HomeMy WebLinkAbout10/07/2004 - Agenda Packet - Planning & Zoning CommissionFILE COPY
AGENDA
•
CITY OF COLLEGE STATION
1. Hear, Citizens. At this time, the Chairman will open the floor to citizens wishing to
address the Commission on planning and zoning 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.)
Regular Agenda.
u
1. Public hearing, discussion, and possible action on an Ordinance amending the Unified
Development Ordinance regarding Non-Residential Architectural Standards and Site
Requirements. (04-169 JD)
2. Discussion and possible action on future agenda items - A Planning and 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.
3. Adjourn.
Consultation with Attorney Gov't Code Section 551.071} ;possible action.
The Planning and Zoning Commission may seek advice from its attorney regarding a pending and contemplated litigation
subject or attorney-client privileged information. After executive session discussion, any final action or vote taken will be
in public. If litigation or attorney-client privileged information issues arise as to the posted subject matter of this Planning
and Zoning Commission meeting, an executive session will be held.
This building is wheelchair accessible. Handicapped parking spaces are available. Any request for sign interpretive service
must be made 48 hours before the meeting. To make arrangements call 979-764-3517 or (TDD) 1-800-735-2989.
Agendas posted on Internet Website h1<#~://www.cstx.oov and Cable Access Channel 19.
Regular Meeting
Planning and Zoning Commission
Thursday, October 7, 2004, at 7:00 p.m.
Council Chambers, College Station City Hall
1101 Texas Avenue
College Station, Texas
P&Z Agenda
October 7, 2004
Page 1 of 1
ORDINANCE NO.
• AN ORDINANCE AMENDING CHAPTER 12, ~~UNIFIED DEVELOPMENT
ORDINANCE," SECTION 2.2.D.3.d ~~POWERS AND DUTIES OF THE PLANNING
& ZONING COMMISSION, SECTION 2.4.D. 'DESIGN REVIEW BOARD" AND
SECTION 7.9 NON-RESIDENTIAL ARCHITECTURAL STANDARDS," OF THE
CODE OF ORDINANCES OF THE CITY OF COLLEGE STATION, TEXAS, BY
AMENDING OR REPLACING CERTAIN SECTIONS AS SET OUT BELOW;
PROVIDING A SEVERABILITY CLAUSE; DECLARING A PENALTY; AND
PROVIDING AN EFFECTIVE DATE.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEGE STATION,
TEXAS
PART 1: That Chapter 12, °Unified Development Ordinance," Section
2.2.D.3.d, Section 2.4.D ~~Design Review Board" and Section 7.9
"Non-Residential Architectural Standards" of the Code of
Ordinances of the City of College Station, Texas, be amended as
set out in Exhibit '~A", attached hereto and made a part of this
ordinance for all purposes.
PART 2: That if any provisions of any section of this ordinance shall be
held to be void or unconstitutional, such holding shall in no way
affect the validity of the remaining provisions or sections of this
ordinance, which shall remain in full force and effect.
• PART 3: That any person, firm, or corporation violating any of the
provisions of this chapter shall be deemed guilty of a
misdemeanor, and upon conviction thereof shall be punishable
by a fine of not less than Twenty-five Dollars ($25.00) nor more
than Two Thousand Dollars ($2,000.00). Each day such
violation shall continue or be permitted to continue, shall be
deemed a separate offense. Said Ordinance, being a penal
ordinance, becomes effective ten (10) days after its date of
passage by the City Council, as provided by SECTION 35 OF THE
CHARTER OF THE CITY OF COLLEGE STATION.
PASSED, ADOPTED and APPROVED this 21st day of October, 2004.
