN STANDARDS
Section 10.4 Design Standards Applying to Buildings and Developments
BioCorridor
Planned Development District Page 132 27-Sept-12
In order to ensure scale and form will achieve visual continuity with surrounding buildings
while providing neighborhood-supportive uses along the street, the design of parking structures within the BioCorridor shall comply with these design standards:
1. At least 60% of the ground floor facade abutting any street, excluding areas needed
for ingress and egress, should be occupied by commercial or office uses;
2. Facades should be designed and architecturally detailed like other commercial
buildings within the BioCorridor Planned Development District. The structure’s exterior
should feature horizontal detailing to hide angled ramps within the structure’s interior.
Windows or other openings should be provided that echo those of surrounding
buildings;
3. Screening of refuse facilities and mechanical equipment should be accomplished by
locating the facilities internally in a partitioned enclosure; and
4. Parking facilities within the BioCorridor Planned Development District should
incorporate CPTED (Crime Prevention through Environmental Design) by utilization of
both active and passive security design features.
J. Lighting Design for Parking Structures.
Following are some design considerations for the illumination of parking structures which
apply:
1. Lighting on the top deck of a parking structure should be limited to sixteen (16) feet in height and be located along the centerline of adjoining internal parking rows rather than at the perimeter of the structure;
2. Illumination plans for parking facilities should consider reducing lighting to the
minimum level required for security of areas such as the upper deck of parking
structures or remote surface parking areas used only during peak hours;
3. Lighting of lower parking decks should be placed in recessed areas between T- beams
and along the perimeter, aiming light inward; and
4. Lighting of surface lot parking canopies should be recessed and/or shielded.
Considering a lighting design that reflects off the underside of the canopy from a
hidden or a fully-shielded source is encouraged.
K. Free-Standing Enclosures.
In general, accessory structures and free-standing enclosures to the main building are
discouraged. However, if an accessory structure is deemed necessary in the design review
process, its design is to be compatible with the principal structures to which they relate.
The design of all accessory structures should be in character with the principal building
and constructed of the same quality, permanent materials as the principal building, including a structurally-sufficient concrete floor. Where appropriate, the accessory
structure should be located on the same lot and within close proximity to the principal
structure. The building’s exterior perimeter should be landscaped in the same manner as
the principal facility.
Exhibit A-1
133
Design Objectives supporting the Overall
Design Intent for the Built Environment
Buildings should be designed to provide sun and
weather protection and increase opportunities
for people to see and be seen;
Preservation and protection of sensitive natural
features is required and the built environment
should not be designed to dominate the natural
environment, but instead work in harmony with
the natural landscape.
Encourage architectural styles that respect
and relate to the local context and/or
create a cohesive, coordinated theme
within the area;
Buildings should be constructed using
authentic and durable materials(natural
stone, brick and/or architectural metal)
and all sides of the building should be
designed and treated with similar styles,
materials, and details;
Establish the visual importance of the primary street entrance and ensure that entries
contribute to the building’s attractiveness and are readily visible and accessible to
visitors;
Building design should strengthen the character, quality and sustainability of the existing
and future built environment in this area.
Exhibit A-1
134
Create Buildings with an Appropriate Human Scale which Maintain a Recognizable Relationship to the Public Street
A single, large dominant building mass should be avoided. Any buildings over 5,000 square feet in total floor area should have variation in
roof form, building height and wall planes.
Linear “strip” development should incorporate variation in building height, building mass, roof forms and changes in wall planes in the
architectural design to mitigate the linear effect of “strip” development.
Avoid large windowless or otherwise unarticulated spaces on the street facades. Facades should be articulated to reduce the massive
scale and the uniform, impersonal appearance of large retail and office buildings and provide visual interest that will be consistent with
the identity, character, and scale intended for the District.
Buildings should have well differentiated first floor façade, utilizing awnings, cornices and ornamentation, varying window patterns and
colors.
Exhibit A-1
135
Building massing “encloses” the street and front door
parking maintained.
