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Home My WebLink About12/04/2008 - Agenda Packet - Planning & Zoning Commission ÐÔßÒÒ×ÒÙ ú ÆÑÒ×ÒÙ ÝÑÓÓ×ÍÍ×ÑÒ Ü»½»³¾»® ìô îððè ëæðð ÐÓ Ý·¬§ Ø¿´´ Ý±«²½·´ Ý¸¿³¾»® ïïðï Ì»¨¿ ßª»²«»ô Ý±´´»¹» Í¬¿¬·±²ô Ì»¨¿ Ð´¿²²·²¹ ú Æ±²·²¹ Ý±³³··±² Ó»»¬·²¹ Ü»½»³¾»® ìô îððè Ì¿¾´» ±º Ý±²¬»²¬ ¢ É±®µ¸±° ß¹»²¼¿ ¢ ÐúÆ Ð´¿² ±º É±®µ òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò é ¢ Ý±²»²¬ ß¹»²¼¿ ¢ ß¾»²½» Î»¯«»¬ òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò ïê Ò±ª»³¾»® êô îððè É±®µ¸±° ú Î»¹«´¿® Ó»»¬·²¹ Ó·²«¬» òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò ïé Ú·²¿´ Ð´¿¬ º±® Ø±°» Í«¾¼·ª··±² òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò îè Ú·²¿´ Ð´¿¬ º±® Ì±©»® Ð±·²¬ Ð¸¿» ïß òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò íì ×²½±®°±®¿¬·±² ±º Í«¾¼·ª··±² Î»¹«´¿¬·±² ·²¬± ¬¸» ËÜÑ òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò ìð ¢ Î»¹«´¿® ß¹»²¼¿ ¢ Ú·²¿´ Ð´¿¬ º±® Í±«¬¸©±±¼ Í»½¬·±² îë Þ´±½µ ïì Ô±¬ ïï òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò òïíï Î»¦±²·²¹ Î»¯«»¬ º±® Ý®»½»²¬ Ð±·²¬» Ð¸¿» ì Þ´±½µ í Ô±¬ í òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò ïíé Ð¿®µ Ô¿²¼ Ü»¼·½¿¬·±² Ñ®¼·²¿²½» ß³»²¼³»²¬ òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò ïìë Ý±³°®»¸»²·ª» Ð´¿² ß³»²¼³»²¬ º±® Û¼ ú Ð»²²§ Ì¸±³¿ Ì®¿½¬ òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò ïèê AGENDA PLANNING&ZONINGCOMMISSION WorkshopMeeting Thursday,December04,2008,at5:00 PM CityHallCouncilChambers 1101TexasAvenue CollegeStation,Texas 1.Callthemeetingtoorder. 2.Presentation,possibleaction,anddiscussionregardingtheComprehensivePlan, includingthefollowingdraftchapters:Introduction,CommunityCharacter, NeighborhoodIntegrity,Transportation,GrowthManagementandCapacity,Parks, Recreation,andLeisure,andAdministrationandImplementation. 3.Discussionofconsentandregularagendaitems. 4.Presentation,possibleaction,anddiscussionregardinganupdatetotheCommissionon thestatusofitemswithinthe2008P&ZPlanofWorkanddevelopmentofthe2009P&Z (JS) PlanofWork(seeattached). 5.Presentation,possibleactionanddiscussionregardinganupdateonthefollowingitem(s): x AnordinanceamendmenttoChapter9oftheCityofCollegeStationCodeof Ordinances,SubdivisionRegulations,andanamendmenttoChapter12oftheCityof CollegeStationCodeofOrdinances,UnifiedDevelopmentOrdinance(UDO)to removemasterplansandamendstandardsrelatingtotheExtraterritorialJurisdiction, includingminimumlot sizeandurbanstreetdesign. TheCommissionheardthisitem onOctober16andvoted(5-2)torecommendedapprovalofaminimumtwoacrelot sizeandvoted(6-1)torecommendapprovaloftheremovalofmasterplansandurban streetsasarequirementintheETJ.TheCouncilheardthisitemonNovember5and voted(6-1)toapproveaminimumlotsizeofoneacreintheETJandvoted(7-0)to approvetheremovalofmasterplansandurbanstreetsasarequirement. x AComprehensivePlanAmendmentfor31.19acresfromSingle-FamilyMedium DensityandFloodplainsandStreamstoRegionalRetail,OfficeandResidential AttachedgenerallylocatedatthenortheastcornerofWilliamD.Fitchanditsfuture intersectionwithVictoriaAvenue.TheCommissionheardthisitemonOctober16 andvoted(7-0)torecommenddenial. TheCityCouncilheardthisitemonNovember 5andvoted(7-0)forapproval. x AnordinanceamendingCityofCollegeStationCodeofOrdinancesChapter13: FloodHazardProtection:Section5-E:SpecialProvisionsforAreasofSpecialFlood Hazard,Section5-G:SpecialProvisionsforFloodways,andSection5-H:Special ProvisionsforAreasofShallowFlooding.(Zero-RiseRequirement).The CommissionheardthisitemonOctober16butactionwasnottaken.TheCity CouncilheardthisitemonNovember5andvoted(7-0)todirectstafftocoordinate withtheCityAttorneytocreateanordinancecontainingzero-rise,thegrandfather clause,andnoadverseimpacttoolkit. 6.Presentation,possibleaction,anddiscussionregardingtheP&ZCalendarofUpcoming Meetings. December16,2008~CityCouncilMeeting~CouncilChambers~7:00p.m.Regular December18,2008~Planning&ZoningMeeting~CouncilChambers~ Timetobe determined 7.Presentation,possibleactionanddiscussionregardingthedefinitionofan"exempt (LS) annexationarea". 8.Discussion,reviewandpossibleactionregardingthefollowingmeetings:DesignReview Board,CouncilTransportationCommittee,JointBryanP&Z/CollegeStationP&Z CommitteeonCommonGatewaysandCorridors,JointParks/Planning&Zoning Subcommittee,CSISDLongRange EducationPlanningCommittee. 9.Discussionandpossibleactiononfutureagendaitems–APlanningandZoningMember mayinquireaboutasubjectforwhichnoticehasnotbeengiven.Astatementofspecific factualinformationortherecitationofexistingpolicymaybegiven.Anydeliberation shallbelimitedtoaproposaltoplacethesubjectonanagendaforasubsequentmeeting. 10.Adjourn. ConsultationwithAttorney{Gov'tCodeSection551.071};possibleaction. ThePlanningandZoningCommissionmayseekadvicefrom itsattorneyregardingapendingandcontemplated litigationsubject orattorney-clientprivilegedinformation.Afterexecutivesessiondiscussion,anyfinalactionorvotetakenwillbe inpublic.If litigationorattorney-clientprivilegedinformationissuesariseastothepostedsubjectmatterofthisPlanningandZoning Commissionmeeting,anexecutivesessionwillbeheld. Notice isherebygiventhataWorkshopMeetingofthe CollegeStationPlanningandZoning Commission, CollegeStation, TexaswillbeheldontheThursday,December04,2008at5:00PMattheCityHallCouncilChambers,1101Texas Avenue,CollegeStation,Texas.Thefollowingsubjectswillbediscussed,towit:SeeAgenda. Postedthisthe_____dayofNovember,2008at_______ , CITYOFCOLLEGESTATION,TEXAS By_____________________________ Connie Hooks,CitySecretary I,theundersigned,doherebycertifythattheaboveNoticeoftheWorkshopMeetingofthePlanningandZoning CommissionoftheCityofCollegeStation,Texas,isatrueandcorrectcopyofsaidNoticeandthatIpostedatrueand correctcopyofsaidnoticeonthebulletinboardatCityHall,1101TexasAvenue,inCollegeStation,Texas,andtheCity’s website,www.cstx.gov.TheAgendaandNoticearereadilyaccessibletothegeneralpublicatalltimes.SaidNoticeand AgendawerepostedonNovember___,2008,at_______andremainedsopostedcontinuouslyforatleast72hours precedingthescheduledtimeofsaidmeeting. ThispublicnoticewasremovedfromtheofficialpostingboardattheCollegeStationCity Hallonthefollowingdateand time:______________________by_________________________. Datedthis_____dayof_____________,2008. CITYOFCOLLEGESTATION,TEXAS By_____________________________ Subscribedandsworntobeforemeonthisthedayof_______________,2008. NotaryPublic-BrazosCounty,Texas Mycommissionexpires: Thisbuilding iswheelchairaccessible.Handicapparkingspacesareavailable.Anyrequestforsigninterpretiveservice mustbemade48hoursbeforethemeeting.Tomakearrangementscall(979)764-3517or(TDD)1-800-735-2989. Agendasmaybeviewedonwww.cstx.gov.PlanningandZoningCommissionmeetingsarebroadcastliveonCableAccess Channel19. AGENDA PLANNING&ZONINGCOMMISSION RegularMeeting Thursday,December04,2008,at7:00 PM CityHallCouncilChambers 1101TexasAvenue CollegeStation,Texas 1.Callmeetingtoorder. HearCitizens. 2.Atthistime,theChairmanwillopenthefloortocitizenswishingto addresstheCommissiononplanningandzoningissuesnotalreadyscheduledontonight's agenda.Thecitizenpresentationswillbelimitedtothreeminutesinorderto accommodateeveryonewhowishestoaddresstheCommissionandtoallowadequate timeforcompletionoftheagendaitems.TheCommissionwillreceivetheinformation, askcitystafftolookintothematter,orwillplacethematteronafutureagendafor discussion.(Arecordingismadeofthemeeting;pleasegiveyournameandaddressfor therecord.) AllmatterslistedunderItem3,ConsentAgenda,areconsideredroutinebythePlanningand ZoningCommissionandwillbeenactedbyonemotion.Theseitemsincludepreliminaryand finalplats,wherestaffhasfoundcompliancewithallminimumsubdivisionregulations.All itemsapprovedbyConsentareapprovedwithanyandallstaffrecommendations.Therewillnot beseparatediscussionoftheseitems.IfanyCommissionerdesirestodiscussanitemonthe Consent Agendaitwillbemovedtothe RegularAgendaforfurtherconsideration. ConsentAgenda 3.. 3.1Consideration,discussionandpossibleactiononAbsenceRequestsfrom meetings. x November20,2008~BillDavis 3.2Consideration,discussion,andpossibleactiontoapprovemeeting Minutes. x November6,2008~Workshop x November6,2008~Regular 3.3Presentation,possibleaction,anddiscussiononaFinalPlatofHopeSubdivision, consistingoneloton1.854acresat5376RaymondStotzerParkway,locatedwest Case#08- ofStateHighway47intheCity'sExtraterritorialJurisdiction. 00500187(LH) 3.4Presentation,possibleaction,anddiscussiononaFinalPlatofPhase1Aofthe TowerPointSubdivision,consistingofoneloton1.52acreslocatedatthe northwestcorneroftheintersectionofWilliamD.FitchParkwayandArrington Case#08-00500292(JS) Road. 3.5Presentation,possibleaction,anddiscussionregardinganordinancetodelete Chapter9oftheCityofCollegeStationCodeofOrdinances,Subdivisions,and amendChapter12oftheCityofCollegeStationCodeofOrdinances,Unified DevelopmentOrdinance(UDO),toincorporateChapter9intoChapter12and Case#08-00500248(JS) makeproceduralchangesandotherrevisions. RegularAgenda 4.Consideration,discussion,andpossibleactiononitemsremovedfromtheConsent AgendabyCommissionaction. 5.Publichearing,presentation,possibleaction,anddiscussiononaFinalPlatofLot11R, Block14,SouthwoodSection25,beingareplatofLot11,Block14,SouthwoodSection 25and0.363acresoftheCrawfordBurnettSurvey,A-7,Tract58,Acres7.6,consisting Case#08-00500291(JS) ofoneloton1.019acreslocatedat1300AngelinaCircle. 6.Publichearing,presentation,possibleaction,anddiscussionregardingarezoningfrom A-P,AdministrativeProfessionaltoR-4,Multi-familyfor1.19acreslocatedat2520 CrescentPointeParkwaygenerallylocatedonthesouth sideofCrescentPointeParkway, Case#08-00500295(LK) eastofCopperfieldParkway. 7.Publichearing,presentation,possibleaction,anddiscussionregardinganordinance amendingChapter9SubdivisionsoftheCodeofOrdinancesoftheCityofCollege Station,TexasbyamendingSection10,ParkLandDedicationbyamendingandadding neighborhoodandcommunityparklanddedicationanddevelopmentfeerequirements, bychangingfloodplaindedicationratios;providingaseverabilityclause;declaringa Case#08-00500189(MC) penalty;andprovidinganeffectivedate. 8.Publichearing,presentation,possibleaction,anddiscussionregardingaComprehensive LandUsePlanamendmentfromSingle-FamilyResidentialMediumDensitytoRetail Neighborhoodfor2.419acreslocatedat2937BarronCut-OffRoad,generallylocatedat Case#08-00500284 thesouthwestcornerofWilliamD.FitchParkwayandBarronRoad. (GE) 9.Discussionandpossibleactiononfutureagendaitems–APlanningandZoningMember mayinquireaboutasubjectforwhichnoticehasnotbeengiven.Astatementofspecific factualinformationortherecitationofexistingpolicymaybegiven.Anydeliberation shallbelimitedtoaproposaltoplacethesubjectonanagendaforasubsequentmeeting. 10.Adjourn. ConsultationwithAttorney{Gov'tCodeSection551.071};possibleaction. ThePlanningandZoningCommissionmayseekadvicefrom itsattorneyregardingapendingandcontemplated litigationsubject orattorney-clientprivilegedinformation.Afterexecutivesessiondiscussion,anyfinalactionorvotetakenwillbe inpublic.If litigationorattorney-clientprivilegedinformationissuesariseastothepostedsubjectmatterofthisPlanningandZoning Commissionmeeting,anexecutivesessionwillbeheld. NoticeisherebygiventhataRegularMeetingoftheCollegeStationPlanningandZoningCommission,CollegeStation, TexaswillbeheldontheThursday,December04,2008at7:00PMattheCityHallCouncilChambers,1101Texas Avenue,CollegeStation,Texas.Thefollowingsubjectswillbediscussed,towit:SeeAgenda. Postedthisthe_____dayofNovember,2008,at_______ CITYOFCOLLEGESTATION,TEXAS By_____________________________ Connie Hooks,CitySecretary I,theundersigned,doherebycertifythattheaboveNoticeofMeetingofthePlanningandZoningCommissionoftheCity ofCollegeStation,Texas, isatrueandcorrectcopyofsaidNoticeandthatIpostedatrueandcorrectcopyofsaidnotice onthebulletinboardatCityHall,1101TexasAvenue,inCollegeStation,Texas,andtheCity’swebsite,www.cstx.gov. TheAgendaandNoticearereadilyaccessibletothegeneralpublicatalltimes.SaidNoticeandAgendawerepostedon November___,2008,at_______andremainedsopostedcontinuouslyforatleast72hoursprecedingthescheduledtime ofsaidmeeting. ThispublicnoticewasremovedfromtheofficialpostingboardattheCollegeStationCity Hallonthefollowingdateand time:______________________by_________________________. Datedthis_____dayof_____________,2008. CITYOFCOLLEGESTATION,TEXAS By_____________________________ Subscribedandsworntobeforemeonthisthedayof_______________,2008. NotaryPublic-BrazosCounty,Texas Mycommissionexpires: Thisbuilding iswheelchairaccessible.Handicapparkingspacesareavailable.Anyrequestforsigninterpretiveservice mustbemade48hoursbeforethemeeting.Tomakearrangementscall(979)764-3517or(TDD)1-800-735-2989. Agendasmaybeviewedonwww.cstx.gov.PlanningandZoningCommissionmeetingsarebroadcastliveonCableAccess Channel19. Council InitiatedItems x SubdivisionRegulations- Multi-phasedeffortofordinanceamendments thatwillintegrate the Regulationsinto theUDO,removeinconsistencies,andincluderevisedprocessesandstandards. x Comprehensive Plan-Phase 2 resultsin theformulationandcompletionofplanningdocuments thatcontain the chaptersorelementsof theComprehensivePlan. x Annexation-Identifyotherareasforpotentialexemptand 3-yearplanannexationsasdirected through theComprehensivePlan. x CCN-adjustingCCNboundaries to citylimitsandexpandingwithannexations x GrowthManagement– Ordinanceandpolicyrevisions tohelpchannelurbandevelopmentinto theCityandurbancoreinorder topreserve theruralcharacterofthe county,providefor additionalareasoffuturegrowth,andminimize thefiscalimpactonCityfinancesfor the x TIAs–ordinanceamendmentsfor trafficimpactanalysisforresidentialdevelopment x RentalRegistration-developandimplementrentalregistrationprogramforsingle-family properties toenhancecodeenforcementeffortstoreduceviolationsandprovidelocalpointsof contactsforrentalproperties x Nuisance Properties–policydiscussion tofurther clarifyanddefinenuisancepropertiesand properenforcementofnuisanceproperties x Host PartyRegulations–ordinanceamendments todetailownerandoccupantresponsibilities fornoise, trash,andothercodeviolationsforpartiesandlargegatherings x HistoricPreservation– createalandmark commission,establishing theHistoricPreservation programincluding thedesignationreportanddesignguidelines x Bicycle, Pedestrian,andGreenway Plan–Update,developplansandimplementationpolicies fornon-motorizedtransportationroutes,andgreenway connectionsintheCity x Streetscape–reviewof currentstreetscaperequirements x Neighborhood/Corridor/District Plans-DevelopmentofCommunityandNeighborhood Planning tools toidentifyhowandwhenplanswouldbestartedupon completionof ComprehensivePlan x PDD/PMUD–reviewofPDDandPMUDproceduresinCityandother Texas cities toidentify ways toincreaseuseof thePDDandPMUDdistrictsintherezoningprocess x NorthgateAppearance-discussiononaestheticstandardsof theNorthgatedistrict x LandscapingBerms–amendlandscapingandnon-residentialarchitecturalstandards torequire bermsinsteadofshrubsforthescreeningofparkingareasfromstreets x ParklandDedication–reviewandrevisionofparklanddedicationfees toreflect therising cost oflandandparkdevelopmentandadditionalrequirementsforcommunityparks x FloodplainManagementToolkit-seriesofordinanceamendmentsinorder toreduce developmentimpactsonthefloodplain throughrequirementssuchaszero-rise x UtilityImpactFees –considerpossibilityofexpandingutilityimpactfees x TransportationImpactFees- createa transportationimpactfee city-wide x Green CollegeStation–Comprehensivepolicyandordinancerevisions tofocusonsustainable businesspracticesandgreenbuildingpracticesforCityoperationsandfacilities P&ZInitiatedItems x Connectivity-ReviewofConnectivityReport/Studyandevaluationofpossiblepolicies, criteria and/orordinances tofacilitateall transportationmodes. x SubdivisionRegulationStandards–Discussionof currentminimumsubdivisionregulation standardsandcomparison tobest-practices citiesandhowCollegeStation’sregulationsmight berevised toreachanoptimumstandardratherthanminimumstandard x Economic statisticsanddata–informationaboutfiscalimpactanalysismodels,employment information,andindicatorsmaintainedby theCity x ImpactStudies–educationanddiscussionoffeasibilityofutilizingimpactstudies tohelpguide developmentdecisions- toinclude Economic, Environmental,andCommunityimpactsstudies x Datacollection,-developgeographicportrayalofphysical changesin theCityand to theCity’s plans–suchaslanduses,comprehensiveplan changes,demographics,infrastructure,etc StaffInitiatedItems x Perviousparkingoptions–discussionandordinanceamendments toallowforparkingon pervioussurfacessuchasgrasscretefor commercialandresidentialproperties toreducesurface drainagerun-off x Rough Proportionality-definingofroughproportionalityfordevelopmentrequirements x CertificatesofOccupancy–reviewandrevisionofCertificateof Occupancyprocesstoimprove process x BTUServiceArea–discussionofresponsibilitiesforstreetlighting costswhenoutsideofCSU servicearea Pending P&Z initiatedItems x Greenways-Discusswaystoencouragegreenwaydedicationanddevelopmentwith commercialdevelopment x ContextualResidentialStandards- Explorepotentialbuildingmass,setback,andstandardsfor residentialstructuresinrelation to thecontextinwhich theyareplaced. x ParkDevelopment-In collaborationwithParksBoard,discusshowneighborhoodand communityparksserve the communityand challengesinparkfundingandmaintenance. x ParkingOrdinanceUpdate-Surveypeer citiesandevaluateparkingstandardsfordifferent typesofuses,particularlystandardsforshopping centers. x NeighborhoodFencing–Developfencingandlandscapingoptionsforneighborhoodperimeter fencing toreducethe“canyoneffect”onCitystreets x HousingAffordability–Discusshowhousingaffordabilityismeasuredandprovideinformation onaffordabilityofhomesin theCollegeStationandBryanhousingmarkets x EmploymentZoning- Evaluatezoningdistrictsforpermittedservice/industrialbasedusesand identifylanduse characteristicsforappropriateplacement. Items Identified by the P&Z for the 2009 P&Z Plan of Work NumberofNumberof Top4Top6 RankingsRankings RankItems 156Connectivity 244SubdivisionRegulationstandards(minimumvsoptimum) 24EconomicStatistics&Data 3 423DataCollection,includinggeographicportrayalofchanges 23CommunityImpactStudies 522EnvironmentalImpactStudies 11EconomicImpactStudies 11EconomicImpactofDevelopment 12Encourage Greenwayswithcommercialprojects 11ContextualResidentialStandards 11ParkDevelopment 11Parking OrdinanceUpdate 11NeighborhoodFencing 00AffordabilityofHousing 00EmploymentZoning OtherWrite-inItems Alleys&RelatedParkingIssues Sign OrdinanceReview SidewalkFund DensityControl Planning&ZoningCommission2008PlanofWork Active and Completed Items Community & Neighborhood Planning ComprehensivePlanPhase 2 éÇÏÏÛÊÃìÊÍÒ×ÙÈøÛÈ×É ùìûùÏ××ÈÓÎÕ ùÍÎÈÓÎÇÛÈÓÍÎÍÖÈÔ×ÇÌØÛÈ×ÈÍùÍÏÌÊ×Ô×ÎÉÓÆ×ìÐÛÎ ùìûùÏ××ÈÓÎÕ ìÔÛÉ× Ê×ÉÇÐÈÉÓÎÈÔ×ÖÍÊÏÇÐÛÈÓÍÎÛÎØÙÍÏÌÐ×ÈÓÍÎÍÖ òÍÓÎÈåÍÊÑÉÔÍÌÅÓÈÔùÍÇÎÙÓÐÛÈìâ ÌÐÛÎÎÓÎÕØÍÙÇÏ×ÎÈÉÈÔÛÈÙÍÎÈÛÓÎÈÔ×ÙÔÛÌÈ×ÊÉÍÊ 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ìÛÊÑÓÎÕíÊØÓÎÛÎÙ×ÇÌØÛÈ× Connectivity ImpactFeeFunding Outreach&Communications òÍÓÎÈéÇÚÙÍÏÏÓÈÈ××ÅÓÈÔùÓÈÃÍÖúÊÃÛÎìâä íÇÈÊ×ÛÙÔ÷ØÇÙÛÈÓÍÎÆÓÛùÔÛÎÎ×ÐÛÎØå×ÚÉÓÈ× ùÍÏÏÇÎÓÈÃ÷ØÇÙÛÈÓÍÎÛÚÍÇÈâÍÎÓÎÕóÉÉÇ×ÉìÊÍÙ×ÉÉ×ÈÙ Mid-YearReviewofPlanofWork äûÎÈÓÙÓÌÛÈ×ØùÍÏÌÐ×ÈÓÍÎ 9 óÈ×ÏùÍÏÌÐ×È×Ø MINUTES PZC LANNINGANDONINGOMMISSION WorkshopMeeting Thursday,November6,2008 at6:00p.m. CityHallCouncilChambers 1101 TexasAvenue CollegeStation, Texas COMMISSIONERSPRESENT: ChairmanJohnNichols,BillDavis,NoelBauman,Paul Greer,DougSlack, ThomasWoodfinandHughStearns COMMISSIONERSABSENT: None CITYCOUNCILMEMBERSPRESENT: None CITYSTAFFPRESENT: SeniorPlannersJenniferProchazkaandLindsayKramer,Staff PlannersJasonSchubert,LaurenHovdeandMattRobinson,GreenwaysProgramManager VenessaGarza,GraduateCivilEngineerErikaBridges,AssistantCityEngineerJoshNorton, SeniorAssistantCityEngineerCarolCotter,PlanningAdministratorMollyHitchcock,Director BobCowell,AssistantDirectorsLanceSimmsandGabrielElliott,FirstAssistantCityAttorney CarlaRobinson,ActionCenterRepresentativeKerryMullinsandStaffAssistantBrittany Caldwell 1.Callthemeetingtoorder. ChairmanNicholscalledthemeetingtoorderat6:00p.m. 2.Discussionofconsentandregularagendaitems. TherewasgeneraldiscussionregardingConsentAgendaitems3.1,3.3and3.4,aswellas RegularAgendaitem12. AssistantDirectorSimmsstatedthatthestaffreportforRegularAgendaitem8had changed.Thechangewastorecommendapprovalofthevariancetotheblocklength requirementsalongJonesButlerRoad,withtheconditionthata20-footright-of-way alongthenorthwestperimeterofthepropertybededicatedasaPublicAccessEasement andfora12-foothardsurfacepathbeconstructedasahikeandbikefacilityasa connectionbetweenHollemanDriveandJonesButlerRoad. 3.Discussionof MinorandAmendingPlatsapprovedbyStaff. x NovosadAdditionAmendingFinalPlat-08-00500231(MR) Therewasnodiscussionregardingthisitem. November6,2008P&ZWorkshopMeetingMinutesPage1of3 4.Presentation,possibleaction,anddiscussionregardinganupdatetotheCommissionon thestatusofitemswithinthe2008P&ZPlanofWorkanddevelopmentofthe2009P&Z (JS) PlanofWork(seeattached). JasonSchubert,StaffPlanner,discussedthedevelopmentofthe2009P&ZPlanofWork. TheCommissionersreviewedtheirrankingsofpotentialitemsidentifiedforthePlanof Work. CommissionerStearnscommentedthatotherstaffwithintheCityshouldbeutilized whendistributingthe2009PlanofWork. 5.Presentation,possibleactionanddiscussiononanupdateregardingthecreationofa Case#08-00500285(VG) Bicycle,PedestrianandGreenwaysMasterPlan. VenessaGarza,GreenwaysProgramManager,gaveanupdateonthecreationofa Bicycle,PedestrianandGreenwaysMasterPlan.ShesaidthattheMasterPlanwould integratenon-motorizedtransportationintooneMasterPlanasapartoftheCity’s ComprehensivePlan. 6.Presentation,possibleactionanddiscussionregardinganupdateonthefollowingitem(s): x ArezoningfromC-2CommercialIndustrialandR-6HighDensityMulti-Familyto C-1GeneralCommercialfor0.48acreslocatedat104,106and108PoplarStreet, moregenerallylocatedonthesouthsideofPoplarStreet,eastofitsintersectionwith TexasAvenue.TheCommissionheardthisitemonSeptember18,2008andvoted7- 0torecommendapproval.TheCouncilheardthisitemonOctober9,2008andvoted 7-0toapprovetherequest. x Arezoningof14.19acresfromA-OAgricultural-Opentoapproximately3.76acres ofC-1GeneralCommercialand10.44acresofR-1Single-FamilyResidentiallocated at4270StateHighway6South,generallylocatednorthoftheSpringCreekGardens Subdivision.TheCommissionheardthisitemonSeptember18,2008andvoted7-0 torecommendapproval.TheCouncilheardthisitemonOctober9,2008andvoted7- 0toapprovetheC-1rezoningrequest.However,theCouncilvotedtotabletheR-1 rezoningrequestduetoconcernsoveradjacentindustrialproperty. ChairmanNicholsreviewedtheabove-referenceditemsthathadbeenheardbythe Planning&ZoningCommissionandCityCouncil. 7.Presentation,possibleaction,anddiscussionregardingtheP&ZCalendarofUpcoming Meetings. x November12,2008~CPAC~CouncilChambers~5:30p.m. x November20,2008~JointWorkshopwithCityCouncilandRegularPlanning& Zoning Meeting~CouncilChambers~5:00p.m.Workshop&7:00p.m.Regular November6,2008P&ZWorkshopMeetingMinutesPage2of3 DirectorCowellreviewedtheupcomingmeetingdatesforthePlanning&Zoning Commission.HestatedthattherewouldbeaJointWorkshopattheCityCouncilmeeting onNovember24,at3:00p.m. 8.Presentation,discussionandpossibleactionregardingtheComprehensivePlanning process. JenniferProchazka,SeniorPlanner,statedthattheCPACmeetingonNovember12 wouldbeheldintheCouncilChambers. 9.Discussion,reviewandpossibleactionregardingthefollowingmeetings:DesignReview Board,CouncilTransportationCommittee,JointBryanP&Z/CollegeStationP&Z CommitteeonCommonGatewaysandCorridors,JointParks/Planning&Zoning Subcommittee,CSISDLongRange EducationPlanningCommittee. None 10.Discussionandpossibleactiononfutureagendaitems–APlanningandZoningMember mayinquireaboutasubjectforwhichnoticehasnotbeengiven.Astatementofspecific factualinformationortherecitationofexistingpolicymaybegiven.Anydeliberation shallbelimitedtoaproposaltoplacethesubjectonanagendaforasubsequentmeeting. None 11.Adjourn. CommissionerGreermotionedtoadjournthemeeting.CommissionerSlack secondedthemotion,motionpassed(7-0). Meetingadjournedat7:04p.m. Approved: ________________________________ JohnNichols,Chairman PlanningandZoningCommission Attest: _____________________________________ BrittanyCaldwell,StaffAssistant PlanningandDevelopmentServices November6,2008P&ZWorkshopMeetingMinutesPage3of3 MINUTES PZC LANNINGANDONINGOMMISSION RegularMeeting Thursday,November6,2008 at7:00p.m. CityHallCouncilChambers 1101 TexasAvenue CollegeStation, Texas COMMISSIONERSPRESENT: ChairmanJohnNichols,BillDavis,NoelBauman,Paul Greer,DougSlack, ThomasWoodfinandHughStearns COMMISSIONERSABSENT: None CITYCOUNCILMEMBERSPRESENT: None CITYSTAFFPRESENT: SeniorPlannersJenniferProchazkaandLindsayKramer,Staff PlannersJasonSchubert,LaurenHovdeandMattRobinson,GraduateCivilEngineerErika Bridges,AssistantCityEngineerJoshNorton,SeniorAssistantCityEngineerCarolCotter, PlanningAdministratorMollyHitchcock,DirectorBobCowell,AssistantDirectorsLance SimmsandGabrielElliott,FirstAssistantCityAttorneyCarlaRobinson,ActionCenter RepresentativeKerryMullinsandStaffAssistantBrittanyCaldwell 1.CallMeetingtoOrder. ChairmanNicholscalledthemeetingtoorderat7:10p.m. 2.HearCitizens. None ConsentAgenda 3.. 3.1Presentation,possibleaction,anddiscussiononaPreliminaryPlatforHarvey MitchellCommercialSubdivision,consistingoffourlotson8.255acreslocated adjacenttotheelectricsubstations,oppositetheintersectionofHarveyMitchell Case#08-00500238(JS) ParkwayandRioGrandeBlvd. 3.2Presentation,possibleaction,anddiscussiononaFinalPlatforDuckHaven SubdivisionPhase4,consistingof12lotson15.246acreslocatedsouthwestof theintersectionofWellbornRoad(FM2154)andDrakeDriveintheCity’s Case#08-00500226(JP) Extra-TerritorialJurisdiction. November6,2008P&ZRegularMeetingMinutesPage1of8 3.3Presentation,possibleaction,anddiscussiononaFinalPlatforSection5,Phase1 oftheCreekMeadowsSubdivision,consistingof32lotson16.60acreslocatedat 15700TimberCreekLane,andgenerallylocatedatGreensPrairieTrailand Case#08-00500233(LK) RoyderRoad. 3.4Presentation,possibleaction,anddiscussiononaFinalPlatforSpringCreek CommonsPhase3,consistingoffourlotson19.032acreslocatedinthegeneral vicinityofthenortheastcornerofStateHighway6SouthandWilliamD.Fitch Case#08-00500256(JS) Parkway. 3.5Presentation,possibleaction,anddiscussiononaPreliminaryPlatforGraham RoadIndustrialPark,consistingofoneloton8.973acresgenerallylocatedalong Case#08-00500252 GrahamRoadbehindtheTexasA&MResearchFoundation. (MR) CommissionerBaumanmotionedtoapproveConsentAgendaitems3.1-3.5. CommissionerDavissecondedthemotion,motionpassed(7-0). RegularAgenda 4.Consideration,discussion,andpossibleactiononitemsremovedfromtheConsent AgendabyCommissionaction. Noitemswereremoved. 5.Presentation,possibleaction,anddiscussiononaVarianceRequesttoSection13-C,Lot Width,oftheSubdivisionRegulations,andpresentation,possibleaction,anddiscussion onaPreliminaryPlatfortheCreekMeadowsSubdivision,consistingof896lotson 293.222acreslocatedat3659GreensPrairieTrailbetweenRoyderRoadandGreens Case#08-00500275(LK) PrairieRoadWest. LindsayKramer,SeniorPlanner,presentedthevariancerequesttoSection13,LotWidth andrecommendedapprovalofthevariancerequestandpreliminaryplat. Therewasgeneraldiscussionregardingthevariancerequestandpreliminaryplat. CommissionerDavismotionedtoapprovethevariancerequesttothelotwidth. CommissionerGreer secondedthemotion,motionpassed(7-0). AlthoughnotrequiredaspartofthisPreliminaryPlat,CommissionerWoodfin commentedthathewouldliketosee sidewalksandbicyclelanesonGreensPrairie Trail. CommissionerBaumanmotionedtoapprovethepreliminaryplat.Commissioner Davissecondedthemotion,motionpassed(7-0). November6,2008P&ZRegularMeetingMinutesPage2of8 6.Presentation,possibleaction,anddiscussiononaFinalPlatforSection1-C,Phase1of theCreekMeadowsSubdivisionconsistingoftwolotson0.86acreslocatednorthwestof theintersectionofGreensPrairieRoadWestandGusRoyRoadintheCity'sExtra- Case#08-00500243(LK) territorialJurisdiction. LindsayKramer,SeniorPlanner,presentedthefinalplatandrecommendedapproval. CommissionerDavismotionedtoapprovethefinalplat.CommissionerWoodfin secondedthemotion,motionpassed(7-0). 