APPROVED:
RON SILVIA, Mayor
ATTEST:
• Connie Hooks, City Secretary
• APPROVED:
City Attorney
•
EXHIBIT ~~A"
That Chapter 12, "Unified Development Ordinance," Sections 2.2.D.3.d, "Powers and
Duties of the Planning & Zoning Commission", and 2.4.D, "Design Review Board", of
the Code of Ordinances of the City of College Station, Texas, is hereby amended by
deleting Section 2.2.D.3.d and adding to Section 2.4.D., "Powers and Duties", 7. Non-
Residential Architectural Standards to read as follows:
"7. Non-Residential Architectural Standards
The Design Review Board shall consider and approve or deny variance requests
as related to Section 7.9 of this Unified Development Ordinance regarding
architectural relief, building materials, building colors, screening, and or fagade
and roof articulation as allowed in Section 7.9. The DRB shall also adopt and
amend a color palette related to Section 7.9 of this UDO."
That Chapter 12, "Unified Development Ordinance," Section 7.9 "Non-Residential
Architectural Standards" of the Code of Ordinances of the City of College Station,
Texas, is hereby repealed and replaced as follows:
7.9 Non-Residential Architectural Standards
A. Applicability
The design standards of this Section shall apply to non-residential buildings
• located in any zoning district with the exception of the M-1, M-2 and R&D
districts. All buildings shall be subject to the following standards. This applies to
single tenant buildings, multiple tenant buildings, and any grouping of attached
or stand alone buildings and associated out parcels.
B. Required Screening
All mechanical equipment shall be screened from view or isolated so as not to
be visible from any public right-of-way or residential district within 150 feet of
the perimeter boundary of the subject lot or tract, measured from a point five
(5') feet above grade. Such screening shall be coordinated with the building
architecture, materials, colors and scale to maintain a unified appearance.
Acceptable methods of screening are: encasement, parapet walls, partition
screens, brick/stone/masonry walls or fences.
Detention ponds shall be screened using berms, shrubs, brick/stone/masonry
walls or a combination of these to achieve a 3-foot high screen above the visible
perimeter of the pond's finished grade.
No screening is required for retention ponds designed to also serve as year
round water features.
C. Building Mass and Design
The geometric plane of the front or main building(s) facade on the first two (2)
• stories shall use architectural relief every forty-five (45') feet to provide visual
interest by incorporating a minimum of two (2) design elements from the
following options: canopies, wall plane projections or recessions, vertical
O/group/legal/ordinance/amendmentform. doc
ORDINANCE NO.
•
Page 2
expression of structural bays, pilasters, columns, bay windows, balconies that
extend from the building, recessed entries, stoops, porches, arcades, boxed or
bay windows, permanent decorative awnings, and or windows accompanied by
overhangs. Along all other facades visible from aright-of-way, there shall be
some architectural relief or wall recession or projection every sixty (60') feet as
described herein.
~T.N'I'RY ATt~AS
Roof or Parapet
Min. 2'
As represented above, on buildings three (3) stories or less, the horizontal line
of a flat roof (or parapet) along the front or main building(s) facade shall vary
by a minimum of two (2) feet up or down so that no more than sixty-six (66%)
percent of the roofline is on the same elevation.
D. Building Materials
All buildings developed as a building plot shall have materials and colors that
are similar and complement each other architecturally. This applies to all out-
parcel buildings, regardless of their use except stand alone restaurants. All
exterior facades of an out-parcel building will be considered primary facades. All
buildings shall employ architectural, site, and landscaping design elements that
are integrated with and common to those used on the main/primary buildings or
structures on site. These common design elements shall include building
materials associated with the main/primary structure. In the event that an out-
parcel or non-primary building(s) is developed before the primary building(s),
• then all other buildings, with the exception of stand alone restaurants, shall
have materials and colors that are similar and complement each other
architecturally to the building constructed first.
cu\p:\group\development services\planning & zoning commission\legal review\october 7, 2004\combined comments
30-05-04 clean.doc
10/5/04
1~lINDOWS AWNINGS ARC'A.DL'S
ORDINANCE NO. Page 3
•
1. When determining area herein, windows and doors are included.
The following applies only to the first two (2) stories of all buildings. All
building fagades that are visible from a right-of-way shall consist of a
minimum of one or more of the following building materials:
fired brick;
• natural stone;
marble;
granite;
• tile;
Any concrete product so long as it has an integrated color and is
textured or patterned (not aggregate material) or covered with brick,
stone, marble, granite or the or material fabricated to simulate brick,
stone, marble or granite.