Flat facades shall be avoided. They should be divided into
smaller, human scale increments.
Example of a building properly set to the corner
Example of screening equipment with roof forms.
Preservation of unique natural features is encouraged.
A traditional application of transparent, storefront type
windows at ground level.
Dense but landscaped well.
Thoughtful placement of the building to encourage
pedestrian traffic.
Existing Vegetation and supplemental planting provide a
forest effect.
PAGE
1
DATE
11 July 2017IN PROGRESS Not For Construction
PROJECT DESIGNERS
Page Southerland Page, Inc
PROJECT
Atlas
BRYAN / COLLEGE STATION, TEXAS
Exhibit A-2 BioCorridor Planned DevelopmentAtlas Special District Signage
PAGE
2
DATE
11 July 2017IN PROGRESS Not For Construction
PROJECT DESIGNERS
Page Southerland Page, Inc
PROJECT
Atlas
BRYAN / COLLEGE STATION, TEXAS
We propose a family of identification elements,
related through materials and approach,
which develop in unique expressions at
different perimeter thresholds, reacting to the
circumstances of each location.
The signage gestures are scaled to compete
with the surrounding environment with an
emphasis on purposeful integration. These
thresholds seek to create a formal entry into
the community.
Page/Dyal was tasked with developing a
wayfinding system that identifies and enriches
the Atlas community. The successful integration
of existing Lake Walk signage, as well as the
consideration of future tenant signage, is an
important component of this task.
Atlas is a thriving planned community and the
premier address for world-class companies
engaged in the biosciences, technology, and
advanced manufacturing. With a focus on
wellness and collaboration, Atlas seeks to be
a place of inspiration and innovation.
Project Narrative
PAGE
3
DATE
11 July 2017IN PROGRESS Not For Construction
PROJECT DESIGNERS
Page Southerland Page, Inc
PROJECT
Atlas
BRYAN / COLLEGE STATION, TEXAS
From HWY 21
From College Station
CITY OF COLLEGE STATIONCITY OF BRYANSite Analysis
APPROACH
ENTRANCE
DECISION MAKING POINT
PAGE
4
DATE
11 July 2017IN PROGRESS Not For Construction
PROJECT DESIGNERS
Page Southerland Page, Inc
PROJECT
Atlas
BRYAN / COLLEGE STATION, TEXAS
1 – 60 / Raymond Stotzer Parkway 3 – 47 / Riverside Parkway2 – HSC Parkway & Turkey Creek Road
13
2
4
4 – Turkey Creek Road
Opportunities – Threshold Identification
Considerations:
Approach / Arrival
Sight Lines & Visibility
Existing Site Conditions
Jurisdictions
Considerations for threshold opportunities
include approach and arrival, sight lines and
visibility, existing site conditions, and varying
jurisdictions.
Additional perimeter identification from
Turkey Creek Road included for future
consideration.
PAGE
5
DATE
11 July 2017IN PROGRESS Not For Construction
PROJECT DESIGNERS
Page Southerland Page, Inc
PROJECT
Atlas
BRYAN / COLLEGE STATION, TEXAS
Threshold Sign Locations
1
3
2
PAGE
6
DATE
11 July 2017IN PROGRESS Not For Construction
PROJECT DESIGNERS
Page Southerland Page, Inc
PROJECT
Atlas
BRYAN / COLLEGE STATION, TEXAS
Height
Landscape
Length
2'-6"
28'-0"
2'-6"9'-0"
23'-0"23'-0"
3'-6"
23'-0"
Placemaking
Threshold Identification Kit of Parts
PAGE
7
DATE
11 July 2017IN PROGRESS Not For Construction
PROJECT DESIGNERS
Page Southerland Page, Inc
PROJECT
Atlas
BRYAN / COLLEGE STATION, TEXAS
White Inset Color
Inset Cove Lighting Up/Down Lighting
No Inset Color or Tinted Concrete
Color and Lighting
PAGE
8
DATE
11 July 2017IN PROGRESS Not For Construction
PROJECT DESIGNERS
Page Southerland Page, Inc
PROJECT
Atlas
BRYAN / COLLEGE STATION, TEXAS
Location 1 – 60 / Raymond Stotzer Parkway
The largest footprint of the three thresholds, the
entrance from 60 will serve as the front door to
Atlas, creating a welcoming and impressive sense
of presence while concealing and supporting two
separate detention ponds.