7.PublicHearing,presentation,possibleaction,anddiscussionofaFinalPlatofLots2R,3- 1through3-49,6&7,Block3oftheCrescentPointeSubdivisionPhase4,includinga replatofLots2&3,Block3oftheCresentPointeSubdivisionPhase4,consistingof52 Case#08- lotson21.64acres,locatedatthenortheastendofCrescentPointeParkway. 00500221(JP) JenniferProchazka,SeniorPlanner,presentedthereplatandrecommendedapproval. Therewasgeneraldiscussionregardingthereplat. ChairmanNicholsopenedthepublichearing. Noonespokeduringthepublichearing. ChairmanNicholsclosedthepublichearing. CommissionerDavismotionedtoapprovethereplat.CommissionerWoodfin secondedthemotion,motionpassed(7-0). 8.PublicHearing,presentation,possibleaction,anddiscussionofaFinalPlatofLot1R, Block4,BreezyHeightsAddition,beingareplatofportionsofLots1&2,Block4, BreezyHeightsAddition,consistingofoneloton0.172acres,locatedat508Thompson Case#08-00500213(LH) Street. LaurenHovde,StaffPlanner,presentedthereplatandrecommendedapproval. Therewasgeneraldiscussionregardingthereplat. ChairmanNicholsopenedthepublichearing. BradSharp,representingtheowner,statedtheownerwastryingtoregularizethelot.He statedthattherewouldnotbeateardownorrestructurebecausetheownerjustfinisheda largeremodelofthehouse. CommissionerWoodfinstatedthatcarsparkingintheyardatthislocationwasanissue. ChairmanNicholsclosedthepublichearing. November6,2008P&ZRegularMeetingMinutesPage3of8 DirectorCowellstatedthattheyardwasdesignedwithpaversthataregrasscreteandthen sodisplacedoverthem.HesaidthattheCityManagerhasaskedthattheordinancebe changedtoallowgrasscretetobeusedtoaccommodateparkinginresidentialareas. CommissionerDavismotionedtoapprovethereplat.CommissionerWoodfin secondedthemotion,motionpassed(7-0). 9.Presentation,possibleaction,anddiscussionontwoVarianceRequeststoSection8-J.2, Blocks,oftheSubdivisionRegulations,andpresentation,possibleaction,anddiscussion onaFinalPlatoftheFairfieldSubdivision,consistingofoneloton17.737acreslocated at2050JonesButlerRoad,betweentheintersectionsofHollemanDriveandFM2818 Case#08-00500217(LH) andJonesButlerRoadandFM2818. LaurenHovde,StaffPlanner,presentedthevariancetotheblocklengthalongHarvey MitchellParkwayandrecommendedapproval.Shealsopresentedthevariancetothe blocklengthrequirementsalongJonesButlerRoadandrecommendedapproval,withthe conditionthata20-footright-of-wayalongthenorthwestperimeterofthepropertybe dedicatedasaPublicAccessEasementanda12-foothardsurfacepathbeconstructedas ahikeandbikefacilityasaconnectionbetweenHollemanDriveandJonesButlerRoad. Shestatedifbothvarianceswereapproved,thensherecommendedapprovalofthefinal plat. Ms.HovdestatedthatifthevariancealongJonesButlerRoadwasdeniedthatthe applicantstatedthattheywouldbreaktheblocklengthatthislocationbycreatingacul- de-sacthatwouldonlyservetheFairfielddevelopment.Shestatedthattheapplicant doeshavetheoptiontobreaktheblocklengthbybuildingapublicstreetthatwould provideconnectionbetweenHollemanDriveand JonesButlerRoad. Therewasgeneraldiscussionregardingthevariances. VeronicaMorgan,Mitchell&Morgan,statedthatshedoesnotrecommendbuildinga publicstreetthroughtheproperty.Shewasalsoconcernedaboutwhowouldusethehike andbiketrails. LarryLee,SeniorPlannerforFairfieldResidential,statedthattheonlyoutstandingissue isconnectivity.HestatedthatthereisasidewalkconnectionfromJonesButlerRoadto HollemanDrivethatisprimarilyforresidences.Hesaidthathewouldbewillingtoputa sidewalkalongthesouthernperimeterofthepropertybetweenJonesButlerRoadand HollemanDrive.Healsosaidthathecouldallowthepublictousethesidewalkthrough thepropertybyputtingakeypadattheentrancethatwouldcallmanagementtoopenthe gates. DirectorCowellstatedthatifthesidewalkisputalongthesouthernperimeterofthe propertythatitneedstobemadeclearthatthe sidewalknotbein TXDOTright-of-way. CommissionerDavismotionedtoapprovethevariancetotheblocklengthalong HarveyMitchellParkway.CommissionerBaumansecondedthemotion,motion November6,2008P&ZRegularMeetingMinutesPage4of8 passed(4-3).ChairmanNicholsandCommissionersGreerandStearnswerein opposition. CommissionerDavisstatedthatheagreesthatthereshouldnotbevehicularaccessoffof Harvey MitchellParkway. CommissionerStearnsexpressedconcernwithconnectivityandstatedthatgated communitiesareaproblem. ChairmanNicholstabledthediscussionsotheapplicantcouldcomebackwitha specificlocationforthehikeandbiketrail. Theremainderoftheitemswereheardontheregularagenda. Ms.Hovdestatedthattheapplicantagreedtodedicate10-footofright-of-wayalongthe northwestperimeterofthepropertyasaPublicAccessEasementandconstructa4-foot sidewalkasanaccesswaybetweenHollemanDriveandJonesButlerRoad. CommissionerBaumanaskedifitwouldbeungatedaccessandMs.Hovdestatedthatit wouldbe. CommissionerDavismotionedtoapprovethevariancetotheblocklength requirementalongJonesButlerRoad,withtheconditionthata10-footright-of-way alongthenorthwestperimeterofthepropertybededicatedasaPublicAccess Easementanda4-footsidewalkbeconstructedasanaccesswaybetweenHolleman DriveandJonesButlerRoad.CommissionerWoodfinsecondedthemotion,motion passed(7-0). CommissionerDavismotionedtoapprovethefinalplat.CommissionerWoodfin secondedthemotion,motionpassed(7-0). 10.Presentation,possibleaction,anddiscussiononaVarianceRequesttoSection8-M.1, Sidewalks,oftheSubdivisionRegulations,andpresentation,possibleaction,and discussiononaFinalPlatfortheCuttingEdgeAdditionat7103RockPrairieRoadEast, consistingofoneloton5.005acres,generallylocatedalongRockPrairieRoadacross Case#08-00500224(MR) fromtheLandfill. MattRobinson,StaffPlanner,presentedthevariancerequesttoSection8-M.1,Sidewalks andrecommendedapprovalofthevariancerequestandfinalplat. Therewasgeneraldiscussionregardingthevariance. CommissionerDavismotionedtoapprovethevariance.CommissionerGreer secondedthemotion,motionpassed(7-0). CommissionerBaumanmotionedtoapprovethefinalplat.CommissionerDavis secondedthemotion,motionpassed(7-0). November6,2008P&ZRegularMeetingMinutesPage5of8 11.Publichearing,presentation,possibleaction,anddiscussionregardingarezoningfromR- 1SingleFamilyResidentialandA-OAgricultural-OpentoPDDPlannedDevelopment Districtfor120.77acreslocatedat1430HarveyMitchellParkwaySouthgenerally Case#08-00500155(JS) locatedoppositetheintersectionwithHollemanDrive. JasonSchubert,StaffPlanner,presentedtherezoningandrecommendedapprovalwith threeconditions:thewidthofthebufferareasbeaminimumof35feet;themaximum squarefeetofretailforareaF1(asdescribedintheapplicant’sletter)belimitedto75,000 squarefeet;andtheconnectionroadtoPlacePropertiesisconstructedasaprivatedrive insteadofapublicstreetanditsalignmentnotberestrictedtotheproposedlocationbut willbelocatedatanypointbetweenthetwopropertiessuchthattheconnectionismade. Therewasgeneraldiscussionregardingtherezoning. ChairmanNicholsopenedthepublichearing. VeronicaMorgan,511UniversityDrive,gaveaDVDpresentation.Shestatedthatitwas apedestriantypeofcommunitywheretrailsgoouttowherethegeneralpublicwillhave accesstothem. ChairmanNicholsclosedthepublichearing. CommissionerStearnsexpressedconcernaboutthetrafficgeneratedbythedevelopment andconnectivity. CommissionerSlackstatedthatthedevelopmentwasagooddesignandhelikedthatit wasbeingdevelopedasoneproperty. CommissionerDavismotionedtorecommendapprovaloftherezoningwiththe threeconditionslistedbystaff.CommissionerBaumansecondedthemotion, motionpassed(6-1).CommissionerStearnswasinopposition. 12.Publichearing,presentation,possibleaction,anddiscussiononanamendmenttoChapter 12,CityofCollegeStation,UnifiedDevelopmentOrdinanceSection5.9,Single-Family OverlayDistrictsasitrelatestotheminimumnumberofpetitionsignaturestorequestan Case#08-00500001(LK) overlay. LindsayKramer,SeniorPlanner,presentedtheordinanceamendmenttotheSingle- FamilyOverlayDistricts.Shestatedthatthatamendmentwillreducethepercentageof ownersrequiredtosignforapetitionrequestinganoverlayrezoningfrom60%to50% +1. Therewasgeneraldiscussionregardingtheordinanceamendment. ChairmanNicholsopenedthepublichearing. StevenSchloss,402W.DexterDrive,CollegeStation,Texas;JamesRobinson,605 Guernsey,CollegeStation,Texas;LisaRobinson,605Guernsey,CollegeStation,Texas; November6,2008P&ZRegularMeetingMinutesPage6of8 andDavidHart,1306BayouWoods,CollegeStation,Texas.Thecitizensspokeagainst theamendmentandsomeoftheconcernswerefairnessissuesandnotbeingabletohave diversityinneighborhoods. SherryEllison,2705BrookwayDrive,CollegeStation,Texas,spokeinfavorofthe ordinanceamendmentandstatedthatolderneighborhoodshavemoreofaproblem getting signatures. ChairmanNicholsclosedthepublichearing. CommissionerBaumanstatedthathebelievesthatthecurrentpercentageistoolowand thattheamendmentisbeingdoneforspecificneighborhoods. CommissionerDavisstatedthathewasuncomfortablenotbeingabletohavethesuper majority signingthepetition.Hesaidthatthereisareasonpeoplearenotparticipating. CommissionerStearnsstatedthathedidnotliketherequirementthatabsenteeowners hadtosignthepetitionbecausetheydonotlivethereandknowtheneighborhood. CommissionerSlackstatedthathedidnotbelievethattheordinancehasbeenenacted longenoughtomakechanges.Hesaidthatpreservingneighborhoodsiscritical. CommissionerGreerstatedthatreducingthepercentagerequirementmakesittooeasy. CommissionerBaumanmotionedtorecommenddenialoftheordinance amendment.CommissionerDavissecondedthemotion,motionpassed(6-1). CommissionerStearnswasinfavoroftheordinanceamendment. 13.Discussionandpossibleactiononfutureagendaitems–APlanningandZoningMember mayinquireaboutasubjectforwhichnoticehasnotbeengiven.Astatementofspecific factualinformationortherecitationofexistingpolicymaybegiven.Anydeliberation shallbelimitedtoaproposaltoplacethesubjectonanagendaforasubsequentmeeting. CommissionerBaumanaskedthatstafflookintoa sidewalkescrowfund. 14.Adjourn. CommissionerDavismotionedtoadjournthemeeting.CommissionerBauman secondedthemotion,motionedpassed(7-0). Meetingadjournedat11:00p.m. November6,2008P&ZRegularMeetingMinutesPage7of8 Approved: ____________________________________ JohnNichols,Chairman PlanningandZoningCommission Attest: _____________________________________ BrittanyCaldwell,StaffAssistant PlanningandDevelopmentServices November6,2008P&ZRegularMeetingMinutesPage8of8 FINALPLAT FOR HOPESUBDIVISION(FP) 08-00500187 SCALE: ÐÍÈÍÎÛÙÊ×É LOCATION: êÛÃÏÍÎØéÈÍÈÂ×ÊìÛÊÑÅÛÃÕ×Î×ÊÛÐÐÃÐÍÙÛÈ×ØÅ×ÉÈÍÖ éÈÛÈ×ôÓÕÔÅÛÃ ZONING: î û÷èò APPLICANT: ûØÛÏåÛÐÐÛÙ×ùÛÊÐÍÏÛÕÎÍéÇÊÆ×ÃÓÎÕ PROJECTMANAGER: ðÛÇÊ×ÎûôÍÆØ×éÈÛÖÖìÐÛÎÎ×Ê ÐÔÍÆØ×üÙÉÈÄÕÍÆ RECOMMENDATION: ûÌÌÊÍÆÛÐ ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ×ÍÖ ø×Ù×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ ø×Ù×ÏÚ×Ê DEVELOPMENTHISTORY Annexation: î û Zoning: î û÷èò PreliminaryPlat: éÇÚÏÓÈÈ×ØÅÓÈÔöÓÎÛÐìÐÛÈÛÉÉÇÌÌÍÊÈÓÎÕØÍÙÇÏ×ÎÈÛÈÓÍÎ SiteDevelopment: ø×Æ×ÐÍÌ×ØôÍÌ×÷ÆÛÎÕ×ÐÓÙÛÐùÔÇÊÙÔÅÛÉÙÍÎÉÈÊÇÙÈ×ØÓÎ ÛÖÈ×ÊÈÔ×ÐÛÎØÙÇÊÊ×ÎÈÐÃÚ×ÓÎÕÌÐÛÈÈ×ØÅÛÉÌÇÊÙÔÛÉ×ØÚÃÈÔ× ÙÔÇÊÙÔÓÎ COMMENTS: ParklandDedication: îÍÈÊ×ËÇÓÊ×ØÖÍÊÎÍÎÊ×ÉÓØ×ÎÈÓÛÐÉÇÚØÓÆÓÉÓÍÎÉ Water: åÛÈ×ÊÉ×ÊÆÓÙ×ÅÓÐÐÚ×ÌÊÍÆÓØ×ØÚÃúÊÇÉÔÃéÌ×ÙÓÛÐçÈÓÐÓÈÃøÓÉÈÊÓÙÈûÖÓÊ× ÖÐÍÅÛÎÛÐÃÉÓÉÏ××ÈÓÎÕÈÔ×ÏÓÎÓÏÇÏÊ×ËÇÓÊ×Ï×ÎÈÉÍÖÈÔ×úùéçÎÓÖÓ×Ø ø×ÉÓÕÎõÇÓØ×ÐÓÎ×ÉÔÛÉÚ××ÎÛÌÌÊÍÆ×Ø Sewer: èÔ×Ê×ÛÊ×ÙÇÊÊ×ÎÈÐÃÎÍ×ÄÓÉÈÓÎÕÉÛÎÓÈÛÊÃÉ×Å×ÊÏÛÓÎÉÛÆÛÓÐÛÚÐ×ÈÍÉ×ÊÆ× ÈÔÓÉÌÊÍÌ×ÊÈÃèÔ×ÃÛÊ×ÛÐÈ×ÊÎÛÈ×ÐÃÌÊÍÌÍÉÓÎÕÛÎíÎéÓÈ×é×ÅÛÕ×öÛÙÓÐÓÈÃ ÈÍÉ×ÊÆÓÙ×ÈÔ×ÌÊÍÌ×ÊÈÃÅÔÓÙÔÔÛÉÛÎÛÊ×ÛÐÛÊÕ×ÊÈÔÛÎÈÔ×ÛÙÊ× ÏÓÎÓÏÇÏÊ×ËÇÓÊ×ØèÔ×É×ÌÈÓÙÉÃÉÈ×ÏÏÇÉÈÚ×ÓÎÉÈÛÐÐ×ØÛÎØÏÛÓÎÈÛÓÎ×Ø ÓÎÛÙÙÍÊØÛÎÙ×ÅÓÈÔúÊÛÂÍÉùÍÇÎÈÃô×ÛÐÈÔø×ÌÛÊÈÏ×ÎÈÊ×ÕÇÐÛÈÓÍÎÉ Streets: îÍÌÇÚÐÓÙÉÈÊ××ÈÉÛÊ×ÌÊÍÌÍÉ×ØÅÓÈÔÈÔÓÉìÐÛÈèÔ×ÉÇÚÒ×ÙÈÌÊÍÌ×ÊÈÃÓÉ ÐÍÙÛÈ×ØÍÎêÛÃÏÍÎØéÈÍÈÂ×ÊìÛÊÑÅÛÃÅÔÓÙÔÓÉÙÐÛÉÉÓÖÓ×ØÛÉöÊ××ÅÛÃÍÎ ÈÔ×ùÓÈÃªÉèÔÍÊÍÇÕÔÖÛÊ×ìÐÛÎ Off-siteEasements: îÍÎ×ÛÈÈÔÓÉÈÓÏ× Drainage: øÊÛÓÎÛÕ×ÓÉÕ×Î×ÊÛÐÐÃÈÍÈÔ×ÉÍÇÈÔÅ×ÉÈÅÓÈÔÓÎÛÎÇÎÎÛÏ×ØÅÛÈ×ÊÉÔ×Ø Î×ÛÊÈÔ×úÊÛÂÍÉêÓÆ×Ê FloodPlain: èÔ×Ê×ÓÉÎÍö÷ïûÊ×ÕÇÐÛÈ×ØÖÐÍÍØÌÐÛÓÎÐÍÙÛÈ×ØÍÎÈÔ×ÌÊÍÌ×ÊÈÃ OversizeRequest: î û ImpactFees: î û REVIEWCRITERIA CompliancewithSubdivisionRegulations: èÔ×ÛÌÌÐÓÙÛÎÈÅÓÉÔ×ÉÈÍÌÐÛÈÈÔÓÉÌÊÍÌ×ÊÈÃÓÎÈÔ× ×ÄÓÉÈÓÎÕÙÍÎÖÓÕÇÊÛÈÓÍÎèÔÓÉÌÐÛÈÓÉÓÎÙÍÏÌÐÓÛÎÙ×ÅÓÈÔÈÔ×éÇÚØÓÆÓÉÓÍÎê×ÕÇÐÛÈÓÍÎÉ ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ ø×Ù×ÏÚ×Ê STAFFRECOMMENDATIONS éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛÌÌÊÍÆÛÐ SUPPORTINGMATERIALS ûÌÌÐÓÙÛÈÓÍÎ ùÍÌÃÍÖöÓÎÛÐìÐÛÈÌÊÍÆÓØ×ØÓÎÌÛÙÑ×È ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ×ÍÖ ø×Ù×ÏÚ×Ê FINALPLAT FOR TOWERPOINTPH1A(FP) 08-00500292 SCALE: ÙÍÏÏ×ÊÙÓÛÐÐÍÈÍÎ ÛÙÊ×É LOCATION: îÍÊÈÔÅ×ÉÈÙÍÊÎ×ÊÍÖÈÔ×ÓÎÈ×ÊÉ×ÙÈÓÍÎÍÖûÊÊÓÎÕÈÍÎêÍÛØÛÎØ åÓÐÐÓÛÏøöÓÈÙÔìÛÊÑÅÛÃ ZONING: ùõ×Î×ÊÛÐùÍÏÏ×ÊÙÓÛÐÛÎØíæùÍÊÊÓØÍÊíÆ×ÊÐÛÃ APPLICANT: ûÎØÃå×ÓÎ×ÊùÍÐÐ×Õ×éÈÛÈÓÍÎïÛÊÑ×ÈÌÐÛÙ×ðìÛÎØ èÓÏÍÈÔÃùÊÍÅÐ×ÃùÊÍÅÐ×Ãø×Æ×ÐÍÌÏ×ÎÈùÍÊÌÍÊÛÈÓÍÎ PROJECTMANAGER: òÛÉÍÎéÙÔÇÚ×ÊÈûóùìéÈÛÖÖìÐÛÎÎ×Ê ÒÉÙÔÇÚ×ÊÈüÙÉÈÄÕÍÆ RECOMMENDATION: ûÌÌÊÍÆÛÐ ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ×ÍÖ ø×Ù×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ ø×Ù×ÏÚ×Ê DEVELOPMENTHISTORY Annexation: Zoning: ùõ×Î×ÊÛÐùÍÏÏ×ÊÙÓÛÐ íæùÍÊÊÓØÍÊíÆ×ÊÐÛÃ PreliminaryPlat: èÔ×ÉÇÚÒ×ÙÈÌÊÍÌ×ÊÈÃÓÉÌÛÊÈÍÖÈÔ×ùÊÍÅÐ×ÃèÊÛÙÈïÛÉÈ×ÊìÐÛÎ ÍÊÓÕÓÎÛÐÐÃÛÌÌÊÍÆ×ØÓÎÛÎØÔÛÉÔÛØÉÇÚÉ×ËÇ×ÎÈÊ×ÆÓÉÓÍÎÉ ûìÊ×ÐÓÏÓÎÛÊÃìÐÛÈÖÍÊÈÔ×èÍÅ×ÊìÍÓÎÈéÇÚØÓÆÓÉÓÍÎÌÍÊÈÓÍÎÅÛÉ ÍÊÓÕÓÎÛÐÐÃÛÌÌÊÍÆ×ØÓÎ ÛÎØÅÛÉÊ×ÆÓÉ×ØÓÎûÇÕÇÉÈ SiteDevelopment: æÛÙÛÎÈ COMMENTS ParklandDedication: ìÊÍÌ×ÊÈÃÓÉÎÍÎÊ×ÉÓØ×ÎÈÓÛÐÎÍÎ×Ê×ËÇÓÊ×Ø REVIEWCRITERIA CompliancewithSubdivisionRegulations: èÔ×öÓÎÛÐìÐÛÈÙÍÎÖÍÊÏÉÈÍìÔÛÉ×ûÍÖÈÔ× ÛÌÌÊÍÆ×ØìÊ×ÐÓÏÓÎÛÊÃìÐÛÈÖÍÊÈÔÓÉÉÇÚØÓÆÓÉÓÍÎûìç÷ÛÎØÛÎûÙÙ×ÉÉ÷ÛÉ×Ï×ÎÈÛÊ×ÓÐÐÇÉÈÊÛÈ×Ø ÛØÒÛÙ×ÎÈÈÍÈÔ×ÌÐÛÈÛÎØÈÔ×É××ÛÉ×Ï×ÎÈÉÅÓÐÐÎ××ØÈÍÚ××Ä×ÙÇÈ×ØÛÎØæÍÐÇÏ×ÛÎØìÛÕ× ÌÊÍÆÓØ×ØÍÎÈÔ×ÌÐÛÈÚ×ÖÍÊ×ÓÈÙÛÎÚ×Ê×ÙÍÊØ×ØÛÉÉÔÍÅÎ STAFFRECOMMENDATIONS éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛÌÌÊÍÆÛÐÍÖÈÔ×öÓÎÛÐìÐÛÈ SUPPORTINGMATERIALS ûÌÌÐÓÙÛÈÓÍÎ ùÍÌÃÍÖöÓÎÛÐìÐÛÈÌÊÍÆÓØ×ØÓÎÌÛÙÑ×È ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ ø×Ù×ÏÚ×Ê è×ÄÛÉûÆ×ÎÇ×ìíúÍÄ ùÍÐÐ×Õ×éÈÛÈÓÍÎè×ÄÛÉ ìÔÍÎ× öÛÄ MEMORANDUM îÍÆ×ÏÚ×Ê èíï×ÏÚ×ÊÉÍÖÈÔ×ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎ öêíïúÍÚùÍÅ×ÐÐøÓÊ×ÙÈÍÊ éçúò÷ùèóÎÙÍÊÌÍÊÛÈÓÍÎÍÖéÇÚØÓÆÓÉÓÍÎê×ÕÇÐÛÈÓÍÎÉÓÎÈÍÈÔ×çøí ÈÔ ûÉÃÍÇÅÓÐÐÊ×ÙÛÐÐÛÈÃÍÇÊîÍÆ×ÏÚ×Ê Ï××ÈÓÎÕÃÍÇÊ×ÙÍÏÏ×ÎØ×ØÛÌÌÊÍÆÛÐÍÖÈÔ×Ê×ÆÓÉÓÍÎÍÖ ÈÔ×çøíÈÍÓÎÙÍÊÌÍÊÛÈ×ÈÔ×éÇÚØÓÆÓÉÓÍÎê×ÕÇÐÛÈÓÍÎÉÛÎØÈÍÛÏ×ÎØÈÔ×Ê×ÐÛÈ×ØÐÛÎÕÇÛÕ×èÔÓÉ Ê×ÙÍÏÏ×ÎØÛÈÓÍÎÅÛÉÅÓÈÔÈÔ×ÇÎØ×ÊÉÈÛÎØÓÎÕÈÔÛÈÈÔ×Ê×Ê×ÏÛÓÎ×ØÉÍÏ×ÉÈÃÐÓÉÈÓÙÊ×ÆÓÉÓÍÎÉûÉó ÉÈÛÈ×ØÛÈÈÔ×Ï××ÈÓÎÕÉÈÛÖÖÔÛÉÓÎÙÐÇØ×ØÉÈÊÓÑ×ÍÇÈÛÎØÇÎØ×ÊÐÓÎ×Æ×ÊÉÓÍÎÉÍÖøÊÛÖÈçøíûÊÈÓÙÐ× ÛÎØøÊÛÖÈçøíûÊÈÓÙÐ×ÈÍÙÐÛÊÓÖÃÅÔ×Ê×ÈÔ×É×ÉÈÃÐÓÉÈÓÙÊ×ÆÓÉÓÍÎÉÔÛÆ×ÍÙÙÇÊÊ×ØçÎÐ×ÉÉÎÍÈ×Ø ÚÃÛÉÈÊÓÑ×ÍÇÈÍÊÛÎÇÎØ×ÊÐÓÎ×ÛÐÐÐÛÎÕÇÛÕ×Ê×ÏÛÓÎÉÈÔ×ÉÛÏ×ÛÉÌÊ×É×ÎÈ×ØÈÍÈÔ×ìâ ÈÔ ùÍÏÏÓÉÉÓÍÎÍÎîÍÆ×ÏÚ×Ê ðÓÑ×ÅÓÉ×ÛÐÐÈÔ×ÐÛÎÕÇÛÕ×ÙÍÎÈÛÓÎ×ØÓÎÈÔ×ØÊÛÖÈçøíé×ÙÈÓÍÎÉ ÈÔ øÛÎØÊ×ÏÛÓÎÛÉÌÊ×É×ÎÈ×ØÈÍÈÔ×ìâùÍÏÏÓÉÉÓÍÎÍÎîÍÆ×ÏÚ×Ê èÔÓÉÊ×ÆÓÉ×ØÐÛÎÕÇÛÕ×ÛÐÍÎÕÅÓÈÔÈÔ×ìâÊ×ÙÍÏÏ×ÎØÛÈÓÍÎÖÍÊÛÌÌÊÍÆÛÐÅÓÐÐÚ×ÌÊ×É×ÎÈ×ØÈÍÈÔ× ÈÔ ùÓÈÃùÍÇÎÙÓÐÛÈÈÔ×ÓÊÏ××ÈÓÎÕÍÎø×Ù×ÏÚ×Ê Attachments øÊÛÖÈçøíûÊÈÓÙÐ× ×ÎÈÓÊ×ÛÊÈÓÙÐ× øÊÛÖÈçøíûÊÈÓÙÐ××ÎÈÓÊ×ÛÊÈÓÙÐ× HomeofTexasA&MUniversity Article3.DevelopmentReviewProcedures Section3.1 General ApprovalProcedures Article3.DevelopmentReviewProcedures 3.1GeneralApprovalProcedures A.ConformitywithUnifiedDevelopmentOrdinance(UDO)andtheComprehensivePlan TheprovisionsofthisUDOandtheComprehensivePlanshallapplytoandbebindingonany andallpersons,firms,orcorporationswhosinglyorjointlyseektodevelop,redevelop,or otherwisechangeexistinglanduseswithinthecorporatelimitsoftheCityofCollegeStation and,whereapplicable,itsextraterritorialjurisdiction(ETJ).CompliancewiththeUDOandthe ComprehensivePlanincludesthededicationandconstructionofidentifiedinfrastructure,right- of-wayorimprovementofspecifiedfacilitiesincludingbutnotlimitedtosidewalks,bikeways, thoroughfares,etc. PreapplicationConference B. PriortothesubmissionofanapplicationrequiredbythisUDO,applicantsareencouragedto scheduleandattendanoptionalpreapplicationconferencewiththeCityStaffpriorto submittinganyapplication.PreapplicationconferenceswithCityStaffmaybeusedtodiscuss, ingeneral,procedures,standards,orregulationsrelatingtoaproposeddevelopment.Ifa preapplicationconferenceisrequested,theAdministratorwillrequiretheapplicanttosubmit informationpriortothepreapplicationconferencetoallowstafftimetoreviewtheproposal. ApplicationFormsandFees C. The followingregulationsshallapplytoallapplications: 1.Forms ApplicationsrequiredunderthisUDOshallbesubmittedusingcorrectcomletedforms, whereapplicable,withanyrequestedinformationandattachments,andinsuch numbers,asrequiredbytheCity,includinganychecklistsforsubmittals.The Administratorshallhavetheauthoritytorequestanyotherpertinentinformation requiredtoensurecompliancewiththisUDO. 2.Electronic SubmissionRequired Allplatsandsiteplansshallbepreparedandsubmitteduponrequestinanelectronic formacceptabletotheAdministratorandcompatiblewiththeCity’sGeographic InformationSystem(GIS). 3.Fees a.Filingfeesshallbeestablishedfromtime-to-timebyresolutionoftheCityCouncil forthepurposeofdefrayingtheactualcostofprocessingtheapplication. b.Allrequiredfeesshallbemadepayableto "TheCityofCollegeStation." c.Anapplicantwhohaspaidtheappropriatefeepursuanttosubmissionofan application,butwhochoosestowithdrawsuchapplicationpriortoanynotification, review,oractiontaken,shallbeentitledtoarefundoffiftypercent(50%)ofthe totalamountpaiduponwrittenrequesttotheCityexceptthatthefilingfee required fortextormapamendmentsshallnotberefundable. d.TheAdministratormaywaiveorreducedevelopment-relatedfeesonacase-by- casebasis.ThefollowingcriteriashallbeusedbytheAdministratortoevaluate suchrequests: Theapplicant isnot financiallyabletopaythefees;and 1) TheCity isrequestingachangetotheapprovedplat. 2) ApplicationDeadline D. AllapplicationsshallbecompletedandsubmittedtotheAdministratorinaccordancewitha scheduleestablishedbytheCity.Anapplicationshallnotbeconsideredofficiallysubmitted until ithasbeendeterminedtobecomplete inaccordancewiththisUDO. 3-1 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.1 General ApprovalProcedures Application Completeness E. AnapplicationshallbeconsideredsubmittedonlyaftertheAdministratorhasdetermined it is complete. This includesdeterminingwhether it isaccompaniedwithanyrequired forms, mandatory information(includingallexhibits),andtheapplicable fee.Ifanapplication is determinedtobe incomplete,no furtherprocessingoftheapplicationshalloccuruntilthe deficienciesarecorrected.AnapplicationofanykindunderthisArticleexpiresandapplication th fee forfeitedonorafterthe forty-fifth(45)dayaftertheapplication isdeemed incomplete if: 1.Theapplicant failstoprovidedocumentsorother informationnecessarytocomplywith thetechnicalrequirementsofthisUDOasto formandcontentofthesubmittal; 2.TheCitynotifiestheapplicant, inwriting,ofthe failuretoprovidespecificdocumentsor other informationwithinten(10)businessdays fromthe filingdate,notingthedatethe applicationwillexpire if same isnotprovided;and 3.Theapplicant failstoprovidethespecifieddocumentsorother informationwithinthe timeprovided inthenotice. F.RequiredPublicNotice 4.Summaryof Notice Required Noticeshallberequired fordevelopmentreviewasshown inthe followingtable. ApplicationTypePublishedMailedAgendaPosted ComprehensivePlan AmendmentXX ZoningMap Amend.(Rezoning)XXX UDOText AmendmentXX ConditionalUsePermitXXX Subdivision-Replats*X*X*X DesignDistrict- SitePlan/Bldg.X Certificateof AppropriatenessX CertificateofDemolition(No XXX economically viableuse) Variances– ZBA XXX Appeals– SitePlan&DrivewayX Waiver– SubdivisionDesignX Waiver– BufferRequirementsX AdministrativeAppealsXX *OnlywhenrequiredpertheLocal GovernmentCode. PerOrdinanceNo. 3110(September 22,2008) 2.SpecificNoticeRequirements a.PublishedNotice APublicHearingNoticeshallbeplacedbytheAdministratoratleastonceinthe th officialnewspaperoftheCitybeforethefifteenth(15)daybeforethedateofthe hearingforthepurposeofnotifyingthepublicofthetimeandplaceofsuchpublic hearingandthesubstanceofthepublichearingagendaitemsthatmaybe consideredorreviewed. PerOrdinanceNo. 2906(June 22,2006) b.MailedNotice Anoticeofpublichearingshallbesenttoownersofrecordofrealproperty,as indicatedbythemostrecentlyapprovedmunicipaltaxroll,withintwo-hundred feet(200’)oftheparcelunderconsideration.Thenoticemaybeservedbyits depositinthemunicipality,properlyaddressedwithpostagepaid,inU.S.mail th beforethe fifteenth(15)daybeforethedateofthehearing. 3-2 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.1 General ApprovalProcedures c.ContentofNotice Apublishedormailednoticeshallprovideatleastthefollowingspecific information: Thegeneral locationof landthat isthesubjectoftheapplication; 1) Thesubstanceoftheapplication,includingthemagnitudeofproposed 2) developmentandthecurrentzoningdistrict; Thetime,date,and locationofthepublichearing;and 3) AphonenumbertocontacttheCity. 4) 3.PublicHearing Signs Forthepurposeofnotifyingthepublic,theAdministratormayrequiretheinstallationof asignonthepropertypriortothepublichearing.Thespecificationsincludingsize, location,andcontentofpublichearingsignsshallbeestablishedbytheAdministrator. 4.RequiredHearingsandReviewingBody Thefollowingtableillustratesthetypesofreviewrequiringapublichearingandthe reviewbodyresponsible forconductingthehearing. ZoningLandmarkPlanningandCity ApplicationType BoardofCommissionZoningCouncil AdjustmentCommission ComprehensivePlan AmendmentXX ZoningMap Amendment(Rezoning)XX ZoningMap Amendment(Rezoning- XXX HistoricPreservationOverlayDistrict) CertificateofDemolition(No X economically viableuse) UDOText AmendmentXX ConditionalUsePermitXX Subdivision*X Variances– ZBA X AdministrativeAppealsX *Onlywhenrequiredperthe LGC. OCALOVERNMENTODE PerOrdinanceNo. 3110(September 22,2008) SimultaneousProcessingofApplications G. Twoormoreformsofreviewandapprovalaretypicallyrequiredinthedevelopmentprocess. DevelopmentproposalsthatrequireapplicationsforZoningMapAmendments(Rezoning)are requiredtobeacteduponbytheCityCouncilbeforeplatandotherdevelopmentapplications willbeacceptedforreviewbytheCity.Inaddition,PreliminaryPlatsaretobeacteduponby thePlanning&ZoningCommissionbeforeasubsequentFinalPlatisconsidered.Other applicationsfordevelopmentapprovalsmay,attheoptionoftheAdministrator,beprocessed simultaneously,solongastheapprovalproceduresforeachindividualapplicationcanbe completedpursuanttotherequirementsofthisUDO.Suchprocessingshalloccuratthe applicant’sownrisk. DormantProjects H. 1.Any individualpermit,authorizationorapprovalrequired inthisUDOexpirestwenty-four (24)months fromthedateofmakingcompleteapplication forsameor fromthedate vestingoccurspursuanttoChapter245 TLGC if noprogresshas EXASOCALOVERNMENTODE beenmadetowardscompletionoftheprojector if theexpirationdate isnototherwise extendedpursuanttothetermsofthisUDO. 2.Forprojectsrequiringmorethanonepermit,authorizationorapproval,thereshallbean expirationdateof five(5)years fromthedatethe firstcompleteapplication is filed for theprojector fromthedatevestingoccurspursuanttoChapter245 TL EXASOCAL 3-3 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.1 General ApprovalProcedures GC if noprogress ismadetowardscompletionoftheprojector if the OVERNMENTODE expirationdate isnototherwiseextendedpursuanttothetermsofthisUDO. 3.ForpurposesofthisSection,progresstowardscompletionoftheproject isasdefinedby Chapter245 TLGC. EXASOCALOVERNMENTODE Appeals I. Anappealofanyfinaldecisionshallbefiledwiththeappropriateentitywithinthirty(30) days.Ifnoappeal is filedwithinthirty(30)days,thedecisionshallbe final. 3.2ZoningMapAmendment(Rezoning) Preapplication Conference Purpose A. Toestablishandmaintainsound,stable,anddesirabledevelopment withintheterritoriallimitsoftheCity,theOfficialZoningMapmaybe Application amendedbaseduponchangedorchangingconditionsinaparticular Submittal Staff areaorintheCitygenerally,ortorezoneanareaorextendthe Review boundaryofanexistingzoningdistrict.Allamendmentsshallbein accordancewiththeComprehensivePlanasmay, fromtimetotime,. B.InitiationofAmendments Planning& Zoning Commission 1.AnamendmenttotheOfficialZoningMapmaybe initiatedby: 2.CityCouncilon itsownmotion; 3.ThePlanningandZoningCommission; 4.TheAdministrator;or City Council 5.Thepropertyowner(s). AmendmentApplication C. Acompleteapplicationforazoningmapamendmentshallbe submittedtotheAdministratorassetforthintheGeneralApprovalProceduresSectionin Article3ofthisUDOandhere in. 1.Asapplicable,applicantsshallsubmittheinformation,documents,andmaterialsset forth inthe TrafficImpactAnalysesSection inArticle7ofthisUDO. 2.ApplicationrequestsforaPlannedDevelopmentDistrict(PDD)andPlannedMixed-Use District(P-MUD)shallprovidethe followingadditional information: a.Awrittenstatementofthepurposeand intentoftheproposeddevelopment; b.A listandexplanationofthepotential landusespermitted;and c.Aconceptplanasdescribed inConceptPlanReviewSection inArticle3ofthisUDO. PerOrdinanceNo. 2981(May24,2007) 3.ApplicationrequestsforaNeighborhoodPrevailingOverlayDistrict(NPO)shallprovide the followingadditional information: a.Anoriginalplatofthesubdivision;and b.Apetitionincludingdatedsignaturesbysixtypercent(60%)ofcurrentproperty owners intheneighborhood insupportoftheoverlay;and c.ContactinformationforallNeighborhoodAssociationorHomeownersAssociation committeemembers. 4.ApplicationrequestsforaNeighborhoodConservationOverlayDistrict(NCO)shall providethe followingadditional information: a.Anoriginalplatofthesubdivision; b.Apetitionincludingdatedsignaturesbysixtypercent(60%)ofthepropertyowners intheneighborhood insupportoftheoverlay; c.ContactinformationforallNeighborhoodAssociationorHomeownersAssociation committeemembers; d.Alistofsix(6)propertyownersintheneighborhoodtoserveonneighborhood 3-4 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.2 ZoningMap Amendment(Rezoning) stakeholdercommittee;and e.Achecklistoftheproposed itemstobe included intheConservationStudy. PerOrdinanceNo. 3029(December 13,2007) 4.Applicationrequest foraHistoricPreservationOverlay Districtshallprovidethe following additional information: a.An inventoryandsurveyofstructurestobe included intherezoning,submittedon a formprovidedbytheHistoricPreservationOfficer; b.Acurrentphotographofeachproperty included intherezoning,and its improvements; c.Historicalphotographs,whereavailable;and d.AcompletedDesignation Report.Upon initiationofthehistoricdesignation procedure,theHistoricPreservationOfficershallcoordinateresearchtocompilea writtenreportregardingthehistorical,cultural,andarchitecturalsignificanceof theplaceorareaproposed forhistoricdesignationattherequestoftheapplicant, buttherezoningapplicationwillnotbeconsideredcompleteuntilthereporthas beencompleted.ADesignation Reportshall includeastatementoneachofthe followingtotheextentthattheyapply: 1)A listingofthearchitectural,archaeological,paleontological,cultural, economic,social,ethnic,political,orhistoricalcharacteristicsuponwhichthe nomination isbased; 2)Adescriptionofthehistorical,culturalandarchitecturalsignificanceofthe structuresandsites; 3)Identificationofcontributingandnoncontributingresourcestotheproposed district;and 4)AdescriptionoftheboundariesoftheproposedHistoricPreservationOverlay District, includingsubareasandareaswherenewconstructionwillbe prohibited. PerOrdinanceNo. 3110(September 11,2008) D.ApprovalProcess 1.PreapplicationConference PriortothesubmissionofanapplicationforaZoningMapAmendment,applicantsare encouragedtoscheduleandattendanoptionalpreapplicationconferenceinaccordance withandforthepurposesassetforthelsewhereinthisUDOforpreapplication conferences. IftheAdministratordeterminesthatthemapamendmentrequestisnotinconformity withtheComprehensivePlan,heshallnotaccepttheapplicationforthemap amendment,andnofurtherprocessingshalloccuruntilthemapamendmentisin conformity. 