All other materials are prohibited unless authorized herein or by the Design
• Review Board (DRB).
2. Stucco, EIFS (Exterior Insulation and Finish Systems), hardboard, concrete
products as described above, reflective glass, certain metal products
described in this section below, and cedar siding are allowed on visible
unscreened fagades subject to the following limitations.
• Stucco, EIFS, concrete products as described above, hard board, or
any material equivalent in appearance and quality as determined by
the DRB, shall not cover more than seventy-five percent (75%) of the
overall fagade.
Wood or cedar siding shall not cover more than thirty percent (30%)
of any fagade.
• Smooth face, tinted concrete blocks shall only be used as an accent
and shall not cover more than ten percent (10%) of any fagade.
• Buildings less than 5,000 S.F. may use one hundred percent (100%)
EIFS, Stucco, hardboard, or concrete products as described above,
but only if it is painted or tinted with a minimum of two (2) colors to
avoid monotony.
Reflective glass shall not cover greater than eighty percent (80%) of
the front fagade and may be used 100% on any other facade.
• Stainless steel, chrome, standing seam metal and premium grade
architectural metal may be used as an architectural accent and shall
not cover greater than twenty percent (20%) of any fagade.
cu\p:\group\development services\planning & zoning commission\legal review\october 7, 2004\combined comments
10-05-04 clean.doc
10/5/04
ORDINANCE NO.
•
Page 4
.' Painted steel panel siding and galvanized steel is allowed on the rear
fagade of buildings when the fagade is not visible from aright-vf why,
parkland, or greenway; provided however, if these materials are used,
then the fagade must be screened from adjacent properties as
required in Section 7.6F2 Buffer Requirements. Use of these
alternative materials shall count toward the required percentages of
materials as described herein.
3. Single buildings or combination of buildings of 20,000 S.F. or greater shall
have a minimum of twenty-five percent (25%) (calculation shall be based on
the area of the first two stories of the front or main building(s) fagade) brick,
stone, marble or granite or a material fabricated to simulate brick or stone
(not split face concrete masonry) on the front or main fagade(s). All facades
visible from the street shall have only brick, stone, marble, granite, tinted
split face masonry blocks or the below thirty (30") inches from the ground
surface.
4. Metal, standing seam metal, architectural metal or steel may be used as a
roof and or canopy/awnings with no limitation on percentage.
5. Metal or hardboard may be used as a structural material as long as it is not
• visible.
E. Building Colors
All building fagades and roofs shall consist of only colors from the color palette
approved by the DRB and maintained in the Office of the Administrator. All
other colors shall be considered accent colors and may be used on no more
than fifteen percent (15%) of the fagade on which the accent color is applied.
Neon, metallic and fluorescent colors are prohibited on any fagade or roof.
When applying brick, colors normally found in manufactured fired brick are
permitted. All colors of natural stone are permitted. Building and roof color
requirements apply to all new buildings, redeveloped buildings, and fagade
work. Color samples shall be submitted for approval to the Office of the
Administrator. Existing buildings may continue to utilize colors that are not
from the approved color palette provided that repainting is done for
maintenance purposes only and the existing color is continued. Any color
change on existing buildings shall be brought into compliance with this
ordinance and color samples shall be submitted as provided herein.
F. Pedestrian /Bike Circulation & Facilities
1. Each building shall provide a facility capable of storing a minimum of four (4)
bicycles.
• 2. 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
cu\p:\group\development services\planning & zoning commission\legal review\october 7, 2004\combined comments
10-05-04 clean.doc
10/5/04
ORDINANCE NO.
Page 5
allow for ease and encouragement of use. This separation shall be a
minimum of three (3') feet. Bicycles may be permitted on sidewalks or other
paved surfaces provided that the bicycles do not block or interfere with
pedestrian or vehicular traffic.
3. Bicycle facilities shall be constructed so as to enable the user to secure 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 or building.