Plan View
Perspective Sketch
Detention
Pond
Detention
Pond
Elevation
Elevation Detail
PAGE
9
DATE
11 July 2017IN PROGRESS Not For Construction
PROJECT DESIGNERS
Page Southerland Page, Inc
PROJECT
Atlas
BRYAN / COLLEGE STATION, TEXAS
Location 2 – HSC Parkway & Turkey Creek Road
The eastern entrance, one of two
entrances at either end of HSC Parkway, is
visible from approaches along HSC as well
as Turkey Creek Road. The low horizontal
takes advantage of the available expanse
of land along Turkey Creek Road and
the tall beacon can be seen from some
distance from both roads.
Challenging site conditions exist along the
north side of HSC Parkway.
Plan View
Elevation Elevation Detail
Reference Images
PAGE
10
DATE
11 July 2017IN PROGRESS Not For Construction
PROJECT DESIGNERS
Page Southerland Page, Inc
PROJECT
Atlas
BRYAN / COLLEGE STATION, TEXAS
Location 2 – HSC Parkway & Turkey Creek Road
Plan View
Elevation Alternative Layout - Multiple VerticalsAlternative LayoutReference Image
Elevation Detail
Elevation Detail
PAGE
11
DATE
11 July 2017IN PROGRESS Not For Construction
PROJECT DESIGNERS
Page Southerland Page, Inc
PROJECT
Atlas
BRYAN / COLLEGE STATION, TEXAS
The western entrance of HSC Parkway requires
significant setbacks due to utility right-of-
ways. There is a considerable elevation change
from the street to the setback presenting
challenges for visibility from the roadway. A
vertical expression, either sequential or singular,
provides the presence and visibility needed to
make an impact.
Location 3 – 47 / Riverside Parkway
Plan View
Side Elevation Elevation Detail
Rendering
Reference Images
Elevation
PAGE
12
DATE
11 July 2017IN PROGRESS Not For Construction
PROJECT DESIGNERS
Page Southerland Page, Inc
PROJECT
Atlas
BRYAN / COLLEGE STATION, TEXAS
Location 3 – 47 / Riverside Parkway
Plan View Rendering
Side Elevation Elevation Detail
Elevation
PAGE
13
DATE
11 July 2017IN PROGRESS Not For Construction
PROJECT DESIGNERS
Page Southerland Page, Inc
PROJECT
Atlas
BRYAN / COLLEGE STATION, TEXAS
Ground Coverage Options
Softened Edges – Low-growing Ground Cover
Tight Edges – Manicured Surface Follows Ground Form
Materials:
• Turf
• Artificial Turf
• Gravel
Pro:
Consistent visual impact
Con:
Potential maintenance
and high cost
Materials:
• Evergreens
• Monoculture
Pro:
Low maintenance and
moderate cost
Con:
Potential dormant period
Materials:
• Wild/Native Grasses
• Monoculture
Pro:
Low cost and low
maintenance
Con:
Likely dormant period
Soft Edges – Natural Vegetation
PAGE
14
DATE
11 July 2017IN PROGRESS Not For Construction
PROJECT DESIGNERS
Page Southerland Page, Inc
PROJECT
Atlas
BRYAN / COLLEGE STATION, TEXAS
Small Vehicular Directional Street ID Accessible IDStop Sign Regulatory Pedestrian Directional
NOPARKING
FIRE LANE
Large Vehicular Directional Trail Marker
0.25 MI
Small Vehicular Directional Street ID Accessible IDStop Sign Regulatory Pedestrian Directional
NOPARKING
FIRE LANE
Large Vehicular Directional Trail Marker
0.25 MI
Wayfinding System
Option 1 - Neutral Graphics and Board-formed Concrete
Option 2 - Atlas Blue Graphics and Smooth Concrete
Planning & Development Services 1101 Texas Avenue, PO Box 9960 College Station, TX 77840
Office 979.764.3570 / Fax 979.764.3496
MEMORANDUM
March 7, 2019
TO: Members of the Planning & Zoning Commission
FROM: Lauren Hovde, AICP, Senior Planner
SUBJECT: UDO Amendment – Blocks and Streets
Item:
Public hearing, presentation, discussion, and possible action regarding an ordinance amendment to
Appendix A, “Unified Development Ordinance,” of the Code of Ordinances of the City of College Station,
Texas, Section 8.3.E “Streets,” Section 8.3.G “Blocks,” Section 8.3.V “Private Streets and Gating of
Roadways,” Section 8.4.C “Streets,” and Section 11.2 “Defined Terms” pertaining to streets and blocks.