2.RequiredMeetings NeighborhoodMeeting. a. PriortothesubmissionofanapplicationforaZoningMapAmendmentforaNPO orNCOOverlayRezoning,allpotentialapplicantsshallrequesttosetupa NeighborhoodMeetingwithCityStaff. HistoricPreservationOfficer. b. Priortothesubmissionofanapplication foraZoningMapAmendmentfor aHistoricPreservationOverlayDistrictrezoning,allpotentialapplicants shallrequestaNeighborhoodMeetingwiththeHistoricPreservation Officer.Thepurposeofthe meetingistopresentinformationaboutthe proposedoverlayandexplaintheprocessofrezoningtotheneighborhood. PerOrdinanceNo. 3110(September 11,2008) 3-5 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.2 ZoningMap Amendment(Rezoning) 3.ReviewandReportbyAdministrator WiththeexceptionofapplicationsforHistoricPreservationOverlayDistricts,oncethe applicationiscomplete,theAdministratorshallreviewtheproposedamendmenttothe OfficialZoningMapinlightoftheComprehensivePlan,subjecttothecriteria enumeratedinArticle4,ZoningDistricts,andgiveareporttothePlanningandZoning Commissiononthedateofthescheduledpublichearing. PerOrdinanceNo. 3110(September 11,2008) 4.ReviewandReportbyHistoricPreservationOfficer Anapplication foraHistoricPreservationOverlay Districtrezoningshallbereviewedby theHistoricPreservationOfficer,whoshallreviewtheproposedamendment in lightof theComprehensivePlan,subjecttothecriteriaenumerated inArticle4,Zoning Districts,andtheHistoricPreservationOverlay DistrictSection inArticle5,andgivea reporttotheLandmarkCommissiononthedateofthescheduledpublichearing. PerOrdinanceNo. 3110(September 11,2008) 5.ReferralToLandmarkCommission TheHistoricPreservationOfficer,uponreceiptofanapplicationtoamendtheOfficial ZoningMaptoaHistoricPreservationOverlay District,shallreferthesametothe LandmarkCommission forstudy,hearing,andreport. ThePlanningandZoning CommissionmaynotholdapublichearingormakeareporttotheCityCounciluntil it hasreceivedareport fromtheLandmarkCommission. PerOrdinanceNo. 3110(September 11,2008) 6.RecommendationbyLandmarkCommission TheLandmarkCommissionshallpublish,post,andmailpublicnotice inaccordance withthe GeneralApprovalProceduresSection inArticle3ofthisUDO. TheLandmark CommissionshallholdapublichearingandmakearecommendationtothePlanning andZoningCommission. PerOrdinanceNo. 3110(September 11,2008) 7.ReferralToPlanningandZoningCommission WiththeexceptionofapplicationsforHistoricPreservationOverlayDistricts,the Administrator,uponreceiptofpetitiontoamendtheOfficialZoningMap,shallreferthe sametotheCommissionforstudy,hearing,andreport.Foranapplicationtoamend theOfficialZoningMaptoaHistoricPreservationOverlayDistrict,theHistoric PreservationOfficershallreferthesametothePlanningandZoningCommissionfor study,hearing,andreportwiththereportoftheLandmarkCommission.TheCity CouncilmaynotenacttheproposedamendmentuntilthePlanningandZoning Commissionmakes itsreporttotheCityCouncil. PerOrdinanceNo. 3110(September 11,2008) 8.RecommendationbyPlanningandZoningCommission ThePlanningandZoningCommissionshallpublish,post,andmailpublicnoticein accordancewiththeGeneralApprovalProceduresSectioninArticle3ofthisUDO.The CommissionshallholdapublichearingandrecommendtotheCityCouncilsuchaction astheCommissiondeemsproper. 3-6 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.2 ZoningMap Amendment(Rezoning) 9.CityCouncilAction a.Notice TheCityCouncilshallpublish,post,andmailpublicnoticeinaccordancewiththe GeneralApprovalProceduresSectioninArticle3ofthisUDO,andholdapublic hearingbeforetakingfinalactiononanapplicationtoamendtheOfficialZoning Map. PerOrdinanceNo. 3110(September 11,2008) b.PublicHearing TheCityCouncilshallholdapublichearingandapprove,approvewith modifications,ordisapprovetheapplicationtoamendtheOfficialZoningMap. c.EffectofProtesttoProposedAmendment IfaproposedchangetothisUDOorrezoningisprotestedinaccordancewith Chapter211ofthe TLGC,theproposedchangemust EXASOCALOVERNMENTODE receive,inordertotakeeffect,theaffirmativevoteofatleastthree-fourthsofall membersoftheCityCouncil.Theprotestmustbewrittenandsignedbythe ownersofatleasttwentypercent(20%)ofeithertheareaoflotscoveredbythe proposedchange,oroftheareaofthelotsorlandimmediatelyadjoiningthearea coveredbytheproposedchangeandextendingtwohundredfeet(200’)fromthat area. d.ReviewCriteria Indeterminingwhethertoapprove,approvewithmodifications,ordisapprovethe proposedOfficialZoningMapamendment,theCityCouncilshallconsiderthe followingmattersregardingtheproposedamendment: ConsistencywiththeComprehensivePlan; 1) Compatibilitywiththepresentzoningandconformingusesofnearby 2) propertyandwiththecharacteroftheneighborhood; Suitabilityofthepropertyaffectedbytheamendmentforusespermittedby 3) thedistrictthatwouldbemadeapplicablebytheproposedamendment; Suitabilityofthepropertyaffectedbytheamendmentforusespermittedby 4) thedistrictapplicabletothepropertyatthetimeoftheproposed amendment; Marketabilityofthepropertyaffectedbytheamendmentforusespermitted 5) bythedistrictapplicabletothepropertyatthetimeoftheproposed amendment;and Availabilityofwater,wastewater,stormwater,andtransportationfacilities 6) generallysuitableandadequate fortheproposeduse. Inaddition, forproposedamendmentstoHistoricPreservationOverlay 7) Districts,theCityCouncilshallconsider if theproposedamendmentcontains property(ies)andanenvironmentalsettingwhichmeetstwoormoreofthe criteria fordesignationofaHistoricPreservationOverlay Districtas described intheHistoricPreservationOverlay DistrictSection inArticle5of thisUDO. PerOrdinanceNo. 3110(September 11,2008) e.EffectofHistoricPreservationOverlayDistrictZoningUponOfficialPublic Records UpondesignationofapropertywithaHistoricPreservationOverlay District,the CityCouncilshallcausethedesignationtoberecorded intheOfficialPublic RecordsofRealPropertyofBrazosCounty, Texas,thetaxrecordsoftheCityof CollegeStation,andtheBrazosCountyAppraisalDistrict,aswellastheofficial zoningmapoftheCityofCollegeStation. PerOrdinanceNo. 3110(September 11,2008) 3-7 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.2 ZoningMap Amendment(Rezoning) LimitationonReapplication E. IfanapplicationforrezoningisdeniedbytheCityCouncil,anotherapplicationfor reclassificationofthesamepropertyoranyportionthereofshallnotbeconsideredwithina periodofone-hundredandeighty(180)daysfromthedateofdenial,unlessthePlanningand ZoningCommission findsthatoneofthe following factorsareapplicable: PerOrdinanceNo. 3110(September 11,2008) 1.There isasubstantialchange incircumstancesrelevanttothe issuesand/or facts consideredduringreviewoftheapplicationthatmightreasonablyaffectthedecision- makingbody’sapplicationoftherelevantreviewstandardstothedevelopmentproposed intheapplication; 2.Neworadditional information isavailablethatwasnotavailableatthetimeofthereview thatmightreasonablyaffectthedecision-makingbody’sapplicationoftherelevant reviewstandardstothedevelopmentproposed; 3.Anewapplication isproposedtobesubmittedthat ismateriallydifferent fromtheprior application(e.g.,proposesnewusesorasubstantialdecrease inproposeddensitiesand intensities);or 4.The finaldecisionontheapplicationwasbasedonamaterialmistakeof fact. F.Repealofa Single-FamilyOverlayDistrict 1.Arepealofasingle-familyoverlaydistrictmaybe initiatedby: 2.CityCouncilon itsownmotion; 3.ThePlanningandZoningCommission; 4.TheAdministrator;or 5.Bypetitionofsixtypercent(60%)ofthepropertyowner(s) inthesubjectdistrict. Arepealofasingle-familyoverlaydistrictisconsideredarezoningandissubjecttothe ZoningMapAmendmentrequirementsherein. PerOrdinanceNo. 3029(December 13,2007) 3.3 PlatReview Applicability.ThisSectionappliestothesubdivisionand A. Preapplication Conference developmentofpropertyassetforthherein. 1.SubdivisionPlatRequired a.SubdivisionofpropertywithintheCity limitsor Application extraterritorialjurisdiction(ETJ)oftheCityofCollege Submittal Station isrequiredtobeapproved inaccordancewith Staff Review applicablestate lawandasset forthhereinwhenoneor moreofthe followingoccurs: Completeness Review Thedivisionof land(foranypurpose) intotwoor 1) moreparcelsto layoutasubdivisionofthetract, includinganadditiontotheCity,to layoutsuburban, building,orother lots,orto layoutstreets,alleys, Parks & RecreationBoard squares,parksorotherpartsofthetract intendedto bededicatedtopublicuseor fortheuseof purchasersorownersof lots frontingontoor adjacenttothestreets,alleys,squares,parksor otherparts; Planning & Zoning Developmentonaparcelnotpreviously legally 2) Commission subdivided; Resubdivisionof landthathaspreviouslybeen 3) platted;or Amendmentofanyapprovedplat. 4) 3-8 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview b.TypesofSubdivisionFilingsRequired PreliminaryPlat:APreliminaryPlat isrequired forthesubdivisionofall 1) propertywithintheCity limitsorETJoftheCityofCollegeStation. FinalPlats:AFinalPlat isrequired forthesubdivisionofallpropertywithin 2) theCity limitsorETJoftheCityofCollegeStation. TheFinalPlatshall conformtothePreliminaryPlatasapprovedbythePlanningandZoning Commission,provided it incorporatesallchanges,modifications,corrections, andconditionsimposedbythePlanningandZoningCommission;andprovided further,that itconformstoallrequirementsoftheseregulationsandtheCity’s ComprehensivePlan. MinorandAmendingPlats.PursuanttoSection212.0065,SubchapterA, 3) “RegulationsofSubdivisions,”Chapter212ofthe TLGC, EXASOCALOVERNMENTODE theCityCounciloftheCityofCollegeStationdelegatestheAdministratorthe abilitytoapprovethe followingplats inaccordancewiththeprocedureset forthherein: (a)AmendingPlatsdescribed inSection212.016,SubchapterA, “RegulationsofSubdivisions,”Chapter212ofthe TLG EXASOCALOVERNMENT C; ODE (b)MinorPlatsor Replats involving fouror fewer lots frontingonanexisting streetandnotrequiringthecreationofanynewstreetortheextension ofmunicipal facilities; (c)A ReplatunderSection212.0145,SubchapterA, “Regulationsof Subdivisions,”Chapter212ofthe TLGC,thatdoes EXASOCALOVERNMENTODE notrequirethecreationofanynewstreetortheextensionofmunicipal facilities. c.ExemptionsfromSubdivisionPlatRequirement. The followingsubdivisions areexempt fromtheSubdivisionPlatRequirements: Adivisionof land intopartsgreaterthan fiveacres,whereeachparthas 1) accessandnopublic improvement isbeingdedicated; Divisionofpropertythatresults fromagovernmentalentity’s landacquisition 2) forpublic facilitiessuchasexpansionofstreetright-of-way;or Any lotor lots formingapartofasubdivisioncreatedandrecordedpriorto 3) July15,1970,theeffectivedateoftheCityofCollegeStationSubdivision Regulations,orpriortothedate inwhichtheSubdivision Regulationsapplied tothepropertythroughextensionoftheCityofCollegeStationextraterritorial jurisdiction. 2.DevelopmentPlatRequired a.TheCityofCollegeStationchoosestobecoveredbySubchapterB, “Regulationof PropertyDevelopment,”Chapter212ofthe TLGC.Any EXASOCALOVERNMENTODE personwhoproposesthedevelopmentofatractof landwithintheCity limitsor theextraterritorialjurisdiction(ETJ)oftheCityofCollegeStationmusthavea DevelopmentPlatofthetractprepared inaccordancewiththisSection. New developmentmaynotbeginonthepropertyuntiltheDevelopmentPlat is filedwith andapprovedbytheCity.ForpurposesofthisSection, “Development”meansthe newconstructionortheenlargementofanyexteriordimensionofanybuilding, structure,or improvement. b.ExemptionsfromDevelopmentPlatRequirement. The following developmentsareexempt fromthisSection: Whenanapplicant isrequiredto fileaPreliminaryorFinalSubdivisionPlat 1) pursuanttootherrequirementsofthisSection,a DevelopmentPlat isnot required inadditiontotheSubdivisionPlat.; Thedevelopmentofatractof landwithintheCity limitsortheextraterritorial 2) jurisdiction(ETJ)oftheCityofCollegeStationthatmeetsallofthe following criteria isnotrequiredto filea DevelopmentPlat: 3-9 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview (a)Thetract isat least five(5)acres; (b)Thetracthasaccess;and (c)Thedevelopment isasingle-familyhome fortheuseoftheproperty owneroramemberofthepropertyowner’s family,anaccessory structure(s)ofthehome,and/oranaccessorystructure(s) forthebenefit ofagriculturaluses. TheAdministratormaywaivetherequirement foraDevelopmentPlatwithin 3) theCity limitswhennoparkland, infrastructure,oreasementdedication is requiredonthesubjecttract. B.ApplicationRequirements 1.PreapplicationConference PriortothesubmissionofaplatapplicationrequiredbythisUDO,applicantsare encouragedtoscheduleandattendanoptionalpreapplicationconferenceinaccordance withand forthepurposesset forthelsewhere inthisUDO forpreapplicationconferences. 2.AcompleteapplicationforreviewshallbesubmittedtotheAdministratorincluding paymentofafeeassetforthinthisUDO.AllPlansandPlatsshallbesubmittedupon requestinanelectronicformacceptabletotheAdministratorandcompatiblewiththe City’sGeographicInformationSystem(GIS).Thesignaturesofallownersofland withintheboundaryoftheplatshallberequiredontheapplication.Arepresentativeof anownermaysigntheapplicationprovidedawrittenletterofagencyisprovidedtothe Citywiththeapplication.Ifthepropertyownerisnotanindividualbutanentity(e.g., businessortrust),theapplicationmustbeaccompaniedbyproofofauthorityforthe individualtosignonbehalfoftheentity. 3.Whenrequiredtosubmitthefollowing,theapplicationsshallcomplywithand/orshow the following information: a.PreliminaryPlats.Whensubmittingpreliminaryplats,the following information is required: TheplatshallconformtothegeneralrequirementsofthisUDOandminimum 1) standardsofdesignand improvementsasset forth inArticle8Subdivision DesignandImprovements; Providetheplatonsheetstwenty-four inches(24")bythirty-six inches(36") 2) toascaleofone-hundred feet(100')per inchor larger.Smallerscalesmay beallowedatthediscretionoftheAdministrator.Ifmorethanone(1)sheet, providean indexsheetatascaleof five-hundred feet(500’)per inchor larger; Thewords "PRELIMINARYPLAT- NOTFOR RECORD"shallappearontheplat 3) in lettersone-half inch(½")high; Thedatetheplatwassubmittedandthedatesofanyrevisionsshall legibly 4) appearontheplat; Theproposednameofthesubdivisionordevelopment,whichshallnothave 5) thesamespellingasorbepronouncedsimilartothenameofanyother subdivision locatedwithintheCounty it is located; Thenameandaddressofallpropertyowners,developersandsubdividers, 6) planners,engineers,andsurveyors; The legaldescriptionbymetesandboundsofthesubdivisionordevelopment 7) whichshallclosewithinaccepted landsurveystandards.Anaccurate location ofthesubdivisionordevelopmentshouldbeprovidedbyreferencetoan establishedsurveyor leaguecorner,subdivisioncorner,orotherknownpoint; Primarycontrolpointsordescriptionsandtiestosuchcontrolpoint,towhich, 8) later,alldimensions,angles,bearings,blocknumbers,andsimilardatashall bereferred. Theplatshallbe locatedwithrespecttoacornerofthesurveyor tract,oranoriginalcorneroftheoriginalsurveyofwhich it isapart; Subdivisionboundary linesshallbe indicatedbyheavy linesandthecomputed 9) acreageofthesubdivisionordevelopmentshown; 3-10 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview Thenameofcontiguoussubdivisionsandnamesofownersofcontiguous 10) parcels,andan indicationwhetherornotcontiguouspropertiesareplatted; The followingexisting featuresshallbeshown: 11) (a)The location,dimension,nameanddescriptionofallrecordedstreets, alleys,reservations,easements,orotherpublicorprivaterights-of-way withinthesubdivisionordevelopment, intersectingorcontiguouswith its boundariesor formingsuchboundaries.Inthecaseofpipelinescarrying flammablegasor fuel,theapproximate location,sizeof line,design pressureandproducttransportedthroughthe lineshallbeshown; (b)The location,dimension,descriptionandnameofallexistingorrecorded lots,parks,publicareas,permanentstructuresandothersiteswithinor contiguouswiththesubdivisionordevelopment; (c)The location,dimensions,description,and flow lineofexisting watercoursesanddrainagestructureswithinthesubdivision, developmentorcontiguousthereto; (d)The locationoftheone-hundred(100)year floodplainaccordingtothe mostrecentbestavailabledata; Dateofpreparation,scale in feet,andnortharrow; 12) Topographic information, includingcontoursattwo-foot(2') intervals, flow line 13) elevationofstreams,andwoodedareas; The location,approximatedimensions,descriptionandnameofallproposed 14) streets,alleys,drainagestructures,parks,orotherpublicareas,easements, orotherrights-of-way,blocks, lots,andothersiteswithinthesubdivisionor development.Proposedchannelcrosssections, if any.Existingand/or proposedwellsite locations; Anumberor letterto identifyeach lotorsiteandeachblock.Lotsandblocks 15) shownonaplatshouldbenumberedsequentially; LocationofcurrentCity limits line,andcurrentzoningdistrictboundaries; 16) Vicinitymapatascaleofnot lessthan five-hundredfeet(500')per inch, 17) whichshallshowexistingsubdivisions,streets,easements,right-of-way, parks,andpublic facilities inthevicinity; Shownumberofresidential lots. 18) Provideanyoversizeparticipationrequeststhatwillbesought. 19) Providetitlereport forpropertythat iscurrentwithinninety(90)daysand 20) includesapplicable informationsuchasownership, liens,encumbrances,etc. Eleven-inch(11”)byseventeen-inch(17”)copiesoftheplat(notnecessarily 21) toscale)willberequestedbytheAdministratorwhentheplathasbeen reviewedandhasthepotentialtobescheduled foraPlanningandZoning Commissionmeeting forconsideration. b.FinalPlats.For finalplats, including Replats,MinorPlats,AmendingPlatsand DevelopmentPlats,the followingshallberequired: MeetallrequirementsofthePreliminaryPlat. 1) Providecurrentcertifiedtaxcertificates fromalltaxingagenciesshowing 2) paymentofalladvaloremtaxesonthe landwithinthesubdivision. Providetitlereport forpropertythat iscurrentwithinninety(90)daysand 3) includesapplicable informationsuchasownership, liens,encumbrances,etc. Providetheplatonsheetstwenty-four inches(24")bythirty-six inches(36") 4) toascaleofone-hundred feet(100')per inchor larger.Smallerscalesmay beallowedatthediscretionoftheAdministrator.Ifmorethanone(1)sheet, providean indexsheetatascaleof five-hundred feet(500’)per inchor larger. ThePlatshallalso includethe following,basedon fieldsurveyandmarkedby 5) monumentsandmarkers: (a)Theexact location,dimensions,name,andlegaldescriptionofall existingorrecordedstreets,alleys,easements,orotherrights-of-way 3-11 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview withinthesubdivisionordevelopment, intersectingorcontiguouswith theboundaryor formingsuchaboundarywithaccuratedimensions, bearingsordeflectionanglesandradii,area,centerangle,degreeof curvature,tangentdistance,andlengthofallcurves,whereapplicable; (b)Theexact location,dimensions,description,andnameofallproposed streets,alleys,drainagestructures,parks,andotherpublicareas, easements,orotherrights-of-way,blocks, lots,andothersiteswithin thesubdivisionordevelopment,withaccuratedimensions,bearings,or deflectionanglesandradii,areas,centerangle,degreeofcurvature, tangentdistance,and lengthofcurves,whereapplicable; (c)Lotcornermarkersandsurveymonumentsshallbeshownclearlyby symbol,andclearlytiedtoCityofCollegeStationhorizontalcontrol monuments; (d)The following,whenapplicable,shallappearonthe faceoftheplat:(See examples inArticle8SubdivisionDesignandImprovement.) i.CertificateofOwnershipand Dedication; ii.CertificateofSurveyorand/orEngineer; iii.CertificateofCityEngineer; iv.ApprovalofCommission;and v.CertificateoftheCountyClerk. Theplatshallbeaccompaniedbytheconstructiondocumentsandreportsas 6) prescribedbelowandbearingthesealandsignatureofaregistered professionalengineer.Allshallbe inaccordancewiththeBryan/CollegeStation UnifiedDesign GuidelinesandtheBryan/CollegeStationUnified Technical Specifications: (a)Constructionplansshallbeprovidedontwenty-fourinch(24")bythirty- six inch(36")sheets; (b)Street,alley,andsidewalkplans,profiles,andsections,with specificationsanddetailcostestimates; (c)Sanitarysewerplanwithcontours,planandprofile lines,showingdepth andgrades,withsewerreportanddetailedcostestimates; (d)Water lineplanshowing firehydrants,valves,etc.,withspecifications andwaterreportandadetailedcostestimate. Thismaybecombined withrelated informationsupplied forpreliminaryplatsubmissions; (e)Stormdrainagesystemplanwithcontours,street lines, inlets,storm seweranddrainagechannelswithprofilesandsections. Detaildrainage structuredesignandchannel liningdesign if used,withspecifications, drainagereport,anddetailedcostestimate. (f)Street lightingplanshowing locationof lights,design,andwith specificationsanddetailedcostestimates;and (g)Anyassociatednecessary items, includingbutnot limitedtooff-site publicutilityeasements,permitsorapprovalofgovernmentalagencies. Eleven-inch(11”)byseventeen-inch(17”)copiesoftheplat(notnecessarily 7) toscale)willberequestedbytheAdministratorwhentheplathasbeen reviewedandhasthepotentialtobescheduled foraPlanningandZoning Commissionmeeting forconsideration. 4.IftheAdministratordeterminesthatanapplication foraplat isnot inconformitywiththe ComprehensivePlan,suchshallbedenied.Theapplicantmayamendtherequestto complyormaywithdrawtherequest.Thedeterminationthattheplatisnotin compliancewiththeComprehensivePlanmaybeappealedtothePlanningandZoning Commission. FilingofPlat C. 3-12 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview ForthepurposesofthisSection,thedateoffilingshallbedeterminedasthedateonwhicha completeapplicationandaplatmeetingallofthetechnicaltermsandconditionsofthisUDO, orhasfiledavariancerequesttothoseSectionsforwhichtheplatdoesnotcomply,is submitted.OnceacompleteapplicationhasbeenfiledwiththeCity,itwillbescheduledfor actionbytheAdministratorand/orthePlanningandZoningCommission,asapplicable. ReviewProcedure D. 1.General SubdivisionPlatReview a.PreliminaryPlatReview ReviewandRecommendationbyAdministrator 1) (a)TheAdministratorshallreviewthePreliminaryPlatapplication for compliancewiththe followingelements: i.City’sComprehensivePlanincludingbutnotlimitedtotheLandUse Plan,ThoroughfarePlan,UtilityMasterPlan,ParksandRecreation MasterPlan,Bicycle,Pedestrian&GreenwaysMasterPlan,Sidewalk MasterPlan; ii.Article8,SubdivisionDesignandImprovementStandards; iii.PlatformandcontentasrequiredintheApplicationRequirements Section; iv.Ifphased,theplatmustdemonstratesufficiencyandviabilityofpublic infrastructure foreachphase;and v.OtherprovisionsofthisUDOasapplicable. (b)Theapplicantwillbeadvisedofthedateset forPlanningandZoning Commissionconsideration. (c)TheAdministratorshallrecommendapproval,approvalwithconditions, ordisapprovalofthesamebasedoncompliancewiththeelements listed above. ReviewandRecommendationbyParksandRecreationAdvisory Board 2) TheParksand RecreationAdvisoryBoardshallreviewthePreliminaryPlat application forcompliancewiththeparklanddedicationrequirementsofArticle 8,SubdivisionDesignandImprovements,andrecommendapproval,approval withconditions,ordisapprovalofthesame. Thisrecommendationmustbe consideredbythePlanningandZoningCommission in itsplatreview.Once theBoardhasdeterminedcompliance,theplatandsubsequentplatsmay proceeddirectlytothePlanningandZoningCommission. ReviewandActionbyPlanningandZoningCommission 3) Withinthirty(30)daysafterthePreliminaryPlat isconsidered filedwiththe City,thePlanningandZoningCommissionshallreceivetherecommendations oftheAdministratorandtheParksandRecreationAdvisoryBoardandshall approve,disapprove,orconditionallyapprovetheplatwithmodifications basedoncompliancewiththesameelements listed inthe Reviewand RecommendationbyAdministrator. EffectofApproval 4) (a)IfaFinalPlat isnot filedwithintwenty-four(24)monthsoftheeffective dateofapprovalofaPreliminaryPlat,thePlanningandZoning Commissionmay,uponwrittenapplicationoftheapplicant,extendthe approval foraone-timeadditionaltwelve(12)monthperiod. The request forconsiderationofanextensionshallbesubmittedtotheCity beforethePreliminaryPlatapprovalexpires. 3-13 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview (b)EachFinalPlatofaphaseonanapprovedPreliminaryPlatshallextend theexpirationdateofthePreliminaryPlatanadditionalone(1)year fromthedatetheFinalPlatwasapprovedbytheCommission. (c)ApprovalofaPreliminaryPlatshallnotconstituteapprovalofaFinalPlat. Application forapprovalofaFinalPlatwillbeconsideredonlyafterthe requirements forPreliminaryPlatapprovalasspecifiedhereinhavebeen fulfilledandafterallotherspecifiedconditionshavebeenmet. (d)UponapprovalofthePreliminaryPlatbythePlanningandZoning Commission,theapplicantmayproceedtocomplywiththeother requirementsoftheseregulationsandthepreparationoftheFinalPlat. IfaPreliminaryPlat isphased,FinalPlatsshallonlybepermittedto proceedtothePlanning&ZoningCommission inthenumericalorderas proposedanddefinedonthePreliminaryPlat. b.FinalPlatandReplatReview ReviewandRecommendationbyAdministrator 1) (a)TheAdministratorshallreviewtheplatapplication forcompliancewith theelements identified inthePreliminaryPlat Review. TheFinalPlatwill beprocessed inthesamemannerasthePreliminaryPlat. (b)TheconstructiondocumentsmustbeapprovedbytheCityEngineer in order fortheplattomeetthetermsandconditionsofthisUDOandbe scheduled forPlanningandZoningCommissionconsideration. (c)Theapplicantwillbeadvisedofthedateset forPlanningandZoning Commissionconsideration. (d)TheAdministratorshallrecommendapproval,approvalwithconditions, ordisapprovalofthesame. ReviewandActionbyPlanningandZoningCommission 2) Within30daysaftertheFinalPlat is filed,thePlanningandZoning CommissionshallreceivetherecommendationoftheAdministratorandshall approve,disapprove,orconditionallyapprovesuchPlatbasedoncompliance withtheelements listed inthePreliminaryPlatReview,theFinalPlat Review andtheCityEngineer’sapprovalofallrequired infrastructureproposedand approved intheconstructiondocuments. Recordation 3) TheFinalPlatshallberecordedintheOfficeoftheCountyClerkofthecounty inwhichtheplatislocatedwhenallrequirementsandconditionshavebeen metincludingafavorableactiontakenbythePlanningandZoning Commission.. 3-14 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview 2.MinorandAmending SubdivisionPlatReview a.ReviewandActionbyAdministrator. TheplatshallbereviewedbytheAdministrator forcompliancetoallapplicable requirementsofthisUDOandthe following: Considerationoftheapproval,approvalwithconditions,orrecommended 1) denialoftheplatbytheDevelopmentEngineerusuallywithin fifteen(15)days of filingaMinororAmendingPlat; TheAdministratorshallapprove,approvewithconditions,or forwardtheplat 2) tothePlanningandZoningCommission; If forwardedtothePlanningandZoningCommission,theCommissionshall 3) approve,disapprove,orconditionallyapprovetheplat. AreportshallbemadetotheCommissionateachmeetingnotifyingthe 4) CommissionofanyAmendingPlats,MinorPlats,or Replatsthatwereapproved bytheAdministratorsincethe lastCommissionmeeting. b.FinalAcceptance,CertificationandRecordation IffavorablefinalactionhasbeentakenbytheAdministratororthePlanningand ZoningCommission,asapplicable,andwhenallrequirementsandconditionshave beenmet,theplatshallbefinallyaccepted,certified,andprocessedandrecorded inthesamemanneras forFinalPlatsset forth inthisSection. 3.DevelopmentPlatReview a.ReviewandReportbyAdministrator TheAdministratorshallreviewtheDevelopmentPlatapplicationforcompliance withtheCity’sComprehensivePlanandtheprovisionsofthisUDO.Theapplicant willbeadvisedofthedatesetforPlanningandZoningCommissionconsideration. TheAdministratorshallrecommendapproval,approvalwithconditions,or disapprovalofthesame. b.ReviewandActionbyPlanningandZoningCommission ThePlanningandZoningCommissionshallapproveaDevelopmentPlatifthePlat conformsto: TheCity'sComprehensivePlan; 1) TheprovisionsofthisUDOandotherapplicableplans,rules,andordinances 2) concerning itszoningdesignations,currentand futurestreets,sidewalks, alleys,parks,playgrounds,andpublicutility facilities; TheCity’sordinancesandregulationswithregardtotheextensionoftheCity 3) ortheextension, improvement,orwideningof itsroads,streets,andpublic highwayswithintheCityand in itsextraterritorialjurisdiction(ETJ),taking into accountaccesstoandextensionofsewerandwatermainsandthe instrumentalitiesofpublicutilities;and Anyotherapplicableplans,rules,orordinancesoftheCity. 