G. Traffic Impact Analysis
This section establishes requirements and procedures pertaining to traffic
impact analysis (TIA) for non-residential developments. These requirements are
intended to inform the applicant of the City's expectations, expedite the City
staff s review process of TIA reports, provide standard criteria for evaluating
development proposals, and establish equitable mitigation and cost sharing
policies.
The TIA is intended to develop public/private partnerships to coordinate land
use and transportation facility development. Both the City of College Station
and the land developer share in the responsibility to consider all reasonable
solutions to identified transportation problems.
1. Purpose
This process is done simultaneously with the submittal of a site plan. The
goal of this study is to look at a specific development of known size and
use and to determine the effect of that use on the existing roadway
system. It uses existing traffic volumes and assumes the existing
roadway configuration to be used for analysis. This process should ensure
that the roadway system is adequate to accommodate the proposed use
and may recommend mitigation measures necessary to ensure efficient
traffic flow around the proposed site (as based on intersection and
roadway levels of service).
2. Objective
A TIA is intended to define the immediate impacts of the proposed
development and any necessary transportation improvements (public or
private) required to ensure a satisfactory level of service on all affected
thoroughfares. A TIA is designed to mitigate traffic impacts by optimizing
roadway capacity, access design, and traffic control. A TIA may not be
used to deny development permitted by zoning, nor shall it be used to
modify road design contrary to the Comprehensive Plan. Specific
improvements to the existing roadways consistent with the Thoroughfare
Plan may be needed to gain approval of site plan proposals.
cu\p:\group\development services\planning & zoning commission\legal review\october 7, 2004\combined comments
10-05-04 clean.doc
10/5/04
ORDINANCE NO. Page 6
•
3. Definitions
Trip Generation Rates -The City's criteria for trip generation for various
categories of land use and density shall be those set forth in the latest
edition of the trip generation informational report published by the
Institute of Transportation Engineers (ITE) unless the proposed use does
not have a corresponding rate in the Trip Generation Manual. Alternate
trip generation rates shall not be accepted but shall instead be adopted
for City-wide use on the basis of a general study of local conditions.
Design Year -The design year is the point in time upon which
assumptions pertaining to land use, population, employment, and
transportation facilities are based. All TIAs shall use a design year based
on the expected date of project occupancy.
Base Volumes -Base volumes shall be based on current traffic counts
adjusted to the expected date of project occupancy. When available, all
base data shall be supplied by the City Traffic Engineer. In all cases when
ground counts are needed and are not available, the developer or his
agent shall be required to collect such data.
• Leve/ of Service (LOS) -Level of service is a measure of the level of
congestion experienced on roadways. The desirable minimum level of
service of the City of College Station is Level of Service D in the peak
hour. Level of service shall be measured of both link and intersection
operations.
4. Applicability
A TIA will be required for non-residential site plans submitted for
approval that generate 5,000 trips or more per day. A TIA may be
required for non-residential site plans submitted for approval that
generate less that 5,000 trips per day, where the peaking characteristics
could have a detrimental impact on the transportation system as
determined by the Administrator or his designee.
All TIAs shall be performed by a consultant qualified to perform such
studies. Requirements for mitigating negative traffic impacts shall apply
to all cases. In certain cases, due to project phasing, a TIA might be
required with a concept plan submittal.
It is the responsibility of the applicant to demonstrate that a TIA is not
required for anon-residential site plan application, as defined in Section
3.5. In cases where a TIA is required, the site plan application will be
considered incomplete until the TIA is submitted.
• 5. Methodology
cu\p.\group\development services\planning & zoning commission\legal review\october 7, 2004\combined comments
10-05-04 clean.doc
10/5/04
ORDINANCE NO. Page 7
A pre-submission consultation with the Administrator or his designee is
required. Details of the required analysis and the study area will be
determined at this meeting. In certain instances, traffic from other
approved but not built developments may have to be accounted for in
traffic assignments. Staff may also require specific assumptions such as
percent trucks be altered to match local conditions. Peak hour analysis
might be directed to reflect the peak 15 minutes for certain types of land
uses. All of these types of issues will be addressed at the pre-submission
consultation.