Case# ORDA2018-000014. (Final action on this item is scheduled for the March 28, 2019 City Council
Meeting- subject to change)
Background:
As part of the 2018 Plan of Work, Staff and the Planning and Zoning Commission have worked together
to identify opportunities to amend the Unified Development Ordinance to improve development
processes. This item proposes the following changes:
To determine block and cul-de-sac length by designations of the Thoroughfare Plan Functional
Classification and Context Map rather than the Future Land Use and Character Map;
To provide additional block length exceptions with development plats and minor plats for areas
zoned for single family;
To eliminate the requirement that streets be projected in each cardinal direction and clarify that
street projections to unplatted properties apply when a street internal to the subdivision is
being provided or where there are adjacent land-locked tracks; and
To eliminate block perimeter requirements.
With this proposed amendment, it is anticipated that more Preliminary Plans may be approved at staff
level, saving hours of staff time and saving applicants weeks in waiting for a scheduled Commission
meeting.
Planning & Development Services 1101 Texas Avenue, PO Box 9960 College Station, TX 77840
Office 979.764.3570 / Fax 979.764.3496
Supporting Materials:
1. Section 8.3.E ‘Streets’ Redlines
2. Section 8.3.G ‘Blocks’ Redlines
3. Section 8.3.V ‘Private Streets and Gating of Roadways’ Redlines
4. Section 8.4.C ‘Streets’ Redlines
5. Section 11.2 ‘Defined Terms’ Redlines
Section 8.3. E. Streets.
1. Streets on the Thoroughfare Plan.
Where a subdivision encompasses or is adjacent to a thoroughfare, as shown on the Thoroughfare Plan of the City, the thoroughfare shall be constructed and included in the subdivision plat to maintain continuity in the approximate location as shown, and of the type indicated.
2. Relation to Adjoining Street System.
a. Where there is an existing street adjacent to or through the area to be subdivided, the necessary street intersections to the existing street shall be constructed.
b. Existing and planned streets and Public Ways in adjacent or adjoining areas shall be continued in alignment therewith.
c. When land is subdivided into larger parcels rather than ordinary building lots, such parcels shall be arranged so as to allow for the opening of future streets and logical further subdivisions.
3. Street Projections.
a. When a public street is provided internal to the platting property and Where adjoining areas are not platted, the platting subdivision shall provide street projections to such areas by projecting a public street at intervals no fewer than the maximum block length along the perimeter boundary of the subdivision.:
1) In each cardinal direction around the proposed subdivision;
2) At intervals no fewer than the maximum block length along the perimeter boundary of the subdivision; and
b. Where abutting properties are landlocked, 23) To providea street connection or street frontage to land locked tracts that do not otherwise have frontage to a public streetshall be provided through the platting property.
cb. In lieu of a public street, a Public Way may satisfy a required street projection when the Public Way is projected to future non-residential or multi-family development and can be continued through that development to a public street.