4) c.FinalAcceptance,CertificationandRecordation IffavorablefinalactionhasbeentakenbythePlanningandZoningCommission, andwhenallrequirementsandconditionshavebeenmet,theplatshallbefinally accepted,certified,andprocessedandrecordedinthesamemannerasforFinal Platsset forth inthisSection. 3-15 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview Waivers E. ThePlanningandZoningCommission,whereauthorizedbythisUDO,mayapprove,approve withconditions,ordisapprovewaiversofthestandardsinArticle8,SubdivisionDesignand Improvements. Platting inPlannedDevelopmentDistricts(PDDandP-MUD) F. IfthesubjectpropertyiszonedasaPlannedDevelopmentDistrict(PDD)orPlannedMixed- UseDistrict(P-MUD),theCityCouncilmayapproveaConceptPlanthatprovidesforgeneral modificationstothesitedevelopmentandsubdivisionstandards.Thegeneralmodifications shallbeindicatedontheapprovedConceptPlan.TheAdministratorshalldeterminethe specificstandardsthatcomplywiththegeneralmodificationsofthesubdivisionstandardsat thetimeaplatisapproved.TheapplicantortheAdministratormayhavetheCityCouncil determinethespecificstandardsthatcomplywiththeapprovedConceptPlan. Platting intheExtraterritorial Jurisdiction G. TheCityofCollegeStationhasenteredintoonemorewrittenagreementswithcountiesin whichithasextraterritorialjurisdiction.Suchagreementsidentifytheauthorityauthorizedto regulateplatswithintheextraterritorialjurisdictionoftheCity,andtheprovisionsofthis Sectionaresubjecttothetermsandconditionsofsuchvalidagreements.Intheeventsuch anagreementcreatesadirectconflictbetweentheregulationshereinandthoseofthe particularCounty,thestricterstandardshallapply. FailuretoObtainPlatApproval H. 1.Ifplatapproval isrequired forthesubdivisionofpropertyordevelopmentofproperty andsame isnotproperlysecured: a.ProhibitionofRecordation:Itshallbeunlawfultoofferandcausetobe recordedanyplatorreplatof landwithintheCity limitsorETJoftheCityof CollegeStationattheOfficeoftheCountyClerkunlessthesamebearsthe endorsementandapprovalofthePlanningandZoningCommission,the Administrator,orbearsavalidcertificateof NoAction Takenasprovided for inthis UDO. b.Prohibitionof MakingImprovements:Itshallbeunlawfultomakeany improvements,alterationsorchangesofanykindtosuchproperty; c.NoIssuanceofPermits: TheCityshallnot issueanybuilding,repair,plumbing, electricalorotherpermitrelatingtosuchpropertyuntilsuchapprovaloccurs; d.NoProvisionorMaintenanceofInfrastructure: TheCityshallnotrepair, maintain, installorprovideanystreets,publicutilitiesorpublic infrastructureof anykindtosuchproperty; e.NoProvisionofPublicUtilities: TheCityshallnotsellorsupplywater,gas, electricity,orseweragetosuchproperty. 2.CouncilAction f.Ifanysubdivisionordevelopmentexists forwhicha plathasnotbeenapprovedor inwhichthestandardscontainedhereinorreferred tohereinhavenotbeencompliedwith in full,theCityCouncilmaypassa resolutionrecitingthe factofsuchnoncomplianceorfailuretosecureplat approval,andrecitingthe factthattheprovisionsofthisSectionapply. g.TheCitySecretaryshall,whendirectedbytheCityCouncil,causeacertifiedcopy ofsuchresolutionunderthecorporatesealoftheCitytoberecorded intheDeed RecordsoftheCounty. h.Ifsuchcomplianceandplatapprovalaresecuredaftertherecordingofsuch resolution,theCitySecretaryshall forthwithrecordan instrument inthe Deed RecordsoftheCountystatingthattheproperty isnolonger inviolation. 3-16 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition Preapplication 3.4ConceptPlanReview(PDDandP-MUDDistricts) Conference A.Applicability AConceptPlanshallberequiredforallproposedPlanned DevelopmentDistrict(PDD)orPlannedMixed-UseDistrict(P- Application Submittal MUD)rezonings. Staff PerOrdinanceNo. 2981(May24,2007) Review B.ApplicationRequirements Completeness Review AcompleteapplicationforaConceptPlanshallbesubmittedto theAdministratorwithaPDDorP-MUDrezoningapplicationasset forthintheGeneralApprovalProceduresSectioninArticle3of thisUDO,unlessotherwisespecified inthisSection. Parks&Recreation Board PerOrdinanceNo. 2981(May24,2007) C.ConceptPlanApprovalProcess Planning&Zoning 1.PreapplicationConference Commission PriortosubmittingaConceptPlan,applicantsare encouragedtoscheduleandattendanoptional preapplicationconferenceinaccordancewithandforthe purposesassetforthelsewhereinthisUDOfor City preapplicationconferences. Council 2.ReviewandReportbytheParksandRecreation Advisory Board Iftheproposedareainvolvesanyrequiredorvoluntaryparklanddedication,theConcept PlanmustbereviewedbytheParksandRecreationAdvisoryBoard.Parksand RecreationAdvisoryBoardrecommendationsshallbeforwardedtotheCityCouncil. 3.ReviewandReportbytheGreenwaysProgramManager IftheproposedareaincludesagreenwaydedicationasshownontheGreenwaysMaster Plan,oriftheapplicantisproposinggreenwaydedicationorvoluntarysale,theConcept PlanmustbereviewedbytheGreenwaysProgramManager.TheGreenwaysProgram Manager'srecommendationshallbe forwardedtotheCityCouncil. 4.ReviewandRecommendationbytheAdministrator TheAdministratorshallreviewtheConceptPlanandrecommendapproval,approvalwith conditions,ordisapprovalofthesame. 5.ReviewandRecommendationbythePlanningandZoningCommission ThePlanning&ZoningCommissionshallreviewtheConceptPlanandrecommendtothe CityCouncilapproval,approvalwithconditions,ordisapprovalofthesame. 6.CityCouncilFinalAction TheCityCouncilshallreviewtheConceptPlanandapprove,approvewithconditions,or disapprove. PerOrdinanceNo. 2981(May24,2007) 3-17 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness D.ConceptPlanRequirements AConceptPlanshallnotbeconsideredorreviewedasacompletesiteplanapplication.The ConceptPlan fortheproposeddevelopmentshall includethe following: 1.Ageneralplanshowingthe locationandrelationshipofthevarious landusespermitted inthedevelopment; 2.Arangeofproposedbuildingheights; 3.Awrittenstatementaddressingthedrainagedevelopmentofthesite; 4.Thegeneral locationofdetention/retentionpondsandothermajordrainagestructures; 5.A listofgeneralbulkordimensionalvariationssought; 6.Ifgeneralbulkordimensionalvariationsaresought,providea listofcommunitybenefits and/or innovativedesignconceptstojustifytherequest; 7.Thegeneral locationofbuildingandparkingareas; PerOrdinanceNo. 2981(May24,2007) 8.Openspaces,parkland,conservationareas,greenways,parks,trailsandotherspecial featuresofthedevelopment;and 9.Bufferareasorastatement indicatingbufferingproposed. E.ReviewCriteria TheAdministratorandPlanningandZoningCommissionshallrecommendapprovalandthe CityCouncilmayapproveaConceptPlan if it findsthatthePlanmeetsthe followingcriteria: 1.Theproposalwillconstituteanenvironmentofsustainedstabilityandwillbe inharmony withthecharacterofthesurroundingarea; 2.Theproposal is inconformitywiththepolicies,goals,andobjectivesofthe ComprehensivePlan,andanysubsequentlyadoptedPlans,andwillbeconsistentwith the intentandpurposeofthisSection; 3.Theproposal iscompatiblewithexistingorpermittedusesonabuttingsitesandwillnot adverselyaffectadjacentdevelopment; 4.Everydwellingunitneednot frontonapublicstreetbutshallhaveaccesstoapublic streetdirectlyorviaacourt,walkway,publicarea,orareaownedbyahomeowners association; 5.Thedevelopment includesprovisionofadequatepublic improvements, including,butnot limitedto,parks,schools,andotherpublic facilities; 6.Thedevelopmentwillnotbedetrimentaltothepublichealth,safety,welfare,or materially injurioustopropertiesor improvements inthevicinity;and 7.Thedevelopmentwillnotadverselyaffectthesafetyandconvenienceofvehicular, bicycle,orpedestriancirculation inthevicinity, includingtrafficreasonablyexpectedto begeneratedbytheproposeduseandotherusesreasonablyanticipated inthearea consideringexistingzoningand landuses inthearea. PerOrdinanceNo. 2981(May24,2007) F.MinimumRequirements Unlessotherwiseindicatedintheapprovedconceptplan,theminimumrequirementsforeach developmentshallbethosestatedinthisUDOforsubdivisionsandtherequirementsofthe mostrestrictivestandardzoningdistrictinwhichdesignatedusesarepermitted.Modification ofthesestandardsmaybeconsideredduringtheapprovalprocessoftheConceptPlan.If modificationofthesestandardsisgrantedwiththeConceptPlan,theAdministratorwill determinethespecificminimumrequirements. G.CompliancewithOtherRegulations TheapprovalofaConceptPlanshallnotrelievethedeveloperfromresponsibilityfor complyingwithallotherapplicablesectionsofthisUDOandothercodesandordinancesofthe CityofCollegeStationunlesssuchrelief isgranted intheapprovedconceptplan. 3-18 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition H.OwnersAssociationRequired Anowners’associationwillberequiredifothersatisfactoryarrangementshavenotbeenmade forproviding,operating,andmaintainingcommonfacilitiesincludingstreets,drives,service andparkingareas,commonopenspaces,bufferareas,andcommonrecreationalareasatthe timethedevelopmentplanissubmitted.Ifanowners’associationisrequired,documentation mustbesubmittedtotheCityatthetimeofplattingtoassurecompliancewiththeprovisions ofthisUDO. I.Modifications AnydeviationsfromtheapprovedConceptPlanshallrequireCityCouncilapprovalexceptas provided forbelow. PerOrdinanceNo. 2981(May24,2007) J.MinorAmendmenttoConceptPlan MinoradditionsandmodificationstotheapprovedConceptPlanmeetingthecriteriabelow maybeapprovedbytheAdministrator: 1.MinoradditionstostructuresasdeterminedbytheAdministrator; 2.Minornewaccessorystructures if the locationdoesnot interferewithexistingsite layout (e.g.,circulation,parking, loading,stormwatermanagement facilities,openspace, landscaping,buffering); 3.Minoradditionstoparking lots; 4.Clearingorgradingofareasnotdepictedontheconceptplanasaconservationarea, greenway,orpark;and 5.Finaldeterminationofthespecificmeritoriousmodificationssuchassetbacks, lotsize, dimensionalstandards,etc.,grantedgenerallyaspartoftheConceptPlan. PerOrdinanceNo. 2981(May24,2007) 3.5SitePlanReview Preapplication A.Applicability Conference 1.Priortodevelopmentofanyuseorstructureotherthan single-family(excludingManufacturedHomeParks),duplex, ortownhouseresidentialdevelopment,asiteplanshallbe Application Submittal approvedbytheCity inaccordancewiththisSection. 2.Nodevelopmentdescribed inparagraph1aboveshallbe Staff Review lawfulorpermittedtoproceedwithout finalsiteplan Completeness approval.Asiteplanapprovedaspartofaconditionaluse Review permitshallbeconsideredasiteplanapproval. 3.Ifthesubjectproperty iszonedasaPlannedDevelopment District(PDD)orPlannedMixed-Use District(P-MUD),the CityCouncilmayapproveaConceptPlanthatprovides for Administrator generalmodificationstothesitedevelopmentstandards. Thegeneralmodificationsshallbe indicatedonthe approvedConceptPlan. TheAdministratorshalldetermine thespecificstandardsthatcomplywiththegeneral modificationsofthesitedevelopmentrequirementsatthe timeasiteplan isapproved. TheapplicantortheAdministratormayhavetheCity CouncildeterminethespecificstandardsthatcomplywiththeapprovedConceptPlan. PerOrdinanceNo. 2981(May24,2007) B.GeneralRequirements Allimprovementsreflectedonapprovedsiteplansmustbeconstructedatthetimeof development.Alltermsandconditionsofsiteplanapprovalmustbemetatthetimeof development. 3-19 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness C.ApplicationRequirements AcompleteapplicationforsiteplanapprovalshallbesubmittedtotheAdministratorasset forthintheGeneralApprovalProceduresSectioninArticle3inthisUDO.Theapplicationshall includealandscapeplanillustratingcompliancewiththerequirementsoftheLandscapingand TreeProtectionSectioninArticle7ofthisUDO.Whereapplicable,applicantsshallsubmit information,documents,andmaterialsrequiredintheNon-ResidentialArchitecturalStandards Sectionand TrafficImpactAnalysesSection inArticle7ofthisUDO. D.SitePlanApprovalProcess Siteplanreviewapplicationsshallbeprocessedinaccordancewiththefollowing requirements: 1.PreapplicationConference Priortothesubmissionofanapplicationforsiteplanapproval,applicantsare encouragedtoscheduleandattendanoptionalpreapplicationconferenceinaccordance withandforthepurposesassetforthelsewhereinthisUDOforpreapplication conferences. 2.FinalActionbytheAdministrator Iftheproposedsiteplanisdeterminedtobeconsistentwithallapplicableprovisionsof thisUDO,theAdministratorshallapproveorconditionallyapprovethesiteplan.A determinationthatallsuchrequirementsandprovisionshavenotbeensatisfiedshall resultindisapprovalofthesiteplanandnoticeofsuchdisapprovalshallbegiventothe applicantinwriting.Conditionalapprovalmustentailcorrectionsorchangesthatare ministerialandexplicitlyspelledout. E.SitePlanReviewCriteria TheAdministratormayrequestchangestothesiteplantoaccomplishthefollowing requirements.Inordertobeapproved,asiteplanmustprovide for: 1.Safeandconvenienttrafficcontrol,handling,andvehiclequeuing; 2.Assuredpedestriansafetywhichmay includetheprovisionofsidewalksalongthe perimeteroftheproperty; 3.Efficientandeconomicpublicutilities; 4.Publicroadorstreetaccess; 5.Safeandefficient internalaccess includingpublic,private,oremergency; 6.Adequateparkingandmaneuveringareas; 7.NoiseandemissioncontrolordispersionthatcomplieswithChapter7,Healthand Sanitation,oftheCity'sCodeofOrdinances; 8.Runoff,drainage,and floodcontrol; 9.Visualscreeningofareasoffensivetothepublicoradjacentdevelopmentssuchas detentionareas,retainingwalls,utilitiesandsolidwaste facilities; 10.Compliancewithstandards,guidelines,andpoliciesoftheCity'sadoptedStreetscape Planreferenced inArticle8,SubdivisionDesignandImprovements; 11.Clear indicationofwhatconstitutesthebuildingplotforpurposesofsignage;and 12.Locationanddensityofbuildingsordwellingswheretopographyorcharacteristicsofthe sitecompela lowerdensitythanwouldotherwisebeallowed,orrequire location consistentwithacceptedengineeringpracticesandprinciples. F.Appeal AppealsofsiteplansdeniedbytheAdministratorwherethedenialwasbaseduponor conditionimposedtoassurecompliancewiththeSitePlanReviewCriteriadescribedabove, shallbesubmittedtotheDesignReviewBoardwithinthirty(30)daysofthedecision.Ifno appeal is filedwithinthirty(30)days,thedecisionshallbe final. 3-20 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition TheDesignReviewBoardshallhavethesameauthorityastheAdministratorinreviewingthe siteplanandtakingfinalaction.TheBoardmayimposereasonablesite-relatedconditionsto mitigatetheimpactsofthedevelopment;however,theyshallnotimposearchitectural changesunlessotherwiseprovided for inthisUDO. Preapplication 3.6WolfPen CreekDesignDistrictSitePlanReview Conference A.Applicability 1.DesignDistrict Application PriortoanydevelopmentintheWolfPenCreekdistrict Submittal (WPC)excludingminoradditionssuchasstorage Staff Review buildings,fencingandthelike,anapplicantmustobtain designdistrictsiteplanapprovalunderthisSection. Completeness Inreviewingaproject,theDesignReviewBoardmay Review requiretrafficandparkingimpactstudies,areviewof existingoccupancy,andotherreasonabledatato determinethe impactoftheproject. PerOrdinanceNo. 2881(March232006) Design Review Board 2.DesignDistrict SitePlanReviewRequired Noprivatedevelopmentshallbelawfulorpermittedto proceedwithoutfinaldesigndistrictsiteplanapproval. MinoradditionsmaybeapprovedbytheAdministrator.Designdistrictsiteplan approvalshallberequired forallsiteplansaspartofaconditionalusepermit. 3.General Requirements a.Allimprovementsreflectedonapprovedsiteplansmustbeconstructedatthetime ofdevelopment. b.Allassociatedrehabilitation,façadework,andotherconstructionmustbe conductedsubsequenttoandincompliancewithapprovedelevations,colors,and materials.Suchreviewmaytakeplaceconcurrentwiththesiteplanreview,or maytakeplaceseparately,asprovided inSection3.8, DevelopmentPermit. c.Alltermsandconditionsofsiteplanapprovalmustbemetatthetimeof development. B.ApplicationRequirements AcompleteapplicationforsiteplanapprovalshallbesubmittedtotheAdministratorasset forthintheGeneralApprovalProceduresSectioninArticle3ofthisUDO.Theapplication shallincludealandscapingplanillustrativecompliancewiththerequirementsofthe Landscapingand TreeProtectionSection inArticle7ofthisUDO.Whereapplicable,applicants shallsubmitinformation,documents,andmaterialsrequiredintheNon-Residential ArchitecturalStandardsSectionand TrafficImpactAnalysesSection inArticle7ofthisUDO. PerOrdinanceNo. 2881(March23,2006) C.WolfPen CreekDesignDistrictSitePlanApprovalProcess WolfPenCreekdistrictsiteplanreviewapplicationsshallbeprocessedinaccordancewiththe followingrequirements: 1.PreapplicationConference Priortothesubmissionofanapplicationfordesigndistrictsiteplanapproval, applicantsareencouragedtoscheduleandattendanoptionalpreapplicationconference inaccordancewithandforthepurposesassetforthelsewhereinthisUDOfor preapplicationconferences. 3-21 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness 2.ReviewandReportbytheAdministrator Iftheproposeddesigndistrictsiteplanisdeterminedtobeconsistentwithallapplicable provisionsofthisUDO,theCity’sComprehensivePlan,andtheWolfPenCreekMaster Plan,oriftheplanisrecommendedfordenialorconditionalapproval,theAdministrator shallreportsuchconsistency,inconsistency,orproposedconditionstotheDesignReview Board. 3.ReviewbytheDesign ReviewBoard TheDesignReviewBoardshallreviewthedesigndistrictsiteplaninapublicmeetingand mayapprove,approvewithconditionsordenytheapplication.Noticeshallbeprovided bypublicationoftheagendaofthemeeting. 4.FinalActionbytheDesign ReviewBoard Iftheproposedsiteplanisdeterminedtobeconsistentwithallapplicableprovisionsof thisUDO,includingtheapplicabledistrictprovisionsoftheDesignDistrictsSectionin Article5ofthisUDO,andthereviewcriteriabelow,theDesignReviewBoardshall approvethedesigndistrictsiteplan.Adeterminationthatallsuchrequirementsand provisionshavenotbeensatisfiedshallresult indisapprovalofthesiteplan. PerOrdinanceNo. 2881(March23,2006) D.DesignDistrict MinorAdditionsApprovalProcess Minoradditionstoasiteareaccessorybuildingsandstructures,changeofsolidwastedisposal location,painting,andlandscaping.Allsiteplanreviewapplicationsforminoradditionsshall beprocessed inaccordancewiththe followingrequirements: 1.ReviewbytheAdministrator TheAdministratorshallreviewthedesigndistrictsiteplanforminoradditionsandmay approve,approvewithconditions,ordenythesiteplan.TheAdministratormayalso forwardthesiteplantothe DesignReviewBoard foranyreason. 2.FinalActionbytheAdministrator Iftheproposedsiteplanisdeterminedtobeconsistentwithallapplicableprovisionsof thisUDO,theCity’sComprehensivePlan,andtheWolfPenCreekMasterPlan,including theapplicabledistrictprovisionsoftheDesignDistrictsSectioninArticle5ofthisUDO, andthereviewcriteriabelow,theAdministratorshallapprovethedesigndistrictsite plan.Adeterminationthatallsuchrequirementsandprovisionshavenotbeensatisfied shallresult indisapprovalofthesiteplan. PerOrdinanceNo. 2881(March23,2006) E.GeneralSitePlanReviewCriteria Inordertobeapproved,asiteplanmustprovide for: 3-22 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition 1.Safeandconvenienttrafficcontrol,handling,andvehiclequeuing; 2.Assuredpedestriansafetywhichmay includetheprovisionofsidewalksalongthe perimeterofthepropertymeetingthespecifications forsameasoutlined inArticle8, Subdivision DesignandImprovements,relativetowidthandplacement; 3.Efficientandeconomicpublicutilityandsanitationaccess; 4.Publicroadorstreetaccess; 5.Satisfactory internalaccess includingpublic,private,andemergency; 6.Adequateparkingandmaneuveringareas; 7.NoiseandemissioncontrolordispersionthatcomplieswithChapter7,Healthand Sanitation,oftheCity'sCodeofOrdinances; 8.Visualscreeningoftrashreceptaclesorotherareasoffensivetothepublicorexisting adjacentdevelopment; 9.Runoff,drainage,and floodcontrol; 10.Visualscreening fromtheright-of-wayofparking lots; 11.Compliancewithstandards,guidelines,andpoliciesoftheCity'sadoptedStreetscape Plan;and 12.Determinationandclear indicationofwhatconstitutesthebuildingplot forpurposesof thisUDO. F.AdditionalReviewCriteria fortheWPCDistrict Thefollowingstandards,whichaffecttheappearanceofadevelopment,shallgovernthe evaluationofadesignsubmission intheWPCdistrict: 1.ConformancetotheCity’sComprehensivePlan; 2.Exteriorspaceutilization; 3.Materialselection; 4.Compatibilitywithexistingdevelopment inthedesigndistrict; 5.Vehicular,pedestrian,andbicyclecirculation; 6.Building locationandorientation;and 7.Specificstandards listed intheDesign DistrictsSection inArticle5ofthisUDO. 3-23 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness 3.7WolfPen CreekDesignDistrictBuildingandSignReview Applicability A. Application 1.IntheWolfPenCreekdistrict(WPC),allsubstantial Submittal maintenance(includingbutnot limitedtorehabilitation, Staff façadework,and,changeorexteriormaterialsorother Review construction, includingthereplacementoralterationofsigns) shallbesubjecttotheWPCdistrictbuildingandsignreview Completeness process. Review PerOrdinanceNo. 2881(March23,2006) 2.Minoradditionstoasite(accessorybuildingsandstructures, changeofsolidwastedisposal location,painting,and landscaping)shallbereviewedbytheAdministrator. Design Review B.Application Board Acompleteapplicationforbuildingorsignreviewinadesign districtshallbesubmittedtotheAdministratorassetforthinthe GeneralApprovalProceduresSection inArticle3ofthisUDO. FinalAction by DesignReviewBoard C. 1.PublicMeeting The DesignReviewBoardshallconductdesigndistrictreview inapublicmeeting. Notice shallbeprovidedbypublicationoftheagendaofthemeeting. 2.DesignReview TheBoardshallapplythestandardsfortheapplicabledistrictassetforthintheDesign DistrictsSectioninArticle5ofthisUDO.Inconsideringsuchmatters,theDesign ReviewBoardmayrelyonspecialareaplansorstudiesadoptedbytheCityCouncil. PerOrdinanceNo. 2881(March23,2006) 3.WrittenDecision Ifapprovalisgranted,thedecisionshallbecommunicatedinwritingtotheapplicant. 3.8DevelopmentPermit Preapplication Conference A.Applicability Adevelopmentpermitshallberequiredpriortoanydevelopment,as definedinArticle11,Definitions,toensureconformancetothe provisionsandrequirementsofthisUDO.Thefollowingusesare Application exemptfromthepermittingrequirementsofthisSection,butshall Submittal Staff otherwisemeetalloftherequirementsofthisUDOandthe Review Bryan/CollegeStationUnifiedDesignGuidelines,Technical SpecificationsandStandardDetailsandtheDrainageand StormwaterManagementSection inArticle7ofthisUDO: Completeness Review Customaryandincidentalgroundsmaintenance,landscaping,and gardening. 1.Drainage-related improvementsormodificationsbya homeowneronpropertyusedastheirprincipalresidencewhere Development thatproperty liesoutsideofthedesignatedAreaofSpecial Engineer FloodHazard. 2.Usesbya landowneroftheirproperty forbona fideagricultural purposes. PerOrdinanceNo. 2955(February8,2007) 3-24 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition B.ApprovalProcess Priortothe issuanceofadevelopmentpermit,the followingrequirementsshallbemet: 1.PreapplicationConference ApreapplicationconferencemaybeheldwiththeDevelopmentEngineer,orhis designatedrepresentative, if thepropertycontainsareasofspecial floodhazard. 2.Application AcompleteapplicationforadevelopmentpermitshallbesubmittedtotheDevelopment EngineerassetforthintheGeneralApprovalProceduresSectioninArticle3ofthis UDO. 3.ReviewandActionbytheDevelopmentEngineer TheDevelopmentEngineershallreviewtherequiredinformationandapplicationform andshalltakeoneofthe followingactions: a.Approvethedevelopmentpermit; b.Disapprovethedevelopmentpermit; c.Approvethedevelopmentpermitwithconditions;or d.Requireadditionalinformationoranengineeringconferencewiththeapplicantor hisengineer. 4.ReviewCriteria ApprovalordenialofadevelopmentpermitbytheDevelopmentEngineershallbe basedonthe followingrelevant factors: a.Thedangerto lifeorpropertydueto floodingorerosiondamage; b.Thesusceptibilityoftheproposedfacilityanditscontentstoflooddamageandthe effectofsuchdamageonthe individualowner; c.Thedangerthatmaterialsmaybesweptontootherlandstothe injuryofothers; d.Thecompatibilityoftheproposedusewithexistingandanticipateddevelopment; e.Themaintenanceandoperationalcostsofprovidinggovernmentalservicesduring andafterfloodconditions,includingmaintenanceandrepairofstreetsand bridges,andpublicutilitiesandfacilitiessuchassewer,gas,electrical,andwater systems; f.Theexpectedheights,velocity,duration,rateofrise,andsedimenttransportof the floodwaters,andtheeffectsofwaveaction, if applicable,expectedatthesite; g.Thenecessitytothe facilityofawaterfront location,whereapplicable; h.Theavailabilityofalternativelocations,notsubjecttofloodingorerosiondamage, fortheproposeduse; i.Thebarricadingofexistingtreestoremainonthepropertyandcountasprotected treesundertheLandscapingandTreeProtectionSectioninArticle7ofthisUDO; and j.CompliancewiththisUDO. 3-25 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness 5.NotificationofDecision a.Theapplicantshallbenotifiedinwritingoftheactionprescribedabove.Ifthe developmentpermithasbeendisapproved,thespecificreasonsfordisapproval shallbeindicatedinthenotification.Ifadditionalinformationisrequiredofthe applicant,thespecificrequirementsshallbeindicatedinthenotification.Afinal determinationoftheapprovalordisapprovalofthedevelopmentpermit, consideringtheadditional information,shallbemadeandwrittennotificationtothe applicantgivenwithintenworkingdaysafteracceptanceofthecomplete application. b.Anyproposalwhichincludesareasofspecialfloodhazardwithinthefollowing specialdrainageareasshallreceivewrittennoticeofapprovalordisapprovalofthe developmentpermitfromtheDevelopmentEngineerwithinsixty(60)working daysafterreceiptoftheproposal: TheentiretyofCarter’sCreek; 1) ThemainchannelofLickCreek; 2) WolfPenCreekfromtheEarlRudderFreewaytotheconfluencewithCarter’s 3) Creek;and TheBrazos River. 4) 3.9CertificateofAppropriateness 6.Applicability 1.Priortoanyconstruction,reconstruction,alteration, Application restoration,orrehabilitationofanystructureoranyproperty Submittal withinaHistoricPreservationOverlay District,oranymaterial change inthe light fixtures,signs,sidewalks,fences,steps,Staff Review paving,orotherexteriorelementsvisible fromapublicright- of-waythataffectstheappearanceandcohesivenessofany Completeness Review structureoranypropertywithinaHistoricPreservationOverlay District,anapplicantmustobtainaCertificateof Appropriateness inaccordancewiththisSection. 2.Nobuildingpermitshallbe issued forproposedworkwithina HistoricPreservationOverlay DistrictuntilaCertificateof Landmark Appropriatenesshas firstbeen issuedasrequiredbytheUDO. Commission TheCertificateofAppropriatenessshallbe inadditiontoand not in lieuofanybuildingpermitthatmayberequiredbyany otherordinanceoftheCityofCollegeStation. B.ApplicationRequirements Acompleteapplication foraCertificateofAppropriatenessshallbesubmittedtothe Administratorasset forth inthe GeneralApprovalProceduresSection inArticle3ofthis UDO. Theapplicationshall include,whereapplicable: 1.Detaileddescriptionofproposedwork; 2.Proposedbuildingplans(thiswillnotconstituteabuildingplansubmittal forreview fora buildingpermit); 3.Landscapingplansshowing landscaping featuresandvegetationspecies,sizes,and locations; 4.Landscapeprotectionplans; 5.Locationandphotographsofthepropertyandadjacentproperties; 6.Elevationdrawingsoftheproposedchanges, if available; 7.Samplesofmaterialstobeused; 8.Specifications forarchitectural featuresandmaterials;and 9.Anyother informationthattheLandmarkCommissionorHistoricPreservationOfficer maydeemnecessary inordertovisualizeproposedwork. 3-26 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition C.CertificateofAppropriatenessApprovalProcess CertificateofAppropriatenessapplicationsshallbeprocessed inaccordancewiththe following requirements: 1.PreapplicationConference Priortothesubmissionofanapplication forCertificateofAppropriateness,allpotential applicantsmayrequestapreapplicationconferencewiththeAdministrator. Thepurpose ofthepreapplicationconference istorespondtoanyquestionsthattheapplicantmay haveregardinganyapplicationprocedures,standards,orregulationsrequiredbythis UDO;however,thepreapplicationconferencedoesnot fulfilltherequirements for formal revieworsubmittalasset forth inthisUDO. 