The following procedures shall be followed in preparing traffic impact
studies submitted to the City:
6. Content
a. Study Area - A map(s) shall be included delineating the TIA study
area and all existing and planned streets therein. The study area
will be defined in the pre-submission consultation meeting with the
Administrator or his designee.
b. Existing Zoning and Development -Describe existing zoning
• including land area (gross and net) by zoning classification, square
footages, numbers of hotel rooms, dwelling units, etc. Also,
describe any existing development on-site and how it will be
affected by development proposals.
c. Thoroughfare Network -Describe existing thoroughfares, signals
and signal phasing, and trafFc volumes within the study area.
d. Proposed Development -Describe the proposed development
including land area (gross and net), square footage, number of
hotel rooms, dwelling units, etc. Also describe roadway conditions
as expected by date of occupancy. Indicate roadway and
intersection capacities at study date.
e. Impact Determination -Determine the level of service for all
thoroughfares and intersections in the study area. The analysis
shall contain the following minimum information:
Proposed Trip Generation -Calculate total trip generation by
use (assuming full development and occupancy) and report any
reductions for passer-by, mixed use, etc. Show trip generation
by use in tabular form with land use trip generation rates and
trips generated.
• Trip Distribution and Assignment -Trips generated by the
proposed development are to be added to the base volumes
cu\p:\group\development services\planning & zoning commission\legal review\october 7, 2004\combined comments
10-05-04 clean.doc
10/5/04
ORDINANCE NO. Page 8
•
projected for the design year. Peak hour volumes must be
calculated. Distribution assumptions and assignment
calculations must be provided.
Level of Service Analysis -Show in tabular form, 24 hour and
peak hour V/C ratios for links and intersections within the study
area. This analysis should be done for the following traffic
conditions: existing traffic, background traffic, background plus
project traffic. Analyze all points of ingress and egress, median
breaks, and turn lanes associated with the proposed site.
Conclusions - Provide a summary of points of conflict and
congestion. Identify all thoroughfare links or intersections
exceeding a Level of Service D and the percent increase in total
traffic produced by the proposed site plan. Identify any
operational problems (e.g., drives, median openings, and
signalization) within the study area.
f. Mitigation -Traffic levels exceeding Level of Service D, where the
development is contributing 5% or more of the total trips shall be
• mitigated. Problems demonstrated by the TIA can be corrected by:
• Access Management requirements in addition to those provided
in Article 7.3 and the City of College Station Engineering Design
Guidelines relating to driveway and median opening spacing.
• Modifying density or intensity of use (e.g., reduction in square
footage or percentage of commercial use).
• Phasing construction until additional roadway capacity becomes
available.
• On-site improvements including access controls and site
circulation adjustments.
• Off-site improvements including the construction of additional
lanes where the surrounding thoroughfares are not fully
developed or intersection improvements, including signalization,
where the surrounding area is approaching full development.
g. Costs of Mitigation -Mitigation improvements which are
attributable to the proposed development shall be funded at the
developer's expense. Any other improvements shown which are
• consistent with the Thoroughfare Plan may be repaid by the City in
accordance with its cost sharing policies.
cu\p:\group\development services\planning & zoning commission\legal review\october 7, 2004\combined comments
10-05-04 clean.doc
10/5/04
ORDINANCE NO. Page 9
•
H. Additional Standards for 50,000 S. F. or greater
In addition to the standards set out in this Section 7.9, the following shall apply to any
single building or combinations of buildings of 50,000 S.F. or greater, whether
connected or not, but developed as one building plot.
1. Building Mass and Design
Fagade articulation (wall plane projections or recessions) is required on
the first two (2) stories of the front or main building(s) facade. No more
than thirty-three percent (33%) of the front or main building(s) fagade
shall be on the same continuous geomettic plane. Restaurant out-parcels
are excluded from this articulation requirement but are required to
provide architectural relief as provided herein. Wall plane projections or
recessions shall have a minimum depth of four (4) feet.
2. Building Colors
Accent colors may be used on no greater than ten percent (10%) of the
facade on which the accent color is applied.