4. Adequate Street Access.
a. One (1) external street connection is required for a street serving as roadway access for thirty (30) or fewer lots.
b. When there are more than thirty (30) lots to be served by external street connections, a minimum of two (2) street connections to external paved public streets shall be required. The Commission may allow a Remote Emergency Access where development phasing or constraints of the land prevent the provision of a second street connection. Notwithstanding the foregoing, two (2) street connections to external paved public streets shall be required when one hundred (100) or more lots are served.
c. Three (3) street connections to external paved public streets may be required by the Commission when two hundred (200) or more lots are served.
d. Where more than one (1) external street connection is required, at least one (1) external street connection shall not be located over a potential hazard such as a high-pressure gas line or a creek where the one hundred-year floodplain overtops the street, regardless of its classification.
5. Intersections.
In addition to the B/CS Unified Design Guidelines, proposed street and alley intersections shall meet the minimum spacing and requirements of the Access Management and Circulation section in Article 7 General Development Standards of this UDO.
6. Dead-End Streets.
Dead-end streets shall be prohibited except short stubs to permit future extension. Temporary turnarounds shall be required for stubs in length of more than one hundred (100) feet or the depth of one (1) lot, whichever is less.
7. Culs-de-Sac.
a. The maximum length of a cul-de-sac is based on the land use designation on the Future Land Use and Character Map Thoroughfare Plan Functional Classification and Context Class Map in the adopted Comprehensive Plan in which the cul-de-sac is located. The length of a cul-de-sac is measured along the centerline of the cul-de-sac street from the center of the bulb to the edge of the nearest intersecting through street right-of-way. Culs-de-sac shall not exceed the following lengths:
1) Four hundred fifty (450) feet in Suburban Commercial and General CommerciaGeneral Urban Context Zonesl designations;
2) Six hundred (600) feet in Business Park designations;
32) One thousand two hundred (1,200) feet in General Suburban Context Zonesand Restricted Suburban designations; and
34) One thousand five hundred (1,500) feet in Estate and Rural Context Zonesdesignations.
b. Culs-de-sac are not permitted in the Urban Core Context Zones and Urban Mixed Use designations unless the proposed subdivision is surrounded by platted property and where a through street is not possible.
c. Regardless of length, culs-de-sac shall have no more than thirty (30) lots.
8. Geometric Standards, Street Design Criteria.
a. Streets and alleys shall be designed and constructed in accordance with the B/CS Unified Design Guidelines.
b. Rural Residential subdivision streets may be constructed to either rural street standards or urban curb and gutter standards except that thoroughfares that continue beyond the boundary of a Rural Residential subdivision to an urban one shall be constructed to urban curb and gutter standards.
9. Existing Substandard Street Right-of-Way.
a. Whenever an existing right-of-way is within or adjacent to a proposed subdivision and such right-of-way width is substandard, the additional width for the street shall be dedicated. For development occurring on only one (1) side of such a roadway, the amount dedicated shall generally equal one-half (½) of the deficiency in width based on the classification and type of street, as measured from the existing centerline of the right-of-way. If the parcel(s) on the opposite side of the right-of-way previously dedicated a portion, the proposed plat shall dedicate the remaining width. If the opposite side of the right-of-way has a permanent constraint such as a railroad right-of-way or conservation easement, the full width of the deficiency may be required.
b. The Administrator may reduce, increase, or eliminate the amount of right-of-way dedication based on design considerations, existing land uses, existing development on adjacent properties, and dimensions of the proposed subdivision or plat.
c. Notwithstanding the foregoing, additional right-of-way dedication is not required for Amending Plats.
10. Street Names and Addresses.
a. Proposed streets that are extensions of existing streets shall bear the name of the existing street, unless otherwise recommended by the Administrator.
b. New streets shall be named to prevent conflict or confusion with identical or similar names in the City, Brazos County 911 district, or the City's Extraterritorial Jurisdiction (ETJ).
c. Streets shall not be named after any living person.
d. A proposed street name may be disapproved if it too closely approximates phonetically the name of an existing street, is too difficult to pronounce, or carries undesirable meanings or connotations.
e. Street addresses shall be assigned by the Administrator.