2.ReviewandReportbytheHistoricPreservationOfficer Uponreceiptofanapplication foraCertificateofAppropriateness,theHistoric PreservationOfficershalldeterminewhethertheapplication istobereviewedunderthe StandardCertificateofAppropriateness ReviewProcedureorthe RoutineMaintenance WorkProcedure.Iftheapplication istobereviewedundertheStandardCertificateof AppropriatenessReviewProcedure,the followingapplies.Iftheapplication istobe reviewedunderthe RoutineMaintenanceWorkProcedure,theprocedure insubsectionE. belowwillapply. 3.UndertheStandardCertificateofAppropriateness ReviewProcedure,theHistoric PreservationOfficerwillreviewtheapplicationtodetermine if theproposedplan is consistentwithallapplicableprovisionsofthisUDOandtheCity’sComprehensivePlan. TheHistoricPreservationOfficerwill forwardhisreportontheapplicationtothe LandmarkCommissionwitharecommendation forapproval,denialorconditional approval. 4.ReviewbytheLandmarkCommission TheLandmarkCommissionshallreviewtheapplication inapublicmeetingandmay approve,approvewithconditionsordenytheapplication.IftheLandmarkCommission requiresadditional informationthanthatpresentedatameeting,adecisionmaybe postponeduntilaspecifieddatewhenthespecified informationmaybeprovided. Notice shallbeprovidedbypublicationoftheagendaofthemeeting. 5.FinalActionbytheLandmarkCommission Iftheapplication isdeterminedtobeconsistentwithallapplicableprovisionsofthis UDO, includingtheapplicabledistrictprovisionsoftheHistoricPreservationOverlay DistrictSection inArticle5ofthisUDOandthereviewcriteriabelow,theLandmark Commissionshallapprovetheplan.Adeterminationthatallrequirementsand provisionshavenotbeensatisfiedshallresult indisapprovaloftheplan. D.CriteriaforApprovalofaCertificateofAppropriateness TheLandmarkCommissionshallapproveaCertificateofAppropriateness if it finds: 1.ForContributing Resources: a.Theproposedwork isconsistentwithTheSecretaryoftheInterior’sStandards for Rehabilitation,TheSecretaryoftheInterior’s Guidelines for RehabilitatingHistoric Buildings,PreservationBriefs,andallrelated interpretativedocumentspublishedby theUSDepartmentofInterior; b.Theproposedworkwillnothaveanadverseeffectonthearchitectural featuresof thestructure; c.TheproposedworkwillnothaveanadverseeffectontheHistoricPreservation Overlaydistrict;and d.Theproposedworkwillnothaveanadverseeffectonthe futurepreservation, maintenance,anduseofthestructureortheHistoricPreservationOverlay District. 2.For Non-Contributing Resources:theproposedwork iscompatiblewiththeHistoric PreservationOverlay District. 3-27 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness E.CertificateofAppropriatenessRoutine MaintenanceWorkReviewProcedure 1.If,uponreviewofanapplication foraCertificateofAppropriateness,theHistoric PreservationOfficerdeterminesthatanapplicant isseekingaCertificateof Appropriatenesstoauthorizeonlyroutinemaintenancework,theHistoricPreservation OfficershallreviewtheCertificateofAppropriatenessapplicationtodeterminewhether theproposedworkcomplieswiththeregulationscontained inthisSectionandapprove, approvewithconditions,ordenytheapplication. TheHistoricPreservationOfficermay also forwardtheapplicationtotheLandmarkCommission foranyreason. 2.RoutineMaintenanceWorkonaproperty isconsideredtobe: a.The installationofachimney locatedonanaccessorybuilding,orontherear fifty percent(50%)ofamainbuildingandnotpartofacornerside façade; b.The installationofanawning locatedonanaccessorybuilding,orontherear façade ofaprimarystructure; c.The installationofawoodorchain link fencethat isnotpaintedorstained; e.The installationofguttersanddownspoutsofacolorthatmatchesorcompliments thedominanttrimorroofcolor; f.The installationofskylightsandsolarpanels; g.The installationofstormwindowsanddoors; j.Therestorationoforiginalarchitecturalelements; 3.TheapplicantmayappealtheHistoricPreservationOfficer’sdecisionbysubmittingto theHistoricPreservationOfficerawrittenrequest forappealwithinten(10)calendar daysofthedecision.Uponthewrittenrequest forappeal,theLandmarkCommission willreviewtheapplicationundertheStandardCertificateofAppropriateness Review Procedure. F.ExpirationofApproval 1.Forplansthatdonotrequirethe issuanceofabuildingpermit,worktocompletethe plansshallcommenceandbecompletedwithintwenty-four(24)months fromthedate ofapprovaloftheapplication. TheHistoricPreservationOfficermayauthorizeasingle extensionofaCertificationofAppropriatenessuptosix(6)monthsupondemonstration ofsubstantialprogressandthe lackofchangedorchangingconditions inthearea. 2.Forplansthatrequirethe issuanceofabuildingpermit, if abuildingpermithasnotbeen issued fortheproposedworkwithintwenty-four(24)months fromthedateofapproval oftheapplication,theHistoricPreservationOfficermayauthorizeasingleextensionofa CertificationofAppropriatenessuptosix(6)monthsupondemonstrationofthe lackof changedorchangingconditions inthearea.ACertificationofAppropriatenessshallbe validas longasthere isavalidbuildingpermit. G.Appeals Anapplicant foraCertificationofAppropriatenessdissatisfiedwiththeactionofthe LandmarkCommissionrelatedtothe issuanceordenialofaCertificationofAppropriateness shallhavetherighttoappealtotheCityCouncilwithinten(10)calendardaysafterthedate ofsuchaction.Inconsideringanappeal,theCityCouncilshallconsiderthesamestandards andevidencethattheLandmarkCommissionwasrequiredtoconsider inmakingthe decision. H.LimitationonReapplication Ifa finaldecision isreacheddenyingaCertificateofAppropriateness,no furtherapplications maybeconsidered forthesubjectmatterofthedeniedCertificateofAppropriateness for one(1)year fromthedateofthe finaldecisionunlesstheLandmarkCommissionwaivesthe time limitationbecausetheLandmarkCommission findsthattherearechanged circumstancessufficienttowarrantanewhearing. I.Revocation TheHistoricPreservationOfficermay, inwriting,revokeaCertificateofAppropriateness if: 1.TheCertificateofAppropriatenesswas issuedonthebasisof incorrect information suppliedbytheapplicant,or 3-28 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition 2.Thework isnotperformed inaccordancewiththeCertificateofAppropriateness. J.AmendmenttoaCertificateofAppropriateness ACertificateofAppropriatenessmaybeamendedbysubmittinganewCertificateof AppropriatenessapplicationtotheHistoricPreservationOfficer. Theapplicationshallthenbe subjecttoeithertheStandardCertificateofAppropriateness ReviewProcedureorthe Routine MaintenanceWorkProcedure. K.Ordinary Maintenance Otherthanthe RoutineMaintenanceWork listedabove,aCertificateofAppropriatenessshall notberequired fortheordinarymaintenanceandrepairofanyexteriorarchitectural feature ofapropertywithinaHistoricPreservationOverlay Districtwhichdoesnot involveachange indesign,material,oroutwardappearancesuchas: 1.Thereplacementofaroofofthesameoranoriginalmaterialthatdoesnot includea change incolor; 2.Theapplicationofpaintthat isthesameastheexisting; 3.Minorrepairusingthesamematerialanddesignastheoriginal; 4.Therepairofsidewalksanddrivewaysusingthesametypeandcolorofmaterials; 5.Theprocessofcleaning(includingbutnot limitedto low-pressurewaterblastingand stripping,butexcludingsandblastingandhigh-pressurewaterblasting);and 6.Thepainting,replacing,duplicating,orstabilizingdeterioratedordamagednon-original architectural features(includingbutnot limitedtoroofing,windows,columns,and siding) inordertomaintainthestructureandtoslowdeterioration. L.TemporaryEmergencyRepairs IftheBuildingOfficialdeterminesthatabuildingorstructure inaHistoricPreservation Overlay Districtposesan immediatethreattopersonsorproperty,theBuildingOfficialmay takeanyactionauthorizedunderthe CCSCOtomakethe ITYOFOLLEGETATIONODEOFRDINANCES buildingorstructuresafewithouttherequirementofaCertificationofAppropriateness. The BuildingOfficialshallsendawrittenreportofsuchactionstotheLandmarkCommission. PerOrdinanceNo. 3110(September 11,2008) 3.10CertificateofDemolition A.Applicability 1.Priortoanydemolitionorremovalofanystructureorportion Application thereofonanypropertywithinaHistoricPreservationOverlay Submittal District,anapplicantmustobtainaCertificateof Demolition in accordancewiththisSection.Staff Review 2.Nobuildingpermitshallbe issued forproposedworkwithina HistoricPreservationOverlay DistrictuntilaCertificateof Completeness Review DemolitionrequiredbytheUDOhas firstbeen issuedbythe LandmarkCommission. TheCertificateof Demolitionshallbe inadditionto,andnot in lieuof,anybuildingpermitthatmay EconomicReview berequiredbyanyotherordinanceoftheCityofCollege Panel(when Station. necessary) 3.Nopermit forthedemolitionofastructureorpropertywithina HistoricPreservationOverlay District, includingsecondary buildingsand landscape features,shallbegrantedbythe BuildingOfficialwithoutthereviewofacompletedapplication forandapprovalofaCertificateof DemolitionbytheLandmark Landmark Commission. Commission 3-29 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness B.ApplicationRequirements Apropertyownerseekingdemolitionorremovalofastructure, includingsecondarybuildings and landscape features,onaproperty inaHistoricPreservationOverlay Districtshallsubmita completeapplication foraCertificateofDemolitiontotheAdministratorasset forth inthe GeneralApprovalProceduresSection inArticle3ofthisUDO. Theapplicationshall include: 1.Anaffidavit inwhichtheownerswearsoraffirmsthatall informationsubmitted inthe application istrueandcorrect. 2.An indicationthatthedemolitionorremoval issought foroneormoreofthe following reasons: a.Toreplacethestructurewithanewstructurethat ismoreappropriateand compatiblewiththeHistoricPreservationOverlay District; b.Noeconomicallyviableuseofthepropertyexists; c.Thestructureposesan imminentthreattopublichealthorsafety;or d.Thestructure isnoncontributingtotheHistoricPreservationOverlay District because it isnewerthantheperiodofhistoricsignificance. 3.Anapplication “Toreplacethestructurewithanewstructurethat ismoreappropriate andcompatiblewiththeHistoricPreservationOverlay District”shallalso include: a.Recordsdepictingtheoriginalconstructionofthestructure, includingdrawings, pictures,orwrittendescriptionswhereavailable; b.Recordsdepictingthecurrentconditionofthestructure, includingdrawings, pictures,orwrittendescriptions; c.Anyconditionsproposedtobeplacedvoluntarilyonthenewstructurethatwould mitigatethe lossofthestructure; d.Completearchitecturaldrawingsofthenewstructure;and e.AguaranteeagreementbetweentheownerandtheCitythatdemonstratesthe owner’s intentand financialabilitytoconstructthenewstructure. Theguarantee must: Containastatementof intenttoconstructtheproposedstructurebyaspecific 1) date inaccordancewitharchitecturaldrawingsapprovedbytheCitythrough theCertificateofAppropriatenessprocess; Requiretheownerorconstructioncontractortopostaperformanceand 2) paymentbond, letterofcredit,escrowagreement,cashdeposit,orother arrangementacceptabletotheAdministratortoensureconstructionofthe newstructure;and Beapprovedasto formbytheCityAttorney. 3) 4.Anapplicationthat “Noeconomicallyviableuseofthepropertyexists”shallalso include: a.Thepastandcurrentusesofthestructureandproperty; b.Thenameoftheowner. Iftheowner isa legalentity,thetypeofentityandstates inwhich it is 1) registered. Thedateandpriceofpurchaseorotheracquisitionofthestructureand 2) property,andtheparty fromwhomacquired,andtheowner’scurrentbasis in theproperty. Therelationship, if any,betweentheownerandtheparty fromwhomthe 3) structureandpropertywereacquired.(Ifoneorbothpartiestothe transactionwerelegalentities,anyrelationshipsbetweentheofficersandthe boardofdirectorsoftheentitiesmustbespecified.); Theassessedvalueofthestructureandpropertyaccordingtothetwomost 4) recenttaxassessments; Theamountofrealestatetaxesonthestructureandproperty fortheprevious 5) two(2)years; Thecurrent fairmarketvalueofthestructureandpropertyasdeterminedby 6) an independent licensedappraiser; 3-30 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition Allappraisalsobtainedbytheownerandprospectivepurchaserswithinthe 7) previoustwo(2)years inconnectionwiththepotentialoractualpurchase, financing,orownershipofthestructureandproperty; All listingsofthestructureandproperty forsaleorrentwithintheprevious 8) two(2)years,pricesasked,andoffersreceived; Aprofitand lossstatement forthepropertyandstructurecontainingthe 9) annualgross income fortheprevioustwo(2)years;itemizedexpenses (includingoperatingandmaintenancecosts) fortheprevioustwo(2)years, includingproofthatadequateandcompetentmanagementprocedureswere followed;theannualcash flow fortheprevioustwo(2)years;andproofthat theownerhasmadereasonableeffortstoobtainareasonablerateofreturn ontheowner's investmentand labor; Amortgagehistoryofthepropertyduringtheprevious five(5)years, 10) includingtheprincipalbalancesand interestratesonthemortgagesandthe annualdebtservicesonthestructureandproperty; Allcapitalexpendituresduringthecurrentownership; 11) Recordsdepictingthecurrentconditionsofthestructureandproperty, 12) includingdrawings,pictures,orwrittendescriptions; Astudyofrestorationofthestructureorproperty,performedbya licensed 13) architect,engineeror financialanalyst,analyzingthephysical feasibility (includingarchitecturalandengineeringanalyses)and financial feasibility (includingpro formaprofitand lossstatements foraten(10)yearperiod, taking intoconsiderationredevelopmentoptionsandall incentivesavailable)of adaptiveuseofrestorationofthestructureandproperty; Anyconsiderationgivenbytheownertoprofitableadaptiveuses forthe 14) structureandproperty; Constructionplans foranyproposeddevelopmentoradaptivereuse, including 15) siteplans, floorplans,andelevations; Anyconditionsproposedtobeplacedvoluntarilyonnewdevelopmentthat 16) wouldmitigatethe lossofthestructure;and Anyotherevidencethatshowsthattheaffirmativeobligationtomaintainthe 17) structureorpropertymakes it impossibletorealizeareasonablerateof return. 5.Anapplicationtodemolishorremoveastructurethat “Posesan imminentthreatto publichealthorsafety”shallalso include: a.Recordsdepictingthecurrentconditionofthestructure, includingdrawings, pictures,orwrittendescriptions; b.Astudyregardingthenature, imminence,andseverityofthethreat,asperformed bya licensedarchitectorengineer;and c.Astudyregardingboththecostofrestorationofthestructureandthefeasibility (includingarchitecturalandengineeringanalyses)ofrestorationofthestructure,as performedbya licensedarchitectorengineer. 6.Anapplicationtodemolishorremoveastructurethat is “NoncontributingtotheHistoric PreservationOverlay Districtbecausethestructure isnewerthantheperiodofhistoric significance”shallalsoprovide: a.Documentationthatthestructure isnoncontributingtotheHistoricPreservation Overlay District; b.Documentationoftheageofthestructure;and c.Astatementofthepurposeofthedemolition. 7.Anyotherevidencethepropertyownerwishestosubmit insupportoftheapplication. 8.AnyotherevidencerequestedbytheLandmarkCommissionortheHistoricPreservation Officer. 3-31 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness C.CertificateofDemolitionApprovalProcess Certificateof Demolitionapplicationsshallbeprocessed inaccordancewiththe following requirements: 1.PreapplicationConference Priortothesubmissionofanapplication forCertificateof Demolition,allpotential applicantsmayrequestapreapplicationconferencewiththeAdministrator. Thepurpose ofthepreapplicationconference istorespondtoanyquestionsthattheapplicantmay haveregardinganyapplicationprocedures,standards,orregulationsrequiredbythis UDO;however,thepreapplicationconferencedoesnot fulfilltherequirements for formal revieworsubmittalasset forth inthisUDO. 2.Application Whenacompleteapplication foraCertificateof Demolitionhasbeensubmittedtothe City,theapplicationwillbeginamandatorysixty(60)daystayofdemolition. The Certificateof Demolitionapprovalprocesswillcontinueconcurrentlywiththestayof demolition,buttheLandmarkCommissionshallnottake finalactionbeforethestayof demolitionhasexpired. 3.ReviewandReportbytheHistoricPreservationOfficer Iftheapplication isdeterminedtobeconsistentwithallapplicableprovisionsofthis UDOandtheCity’sComprehensivePlan,or if theapplication isrecommended fordenial orconditionalapproval,theHistoricPreservationOfficershallreportsuchconsistency, inconsistency,orproposedconditionstotheLandmarkCommission. 4.ReviewbyanEconomicReviewPanel Foranapplicationthat “Noeconomicallyviableuseofthepropertyexists”,withinthirty- five(35)daysafterappointmentoftheEconomic ReviewPanelasprovided inthe LandmarkCommissionSectionofArticle2ofthisUDOshallreviewthesubmitted documentation;holdapublichearing;consideralloptions forrenovation,adaptive reuse,andredevelopment;and forwardawrittenrecommendationtotheLandmark Commission. TheHistoricPreservationOfficershallprovideadministrativesupportto theEconomicReviewPanel. TheEconomicReviewPanel’srecommendationshallbe basedonthesamestandard forapprovaltobeusedbytheLandmarkCommission.An applicationthatnoeconomicallyviableuseofthepropertyexistswillnotbeconsidered completeuntiltheEconomicReviewPanelhasmade itsrecommendationtothe LandmarkCommission.IftheEconomicReviewPanel isunabletoreachaconsensus, thereportwill indicatethemajorityandminorityrecommendations.IftheEconomic ReviewPaneldoesnotmeetwithinthirty-five(35)daysafterappointment,a recommendationofnoeconomicallyviableuseofthepropertywillbe forwardedtothe LandmarkCommission. 5.ReviewbytheLandmarkCommission TheLandmarkCommissionshallreviewtheapplication forCertificateof Demolition ina publicmeetingandmayapprove,approvewithconditions,ordenytheapplication.If theLandmarkCommissionrequiresadditional informationthanthatpresentedata meeting,adecisionmaybepostponeduntilaspecifieddatewhenthespecified informationmaybeprovided. Noticeshallbeprovidedbypublicationoftheagendaof themeeting. 6.FinalActionbytheLandmarkCommission Iftheapplication isdeterminedtobeconsistentwithallapplicableprovisionsofthis UDO, includingtheapplicabledistrictprovisionsoftheHistoricPreservationOverlay DistrictSection inArticle5ofthisUDO,andthereviewcriteriabelow,theLandmark Commissionshallapprovetheplan.Adeterminationthatallsuchrequirementsand provisionhavenotbeensatisfiedshallresult indisapprovaloftheplan. Theproperty ownerhastheburdenofprooftoestablishbyclearandconvincingevidencethe necessary factstowarrantfavorableactionbytheLandmarkCommission. D.CriteriaforApprovalofaCertificateofDemolition Inconsideringanapplication foraCertificateofDemolition,theLandmarkCommissionshall denytheapplicationunless itmakesthe following findings: 3-32 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition 1.TheLandmarkCommissionshalldenyanapplicationforaCertificateofDemolitionto replaceastructurewithanewstructureunless it findsthat: a.Thenewstructure ismoreappropriateandcompatiblewiththeHistoricPreservation Overlay Districtthanthestructuretobedemolishedorremoved;and b.Theownerhasthe financialabilityand intenttobuildthenewstructure. The LandmarkCommissionmust firstapprovetheCertificateofAppropriateness forthe proposednewstructureandtheguaranteeagreementtoconstructthenewstructure before itmayconsidertheapplication foraCertificateof Demolition. 2.TheLandmarkCommissionshalldenyanapplicationforaCertificateofDemolitionto removeastructurebecauseofnoeconomicallyviableuseofthepropertyunless it finds that: a. Thestructure is incapableofearningareasonableeconomicreturnunlessthe demolitionorremoval isallowed(areasonableeconomicreturndoesnothavetobe themostprofitablereturnpossible); b.Thestructurecannotbeadapted foranyotheruse,whetherbytheownerorbya purchaser,whichwouldresult inareasonableeconomicreturn;and c.Theownerhas failedduringthe lasttwo(2)yearstofindadeveloper, financier, purchaser,ortenantthatwouldenabletheownertorealizeareasonableeconomic return,despitehavingmadesubstantialongoingeffortstodoso. 3.TheLandmarkCommissionshalldenyanapplicationforaCertificateofDemolitionto removeastructurethatposesan imminentthreattopublichealthorsafetyunless it findsthat: a.Thestructureconstitutesadocumentedmajorand imminentthreattopublichealth andsafety; b.Thedemolitionorremoval isrequiredtoalleviatethethreattopublichealthand safety;and c.There isnoreasonableway,otherthandemolitionorremoval,toeliminatethe threat inatimelymanner. 4.TheLandmarkCommissionshalldenyanapplicationforaCertificateofDemolitionto removeastructurethat isnoncontributingtotheHistoricPreservationOverlay District because it isnewerthantheperiodofhistoricsignificanceunless it findsthat: a.Thestructure isnoncontributingtotheHistoricPreservationOverlay District; b.Thestructure isnewerthantheperiodofhistoricsignificance fortheHistoric PreservationOverlay District;and c.Demolitionofthestructurewillnotadverselyaffectthehistoriccharacterofthe propertyorthe integrityoftheHistoricPreservationOverlay District. E.Appeals 1.Any interestedpersonmayappealthedecisionoftheLandmarkCommissiontotheCity Councilby filingawrittennoticewiththeAdministratorwithinten(10)calendardays afterthedecisionoftheLandmarkCommission.Ifnoappeal ismadeofadecisionto approveaCertificateofDemolitionwithintheten(10)dayperiod,theBuildingOfficial shall issuethepermittoallowdemolitionorremoval.Ifanappeal is filed,theCity Councilshallhearanddecidetheappealwithinsixty-five(65)calendarsdaysof its filing. 2.Inconsideringanappeal,theCityCouncilshallconsiderthesamestandardsand evidencethattheLandmarkCommissionwasrequiredtoconsider inmakingthe decision. F.LimitationonReapplication Ifa finaldecision isreacheddenyingaCertificateofDemolition,no furtherapplicationsmaybe considered forthesubjectmatterofthedeniedCertificateof Demolition forone(1)year from thedateofthe finaldecisionunlesstheLandmarkCommissionwaivesthetime limitation becausetheLandmarkCommission findsthattherearechangedcircumstancessufficientto warrantanewhearing. G.ExpirationofApproval ACertificateof Demolitionexpires if theworkauthorizedbytheCertificateof Demolition isnot commencedwithin180days fromthedateof finalapproval.A final,one-timeextension forthe commencementofworkof90daysmaybegrantedbytheAdministratoruponwrittenrequest bytheapplicantshowingcircumstancesbeyondthecontroloftheapplicant.IftheCertificate 3-33 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness of Demolitionexpires,anewCertificateofDemolitionmust firstbeobtainedbeforethework cancommence. H.Demolitionby Neglect 1.Prohibition Noownerorpersonwithan interest inrealpropertyincludedwithinaHistoric PreservationOverlay Districtshallpermitthepropertyto fall intoaseriousstateof disrepairsoastoresult inthedeteriorationofanyexteriorarchitectural featureor structuralcompromisewhichwould, inthejudgmentoftheLandmarkCommission, produceadetrimentaleffectuponthecharacteroftheHistoricPreservationOverlay Districtasawholeorthe lifeandcharacteroftheproperty itself.Examplesofsuch deterioration include,butarenot limitedto: Deteriorationofthe foundation. x Deteriorationof floorsupportsortheadditionof floorsupportsthatare insufficient x tocarrythe loads imposed. Deteriorationofwalls,windows,doors,orotherverticalsupports,ortheadditionof x suchsupportsthatareof insufficientsizeorstrengthtocarrythe loads imposed. Deteriorationofrooforotherhorizontalmembers. x Deteriorationofexteriorchimneys. x Deteriorationorcrumblingofexteriorstuccoormortar. x Ineffectivewaterproofingofexteriorwalls,roof,or foundations, includingbroken x windowsordoors. Defectiveweatherprotectionor lackofweatherprotection forexteriorwall x coverings, including lackofpaintorotherprotectivecoating. Any fault,defect,orcondition inthestructurethatrenders itstructurallyunsafeor x notproperlywatertight. Deteriorationofany featuresoastocreateahazardousconditionwhichcouldlead x totheclaimthatdemolition isnecessary forthepublicsafety. 2.Procedure a.Purpose ThepurposeoftheDemolitionby Neglectprocedure istoallowtheLandmark Commissiontoworkwiththepropertyownertoencouragemaintenanceand stabilizationofthestructureand identifyresourcesavailablebeforeanyenforcement action istaken. b.Request for investigation Any interestedpartymayrequestthattheHistoricPreservationOfficer investigate whetheraproperty isbeingDemolishedby Neglect. c.Firstmeetingwiththepropertyowner Uponreceiptofarequest,theHistoricPreservationOfficerandCityBuildingOfficial shallmeetwiththepropertyownerorthepropertyowner’sagentwithcontrolofthe structureto inspectthestructureanddiscusstheresourcesavailable for financing anynecessaryrepairs.Afterthemeeting,theHistoricPreservationOfficershall prepareareport fortheLandmarkCommissionontheconditionofthestructure,the repairsneededtomaintainandstabilizethestructure,anyresourcesavailable for financingtherepairs,andtheamountoftimeneededtocompletetherepairs. d.Certificationand notice Afterreviewofthereport inapublicmeeting,theLandmarkCommissionmayvote tocertifythepropertyasaDemolitionby Neglectcase.IftheLandmark CommissioncertifiesthestructureasaDemolitionby Neglectcase,theLandmark Commissionshallnotifythepropertyownerorthepropertyowner’sagentwith controloverthestructureoftherepairsthatmustbemade. Thenoticemust requirethatrepairsbestartedwithinthirty(30)daysandsetadeadline for completionoftherepairs. Thenoticeshallbesentbycertifiedmail. e.Secondmeetingwiththepropertyowner TheHistoricPreservationOfficerandtheCityBuildingOfficialshallmeetwiththe propertyownerorthepropertyowner’sagentwithcontroloverthestructureat least withinsixty(60)daysafterthenoticewassentto inspectanyrepairs. f.Referralforenforcement 3-34 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition Ifthepropertyownerorthepropertyowner’sagentwithcontroloverthestructure failstostartrepairsbythedeadlineset inthenotice,failstomakecontinuous progresstowardcompletion,or failstocompleterepairsbythedeadlineset inthe notice,theLandmarkCommissionmayrefertheDemolitionby Neglectcasetothe City’sCodeEnforcement Division forappropriateenforcementactiontoprevent Demolitionby Neglect. I.DemolitionbyCondemnation Reasonableattemptstoengageapropertyowner ina Demolitionby Neglectprocedureshall bemadewhenthere isconcern forthedeteriorationofastructure,butwhenastructureor equipment is foundbytheCityBuildingOfficialtobeadangerousstructure,theprovisionsof theCityofCollegeStationCodeofOrdinancesregulatingdangerousstructureswillapply. J.HistoricPreservationFund 1.TheCityofCollegeStation, incooperationwithcommunityorganizations,shalldevelop appropriate fundingstructuresandshalladministerthehistoricpreservation fund. 2.Thehistoricpreservation fund iscomposedofthe following funds: a.Outside funding(otherthanCitygeneral fundsorcapital funds),suchasgrantsand donations,madetotheCity forthepurposeofhistoricpreservationand funding partnershipswithcommunityorganizations. b.Damagesrecoveredpursuantto TLGCS315.006from EXASOCALOVERNMENTODEECTION personswho illegallydemolishoradverselyaffecthistoricstructures. 3.Theoutside fundingmaybeused for financingthe followingactivities: a.Necessaryrepairs in DemolitionbyNeglectcases; b.Fullorpartialrestorationof low-incomeresidentialandnonresidentialstructures; c.Fullorpartialrestorationofpubliclyownedhistoricstructures; d.Acquisitionofhistoricstructures,places,orareasthroughgiftorpurchase; e.Publiceducationofthebenefitsofhistoricpreservationortheregulationsgoverning HistoricPreservationOverlay Districts;and f.Identificationandcatalogingofstructures,places,areas,anddistrictsofhistorical, cultural,orarchitecturalvaluealongwith factualverificationoftheirsignificance. 4.Damagesrecoveredpursuantto TexasLocal GovernmentCodeSection315.006mustbe usedonly forthe followingpurposes: a.Construction,usingasmanyoftheoriginalmaterialsaspossible,ofastructurethat isareasonable facsimileofademolishedhistoricstructure; b.Restoration,usingasmanyoftheoriginalmaterialsas possible,ofthehistoricstructure;and Application c.Restorationofanotherhistoricstructure. Submittal PerOrdinanceNo. 