3. Parking Lots
These requirements are in addition to and not in lieu of the requirements
• established in Section 7.2. OfF Street Parking Standards.
a. Where parking is located in the front of the building there shall be a
ten foot (10') setback from the right-of-way line to the parking area.
This additional setback requirement shall not apply if the proposed
building(s) resides in an existing overlay district.
b. In order to break up the parking lot area and minimize visual impact,
one of the following parking concepts is required on any parking lot
with greater than 120 parking spaces. Parking concepts shall be
approved by the Administrator provided that it meets the one of the
following minimum criteria. Pedestrian ways are allowed within the
below described areas.
(1) Every one hundred twenty (120) parking spaces shall be a
separate and distinct parking area connected by driving lanes but
separated by landscaping strips a minimum of eight (8') feet wide
and the full length of the parking row. Where pedestrian facilities
are located within landscape strips or where vehicles would
overhang these strips, the strip shall be a minimum of ten (10')
feet wide; or,
(2) For every one hundred and twenty (120) parking spaces, an
1800 square foot landscaped island shall be installed (landscape
pods). Such island(s) shall be located internal to the parking lot
cu\p:\group\development services\planning & zoning commission\legal review\october 7, 2004\combined comments
10-05-04 clean.doc
10/5/04
ORDINANCE NO. Page 10
•
and shall be located so as to visually break up each 120 parking
spaces; or,
(3) For every one hundred twenty (120) parking spaces, an
additional 1,800 square feet of landscaped area shall be
added/distributed to the end island(s) located closest to the right-
of-way line (i.e. accomplishing a double row of landscaping) but in
no event shall the landscaped area be placed farther than 100'
from the right-of-way frontage.
c. Interior island area requirements, as required in Section 7.2, may be
consolidated into end islands, landscape strips, and landscape pods.
d. Shopping cart storage spaces shall be identified on the site plan.
These spaces shall not be located in landscape islands or any areas
designed for plantings or pedestrian or bike access.
I. Landscaping
These requirements are in addition to and not in lieu of the requirements established
in Section 7.5. Landscaping and Tree Protection.
• 1. The minimum required landscape points for a site shall be double (2 x
minimum landscape points) that required for developments of less than
50,000 S.F. The minimum allowable tree size is two (2") inch caliper.
Streetscape point requirements remain the same and shall count toward the
landscape point requirement.
2. Tree wells are required along fifteen percent (15%) of the linear front of the
main building(s) fagade. Each tree well shall include canopy trees. This
landscaping shall count toward the overall landscape requirement.
3. All landscaping strips, islands, and areas used to segregate the one hundred
twenty (120) space parking areas as provided for above under "Parking
Lots" must include canopy trees.
4. The substitution of two (2) non-canopy trees for one (1) canopy tree is not
allowed for more than fifty percent (50%) of the overall canopy tree
requirement. Massing of trees is allowed.
]. Pedestrian /Bike Circulation & Facilities
1. There shall be designated connections among primary buildings and out-
parcels for pedestrian and bicycle traffic. Locations for sidewalks and bicycle
parking facilities shall be provided and shown on the site plan. Pedestrian
cu\p:\group\development services\planning & zoning commission\legal review\october 7, 2004\combined comments
10-05-04 clean.doc
10/5/04
ORDINANCE NO.
•
Page 11
walkways may be incorporated into the landscape strips separating parking
areas only if the strip is ten (10') feet in width.
2. In centers with multiple tenants, one or more facilities capable of storing
eight (8) bicycles shall be placed in clearly designated, safe, and convenient
locations, such that no tenant entrance is farther than one hundred fifty feet
(150') from a bike facility.
3. Pedestrian walkways shall be a minimum of five (5') feet wide. Pedestrian
walkways shall connect public street sidewalks, transit stops, parking areas
and other buildings in a design that ensures safe pedestrian use.
4. There shall beaten (10') foot sidewalk along the full frontage of the primary
building facade. Tree wells and planter boxes shall be placed along this
walkway and in a manner that does not obstruct pedestrian movement. Bike
parking facilities are allowed in this area. Vehicular parking or cart storage is
prohibited. Outside display is allowed but if it does not occupy more than
thirty percent (30%) of this area and meets the requirements of Section
7.11.8.