Section 8.3.G. Blocks.
1. Blocks for single-family, duplex, and townhouse lots shall be platted to provide two (2) tiers of lots with a utility easement or alley between them. A single tier of lots may be used if the lots back up to a thoroughfare, railroad, or floodplain.
2. In order to provide a public street network that is complimentary to the Thoroughfare Plan and that ensures uniform access and circulation to areas intended for similar land use contexts, block length shall not exceed the following dimensions based on the land use designation on the Future Land Use and Character Thoroughfare Plan Functional Classification and Context Class Map in the adopted Comprehensive Plan in along which the block is located:
a. Six hundred sixty (660) feet in Urban and Urban Mixed Use designationsCore Context Zones;
b. Nine hundred (900) feet in Suburban Commercial and General Commercial designationsGeneral Urban Core Context Zones;
c. One thousand two hundred (1,200) feet in General Suburban, Restricted Suburban, and Business Park designationsSuburban Core Context Zones; and
d. One thousand five hundred (1,500) feet in Estate and Rural designationsCore Context Zones.
3. If a plat is not bounded by a public through street or other qualifying break to block length then the block length measurement shall continue to extend each way beyond the plat along the public through street until the nearest intersecting through street or qualifying break to the block is reached.
4. Block perimeter shall not exceed the following dimensions based on the land use designation provided in the adopted Comprehensive Plan:
a. One thousand six hundred (1,600) feet in Urban Mixed Use designations; and
b. Two thousand (2,000) feet in Urban designations.
5. In lieu of a public street, non-residential and multi-family developments may opt to construct a Public Way to satisfy block length and block perimeter requirements when the Public Way connects two (2) public streets. The plat shall dedicate a public access easement that covers the entire width of the private drive and sidewalks for the Public Way. The private drive and sidewalks may be constructed with the development of the property. A Public Way shall not substitute for a thoroughfare identified on the City's Thoroughfare Plan.
6. Block length shall not require a new street, Public Way, or Access Way to enter the face of a block when:
a. The surrounding area of the block is subdivided so that a through movement is not
possible or a new block cannot be created
b. The development is zoned for single family uses and is being platted through a
Development Plat or Minor Plat.
Section 8.3.V Private Streets and Gating of Roadways.
1. General Requirements.
The following applies to platting of roadways:
a. Gating of a public roadway is prohibited.
b. Streets required to meet block length, block perimeter, or street projection requirements shall not be private or gated.
c. Private driveways are considered public roadways for the purpose of gating requirements herein.
d. Vehicular access shall be provided on all private and public roadways at all times for police, fire, City inspection, mail delivery, garbage pickup, dial-a-rides, utility, school buses, and other health and safety related vehicles. Access must not require drivers to exit their vehicle.
e. A private street may not cross an existing or proposed public thoroughfare as shown on the City's Thoroughfare Plan. A private street may not disrupt or cross an existing or proposed public park or pedestrian pathway as shown on the Bicycle, Pedestrian and Greenways Master Plan.
f. The gate design and implementation shall be such that it does not pose a threat to public health, safety and welfare as determined by the City.
g. Private streets must meet the requirements listed in Single-Family Residential Parking Requirements for Platting.
2. Owners Association Requirements.
a. All property owners within an existing residential area that is proposed to be gated or have private streets shall agree to become members of an operative Owners Association.
b. The legal instrument establishing the Owners Association must provide for a street maintenance agreement and reserve fund as well as written permission for the City's access to the subdivision all of which must be submitted for approval by the City Attorney prior to the submission of the final plat.
c. The City must have access to private roadways at any time without liability when on official business. This includes permission to remove obstructions including any gate and guard (house) upon non-compliance by the Owners Association of any terms of this ordinance or as necessary for the emergency vehicle access. In the event the City must remove obstructions to access the development, the Owners Association will be assessed all costs substantially associated therewith.