3110(September 11,2008) Staff Review 3.11BuildingPermit Completeness Review A.BuildingPermitRequired Nobuildingorotherstructureshallhereafterbeerected,moved, addedto,structurallyaltered,repaired,demolished,oroccupancy changedwithoutapermitissuedbytheBuildingOfficialexceptin Building conformitywiththeprovisionsofthissectionandthe2003 Official IBCasadoptedandamendedbytheCity, NTERNATIONALUILDINGODE unlessotherwiseprovidedforinthe CCSC ITYOFOLLEGETATIONODEOF O.NoBuildingPermitissuedundertheprovisionsofthis RDINANCES ArticleforlanduseorconstructionintheCityshallbeconsideredvalidunlesssignedby theBuildingOfficial. PerOrdinanceNo. 3110(September 11,2008) B.Application for BuildingPermit 1.Applications forBuildingPermits forsingle-family,duplex,ortownhousestructures shallbeaccompaniedbyone(1)setofcompleteplans,drawntoscale,showingthe actualdimensionsandshapeofthe lottobebuiltupon;theexactsizesand locationsonthe lotofbuildingsalreadyexisting, if any;andthe locationand 3-35 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness dimensionsoftheproposedbuildingoralteration,easements,andrequired setbacks. Applicationsformulti-familyandcommercialstructuresshallbeaccompaniedby three(3)setsofcompleteplans,drawntoscale,includingtheapprovedsiteplan asrequired intheSitePlan ReviewSection inArticle3ofthisUDO. AdditionalsetsofplansshallbesuppliedtotheBuildingOfficialuponrequest. 2.Theapplicationshall includesuchother informationas lawfullymayberequiredby theBuildingOfficialortheAdministrator, includingexistingorproposedbuildingor alteration;existingorproposedusesofthebuildingand land;thenumberof families,housekeepingunits,orrentalunitsthebuilding isdesignedto accommodate;conditionsexistingonthe lot;andsuchothermattersasmaybe necessarytodetermineconformancewith,andprovide fortheenforcementof,this UDO. 3.OnecopyoftheplansshallbereturnedtotheapplicantbytheBuildingOfficial after it ismarkedaseitherapproved,approvedwithconditions,ordisapproved andattestedtosamebyhissignatureonsuchcopy.Theoriginalcopyoftheplans, similarlymarked,andtheassociatedsiteplanshallberetainedbytheBuilding Official. 4.Whereapplicable,applicantsshallsubmit informationandmaterialsrequired inthe Landscapingand TreeProtectionSection inArticle7ofthisUDO. 5.Whereapplicable,applicantsshallsubmit informationandmaterialsrequired inthe Non-ResidentialArchitecturalStandardsSection inArticle7ofthisUDO. C.ReviewandRecommendation TheBuildingOfficialshallreviewallbuildingpermitapplicationstodetermineifintendeduses, buildings,orstructurescomplywithallapplicableregulationsandstandards,includingthis UDO,andapproveordisapprovethesame. D.ReviewandActionby BuildingOfficial 1.TheBuildingOfficialshallmakea finaldeterminationofwhetherthe intendeduses, buildings,orstructurescomplywithallapplicableregulations,standards,andthe BuildingCode. TheBuildingOfficialshallnot issueabuildingpermitunlesstheplans, specifications,and intendeduseofsuchbuildingorstructuresorpartsthereofconform in allrespectstotheprovisionsofthisUDOandtheBuildingCode. 2.Ifthesubjectproperty iszonedasaPlannedDevelopment District(PDD)orPlanned Mixed-Use District(P-MUD),theCityCouncilmayapproveaConceptPlanthatprovides forgeneralmodificationstothesitedevelopmentstandards. Thegeneralmodifications shallbe indicatedontheapprovedConceptPlan. TheAdministratorshalldeterminethe specificstandardsthatcomplywiththegeneralmodificationsofthesitedevelopment requirementsatthetimeofbuildingpermit. TheapplicantortheAdministratormay havetheCityCouncildeterminethespecificstandardsthatcomplywiththeapproved ConceptPlan. PerOrdinanceNo. 2981(May24,2007) 3.12CertificateofOccupancy A.Applicability ACertificateofOccupancyshallberequired foranyofthe following: 3-36 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.13CertificateofCompletion 1.Occupancyanduseofabuildinghereaftererectedorenlarged; 2.Change inuseofanexistingbuildingtoadifferentUseCategory; 3.Anychange inanonconforminguseorstructure;or 4.Asrequiredbythe2003InternationalBuildingCode,Section110. B.Application OnceallrequiredbuildinginspectionshavebeenreviewedbytheBuildingOfficialandhefinds noviolationoftheprovisionsofthecode,theBuildingOfficialshallissueaCertificateof Occupancy forthestructureoruse. C.ReviewandActionby BuildingOfficial UpontherequestforaCertificateofOccupancy,theBuildingOfficialshallinspecttheuseor structure.IftheBuildingOfficialdeterminesthattheuseorstructurecomplieswithall applicableprovisionsofthe2006 IBCandthisUDO,aCertificateof NTERNATIONALUILDINGODE Occupancyshallbe issued. D.TemporaryCertificateofOccupancy PendingtheissuanceofaCertificateofOccupancy,aTemporaryCertificateofOccupancymay beissuedbytheBuildingOfficial.TheTemporaryCertificateofOccupancyshallbevalidfora periodestablishedbytheBuildingOfficial,pendingcompletionofanadditionorduringpartial occupancyofastructureandasprovidedin S1102006IB ECTIONOFTHENTERNATIONALUILDING C. ODE E.UnlawfultoOccupyWithout ValidCertificateofOccupancy ItisunlawfultooccupyanybuildingthatdoesnothaveavalidlyissuedCertificateof Occupancyor TemporaryCertificateofOccupancy. PerOrdinanceNo. 2879(March9,2006) 3.13Certificateof Completion A.Applicability Acertificateofcompletionshallberequired foranyofthe following: 1.Useofaparking lothereafterconstructedorenlargednot inconjunctionwithabuilding orstructure; 2.Sitechanges includingbutnot limitedto landscaping,parking lots, façadechanges ina designdistrict,orachangetoanexistingsitethat isnotdone inconjunctionwitha buildingorstructurethatrequiresabuildingpermit;or 3.Site improvementsassociatedwithatelecommunicationstower. B.Application Onceallrequiredbuilding inspectionshavebeenreviewedbytheBuildingOfficialandhe finds noviolationoftheprovisionsofthecode,theBuildingOfficialshall issueaCertificateof Completion forthestructure. C.ReviewandActionby BuildingOfficial UpontherequestforaCertificateofCompletion,theBuildingOfficialshallinspectthe structure.IftheBuildingOfficialdeterminesthatthestructurecomplieswithallapplicable provisionsofthe IBCandthisUDO,aCertificateofCompletionshallbe NTERNATIONALUILDINGODE issued. D.TemporaryCertificateofCompletion PendingtheissuanceofaCertificateofCompletion,aTemporaryCertificateofCompletion maybeissuedbytheBuildingOfficial.TheTemporaryCertificateofCompletionshallbevalid foraperiodestablishedbytheBuildingOfficial,pendingcompliancewithapproved developmentplans. 3-37 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.14 SignPermit E.UnlawfultoUtilizeWithout ValidCertificateofCompletion ItisunlawfultoutilizeanystructurethatdoesnothaveavalidlyissuedCertificateof CompletionorTemporaryCertificateofCompletion. PerOrdinanceNo. 2879(March9,2006) 3.14SignPermit Application Submittal A.SignPermitsRequired 1.Nosignshallhereafterbe installed,erected,moved,added Staff Review to,orstructurallyalteredwithoutapermit issuedbythe Administrator,except inconformitywiththeprovisionsof Completeness thisSection,unlesshe issodirectedbytheZoningBoardof Review AdjustmentasprovidedbythisUDO. 2.Apermitshallberequired forthe following: a.Apartment/condominium/manufacturedhomepark identificationsigns; Administrator b.Attachedsigns; c.Developmentsigns; d.Freestandingsigns; e.Lowprofilesigns; f.Roofsigns;and g.Subdivisionandarea identificationsigns. 3.Nopermitshallberequired forthe followingsigns: a.Realestate, finance,andconstructionsigns; b.Directionaltrafficcontrolsigns; c.Homeoccupationsigns;and d.Noncommercialsigns. 4.Itshallbetheresponsibilityoftheownerortheleasingagenttoassigntheavailable freestandingorbuildingsignsquare footageto individualbuildingtenants.Innocase shallthisbetheresponsibilityoftheAdministrator.Innocasemaythecumulativetotal of individualsigns foramulti-tenantbuildingexceedtheallowableareaavailableor attachedor freestandingsigns. B.Application AcompleteapplicationforasignpermitplanshallbesubmittedtotheBuildingOfficialasset forth intheGeneralApprovalProceduresSection inArticle3ofthisUDO. C.ReviewandActionbytheAdministrator TheAdministratormustrevieweachsignpermitapplicationinlightofthisUDOandactto approve,approvewithconditions,ordenythepermit.TheAdministratormaygrantapproval withconditionsonlytotheextentthatsuchconditionsspecifytheactionsnecessarytobring theapplication intocompliancewiththisUDO. D.MaintenanceandRepair 1.Cleaning,painting,repainting,andothernormalmaintenanceandrepairofasignshall notrequireapermitunlessastructuralorsizechange ismade.Maintenance includes replacementofasignface. Repaintingorreplacementofmaterials intheWolfPen CreekdistrictmustreceiveapprovalofeithertheAdministratorortheDesign Review Boardasprovided intheWolfPenCreek DistrictBuildingandSign ReviewSection in Article3ofthisUDO. 2.Repairofconformingsigns,damagedasaresultofaccidentsoractsof God,shallbe exempt frompermit feeswhentheyarebeingrestoredtotheiroriginalcondition. PerOrdinanceNo. 2881(March23,2006) 3-38 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.15ConditionalUsePermit 3.15ConditionalUsePermit Preapplication Conference A.Purpose ConditionalusepermitreviewallowsforCityCouncildiscretionary approvalofuseswithuniqueorwidely-varyingoperating Application Submittal characteristicsorunusualsitedevelopmentfeatures,subjectto Staff thetermsandconditionsset forth inthisUDO. Review B.Applicability Completeness Conditionalusesaregenerallycompatiblewiththoseuses Review permittedbyrightinazoningdistrict,butrequireindividualreview oftheirlocation,design,configuration,densityandintensity,and mayrequiretheimpositionofadditionalconditionsinorderto Planning&Zoning ensuretheappropriatenessandcompatibilityoftheuseata Commission particular location. C.Applications Acompleteapplicationforaconditionalusepermitshallbe City submittedtotheAdministratorassetforthintheGeneralApproval Council ProceduresSectioninArticle3ofthisUDO.Acompletesiteplan mustaccompanyallapplications foraconditionalusepermit. D.ApprovalProcess 1.PreapplicationConference Priortothesubmissionofanapplicationforaconditionalusepermit,applicantsare encouragedtoscheduleandattendanoptionalpreapplicationconferenceinaccordance withandforthepurposesassetforthelsewhereinthisUDOforpreapplication conferences. 2.ReviewandReportbyAdministrator Oncetheapplicationiscomplete,theAdministratorshallreviewtheproposed developmentsubjecttothecriteriaenumerated inSectionEbelow,andgiveareportto thePlanningandZoningCommissiononthedateofthescheduledPublicHearing. 3.PlanningandZoningCommissionRecommendation a.Notice ThePlanningandZoningCommissionshallpublish,post,andmailnoticein accordancewiththe GeneralApprovalProceduresSection inArticle3ofthisUDO. b.PublicHearing Afterreviewoftheconditionaluseapplication,subjecttothecriteriaenumerated inSectionEbelow,thePlanningandZoningCommissionshallholdaPublic HearingandrecommendtotheCityCouncilsuchactionasthePlanningand ZoningCommissiondeemsproper. 4.CityCouncilAction a.Notice TheCityCouncilshallpublish,post,andmailnotice inaccordancewiththe General ApprovalProceduresSection inArticle3ofthisUDO. b.PublicHearing TheCityCouncilshallholdaPublicHearingafterreviewoftheconditionaluse application,subjecttothecriteriaenumeratedinSectionEbelow.With considerationoftherecommendationprovidedbythePlanningandZoning Commission,theCityCouncilshallapprove,approvewithmodificationsor conditions,ordisapprovetheconditionaluseapplication. E.ConditionalUseReviewCriteria TheCityCouncilmayapproveanapplicationforaconditionalusewhereitreasonably 3-39 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.15ConditionalUsePermit determinesthattherewillbenosignificantnegativeimpactuponresidentsofsurrounding propertyoruponthegeneralpublic.TheCityCouncilshallconsiderthefollowingcriteriain itsreview: 1.PurposeandIntentofUDO TheproposeduseshallmeetthepurposeandintentofthisUDOandtheuseshallmeet alltheminimumstandardsestablished inthisUDO forthistypeofuse. 2.ConsistencywithComprehensivePlan Theproposeduseshallbeconsistentwiththedevelopmentpoliciesandgoalsand objectivesasembodied intheComprehensivePlan fordevelopmentoftheCity. 3.CompatibilitywithSurroundingArea Theproposeduseshallnotbedetrimentaltothehealth,welfare,orsafetyofthe surroundingneighborhoodoritsoccupants,norbesubstantiallyorpermanently injurioustoneighboringproperty. 4.HarmoniouswithCharacterofSurroundingArea Theproposedsiteplanandcirculationplanshallbeharmoniouswiththecharacterof thesurroundingarea. 5.InfrastructureImpacts Minimized TheproposeduseshallnotnegativelyimpactexistingusesintheareaorintheCity throughimpactsonpublicinfrastructuresuchasroads,parkingfacilities,electrical,or waterandsewersystems,oronpublicservicessuchaspoliceandfireprotection,solid wastecollection,ortheabilityofexistinginfrastructureandservicestoadequately provideservices. 6.Effecton Environment Theproposeduseshallnotnegatively impactexistinguses intheareaor intheCity. F.AdditionalConditions TheCityCouncilmayimposeadditionalreasonablerestrictionsorconditionstocarryoutthe spiritandintentofthisUDOandtomitigateadverseeffectsoftheproposeduse.These requirementsmayinclude,butarenotlimitedto,increasedopenspace,loadingandparking requirements,additionallandscaping,andadditionalimprovementssuchascurbing,utilities, drainage facilities,sidewalks,andscreening. Application Submittal 3.16WrittenInterpretation Staff A.Applicability Review Completeness TheAdministratorshallhaveauthoritytomakeallwritten Review interpretationsconcerningtheprovisionsofthisUDO. B.Request forInterpretation Arequestforinterpretationshallbesubmittedtothe AdministratorinaformestablishedbytheAdministrator Administrator andmadeavailabletothepublic.Suchrequestshallonly bemadeduringdevelopmentrevieworwhenacode enforcementrequirement is inquestion. 3-40 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.15ConditionalUsePermit C.InterpretationbyAdministrator 1.TheAdministratorshall: a.ReviewandevaluatetherequestinlightofthetextofthisUDO,theOfficialZoning Map,theComprehensivePlan,theSubdivisionRegulations,andanyotherrelevant information; b.Consultwithotherstaff,asnecessary;and c.Renderanopinion. 2.The interpretationshallbeprovidedtotheapplicantinwriting. D.OfficialRecord TheAdministratorshallmaintainanofficialrecordofinterpretations.Therecordof interpretationsshallbeavailable forpublic inspectionduringnormalbusinesshours. E.Appeal AppealsofwritteninterpretationsmadebytheAdministratorshallbefiledonlybyaparty affectedbythewritteninterpretationwiththeZoningBoardofAdjustmentorforappealsof writteninterpretationsoftheSubdivisionRegulations,thePlanningandZoningCommission, withinthirty(30)daysofthedecisioninaccordancewiththeproceduresfoundinthe AdministrativeAppealsSectioninArticle3ofthisUDO.Ifnoappealisfiledwithinthirty(30) days,thewritten interpretationshallbe final. 3.17AdministrativeAdjustment Application Submittal A.Purpose Administrativeadjustmentsarespecifieddeviationsfromotherwise Staff Review applicabledevelopmentstandardswheredevelopmentisproposed thatwouldbe: Completeness Review 1.Compatiblewithsurrounding landuses; 2.Harmoniouswiththepublic interest;and 3.ConsistentwiththepurposesofthisUDO. B.Applicability Administrator TheAdministratorshallhavetheauthoritytoauthorizeadjustments ofuptotenpercent(10%)fromanydimensionalstandardsset forthintheResidentialDimensionalStandards,Non-Residential DimensionalStandards,andDesignDistrictDimensionalStandardsSectionsinArticle5of thisUDO,andtheOff-StreetParkingStandardsSectioninArticle7ofthisUDO.Any adjustmentrequestgreaterthantenpercent(10%)shallbetreatedasavariancehandled bytheZoningBoardofAdjustmentsubjecttotherequirementsoftheVariancesSectionin Article3ofthisUDO. C.Application Acompleteapplicationforanadministrativeadjustmentshallbesubmittedtothe Administratorasset forth inthe GeneralApprovalProceduresSection inArticle3ofthisUDO. D.ReviewandActionbyAdministrator TheAdministratorshallreviewtheapplicationandapprove,approvewithconditions,ordeny theapplicationbaseduponthecriteriabelow.Awrittendecisionincludingaffirmative findingsonthecriteriaset forthbelowshallbesenttotheapplicant. E.AdministrativeAdjustmentCriteria 1.Toapproveanapplication foranadministrativeadjustment,theAdministratorshall makeanaffirmative findingthatthe followingcriteriaaremet: a.Thatgrantingtheadjustmentwillensurethesamegeneralleveloflanduse compatibilityastheotherwiseapplicablestandards; b.Thatgrantingtheadjustmentwillnotmateriallyoradverselyaffectadjacentland usesorthephysicalcharacterofusesintheimmediatevicinityoftheproposed 3-41 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.15 AdministrativeAdjustment development;and c.Thatgrantingtheadjustmentwillbegenerallyconsistentwiththepurposesand intentofthisUDO. 2.IntheeventthattheAdministrator findsthattheapplicanthasnotmettheabove criteria,theapplicantmayrequestthattheapplicationbe forwardedtotheZoningBoard ofAdjustmentasavariancerequestsubjecttotherequirementsoftheVariancesSection inArticle3ofthisUDO. 3.18Variance Application Submittal A.Purpose Staff TheZoningBoardofAdjustmentshallhavejurisdictiontohear Review requestsforavariancefromthetermsofthisUDO. TheZoningBoard Completeness ofAdjustmentshallbeauthorizedtograntavariancefromtheterms Review hereofif,andonlyif,theyfindthatthestrictenforcementofthisUDO wouldcreateasubstantialhardshiptotheapplicantbyvirtueof uniquespecialconditionsnotgenerallyfoundwithintheCity,andthat thegrantingofthevariancewouldpreservethespiritandintentofthe Ordinance,andwouldservethegeneralinterestsofthepublicandthe ZoningBoard Of applicant.Variancesmaybegrantedonlywheninharmonywiththe Adjustment generalpurposeandintentofthisUDOsothatpublichealth,safety, andwelfaremaybesecuredandsubstantialjusticedone. B.Applicability TheZoningBoardofAdjustmentshallhavetheauthoritytograntvariancesfromthestandards inthisUDOexceptforwaiversofthestandardsinArticle8,SubdivisionDesignand Improvements,whichmaybemadebythePlanningandZoningCommissionduringthe subdivisionprocessandrequestsforrelieffromasiteplanrequirementimposedbythe Administratorwhentherequirementwasnecessarytogaincompliancewiththecriteriafor approvalofasiteplanintheSitePlanReviewSectioninArticle3ofthisUDO,whichmaybe madebytheDesignReviewBoard.Anyvariancerequestuptotenpercent(10%)maybe treatedasanAdministrativeAdjustmentsubjecttotherequirementsoftheAdministrative AdjustmentSection inArticle3ofthisUDO. C.Application AcompleteapplicationforavarianceshallbesubmittedtotheAdministratorassetforthinthe GeneralApprovalProceduresSection inArticle3ofthisUDO. Action by theZoningBoardofAdjustment D. 1.PublicHearing FollowingnoticeinaccordancewiththeGeneralApprovalProceduresSectioninArticle3 ofthisUDO,theZoningBoardofAdjustmentshallholdapublichearing. 2.VarianceReview Uponcompletionofthepublichearingandafterreviewofthevarianceapplication subjecttothecriterialistedinSectionEbelow,theZoningBoardofAdjustmentshall makeawrittenfindingandgiveitsapproval,approvalwithlimitations,ordisapprovalof thevariance. E.CriteriaforApprovalof Variance 1.RequiredFindings TheZoningBoardofAdjustmentmayauthorizeavariancefromtherequirementsofthis UDOwhenanunnecessaryhardshipwouldresultfromthestrictenforcementofthis UDO.Ingrantingavariance,theZoningBoardofAdjustmentshallprescribeonly limitationsthatitdeemsnotprejudicialtothepublicinterest.Inmakingtherequired findings,theZoningBoardofAdjustmentshalltakeintoaccountthenatureofthe proposeduseofthelandinvolved,theexistinguseoflandinthevicinity,thepossibility 3-42 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.18 Variance thatanuisancewillbecreated,andtheprobableeffectofsuchvarianceupontraffic conditionsanduponpublichealth,convenience,andwelfareofthevicinity.Novariance shallbegrantedunlesstheBoardmakesaffirmativefindingsinregardtoallofthe followingcriteria: a.ExtraordinaryConditions Thatthereareextraordinaryorspecialconditionsaffectingthelandinvolvedsuch thatstrictapplicationoftheprovisionsofthisUDOwilldeprivetheapplicantofthe reasonableuseofhisland.Forexample,thevarianceisjustifiedbecauseof topographicorotherspecialconditionsuniquetothepropertyanddevelopment involved, incontradistinctiontothemere inconvenienceor financialdisadvantage. b.EnjoymentofaSubstantialPropertyRight Thatthevarianceisnecessaryforthepreservationandenjoymentofasubstantial propertyrightoftheapplicant. c.Substantialdetriment Thatthegrantingofthevariancewillnotbedetrimentaltothepublichealth, safety,orwelfare,orinjurioustootherpropertyinthearea,ortotheCityin administeringthisUDO. d.Subdivision Thatthegrantingofthevariancewillnothavetheeffectofpreventingtheorderly subdivisionofother land inthearea inaccordancewiththeprovisionsofthisUDO. e.FloodHazardProtection Thatthegrantingofthevariancewillnothavetheeffectofpreventingflood hazardprotectioninaccordancewithArticle8,SubdivisionDesignand Improvements. f.OtherProperty Thattheseconditionsdonotgenerallyapplytootherproperty inthevicinity. g.Hardships Thatthehardship isnottheresultoftheapplicant'sownactions. h.ComprehensivePlan Thatthegrantingofthevariancewouldnotsubstantiallyconflictwiththe ComprehensivePlanandthepurposesofthisUDO. i.Utilization Thatbecauseoftheseconditions,theapplicationoftheUDOtotheparticularpiece ofpropertywouldeffectivelyprohibitorunreasonablyrestricttheutilizationofthe property. 2.Limitations TheZoningBoardofAdjustmentmaynotgrantavariancewheretheeffectwouldbe anyofthe following: a.Toallowtheestablishmentofausenototherwisepermittedintheapplicable zoningdistrict; b.To increasethedensityofause,abovethatpermittedbytheapplicabledistrict; c.Toextendphysicallyanonconforminguseof land;or d.TochangethezoningdistrictboundariesshownontheOfficialZoningMap. 3.ProfitabilityNottoBeConsidered Thefactthatpropertymaybeutilizedmoreprofitablyshouldavariancebegranted maynotbeconsideredgrounds foravariance. 3-43 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.19 AdministrativeAppeal Application 3.19AdministrativeAppeal Submittal A.Applicability Staff Review 1.AppealstotheZoningBoardofAdjustmentmaybetakenby anypersonaggrievedby,oranyofficerordepartment Completeness affectedby,specificpoints found inanyofthe following final Review decisionsoftheAdministrator: a.Written interpretationsofthetextofthisUDO;or b.DenialofBuildingPermitorsiteplanbasedon interpretationofArticle7,GeneralDevelopment Standards. ZoningBoardof Adjustment 2.AppealstothePlanningandZoningCommissionmaybe or takenbyanypersonaggrievedby,oranyofficeror Planning&Zoning Commission departmentaffectedbyspecificpoints found inthe Administrator’swritten interpretationsofthetextofthe Subdivision Regulations. B.EffectofAppeal AnappealtotheZBAstaysalllegalproceedingsinfurtheranceoftheactionappealedfrom, unlesstheAdministratorfromwhomtheappealistakencertifiestotheZoningBoardof Adjustmentafterthenoticeofappealshallhavebeenfiledwithhim,thatbyreasonoffacts statedinthecertificateastaywould,inhisopinion,causeimminentperiltolifeorproperty. Insuchcase,proceedingsshallnotbestayedotherwisethanbyarestrainingorderwhichmay begrantedbytheBoardorbyaCourtofrecordonapplication,onnoticestotheofficerfrom whomtheappeal istaken,andonduecauseshown. C.Deadline for SubmissionofApplication AnappealfromanyfinaldecisionoftheAdministratororDirectorofPlanningand DevelopmentServicesshallbefiledwiththeAdministratorwithinthirty(30)daysofreceiptof thedecision.Ifnoappeal is filedwithinthirty(30)days,thedecisionshallbe final. D.Application AcompleteapplicationforanadministrativeappealshallbesubmittedtotheAdministratoras set forth inthe GeneralApprovalProceduresSectioninArticle3ofthisUDO. E.RecordofAdministrativeDecision TheAdministratorshallforthwithtotheZoningBoardofAdjustmentorthePlanning transmit andZoningCommission,asappropriate,allthepapersconstitutingtherecordoftheaction appealed. F.Hearing TheZoningBoardofAdjustmentorPlanningandZoningCommission,asappropriate,shall heartheappealwithinsixty(60)daysofthedateoftheappealapplicationorsuchextension asrequestedbytheapplicantorAdministrator,givepublicnoticeassetforthintheGeneral ApprovalProceduresSectioninArticle3ofthisUDO,aswellasduenoticetothepartiesin interest,anddecidethesamewithinareasonabletime. G.FinalActionbyZoning BoardofAdjustmentorPlanningand ZoningCommission Preparationof TheZoningBoardofAdjustmentorPlanningandZoning Amendment Commission,asappropriate,mayonlyconsiderthespecific interpretivelanguageoftheAdministratorandmayreverseor affirmwhollyorpartly,ormaymodifytheinterpretationappealed from.Inanycase,theBoardorCommissionshallonlypresent Planning&Zoning Commission findingsregardingspecificerrorsmadeintheAdministrator’s interpretation. 3.20TextAmendment City Council 3-44 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.20Text Amendment A.Purpose Forthepurposeofestablishingandmaintainingsound,stable,anddesirabledevelopment withintheterritorial limitsoftheCity,thetextofthisUDOmaybealtered fromtime-to-time. B.InitiationofAmendments AnamendmenttothetextofthisUDOmaybe initiatedby: 1.CityCouncilon itsownmotion; 2.ThePlanningandZoningCommission;or 3.TheAdministrator. ApprovalProcess C. 1.ReviewandReportbyAdministrator TheAdministratorshallreviewtheproposedtextamendmentinlightofthe ComprehensivePlanandgiveareporttothePlanningandZoningCommission. 2.ReferralToPlanningandZoningCommission TheAdministratorshallreferthesametothePlanningandZoningCommissionforstudy, hearing,andreport.ThePlanningandZoningCommissionmaydirectstafftoproceed withdraftingtheamendmentandschedulingthenecessarypublichearings,forwardthe proposedtextamendmenttoCityCouncilfordirection,ordeterminenottopursuethe proposedamendment.TheCityCouncilmaynotenacttheproposedtextamendment untilthePlanningandZoningCommissionmakes itsreporttotheCityCouncil. 3.RecommendationbyPlanningandZoningCommission a.Notice TheAdministratorshallpublishandpostpublicnoticeinaccordancewiththe GeneralApprovalProceduresSectioninArticle3ofthisUDO,andshall recommendtotheCityCouncilsuchactionastheCommissiondeemsproper. b.PublicHearing ApublichearingshallbeheldbythePlanningandZoningCommissionbefore makingarecommendationtotheCityCouncil. 4.CityCouncilAction a.Notice TheAdministratorshallpublishandpostnoticesinaccordancewiththeGeneral ApprovalProceduresSectioninArticle3ofthisUDO,beforetakingfinalactionon theamendment. b.PublicHearing TheCityCouncilshallholdapublichearingandapprove,approvewith modificationsorconditions,ordisapprovethetextamendment. 3-45 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.21ComprehensivePlan Amendment 3.21 ComprehensivePlanAmendment A.Purpose Application Submittal Forthepurposeofestablishingandmaintainingsound,stable, anddesirabledevelopmentwithintheterritoriallimitsoftheCity, Staff theComprehensivePlan,includingspecifically,theLandUsePlan Review andtheThoroughfarePlan,shallbeamendedonlybasedupon Completeness changedorchangingconditions inaparticularareaor intheCity. Review B.InitiationofAmendment Anamendmentmaybe initiatedby: 1.CityCouncilon itsownmotion; Planning&Zoning Commission 2.ThePlanningandZoningCommission; 3.TheAdministrator;or 4.Thepropertyowner(s). City C.AmendmentApplication Council AcompleteapplicationforaComprehensivePlanamendment shallbesubmittedtotheAdministratorassetforthinthe GeneralApprovalProceduresSection inArticle3ofthisUDO. D.ApprovalProcess 1.ReviewandReportbyAdministrator Oncetheapplicationiscomplete,theAdministratorshallreviewtheproposed amendmentinlightoftheremainderoftheComprehensivePlanandconditionsinthe City,andgiveareporttotheCommissionandCouncil. 2.RecommendationbyPlanningandZoningCommission a.Notice ThePlanningandZoningCommissionshallpublishandpostpublicnoticein accordancewiththeGeneralApprovalProceduresSectioninArticle3ofthisUDO, andshallrecommendtotheCityCouncilsuchactionastheCommissiondeems proper. b.PublicHearing ApublichearingshallbeheldbythePlanningandZoningCommissionbefore makingareporttotheCityCouncil. c.ReviewandActionbyPlanningandZoningCommission ThePlanningandZoningCommissionshallreviewtheamendmentandapprove, approvewithconditions,deny,ordeterminethattheproposeddevelopment complieswiththeComprehensivePlanandnoamendmentisrequired.Ifthe Commissiondeterminesthatnoamendmentisrequired,theapplicantmay proceedwiththenextstepinthedevelopmentprocess.Nofurtheractionbythe CityCouncil isrequired. 