K. Additional Standards for 150,000 S. F. or greater
• In addition to the above standards, the following shall apply to any single
building or combinations of buildings of 150,000 S.F. or greater, whether
connected or not but developed as one building plot.
1. Direct and safe street crossings to adjacent land uses shall be shown on the
site plan.
2. Each development shall contain a plaza or public space(s) developed as an
integral part of the development and not less than 200 square feet in area.
Such areas shall incorporate a minimum of three (3) of the following:
• Seating components*
• Structural or vegetative shading*
• Water features*
• Decorative landscape planters*
• Public Art*
• Outdoor eating accommodations
• Hardscape elements at entrances and within the parking area such as
decorative pavers, low masonry walls, public art, clock towers, etc.
*There public areas may be located within the parking landscape areas.
3. The minimum allowable tree size is two and one half (2.5") inches caliper.
4. Accent colors may be used on no more than five percent (5%) of the fagade
on which the accent color is applied.
~~
~J
L. Variances -Design Review Board (DRB)
cu\p:\group\development services\planning & zoning commission\legal review\october 7, 2004\combined comments
10-05-04 clean.doc
10/5/04
ORDINANCE NO.
•
Page 12
The DRB may grant a variance for the standards contained in Section 7.9 of up
to 75% of the total percentage permitted for the following:
1. Substitutions of building materials if the applicant shows that:
• the building material is a new or innovative material manufactured
that has not been previously available to the market or the material is
not listed as an allowed or prohibited material herein; and
• the material is similar and comparable in quality and appearance to
the materials allowed in this Section 7.9; and
• No variance shall be granted to requirements for brick or stone on
buildings 20,000 square feet or greater; and
• Financial hardship shall not constitute a basis for the variance; and
• The material is an integral part of a themed building (example 50's
diner in chrome).
2. Alternate colors or materials on each facade if the applicant shows that:
• the applicant is a franchised and/or chain restaurant to be developed
• as a single detached building (not integrated into a multi-tenant
building); and
• the proposed colors/materials are part of its corporate branding; and
• the applicant provides all of the alternative color/materials schemes
the chain or franchise has used.
3. Alternative materials on fagade work that does not involve an expansion
of an existing building as defined in Section 9 of the UDO or constitute
redevelopment if the applicant shows that:
• the materials allowed in Section 7.9 cannot be utilized without a
structural alteration(s) to the existing building; and
• a licensed professional engineer or architect verifies in writing that a
structural alteration is required to apply the permitted facade
materials to the building.
• The DRB may grant a variance of up to 100% from the facade
articulation or roofline standards herein if the applicant shows that it
is not financially or structurally feasible.
4. Screening must be provided in accordance with Section 7.9B. Alternatives
to the options listed in Section 7.9B may be considered.
cu\p:\group\development services\pianning & zoning commission\legal review\october 7, 2004\combined comments
10-OS-04 clean.doc
10/5/04
ORDINANCE NO
Page 13
5. Alternatives to the options listed in Section 7.9C may be considered for
approval provided that the alternative incorporates a minimum of two (2)
architectural relief elements with spacing as required under Section 7.9C.
•
C'
cu\p:\group\development services\planning & zoning commission\legal review\october 7, 2004\combined comments
10-05-04 clean.doc
10/5/04
SUMMARY OF CHANGES
TO PROPOSED NON-RESIDENTIAL STANDARDS ORDINANCE
CHANGES THAT NEED ADDITIONAL DISCUSSION (VERBAGE IS INCLUDED
IN ORDINANCE BUT HIGHLIGHTED)
• Stand alone restaurants are exempt from the requirement for complementary
architecture, materials and landscaping to the primary/main building.