d. In the event the City deems that substantial repairs to private street(s) within a gated community are necessary in order to ensure safe access and passage for emergency service vehicles, the City will notify the Owners Association and a public hearing before the City Council will be set for input on the projected repairs. Should the Owners Association fail to provide the satisfactory repairs deemed necessary in a time frame set by the City at the public hearing, then the City will make the necessary repairs and assess the Owners Association all costs borne by the City in repair of the private street(s). Should the Owners Association fail to reimburse the City within ninety (90) days, the Owners Association shall be subject to lien and possibly foreclosure of all assets including but not limited to the maintenance reserve fund.
3. Geometric Design Guidelines.
The following applies to the design of private roadways:
a. Private streets shall be constructed to public street standards but located within a common area, private right-of-way, or private access easement.
b. The gate(s) may not be placed on a public right-of-way or easement.
c. All gate mechanical or manual operating functions shall meet Fire Department requirements and provide passage with unobstructed vertical clearance.
d. The throat depth for a gated entry way shall meet the following requirements (Ref. Figures 1 & 2):
1) A minimum of twenty (20) feet for one (1) residential single-family lot.
2) A minimum of sixty (60) feet for up to twenty-five (25) single-family lots.
3) A minimum of one hundred (100) feet for twenty-six (26) single-family lots or greater.
e. Gated entry ways shall provide adequate access for pedestrians and bicycles.
f. Gated entry ways to subdivisions shall provide adequate turnaround areas for vehicles that are denied access in order to prevent backing into a public street. (Ref. Figures 1 & 2)
g. The gated entry way driveway pavement widths to subdivisions, for both egress and ingress, shall be a minimum of twenty (20) feet per driveway and are required to provide a minimum four (4) feet center median. (Ref. Figures 1 & 2)
h. The gated area shall provide a minimum unobstructed vertical clearance of fourteen (14) feet and six (6) inches from finished roadway surface over the entire width of the entry roadway.
i. Public safety elements and signing shall be included in the gate entry way design.
4. Converting Private Streets to Public Streets.
The following is required when converting private streets to public streets:
a. Upon a written request signed by duly authorized Owners Association officers and submitted to the City Council of the City of College Station, dedication of private streets to the public may be accomplished providing the private streets are brought up to City standards for public streets and the City Council has agreed to accept the streets.
b. The written request by the Owners Association officers will be accompanied by a petition containing the signatures of the owners of one hundred (100) percent of the existing lots in the subdivision, except when in the public interest.
c. All repairs or reconstruction of private streets to City standards must be accepted by the City prior to conversion. All conversion dedication costs will be paid by the Owners Association.
5. Existing Gates.
Any gate as defined by this Section existing at the time of adoption of these provisions (Ordinance #2280) which has received an approval from either the City or the County is deemed exempt from the requirements of this Section except when the City must remove such gates in order to ensure the access for the immediate health, safety, and welfare of the public. The Owners Association responsible for such gate assumes all costs associated therewith.
Figure 1
Figure 2
Sec. 8.4.C Streets.
1. Streets on the Thoroughfare Plan.
Where a subdivision encompasses or is adjacent to a thoroughfare, as shown on the Thoroughfare Plan of the City, the thoroughfare shall be constructed and included in the subdivision plat to maintain continuity in the approximate location as shown.
2. Relation to Adjoining Street System.
a. Where there is an existing street adjacent to or through the area to be subdivided, the necessary street intersections to the existing street shall be constructed.
b. Existing and planned streets in adjacent or adjoining areas shall be continued in alignment therewith.
c. When land is subdivided into larger parcels rather than ordinary building lots, such parcels shall be arranged so as to allow for the opening of future streets and logical further subdivisions.
3. Street Projections.
a. When a public street is provided internal to the platting property and Where adjoining areas are not platted, the platting subdivision shall provide street projections to such areas by projecting a public street: at intervals no fewer than the maximum block length along the perimeter boundary of the subdivision.
b. Where abutting properties are land locked, a street connection or street frontage shall
be provided through the platting property.