3.CityCouncilAction a.Notice TheCityCouncilshallpublishandpostpublicnoticeinaccordancewiththe GeneralApprovalProceduresSectioninArticle3ofthisUDO,beforetakingfinal actiononapetitiontoamendtheComprehensivePlan. b.PublicHearing TheCityCouncilshallholdapublichearingandapprove,approvewith modifications,ordisapprovetheapplicationtoamendtheComprehensivePlan. 3-46 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.19ComprehensivePlan Amendment c.ReviewandFinalActionbyCityCouncil TheCityCouncilshallreviewtheamendmentandapprove,approvewith conditions,ordenytheapplication. LimitationonReapplication E. IfapetitionforaplanamendmentisdeniedbytheCityCouncil,anotherpetitionfor reclassificationofthesamepropertyoranyportionthereofshallnotbeconsideredwithina periodofone-hundredandeighty(180)daysfromthedateofdenial,unlessthePlanningand ZoningCommission findsthatoneofthe following factorsareapplicable: 1.There isasubstantialchange incircumstancesrelevanttothe issuesand/or facts consideredduringreviewoftheapplicationthatmightreasonablyaffectthedecision- makingbody’sapplicationoftherelevantreviewstandardstothedevelopmentproposed intheapplication;or 2.Neworadditional information isavailablethatwasnotavailableatthetimeofthereview thatmightreasonablyaffectthedecision-makingbody’sapplicationoftherelevant reviewstandardstothedevelopmentproposed;or 3.Anewapplication isproposedtobesubmittedthat ismateriallydifferent fromtheprior application(e.g.,proposesnewusesorasubstantialdecrease inproposeddensitiesor intensities);or 4.The finaldecisionontheapplicationwasbasedonamaterialmistakeof fact. 3-47 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas O. Article8. SubdivisionDesignandImprovements Section8.1.Purpose Article8.SubdivisionDesignandImprovements 8.1Purpose Thesubdivisionoflandisamajorfactorintheprocessofsoundcommunitygrowthand ultimatelybecomesapublicresponsibilityinthatthestreetsmustbemaintainedandvarious publicservicescustomarytourbanareasmustbeprovided.Thewelfareoftheentire communityistherebyaffectedinmanyimportantrespects.Therefore,itistotheinterestof thepublic,tothedeveloper,andtothefuturelandowners,thatthesubdivisionsbeconceived, designed,anddevelopedinaccordancewithsoundrulesandproperminimumstandards. TheseregulationsencouragethegrowthoftheCityofCollegeStation inanorderlymanner. 8.2GeneralRequirementsandMinimumStandardsofDesign A.Urban Standards CommunityAssets 1. Inallsubdivisions,dueregardshallbeshownforallnaturalfeaturessuchas trees,watercourses,historicalspots,andsimilarcommunityassets,which,when preserved,willaddattractivenessandvaluetotheproperty. 2.SuitabilityofLands TheCommissionshallnotapprovethesubdivisionoflandif,fromadequate investigationsconductedbyallpublicagenciesconcerned,ithasbeendetermined thatinthebestinterestofthepublic,thesiteisnotsuitableforplattingand developmentpurposesofthekindproposed.Landsubjecttofloodingandland deemedtobetopographicallyunsuitableshallnotbeplattedforresidential occupancy,norforsuchotherusesasmayincreasedangertohealth,life,or property,oraggravateerosionorfloodhazard.Suchlandwithintheplatshallbe setasideforsuchusesasshallnotbeendangeredbyperiodicoroccasional inundationorshallnotproduceunsatisfactory livingconditions. 3.LargeTractsorParcels Whenlandissubdividedintolargerparcelsratherthanordinarybuildinglots,such parcelsshallbearrangedsoastoallowfortheopeningoffuturestreetsand logicalfurthersubdivisions.IftheComprehensivePlanoftheCityrequires thoroughfarestocrossthesubdivision,theright-of-wayshallbededicatedtothe public. 4.ZoningandOtherRegulations Noplatoflandwithintheforceandeffectofanexistingzoningordinanceshallbe approvedunless itconformstosuchzoningorotherpertinentregulations. 5.Reserved StripsProhibited Thereshallbenoreservedstripscontrollingaccesstolanddedicatedorintended tobededicatedtothepublic. 6.Standards Allconstructiononstreets,alleys,oreasementsshallbedesignedandconstructed inaccordancewiththeBryan/CollegeStationUnifiedDesign Guidelinesandthe Bryan/CollegeStationUnified TechnicalSpecificationsandallapplicablestateand federalrequirements.Wherethere isaconflictofstandards,themorestringent standardasdeterminedbytheCityManager,orhisdesignee,shallapply. The Cityshallaccept forpublicuseonlystreets,alleys,waterandsewermain extensionsthatcomplywiththesestandards forconstruction. 8-1 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements RequirementsandMinimumStandardsofDesign Section8.7 General 7.Streets a.StreetLayout Adequatestreetsshallbeprovidedbythesubdividersuchthatthe arrangement,character,extent,width,andgradeofeachshallconformtothe ComprehensivePlanoftheCityandshallbeconsideredintheirrelationto existingandplannedstreets,tothetopographicalconditions,tothepublic safetyandconvenience,andtotheirappropriaterelationshiptotheproposed useofthe landtobeservedbysuchstreets. b.Relationtoadjoining StreetSystems Wherenecessarytotheneighborhoodpattern,existingstreets inadjacentor adjoiningareasshallbecontinued, inalignmenttherewith.Whereadjoining areasarenotsubdivided,thearrangementofstreetsinthesubdivisionshall makeprovision fortheproperprojectionofstreets intosuchareas. Notract, lotorparcelshallbesubdividedunlesstherequired internalstreet systemadjoinsanexisting,pavedpublicright-of-way. c. StreetJogs Wheneverpossible,streetjogswithcenter-lineoffsetsoflessthanone hundredtwenty-five feet(125')shallbeavoided. d.Half Streets Nohalfstreetsshallbeplatted. e.Dead-end Streets Dead-endstreetsshallbeprohibitedexceptshortstubstopermitextension. Temporaryturnaroundsmayberequired. f.Cul-de-Sacs Cul-de-sacsshallhavetwenty-four(24)orfewerlots,andshallterminateina turnaroundnotlessthanonehundredfeet(100’)indiameter,witha pavementdiameterofeighty feet(80’). g.StreetIntersections Acuteanglesbetweenstreetsattheir intersectionsaretobeavoided. h.StreetsontheThoroughfarePlan Wheresubdivisionembracesorisadjacenttoathoroughfareasshownonthe ThoroughfarePlanoftheCity,suchstreetsshallbeplattedtomaintain continuityintheapproximatelocationasshown,andofthetypeindicated.In certaincasestheCitymayhaveconstructedastreetthroughtheareatobe subdivided,inwhichcasethesubdividershalldevelopthenecessarystreet intersectionsathisexpense,inaccordancewiththerequirementsofthis Section.TheCommissionmayrequirethat,wherepractical,residentiallots adjacenttoarterialandcollectorbeplattedorrestrictedsoastoprevent drivewaysopening intosuchstreets. i.Local Streets Localstreetsshallbe laidouttodiscouragetheiruseofthroughtraffic. j.Geometric Standards, StreetDesignCriteria Designcriteria forurbanandruralstreetsandalleysarecontained inthe Bryan/CollegeStationUnifiedDesign GuidelinesandtheBryan/CollegeStation UnifiedTechnicalSpecifications. 8-2 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements GeneralRequirementsandMinimumStandardsofDesign Section8.7. k.StreetNames Newstreetsshallnotonlybenamedsoastoprovidecontinuityofexisting streets,butshallbenamedtopreventconflictwithidenticalorsimilarnames inotherpartsoftheCity.Newstreetsshallnotbenamedafteranyliving person. 8.Alleys a.Alleysmayberequiredattherearofall lots intendedtobeused forbusiness purposesandmaybeprovided inresidentialareas. b.Alleysshallgenerallybeparalleltothestreetandshallbepaved. Theright- of-way foralleysshallbededicatedtothepublic. c.Wheretwo(2)alleys intersect,orwhereanalleyturns,additionalwidthmay berequiredtoallowturningofvehiclesorguyingofutilitypoles. d.Dead-endalleysshallnotbepermitted,exceptwherethealley isonehundred feet(100')or less in length. 9.Easements a.Drainage Easements Whereasubdivisionistraversedbyawatercourse,drainageway,natural channelorstream,theremayberequiredadrainageeasementorright-of- wayconformingsubstantiallytothelimitsofsuchwatercourse,plusadditional widthtoaccommodatefutureneedsasdeterminedbytheCityEngineer.No construction,includingfences,shallimpede,constrict,orblocktheflowof waterinanyeasementornaturalwatercourse.Sucheasementshallnotbe consideredapartofthelotareaforpurposesofminimumlotsize requirementsofthisUDO. Drainageeasementsmaybeused forutilities. b.Utility Easements 1)EachblockthatdoesnotcontainanalleyasprovidedinthisSection, shallhaveautilityeasementattherearofall lots,reserved fortheuse ofallutility lines,conduit,andequipment. Theseutilityeasementsshall betwenty feet(20') inwidth,takentenfeet(10') fromeach lotwhere therearofthe lotsabuteachother,andshallbecontinuous forthe entire lengthofablock. Theseeasementsshallbeparallelascloselyas possibletothestreet line frontageoftheblock. 2)Normalcurbsectionshallberequiredwhereutilityeasements intersect streets. 3)Whereutilityeasementsarenotthemselvesstraightwithineachblock, or if thesamedonotconnectonastraightcoursewithutilityeasements ofadjoiningblocks,thenanadditionaleasementshallbeprovided for theplacementofguywireson lotdivision lines inordertosupportpoles setoncurvingordeviatingrights-of-wayoreasements. 4)Utilityeasementsmayberequiredacrosspartsof lotsotherthanas describedaboveuponrecommendationoftheCityEngineer.Wherethe proposedsubdivisionadjoinsanunplattedarea,thefulltwenty foot(20') widthofeasementmayberequiredalongtherearoflotsadjoiningthe unplattedarea. 5)Utilityeasementsmaybe fenced if unlockedgatesareprovidedtoallow freemovementofexcavatingmachines,maintenanceequipment,and personnelthroughoutthe full lengthoftheeasement. 8-3 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements RequirementsandMinimumStandardsofDesign Section8.7 General 10.Blocks a.Blocksgenerallyshallbeplattedtoprovidetwo(2)tiersof lotswithautility easementoralleybetweenthem,withproperregardfordrainagechannels, woodedareasandothertopographical features lendingthemselvesto attractivetreatment. b.Block lengthshallnotexceedonethousandtwohundredfeet(1,200') in single-familyresidentialareasandshallnotexceedeighthundred feet(800') inotherareas.Inblocksovereighthundredfeet(800') in length,theremay berequired,nearthecenteroftheblock,anaccesswayashereafterdefined. Anaccesswaymayberequiredattheendofacul-de-sacto facilitate pedestriantrafficmovement. 11.Lots a.LotConfiguration 1)Side lot lineswhichmakeacuteangleswith front linesshallbeavoided wherepractical.Ingeneral,anarrangementplacingadjacent lotsat rightanglestoeachothershallbeavoided. 2)Lotsizeandsetback linesshallbe inaccordancewithzoning requirements.Lotsabuttingonaccesswaysshallbetreatedascorner lots. b.PlattingandReplattingwithinOlderResidentialSubdivisions 1)Thissectionappliestoallproperty inwhichanyportionofthatproperty meetsthe followingcriteria: (a)Anyportionoftheproperty iscurrentlyzonedordeveloped for singlefamilyresidentialusesasofJanuary1,2002withthe exceptionof NG-1, NG-2, NG-3, NPO,andNCOzoningdistricts; and, (b)Thesubjectproperty ispartofa lotorbuildingplotthatwas createdpriortoJuly15,1970. Thisalso includes lotsthatmay havebeenvacatedorreplattedafterJuly15,1970butwherethe originalplatpredatesJuly15,1970. 2)Inadditiontotheotherprovisionsofthisordinance,noplat,replat, vacatingandresubdividingplatorotherplat intendedtoprovide forthe resubdivisionofanexisting lotor lots inaresidentialsubdivisionmaybe approvedunless: (a)Theplatdoesnotcreateanadditional lotorbuildingplot. (b)Aplatwhichdoescreateanadditional lotorbuildingplotmust meetorexceedtheaveragewidthofthe lotsalongthestreet frontage, forall lots intheblockandcontainatleasteight- thousandand five-hundred(8,500)square feetofspace foreach dwellingunit. Forthepurposeofthissection,alotshallbedefinedtoincludethe lot,lotsand/orportionsoflotsthathavebeencombinedandused asaresidentialplot,asofJuly15,1970. 3)It istheapplicant’sresponsibilitytoprovidedocumentationduringthe applicationprocessregardingtheoriginalplat inwhichthe lotwas created. 8-4 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements GeneralRequirementsandMinimumStandardsofDesign Section8.7. c.LotLineConstruction The followingrequirementsapplytoallsingle-familyresidentialdevelopment. 1)Description Azerolotlinedevelopmentiswherehousesinadevelopmentona commonstreetfrontageareshiftedoroffsettoonesideoftheirlot. Thisprovidesforgreaterusableyardspaceoneachlot.These developmentsrequirethatplanning forallofthehouse locationsbedone atthesametime.Zerolotlinedevelopmentsareallowedbyright. ReviewforcompliancewiththestandardsofthisSectionshalloccur duringthesubdivisionplattingprocess.Restrictionsthatassurethe minimumdistancebetweenhousesandanyrequiredeasementsmustbe recordedontheplatsoftheapplicablelots.Proofofsuchrecordation mustbesubmittedaspartofthebuildingpermitapplication. 2)Setbacks Thesidebuildingsetbackshallbezeroononesideofthehouse.This reductiondoesnotapplytothestreetsidesetbackortotheinteriorside setbackadjacenttolotsthatarenotpartofthezero lotlineproject.The minimumdistancebetweenallbuildingsinthedevelopmentmustbe fifteen feet. 3)Additional Standards (a)Eaves Eavesmayprojectamaximumofeighteen(18)inches,excluding non-combustiblegutters,overtheadjacentproperty line. (b)Maintenance Easement Amaintenanceeasementshallbededicatedbetweenthetwo propertyownerstoallowformaintenanceorrepairofthehouse builtonthelotline.Theeasementshallbeunobstructed,located ontheadjacentpropertyabuttingthesidewallandmustbea minimumofsevenandone-half(7.5)feetinwidth.Required maintenanceeasementsshallbeshownontherecordedplat. (c)Privacy Windowsorotheropeningsthatallowforvisibilityintotheside yardoftheadjacentlotarenotallowed.Windowsthatdonot allowvisibilityintothesideyardoftheadjacentlot,suchasa clerestorywindoworatranslucentwindow,areallowed.All materialswithinthreefeetofthepropertylineshallbefire-rated tomeetbuildingcoderequirements. d.ClusterDevelopment 1)Aclusterdevelopment isaresidentialsubdivision inwhichthe lotsare allowedtobesmaller(inareaandwidth)thanotherwiserequired forthe underlying,basezoningdistrict,but inwhichtheoveralldensitycannot exceedthemaximumdensity limit fortheunderlyingzoningdistrict. Throughtheclusterdevelopmentoption,asubdivisioncancontainno more lotsthanwouldotherwisebeallowed foraconventionalsubdivision inthesamezoningdistrict,butthe individual lotswithinthe developmentcouldbesmallerthanrequired inaconventional subdivision.Smaller lotsizeswithinaclusterdevelopmentarerequired tobeoffsetbyacorresponding increase inopenspace. 2)ConflictwithOtherRegulations Ifthereisaconflictbetweentheclusterdevelopmentstandardsofthis SectionandanyotherrequirementofthisUDO,thestandardsofthis 8-5 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements RequirementsandMinimumStandardsofDesign Section8.7 General Sectioncontrol.Wherenoconflictexists,aclusterdevelopmentis subjecttoallotherapplicablerequirementsofthisUDO. (a)WhereAllowed Clusterdevelopmentsareallowed inallzoningdistricts. (b)ApprovalProcedure ClusterDevelopmentsaresubjecttothesubdivisionprocedures set forth inherein. (c)Lot Size Thereisnosetminimumlotwidthordepthrequirementwithina clusterdevelopment;however,thelotsize(area)maybereduced byuptotwenty-fivepercent(25%)aslongasindividuallotsizes areadequatetomeetallrequireddensity,district,and developmentstandards. (d)SetbacksandBuildingSeparations Theminimumsetbackstandardsofthebasezoningdistrictapply alongtheperimeterofaclusterdevelopment.Alldetached structureswithinaclusterdevelopmentmustbeseparatedbya minimumdistanceoften(10)feet. (e)Open Space i.On-SiteOpenSpace Clusterdevelopmentsshallbesubjecttotheminimumon-site openspacestandardsofthebasezoningdistrict, if applicable. ii.CommonOpenSpace a.MinimumRequirement.Commonopenspaceisrequired withinaclusterdevelopmenttoensurethattheoverall densitywithinthedevelopmentdoesnotexceedthe maximumdensityallowedbytheunderlyingzoning district.Commonopenspacemustbeprovidedinan amountat leastequaltothedifferencebetween: i.Theactual,averagelotareaperdwellingunitwithin theclusterdevelopment;and ii.Therequiredlotareaperdwellingunitforconventional developmentwithintheunderlyingbasezoning district. b.UseofCommonOpenSpace.Commonopenspacemust besetasideanddesignatedasanareawhereno developmentwilloccur,otherthanproject-related recreationalamenitiesorpassiveopenspaceareas.The Commissionmayrequirethatuptofiftypercent(50%)of requiredcommonopenspacebeuseablerecreational space,ifdeemednecessarybytheCommissiontoensure adequaterecreationalamenitiesforresidentsofthe development. 12.AccessWay Accessways,whererequired,shallhaveaten foot(10')right-of-way,dedicatedto thepublic.Afourfoot(4')sidewalkshallbeconstructedinthecenteroftheright- of-wayconformingtotheCityEngineeringstandards. 8-6 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements GeneralRequirementsandMinimumStandardsofDesign Section8.7. 13.Sidewalks a.Sidewalksshallberequiredonbothsidesofallstreetshavingaright-of-way widthequaltoorgreaterthansixty feet(60').Asidewalkshallberequiredon one(1)sideofallstreetswitha fifty foot(50')right-of-waywiththeexception ofcul-de-sacstreets.Asidewalkmayberequiredoncul-de-sacstreets if neededtoprovidethroughpedestrianaccess.Sidewalksshallbeplacedwithin theright-of-wayasdeterminedbytheCityEngineerandwhensospecified. b.Thesubdividershallconstructallsidewalksaccordingtooneofthe following placementalternatives: 1)sidewalksshallbe inaccordancewiththeBryan/CollegeStationUnified Design GuidelinesandtheBryan/CollegeStationUnifiedTechnical Specificationsandallapplicablestateandfederalrequirements; AND 2)thesubdividershallassurethattheseminimumsaresufficienttomeet theanticipatedpedestriandemand inthearea. c.Giventhatacombinationorvariation fromthetwoplacementmethodsas describedabove isnecessaryordesiredorthatanobstruction is locatedwithin thepavedarea,the followingcriteriamustbesatisfied. 1)Allradii inthetransitionsectionmustbeaminimumoften feet(10'). 2)AlltransitionsectionsmustbeapprovedbytheCityEngineer. d.InordertoprovidesafeandadequateaccessonCitysidewalks,allsidewalks shallmeetminimumclearwidthrequirementsaroundallobstructions,natural ormanmade,asdescribedherein.Clearwidthshallmeanthedistanceas measured fromtheoutsideedgeoftheobstructiontotheoutsideedgeofthe sidewalkor fromthe insideedgeoftheobstructiontothe insideedgeofthe sidewalk.Iftheclearwidth istobeobtainedbetweenthe insideedgeofthe sidewalkandtheobstruction,giventhatthesidewalk isplacedagainstthe backofcurb,theclearwidthshallbeaminimumofsix feet(6').Inallother cases,theminimumclearwidthshallbe four feet(4'). e.Allsidewalksmustbeconstructedconcurrentlywiththethoroughfareor, if the thoroughfare isalreadyconstructed,priortoacceptanceofany improvements. f.ExceptionstoorpartialwaiveroftherequirementsofthisSectionmaybe grantedbytheCommissionwhen ithasbeendeterminedthatsatisfactory alternativepedestrianwaysorpedestrian/bikewayshavebeenorwillbe providedoutsidethenormalright-of-way;orthatuniquecircumstancesor unusualtopographic,vegetative,orothernaturalconditionsprevailtothe extentthatstrictadherencetosaidrequirementswouldbeunreasonableand notconsistentwiththepurposesandgoalsofthisUDOortheComprehensive Plan. 14.Bikeways a.General BikewayswillberequiredinaccordancewiththeBikewayMasterPlan. BikewayfacilitiesareplannedandlocatedtointegratewiththeexistingCity streetandparksystem.Thefacilitiesarestrategicallylocatedsoasto minimizetheirnumbersandtoprovidebikewaystocertainareasor neighborhoodswithintheCity. b.TypesofBikeways Therearethree(3)typesofbikewayfacilitiesthatshallbeutilized.Theseare as follows: 8-7 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements RequirementsandMinimumStandardsofDesign Section8.7 General 1)BikePath,a facilitycompletelyseparated fromautotrafficandwithinan independentright-of-wayorwithintheright-of-wayofanother facility; 2)BikeLane,a facilitywherepartoftheroadwayorshoulder isstriped, signed,andmarked forexclusiveorpreferentialbicycleuseandwhere vehicleparking isnotpermitted,unlessotherwisespecified;and 3)Bike Route,a facilitydesignatedbysigningtohelpmakemotorists awareofthepresenceofbicycleswhichsharetheright-of-waywith motorvehicles. c.BikewayLocationCriteria BikewaysshallbelocatedtointegratewiththeexistingCitystreetandpark system.Importantcriteriausedindeterminingbikewayfacilitytypesand locationsare: 1)Safety.Existingstreetwidth. 2)Existingandpotentialdemand foruse. 3)Continuityanddirectness. 4)Spacing. Relationshiptootherbikeway facilities. 5)Locationofschoolsandotherpublic facilities frequentedbybicycle riders. 6)Locationof linearparksandgreenbelts. d.GeometricDesignCriteria Allfacilitiesshallbedesignedtomeetorexceedstandardssetforthinthe "GuideforDevelopmentofBicycleFacilities"publishedbytheAmerican AssociationofStateHighwayandTransportationOfficials(AASHTO).Signing andpavementmarkingsforsuchfacilitiesshallbeinaccordancewiththe ManualonUniformTrafficControlDevices(MUTCD).Geometricdesigncriteria foreachtypeofbikeway facilityareas follows: 1)Bike Routes Theplacementofbikeroutesigningidentifiesbicyclecompatiblestreets thatwillserveasbikeroutes.Bikerouteidentificationanddirectional signsshallbelocatedandinstalledasindicatedontheBikewayMaster Plan. BikeRoutesprovideanimportantfunctioninthattheyprovidefor continuityintheoverallbikewaysystem.Typicallymostbikerouteswill occuronlocalandcollectorstreetsastheyareoftenmostcompatiblefor bicycleusewithoutadditionalpavement.Aminimumof16feetouter laneforcollectorandarterialstreetsmeasuredfromtheouterlaneline tothebackofcurbshallberequiredforbikeroutes.Atypicalbicycle compatiblestreet isshown inFigure1. Bikeroutesigningshouldnotendatabarrier.Informationdirectingthe bicyclistaroundthebarriershouldbeprovided. 8-8 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements GeneralRequirementsandMinimumStandardsofDesign Section8.7. Theroadwaywidth,alongwithfactorssuchasthevolume,speed,and typeoftraffic;parkingconditions;grade;andsightdistanceshouldbe consideredwhendeterminingthefeasibilityofabikeroute.Roadway improvements,suchassafedrainagegrates,railroadcrossings,smooth pavements,maintenanceschedules,andsignalsresponsivetobicycles, shouldalwaysbeconsideredbeforearoadwayisidentifiedasabike route. 2)BikeLanes Thebikelaneislocatedwithinthevehicularroadwayintheoutsidelane andisintendedfortheexclusiveuseofbicycles.BikelanesintheCity ofCollegeStationmustbedevelopedasone-wayfacilitiesandcarry trafficinthesamedirectionasadjacentmotorvehicletraffic.Two-way bike lanesarenotpermittedbecause: Theyrequireunconventionalturnsat intersections, x Theyareconducive forbicyclistshavingtogothe "wrongway" x andtoweaveacrosstraffictobike intheproper lane,and Theyrequirethatbicycliststravel inadirectionoppositethe x adjacentauto lane. TypicalbikelanedesignandlayoutisillustratedinFigure2.Aone-way bikelaneagainstthecurbrequiresaminimumof5feet(5’)measured fromtheedgeofpavement,notincludingthegutter.Thebikelaneshall bedelineatedbyacontinuouspaintedstripe.Thediamondpreferential lanesymbol(asdesignated inMUTCD)shallbe located immediatelyafter eachintersectiontoinformmotoriststurningoftherestrictednatureof the lane. Atintersections,bicyclistsproceedingstraightandmotoriststurning rightmustcrosspaths.Stripingandsigningconfigurationswhich encouragethesecrossingsinadvanceoftheintersection,inamerging fashion,shallbepreferredtothosethatforcethecrossinginthe immediatevicinityoftheintersection.Typicaltreatmentofbikelanesat intersections is illustrated inFigures3and4. 8-9 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements RequirementsandMinimumStandardsofDesign Section8.7 General Adequatepavementsurface,bicyclessafegrateinlets,saferailroad crossings,andtrafficsignalsresponsivetothebicyclistshallbeprovided onroadwayswherebikelanesaredesignated.Raisedpavement markingsandraisedbarrierscancausesteeringdifficultiesforbicyclists andshouldnotbeusedtodelineatebikelanes.Ingeneral,parkingin bikelanesisprohibited.However,parkingmaybepermittedinabike laneinspecificareasduringspecifiedtimes.Whereparkinginabike lane ispermitted,signsshallbe installedtoprovidenoticetobicyclistsof whenparkingisallowed.Parkinginabikelaneshallbelimitedprimarily tospilloverparkingforpublicusesorevents,butparkingfornon-public usesmayalsobeconsidered. 8-10 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements GeneralRequirementsandMinimumStandardsofDesign Section8.7. 8-11 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements RequirementsandMinimumStandardsofDesign Section8.7 General 3) úÓÑ×ìÛÈÔÉ Bikepathsare facilitiesusedexclusively forbiketrafficwithminimalcross flowbymotorvehicles. Theyshouldbe locatedprimarily ingreenbelt areasorpark-typeareas.Ifabikepath istobe located intheright-of-way ofanadjacentroadwaythereshouldbeaminimumof five feet(5') separatingthebikepath fromtheroadway. Thepavedwidthandtheoperatingwidthrequired forabicyclepathare primarydesignconsiderations.Figure5depictsabicyclepathona separatedright-of-way.Undermostconditions,arecommendedall-paved width foratwo-directionalbicyclepath isten feet(10').Insome instances,however,aminimumofeightfeet(8')canbeadequate. This minimumshouldbeusedonlywherethe followingconditionsprevail:(1) bicycletraffic isexpectedtobe low,evenonpeakdaysorduringpeak hours(2)pedestrianuseofthe facility isnotexpectedtobemorethan occasional,(3)therewillbegoodhorizontalandverticalalignment providingsafeand frequentpassingopportunities,(4)thepathwillnotbe subjectedtomaintenancevehicle loadingconditionsthatwouldcause pavementedgedamage.Undercertainconditions itmaybenecessaryor desirableto increasethewidthofabicyclepathtotwelve feet(12'); for example,becauseofsubstantialbicyclevolume,probablesharedusewith joggersandotherpedestrians,useby largemaintenancevehicles,steep gradesandwherebicyclistswillbe likelytoridetwoabreast. Theminimumwidthofaone-directionalbicyclepathis five feet(5').It shouldberecognized,however,thatone-waybicyclepathsoftenwillbe usedastwo-way facilitiesunlesseffectivemeasuresaretakentoassure one-wayoperation.Withoutsuchenforcement, itshouldbeassumedthat bicyclepathswillbeusedastwo-way facilitiesanddesignedaccordingly. Aminimumoftwo-footwidthgradedareashouldbemaintainedadjacent tobothsidesofthepavement;however,three feet(3')ormore is desirabletoprovideclearance fromtrees,poles,walls, fences,guardrails, orother lateralobstructions.Awidergradedareaoneithersideofthe bicyclepathcanserveasaseparatejoggingpath. Theverticalclearancetoobstructionsshouldbeaminimumofeightfeet (8').However,verticalclearancemayneedtobegreatertopermit passageofmaintenancevehiclesand,inundercrossingsandtunnels,a clearanceoften feet(10') isdesirable. 8-12 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements GeneralRequirementsandMinimumStandardsofDesign Section8.7. 15.WaterSupply Allsubdivisionsshallbeprovidedwithwatersupplyanddistributionsystemsfor fireprotectionanddomesticuse. Allwatermains,distributionandservicelinesshallbeconstructedasprovidedby theBryan/CollegeStationUnifiedDesignGuidelinesandtheBryan/CollegeStation UnifiedTechnicalSpecificationsandallapplicablestateandfederalrequirements. Wherethereisaconflictofstandards,themorestringentstandardasdetermined bytheCityManager,orhisdesignee,shallapply.TheCityshallacceptforpublic useonlywatermains,distributionandservicelinesthatcomplywiththese standards forconstruction. 16.Sanitary Sewers a.Allsubdivisionsshallbeprovidedwithanapprovedsanitaryseweragesystem meetingthestandardsoftheCityEngineeringdepartment.Curvedsewersof not lessthanonehundred foot(100')radiusareaccepted,asaremanholesof notover fivehundred foot(500')spacing. b.Iftheseweragesystem includestreatment facilities,theplanmustbe approvedbytheTexasStateDepartmentofHealth,andthesubdividermust haveapermit forthedischargeofeffluent fromthe TexasWaterQuality Board,beforetheapprovalbytheCommission. c.On-sitewastewaterdisposalsystems, includingprivatesepticsystems,may beused inareaswheretopography,densityofdevelopmentand/orother factorsmakesewercollectionfacilities impractical.Suchsystems,when allowed,mustmeettherequirementsofBrazosCounty. 