• Added that painted steel panel siding and galvanized steel is allowed on the rear
facade of buildings when the facade is not visible from aright-of way, greenway,
or parkland and buffer screening is installed
CHANGES:
• Added reflective glass as an allowed material. Reflective glass is allowed on
100% on all facades except the front facade (80%)
• Added stainless steel, chrome, standing seam metal. and premium grade
architectural metal as an allowed material up to 20%
• Increased percentage of accent color allowed on buildings of less than 50,000 s.f.
to 15% (previously 10%)
• • Clarified when the color palette applies (redevelopment, existing building, facade
work, etc)
• Clarified that the additional setback requirement (10') for buildings over 50,000
s.f. shall not apply if the proposed building(s) resides in an existing overlay
district
• Provided additional alternative for parking lot configuration and related
landscaping (double row of landscaping concept)
• Allows interior islands required by Section 7.2 Parking Lots to be consolidated
• Clarified that areas for plazas and public areas can be the same area utilized to
meet parking lot standards
• Added that the DRB can authorize a material if it is not listed as an allowed
material so long as it is similar and comparable in quality and appearance
• Added that the DRB can authorize alternate colors or materials on franchised/
chain restaurants under certain circumstances
• Added DRB authority to approve alternative materials that are an integral part of
a themed building (example 50's diner in chrome)
• Added DRB authority to approve alternative methods for screening mechanical
equipment and detention areas
• Reduced material requirement to apply to first two stories (formerly three stories)
• Added tinted, smooth face concrete masonry units as an allowed material up to
10%
• Clarified that brick/stone requirement only applies to the front facade of the
primary/main building(s)
• Accent colors on buildings of 150,000 s.f. or greater reduced to 5%. Note: This
S was added because the percentage of accent color allowed for smaller buildings
was increased and larger buildings have greater visual impact when using accent
colors
• Added DRB authority to approve alternatives to the architectural relief
requirement
ISSUES IDENTIFIED BY BLDF THAT ARE NOT INCLUDED IN THE
ORDINANCE
Classify materials as "standard, substandard, or premium" or "subgrade,
medium grade, and high grade". Note: Staff could not find an adequate
definition to accomplish this.
Eliminate all requirements for end islands. Note: This request deals with a
different section of the ordinance and is a healthy/safety issue.
•
•
~J
J
•
M d ^
M ~
m3~
K a
3fD<
°' 3 `°
0
a~3
omfD
0 3 ~
~ ~ G
m ^°:
~ `n° -
> >
~ ^
c
a ~
io a
a3.
~X
~o
'^ a
o
m m
a ~
3• c
X y~
°. ~o
~n
'm a
d9
c
a~
~ ~
a~
as
=o
a,
a~
~a
~d
r O
o ~
3
o R
c
n~
~3
a y
c, a
~ ~
a ~
i ~
O ~
N N
~ N
N ~
d ~
,. n
o 'i
~ ~
~ c
n ~
c '"
a~
.. a
o ~
> >
a
A
C ~
6
7 ~
~O N
S ~
N r~r
VI -
N ry
UI a
9 ~
A ~
-. N
n O
D
c 3
~ ~
1~I1 7
T
O
fD
X
d
O
N
d
N
O
9
A
N
7
N
F
s
f.1y 2ln lllT
d ~ ~ ~ ~ ~
o ~vn~
r'o$~~~a
Q~io~2~
c pa
n
2 ~ ~ ~ y~'o
g o Nm^=o
~ R -' C1 vi
~°iO ~o
a,RF ~~
o f ~ rt
-' ' in
f ~~ c
~o
~ ~ ~
<' °i
o ~
<~T ~
~a
~_
~~
n S
m
o a
~ o
a ~
a
n
a
z
a
~"
rnvm v~` a
o y a ~ a ~
~a~v-
N~oNirn^
rn
r t+
~N W W ~O pF+
l0 r V V1. V1
X 0 0 V 1 0 p 0
0 0 0 0 0 0 0
O O
lnA W W N~~1+
O 01 A N O A W O
t+ f+ A r
F, ~~p W AAA
f+ N 01 O N O Q~
V1 07 F+ W O 01 ~D
f+ANAN V O+
A W ~+W rNO
V1N 00~~ W ~
O V7 O VI
0 0 0 0 0 0 0
0 0 0 0 0 0 0