1) In each cardinal direction around the proposed subdivision;
2) At intervals no fewer than the maximum block length along the perimeter boundary of the subdivision; and
3) To provide street connection or street frontage to land locked tracts that do not otherwise have frontage to a public street.
4. Adequate Street Access.
a. One (1) external street connection is required for a street serving as roadway access for thirty (30) or fewer lots.
b. When there are more than thirty (30) lots to be served by external street connections, a minimum of two (2) street connections to external paved public streets shall be required. The Commission may allow a Remote Emergency Access where development phasing or constraints of the land prevent the provision of a second street connection. Notwithstanding the foregoing, two (2) street connections to external paved public streets shall be required when one hundred (100) or more lots are served.
c. Three (3) street connections to external paved public streets may be required by the Commission when two hundred (200) or more lots are served.
d. Where more than one (1) external street connection is required, at least one (1) external street connection shall not be located over a potential hazard such as a high-pressure gas line or a creek where the one-hundred-year floodplain overtops the street, regardless of its classification.
5. Intersections.
In addition to the B/CS Unified Design Guidelines, proposed street intersections shall meet the minimum spacing and requirements of the Access Management and Circulation section
in Article 7 General Development Standards of this UDO.
6. Dead-End Streets.
Dead-end streets shall be prohibited except short stubs to permit future extension. Temporary turnarounds shall be required for stubs in length of more than one hundred (100) feet or the depth of one (1) lot, whichever is less.
7. Culs-de-sac.
Culs-de-sac shall not exceed seven hundred fifty (750) feet in length. The length of a cul-de-sac is measured along the centerline of the cul-de-sac street from the center of the bulb
to the edge of the nearest intersecting through street right-of-way.
8. Geometric Standards, Street Design Criteria.
Streets shall be designed and constructed in accordance with the B/CS Unified Design Guidelines with the following modifications:
a. Local streets shall be constructed to the rural residential street standards with a minimum right-of-way width of seventy (70) feet; and
b. All thoroughfares, regardless of classification, shall be constructed to the rural collector standard with a minimum right-of-way width of one hundred (100) feet or larger if the thoroughfare classification requires additional right-of-way width.
9. Existing Substandard Street Right-of-Way.
a. Whenever an existing right-of-way is within or adjacent to a proposed subdivision and such right-of-way width is substandard, the additional width for the street shall be dedicated. For development occurring on only one (1) side of such a roadway, the amount dedicated shall generally equal one-half (½) of the deficiency in width based on the classification and type of street, as measured from the existing centerline of the right-of-way. If the parcel(s) on the opposite side of the right-of-way previously dedicated a portion, the proposed plat shall dedicate the remaining width. If the opposite side of the right-of-way has a permanent constraint such as a railroad right-of-way or conservation easement, the full width of the deficiency may be required.
b. The Administrator may reduce, increase, or eliminate the amount of right-of-way dedication based on design considerations, existing development on adjacent properties, and dimensions of the proposed subdivision or plat.
c. Notwithstanding the foregoing, additional right-of-way dedication is not required for Amending Plats.
10. Street Names and Addresses.
a. Proposed streets that are extensions of existing streets shall bear the name of the existing street, unless otherwise recommended by the Administrator.
b. New streets shall be named to prevent conflict or confusion with identical or similar names in the City, Brazos County 911 District, or the City's Extraterritorial Jurisdiction (ETJ).
c. Streets shall not be named after any living person.
d. A proposed street name may be disapproved if it too closely approximates phonetically the name of an existing street, is too difficult to pronounce, or carries undesirable meanings or connotations.
Section 11.2 ‘Defined Terms’
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“Block Perimeter: A measurement of the linear distance of land around the outside edge of a block, which is a total of the Blockfaces for each block. For measurement, the point of origin and end point are the same location. Per Ordinance No. 2011-3308 (January 13, 2011)”
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