17.Drainage Alldrainageshallbedesignedandconstructed inaccordancewiththe Bryan/CollegeStationUnifiedDesign GuidelinesandtheBryan/CollegeStation UnifiedTechnicalSpecifications,Chapter13FloodHazardProtectionOrdinance andallapplicablestateand federalrequirements. 18.UtilityLines Allutilitylinesthatpassunderstreetsoralleysshallbeinstalledbeforethestreet oralleyispaved,withembedment,backfill,anddepthsasapprovedbytheCity Engineer,orthecrossingshallbebored. 19.GasorOilLines Highpressureflammablegasorfuellinesaredefinedasthosewhichareoperated ormaybeexpectedinthefuturetooperateatapressureofoversixty(60) poundspersquareinch.Highpressureflammablegasorfuellines,installedon publicproperty,shallbeburiedwithaminimumcoverofthirtyinches(30"),and shallbemarkedbyanall-weathertypedsign,installedateachcrossingandat intervalsofnotmorethatthreehundredfeet(300').Thesignsshallbeinstalled bytheutilitycompany,statethatthelineishighpressure,andshallnamethe productorproductstransportedtherein. 20.StreetLights a.BasicPolicy ItshallbethepolicyoftheCityofCollegeStationthatadequatestreetlighting fortheprotectionofthepublicandpropertybeinstalledinallnew subdivisions.Installationproceduresandacceptablestandardsforstreet 8-13 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements RequirementsandMinimumStandardsofDesign Section8.7 General lightsshallbegovernedbytheutilitystandardsoftheCollegeStationUtilities ineffectatthetimeofsubdivisionconstructionoradditionthereto. b.General Standards 1)Theactualnumberofstreet lightstoberequired,aswellasthetypeand sizeof luminaire,andthe installation, locationandsizeofstreet light services,shallbedeterminedbytheElectricalEngineer forCollege StationUtilities.Poletype formountingofstreet lightsshallbeselected bytheDeveloper,subjecttotheapprovedstreet lightpolestandardsof theCollegeStationUtilities. 2)Street lightsshallnormallyberequiredatallstreet intersectionsand accessways, incul-de-sacs,andatgenerallythreehundredfeet(300') intervalsorlessontangentstreets. 3)Thedevelopershall furnishsatisfactoryeasements forthe installationof servicestostreet lights,withsaideasementstonormallybe five feet (5') inwidth. 4)The installationofsubdivision lightingshallbeperformedbyeitherofthe following: (a)BytheCity,subjecttocostreimbursementasprovided inthis UDO. (b)Bythedeveloperorhisauthorizedconstructionrepresentative, subjecttocompliancewiththeutilitystreet light installation standardsofCollegeStationUtilities. 21.ElectricServiceInstallation a.Allelectricutilityserviceshallbe installedunderground inresidential,multi- familyresidential,commercialand industrialsubdivisions.All lateralelectric linesandservice linessupplyingelectricutilityserviceshallbeplaced underground. b.Overhead feeder linesmaybeplacedwithintheabove-listedsubdivisions in the following locations: 1)Alongtheperimeteroftheplattedsubdivision. 2)Adjacenttoorwithintheright-of-wayofthoroughfares identifiedonthe currentthoroughfareplanoftheCityofCollegeStationandapproved for the locationofoverheadutilities. 3)Withinalleysordedicatedeasements identified forthe locationofaerial utilityserviceontheapprovedsubdivisionplat. c.TheSubdividershalldedicateeasementsupon formsapprovedbyCity forthe installationofutilities, includingelectric.All liensandotherownership interestsshallbesubordinatedtotheeasementuse. d.Wheretheelectricservice isplacedunderground,allstreet lightingandsite lightingequipmentshallbeplacedundergroundexcept forthepolesonwhich the lightsaretobeaffixed. e.TheSubdividershallberesponsible for furnishingand installing,andthe expensesrelatedthereto,ofconduit forthe installationofallon-site undergrounddevelopment feeder, lateralandservicelinesutilizedtoprovide electricutilityservicetothesubdivision. Thespecifications fortheconduitshall beapprovedbyCollegeStationUtilitiespriorto installation. f.Whereelectricservice isplacedunderground,allauxiliaryequipment forsuch service, includingbutnot limitedtotransformers,junctionenclosuresand 8-14 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements GeneralRequirementsandMinimumStandardsofDesign Section8.7. switchingdevices,shallbepad-mountedongradeorshallbeplaced underground. g.Temporaryutilityservicemaybeprovidedviaoverhead lineextension. 22.MonumentsandCorner Markers a.Allblockcorners,anglepointsandpointsofcurves,andallcornersof boundary linesofsubdivisionsshallbemarkedwithaone-half inch(1/2") steelrod,twofeet(2') in length,set inthecenterofaconcretemonumentsix inches(6") indiameterandthirty inches(30")deep,withthetop flushwith the finishedgroundsurface. b.Where,duetotopographicconditions,permanentstructuresorother conditions,theview isobstructedbetweenanytwo(2)adjacentmonuments, intermediatemonumentsshallbesetastoassureaclearviewbetween adjacentmonuments. c.Cornermarkers,consistingofaone-half inch(1/2")steelrodorthree-fourths inch(3/4")pipe,two feet(2') in length,shallbedriven flushwiththeground surfacetomarkthecornersofall lots. 23.GatingofRoadways a.Purpose: Toachieveorderlydevelopmentofasecured(gated)community. Toprotectandpromotethehealth,safety,andgeneralwelfareoftheCity. b.GeneralRequirements 1)Gatingofapublicroadway isprohibited. 2)Drivewaysareconsideredroadways forthepurposeofthesegating requirements. 3)Thegateshallnotblockarea-widethroughroutesorblockaccess for roadwaystoserve futuredevelopment. 4)Accessshallbeprovidedatalltimes forpolice, fire,city inspection,mail delivery,garbagepickup,dial-a-rides,utility,schoolbuses,andother healthandsafetyrelatedvehicles.Accessmustnotrequiredriversto exittheirvehicle. 5)Aprivatestreetsubdivisionwillnotcrossanexistingorproposed thoroughfareasshownontheCity’s ThoroughfarePlan.Aprivatestreet subdivisionwillnotdisruptorcrossanexistingorproposedCityof CollegeStationpublicpedestrianpathway,hikeandbiketrialorparkas shownontheCity’sParksandOpenSpacePlan. 6)Thegatedesignand implementationshallbesuchthat itdoesnotpose athreattopublichealth,safetyandwelfare. 7)The infrastructuremain lines(electrical,water,andsewer)shallbe maintainedbytheCityofCollegeStation. c.HomeownersAssociation(HOA) 1)AHomeownersAssociationshallbeestablishedwithdirectresponsibility to,andcontrolledby,thepropertyowners involvedtoprovide for operation,repairandmaintenanceofallcommonareas,fences,walls, gateequipment, landscaping,andallothercommonfacilities, including privatestreetsandsidewalks,whicharepartofthesubdivision(the “CommonFacilities”). 8-15 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements RequirementsandMinimumStandardsofDesign Section8.7 General 2)Allpropertyownerswithinanexistingresidentialareathat isproposed tobegatedshallagreetobecomemembersofanoperative HomeownersAssociation(HOA). 3)TheHOAshallprepareand file forrecorda legal instrumentestablishing aplan fortheuseandpermanentrepairandmaintenanceofthe CommonFacilitiesanddemonstratingthattheassociation isself- perpetuatingandadequately fundedtoaccomplish itspurpose. 4)Thebudget fortheHOAshall includea fundreservedfortherepairand maintenanceofCommonFacilities intheamountapprovedbythecity staff. 5)The legal instrumentestablishingtheHomeownersAssociation,street maintenanceagreement,theapprovalofthereservefundbytheCity Engineeror DirectorofPublicWorks,andwrittenpermission forthe City’saccesstothesubdivisionwillbesubmitted forapprovalbytheCity Attorneypriortothesubmissionofthe finalplat. 6)TheCitywillbegivenwrittenpermission forpracticalaccessatanytime without liabilitywhenonofficialbusiness. TheCitywillalsobegiven writtenpermissiontoremoveobstructions includinganygateandguard (house)uponnon-compliancebytheHOAofanytermsofthisordinance or if necessary fortheemergencyvehicleaccess.IntheeventtheCity mustremoveobstructionstoaccessthedevelopment,theHOAwillbe assessedallcostsofremoval. 7)IntheeventtheCitydeemsthatrepairstoprivatestreet(s)withina gatedcommunityarenecessary inorderto insuresafeaccessand passage foremergencyservicevehicles,theCitywillnotifytheHOAand apublichearingwillbeset for inputontheprojectedrepairs.Should theHOA failtoprovidethesatisfactoryrepairsdeemednecessary ina time framesetbytheCityatthepublichearing,thentheCitywillmake thenecessaryrepairsandassesstheHOAallcostsbornebytheCity in repairoftheprivatestreet(s).ShouldtheHOA failtoreimbursetheCity within90days,theHOAshallbesubjectto lienandpossibly foreclosure ofallassets includingbutnot limitedtothemaintenancereserve fund. d.GeometricDesignGuidelines 1)Allstreets inthedevelopmentshallbeconstructed inaccordancewith citystandards. 2)Thegate(s) locationshallnotbeplacedonapublicright-of-wayor easement. 3)Allgatemechanicalormanualoperating functionsshallmeetFire Departmentrequirementsandprovidepassagewithunobstructed verticalclearance. 4)Gatedentrywaythroatlengthdesignstakingaccessfromresidential, majorandminorcollectorroadwaysshallmeetthe following requirements(Ref.Figures1&2): (a)Aminimumof20 feet foroneresidentialsinglefamily lot. (b)Aminimumof60 feet foruptotwenty-five(25)single family lots. (c)Aminimumof100 feet fortwenty-six(26)single family lotsor greater 5)Thegatedentryway lengthstakingaccess frommajorandminor arterialsshallbedeterminedandapprovedonacasebycasebasisby theCityPlanningDepartment. 8-16 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements GeneralRequirementsandMinimumStandardsofDesign Section8.7. 6)Gatedentrywaysshallprovideadequateaccess forpedestriansand bicycles. 7)Gatedentrywaystosubdivisionsshallprovideadequateturnaround areas forvehiclesthataredeniedaccess inordertopreventbacking into apublicstreet.(Ref.Figures1&2) 8)Thegatedentrywaydrivewaypavementwidthstosubdivisions, forboth egressand ingress,shallbeaminimumof20 feetperdrivewayandare requiredtoprovideaminimum4 feetcentermedian.(Ref.Figures1& 2) 9)Thegatedareashallprovideaminimumunobstructedverticalclearance of14 feet6 inches from finishedroadwaysurfaceovertheentirewidth oftheentryroadway. 10)Publicsafetyelementsandsigningshallbe includedinthegateentry waydesign. e.ConvertingPrivate StreetstoPublic Streets 1)UponawrittenrequestsignedbyHOAofficersandsubmittedtotheCity CounciloftheCityofCollegeStation,dedicationofprivatestreetstothe publicmaybeaccomplishedprovidingtheprivatestreetsarebroughtup tothestandards forthepublicstreets intheCityandtheCityCouncil hasagreedtoacceptthestreets. 2)ThewrittenrequestbytheHOAofficerswillbeaccompaniedbya petitioncontainingthesignaturesoftheownersof100%oftheexisting lots inthesubdivision,exceptwhen inthepublic interest. 3)Allrepairsorreconstructionofprivatestreetsmustbeacceptedbythe Citypriortoconversion.Allconversiondedicationcostswillbepaidby theHOA. f.Indemnity TheAssociationherebyunconstitutionallyandirrevocablyagreesto indemnify,defendandholdtheCityandtheCity’sofficials,agents, employeesandcontractorsharmless,fromandagainstanyloss, liability,demanddamage,judgment,suite,claimdeficiency,interests, fee,charge,costorexpense(including,withoutlimitation,interest, courtcostandpenalties,attorney’sfeesanddisbursementand amountspaidinsettlement,orliabilitiesresultingfromanychargein federal,stateorlocallaworregulationorinterpretationhereof)of whatevernature,evenwhencausedinwholeorinpartbytheCity’s negligenceorthejointorconcurringnegligenceoftheCityandany otherpersonorentity,whichmayresultortowhichtheCityand/or anyoftheCity’sofficials,agents,employeesandcontractorsmay sustain,suffer, incurorbecomesubjectto inconnectionwithorarising inanywaywhatsoeveroutofthemaintenance,repairuseor occupationofthecommonfacilities,oranyotheractivityofwhatever natureinconnectiontherewith,orarisingoutoforbyreasonofany investigation,litigationorotherproceedingsbroughtorthreatened, arisingoutoforbasedupontheoperation,management, maintenance,repairanduseofthecommonfacilities,oranyother activity inthesubdivision. 8-17 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements RequirementsandMinimumStandardsofDesign Section8.7 General ExistingGates g. Anygateasdefinedbythisordinanceexistingatthetimeofadoptionofthese provisions(Ordinance#2280)whichhasreceivedanapprovalfromeitherthe CityortheCounty isdeemedexempt fromtherequirementsofthisSection. 8-18 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements GeneralRequirementsandMinimumStandardsofDesign Section8.7. B.RuralResidential Standards 1.General Therequirementsoutlinedhereinareintendedtoallowthedevelopmentofrural residentialsubdivisionswithinthecorporateboundaryoftheCityofCollege Station,Texas.Itistheintentofthissectionthattheseregulationsbeusedto createaruraltypeatmospherefordevelopmentinareaswheretheCouncil throughzoningdeemsitappropriate(SeeZoningSectionbelow).Itisnotthe intentofthisSectiontosacrificetheintegrityoftheCityofCollegeStation’s currentor future infrastructuresystems. 2.CommunityAssets Inallsubdivisions,attentionshallbegiventoallnaturalfeaturessuchastrees, watercourses,historicalsites,andsimilarcommunityassets,which,when preserved,willaddattractivenessandvaluetotheproperty. 3.SuitabilityofLands TheCommissionshallnotapprovethesubdivisionofland,iffromadequate investigationsconductedbystaff,ithasbeendeterminedthatinthebestinterest ofthepublic,thesiteisnotsuitableforplattinganddevelopmentpurposesofthe kindproposed.LandlocatedwithinFEMAdesignatedfloodwayandlanddeemed tobetopographicallyunsuitableshallnotbeplattedforresidentialoccupancy,nor forsuchotherusesasmayincreasedangertohealth,life,orproperty,or aggravateerosionorfloodhazard.Developmentofthefloodfringeshallbe controlledanddesignedinaccordancewiththeCityofCollegeStationDrainage Ordinance.Suchlandwithintheplatshallbesetasideforusesthatshallnotbe endangeredbyperiodicoroccasionalinundationorshallnotproduce unsatisfactory livingconditions. 4.LargeTractsorParcels Whenlandissubdividedintolargerparcelsratherthanordinarylots,asdefinedin thisUDO,suchparcelsshallbearrangedsoastoallowfortheopeningoffuture streetsandlogicalfurthersubdivisions.IftheCity’sComprehensivePlanrequires thoroughfarestocrosstheinteriorofthesubdivisionorlieanywherewithinthe subdivision,theright-of-wayshallbededicatedtothepublic. 5.Zoning Noplatoflandwithintheforceandeffectofanexistingzoningordinanceshallbe approvedunlessitconformstosuchzoningorotherpertinentregulations.Rural residentialsubdivisionscanonlydevelop inA-OorA-ORzoningdistricts. 6.Reserved StripsProhibited Thereshallbenoreservedstripscontrollingaccesstolanddedicatedorintended tobededicatedtothepublic. 7.Standards Allconstructiononstreetsoreasementsshallbedesignedandconstructedin accordancewithCityEngineeringstandardsandspecifications. 8.Streets a.Goal Thegoalofthissectionistoprovideeachlotinaruralresidentialsubdivision withaccesstoadurableandmaintainablepublic/privatestreetwithadequate 8-19 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements RequirementsandMinimumStandardsofDesign Section8.7 General capacity,whileretainingruralaestheticsandcosteffectiveness,andwithout compromisetotheCityofCollegeStation ThoroughfarePlan. b.StreetLayout Adequatestreetsshallbeprovidedbythesubdividersuchthatthe arrangement,character,extent,width,andgradeofeachshallconformtothe ThoroughfarePlanoftheCityandshallbeconsideredintheirrelationto existingandplannedstreets,tothetopographicalconditions,tothepublic safetyandconvenience,andtotheirappropriaterelationshiptotheproposed useofthe landtobeservedbysuchstreets. c.RelationtoAdjoining StreetSystems Wherenecessarytotheneighborhoodpattern,existingstreetsinadjacentor adjoiningareasshallbecontinued,inalignmenttherewith.Whereadjoining areasarenotsubdivided,thearrangementofstreetsinthesubdivisionshall makeprovision fortheproperprojectionofstreets intosuchareas. d.StreetJogs Wheneverpossible,streetjogswithcenter-lineoffsetsoflessthanone hundredtwenty-five feet(125’)shallbeavoided. e.Half Streets Nohalfstreetsshallbeplatted. f.Dead-end Streets Dead-endstreetsshallbeprohibitedexceptshortstubstopermitextension. Temporaryturnaroundsmayberequired. g.Cul-de-Sacs Cul-de-sacsshallnotexceedtwothousandfeet(2000’)inlengthtoradius point,andshallterminateinaturnaroundnotlessthanonehundredfeet (100’)indiameter,withapavementdiameterofeightyfeet(80’).The numberofdwellingunitsmaynotexceedthirty(30)onanycul-de-sac, regardlessof length. h.StreetIntersections Acuteanglesbetweenstreetsattheir intersectionsaretobeavoided. i.ThoroughfaresonMasterPlan Whereasubdivisionembracesorisadjacenttoathoroughfareasshownon theCityofCollegeStationThoroughfarePlan,suchstreetshallbeplattedto maintaincontinuityintheapproximatelocationasshown,andofthetype indicated.IncertaincasestheCitymayhaveconstructedastreetthroughthe areatobesubdivided,inwhichcasethesubdividershalldevelopthe necessarystreetintersectionsathisexpense,inaccordancewiththe requirementsofthisUDO.TheCommissionmayrequirethat,wherepractical, residentiallotsadjacenttoarterialstreetsorparkwaysbeplattedorrestricted soastopreventdrivewaysopening intosuchstreets. Allthoroughfares(iftheywillbecontinuousbeyondtheruralresidential subdivision)shallbeconstructedtourbanstandardsascontainedinthis ArticleAllresidentialstreetsandthosecollectors,whicharewhollycontained withintheruralresidentialsubdivisionandprovideinternalcirculationforthe ruralresidentialsubdivision(s)only,maybeconstructedtothestandards containedwithinthisSection. 8-20 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements GeneralRequirementsandMinimumStandardsofDesign Section8.7. j.Local Streets Localstreetsshallbe laidouttodiscouragethroughtraffic. k.GeometricandPavementStandards Designcriteriaforurbanandruralstreetsandalleysarecontainedinthe Bryan/CollegeStationUnifiedDesignGuidelinesandtheBryan/CollegeStation UnifiedTechnicalSpecifications. l.StandardDetailsandSpecifications RefertotheCityofCollegeStationStreetSpecificationsforthestandard pavementcross-sectiondetailandspecificationsregardingallpavement materials. m.StreetNames Newstreetsshallnotonlybenamedsoastoprovidecontinuityofexisting streets,butshallbenamedtopreventconflictwithidenticalorsimilarnames inotherpartsoftheCity.Newstreetsshallnotbenamedafteranyliving person. 9.Easements a.Drainage Easements Whereasubdivisionistraversedbyawatercourse,drainageway,natural channelorstream,theremayberequiredadrainageeasementorright-of- wayconformingsubstantiallytothelimitsofsuchwatercourse,plusadditional widthtoaccommodatefutureneedsasdeterminedbytheCityEngineer.The CityofCollegeStationDrainagePolicyandDesignStandardsshallbeusedas aguidelineforeasementsizing.Noconstruction,includingfences,shall impede,constrict,orblocktheflowofwaterinanyeasementornatural watercourse.Sucheasementshallnotbeconsideredapartofthelotareafor purposesofminimum lotsizerequirementsofthisUDO. b.Utility Easements 1)UtilityLayout Autilitylayoutisrequiredforallruralresidentialsubdivisions,which shallincludeallutilitiesproposedtobeinstalledinthesubdivision,as wellasanyfutureutilities.Basedonthislayout,alllinesshallhave adequateclearance fromotherutilitiesandeachblockshallhaveautility easementeitherattherearorthefrontofalllots,reservedfortheuse oftheseutilitylines,conduit,andequipment.Theseutilityeasements shallbetwentyfeet(20’)inwidth,andshallbecontinuousfortheentire lengthofablock.Iftakenattherearofthelots,itshallbetakenasten (10’)feetfromeachlotwheretherearofthelotsabuteachother. Theseeasementsshallbeparallelascloselyaspossibletothestreetline frontageoftheblock.TheCity’selectricalengineerwilldesignthe electricalsystem inallsubdivisions. 2)AdditionalEasement Whereutilityeasementsarenotthemselvesstraightwithineachblock, orifthesamedonotconnectonastraightcoursewithutilityeasements ofadjoiningblocks,thenanadditionaleasementshallbeprovidedfor theplacementofguywiresonlotdivisionlinesinordertosupportpoles setoncurvingordeviatingrights-of-wayoreasements. 3)Easements RequiredbyCityEngineer Utilityeasementsmayberequiredacrosspartsoflotsotherthanas describedaboveuponrecommendationoftheCityEngineer.Wherethe 8-21 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements RequirementsandMinimumStandardsofDesign Section8.7 General proposedsubdivisionadjoinsanunplattedarea,thefulltwentyfoot(20’) widthofeasementmayberequiredalongtherearoflotsadjoiningthe unplattedarea. 4)Fencing inEasements Utilityeasementsmaybefencedifunlockedgatesareprovidedtoallow freemovementofexcavatingmachines,maintenanceequipment,and personnelthroughoutthe full lengthoftheeasement. 10.Blocks a.General Blocksgenerallyshallbeplattedtoprovidetwo(2)tiersoflotswithautility easementbetweenthem,withproperregardfordrainagechannels,wooded areasandothertopographicalfeatureslendingthemselvestoattractive treatment. b.BlockLengths Blocklengthshallnotexceedonethousandfifteenhundredfeet(1,500’)in ruralresidentialsubdivisions.Inblocksovereighthundredfeet(800’)in length,theremayberequired,nearthecenteroftheblock,anaccesswayas hereafterdefined.Anaccesswaymayberequiredattheendofacul-de-sac to facilitatepedestriantrafficmovement. 11.Lots a.LotConfiguration Sidelotlineswhichmakeacuteangleswithfrontlinesshallbeavoidedwhere practical.Ingeneral,anarrangementplacingadjacentlotsatrightanglesto eachothershallbeavoided. b.Lot SizeandSetbacks Lotsizeandsetbacklinesshallbeinaccordancewithzoningrequirements. Lotsabuttingonaccesswaysshallbetreatedascorner lots. 12.AccessWays Accessways,whererequired,shallhaveaten foot(10’)right-of-way,dedicatedto thepublic.Afourfoot(4’)sidewalkshallbeconstructedinthecenteroftheright- of-wayconformingtoCityEngineeringstandardsandspecifications. 13.Sidewalks Sidewalksarenotrequiredonresidentialandcollectorstreetsthatarewholly containedwithintheruralresidentialsubdivision(s).Iftheyareprovided,they shallmeetallsidewalkregulationsintheUrbanStandardsSectionandshallbe constructedawayfromtheroadwaysurfacetoprovideadequatesafetyfor pedestrians.Allsidewalksshallbeaminimumoffourfeet(4’)inwidthand constructedinaccordancewithCityEngineeringstandardsandspecifications. Sidewalksarerequiredonallmajorandminorarterialsandcollectorsthatwill continuebeyondtheruralresidentialsubdivisionandarerequiredtobe constructedtourbanstreetstandards.Sidewalksonthesestreetsshallmeetall requirementssidewalksasgiven intheUrbanStandardsSection. 14.Bikeways BikewayswillberequiredinaccordancewiththeBikewayMasterPlan.Referto theUrbanStandardsSection forrequirements. 8-22 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements GeneralRequirementsandMinimumStandardsofDesign Section8.7. 15.WaterSupply a.Goal Allruralresidentialsubdivisionsshallbeprovidedwithasafe,reliable public/privatewatersupplytoeachplattedlot,withoutcompromisingtheCity ofCollegeStation’s futurewaterdistributionsystem. b.DeterminationofWater Supplier Allsubdividersofruralresidentialsubdivisionsshallascertainwhich localwater supplieriscertificatedtoservetheproposedsubdivision.Ifthesupplierisnot theCityofCollegeStation,apredevelopmentmeetingisencouragedandshall beheldbetweenthesubdivider,proposedwatersupplierandtheCity Engineer,inordertoassurethatadequatewatersupplywillbeavailabletoall lotswithinthesubdivision. c.CityofCollege StationasWaterSupplier IfthewatersupplieristheCityofCollegeStation,waterlinesshallbesizedto accommodatebothdomesticuseandfireprotectiontothesubdivision.The designofthewaterlinesshallbeinaccordancewithallapplicablecity,state andfederalregulations,CityofCollegeStationdesignstandardsand constructionspecificationsandacceptableengineeringstandards.Thedesign shallbeapprovedbytheCityEngineer.Adequatelysizedwaterlinesshallbe providedbythesubdividersuchthattheyconformtotheCity’sUtilityMaster Plan. d.RuralWaterSupplier WaterforallruralsubdivisionsshallbeasprovidedbytheCityStandards. Therequirementswillincludethefireflowrequirementsasprovidedbythe InternationalFireCodeandtheBryan/CollegeStationUnifiedDesign GuidelinesandtheBryan/CollegeStationUnifiedTechnicalSpecificationsand allapplicablestateand federalrequirements.” 16. Sanitary Sewage a.Goal Toprovideadequatesanitarysewerservicetoalllotswithinruralresidential subdivisions,thatdoesnotcompromisepublichealthorthefutureoftheCity ofCollegeStationgravitysewercollectionsystem. b.GravitySanitarySewerSystemRequired Atthetimeofzoning,adeterminationshallbemadeastowhetherthe subdivisionmustconnecttotheexistingsanitarysewersystemor if anon-site sewagedisposalsystem(privatesepticsystem)willbeallowed.If it is determinedatthetimeofzoningthatagravitysewersystem isrequired,the designofsuchshallmeettheBryan/CollegeStationUnifiedDesign Guidelines andtheBryan/CollegeStationUnified TechnicalSpecificationsandall applicablecity,stateand federalregulations.Adequatelysizedsewerlines shallbeprovidedbythesubdividersuchthattheyconformtotheneedsofthe sewerserviceareaandtheCity’sUtilityMasterPlan. c.Sanitary SewerMasterPlan Ifitisdeterminedatthetimeofzoningthaton-sitesewagedisposalsystems (privatesepticsystems)willbeallowed,agravitysanitarysewermasterplan shallbedesignedforthesubdivision.Thismasterplanisrequiredtoassure thatalllots,atsomefuturedate,canbeconnectedbygravityservicelineto thefuturesewercollectionsystem.Adequatelysizedsewerlinesshallbe providedwithinthesubdivision’ssewermasterplansuchthattheyconformto theCity’sUtilityMasterPlanAlllinesdesignedwithinthismasterplanshall meetallapplicablecity,stateandfederalregulations,Citydesignstandards 8-23 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements RequirementsandMinimumStandardsofDesign Section8.7 General andacceptableengineeringstandards.Thismasterplanshallconsistof: verbiageexplainingalldesignassumptions,planandprofilelayoutsofall futuregravitylinestobeconstructedwithinthesubdivision,andaminimum finishedfloorelevationestablishedforeachlottoassureaconnectiontothe futuregravitysewercollectionsystem.Allminimumfinished floorsestablished bythismasterplanshallbeplacedontherespectivelotsonthefinalplat. SaidmasterplanshallbeadoptedbyordinancebyCouncilpriortofinalplat approvalbythePlanning&ZoningCommission. d.Private SepticSystemLicenses On-sitesewagedisposalsystems(privatesepticsystems)shallbedesignedto meetallrequirementsoftheapplicableCountyHealthDepartment.The systemshallbelicensedthroughthesameagencyandthelicenseshallbe keptcurrent.Anoteshallbeprovidedontheplatassuchabove. 17.Drainage a.Goal Toprovideadequatedrainagefacilitieswithinruralresidentialsubdivisions, thatdonotcompoundfloodingandprovideroadwayfacilitieswithadequate drainagetoallowsafe ingress/egress. b.DrainageDesign Drainageshallbeprovidedtohandlerunofffromthesubdivisioninaccordance withtheBryan/CollegeStationUnifiedDesignGuidelinesandthe Bryan/CollegeStationUnifiedTechnicalSpecifications,Chapter13Flood HazardProtectionOrdinanceandallapplicablestateandfederalrequirements. . c.RoadsideDitches RoadsideditchesshallbedesignedinaccordancewiththeCityofCollege StationDrainagePolicyandDesignStandards.Theyshallbeaminimumof eighteeninches(18”)deep,exceptinareaswherethetopographydeemsit inappropriate. d.Culverts CulvertsshallbedesignedinaccordancewiththeCityofCollegeStation DrainagePolicyandDesignStandards.Theminimumsizeofanyculvertshall beeighteeninches(18”).Safetyendtreatments,headwallsorwingwallsare requiredasappropriate. 18.UtilityLines Allutility linesthatpassunderstreetsshallbeinstalledbeforethestreetispaved, withembedment,backfill,anddepthsinaccordancewithCityengineeringdesign standardsandspecifications,orthecrossingshallbebored. 19.GasorOilLines Highpressureflammablegasorfuellinesaredefinedasthosewhichareoperated ormaybeexpectedinthefuturetooperateatapressureofoversixty(60) poundspersquareinch.Highpressureflammablegasorfuellines,installedon publicproperty,shallbeburiedwithaminimumcoverofthirtyinches(30”),and shallbemarkedbyanall-weathertypedsign,installedateachcrossingandat intervalsofnotorthanthreehundredfeet(300’).Thesignsshallbeinstalledby theutilitycompany,statethatthelineishighpressure,shallnametheproductor productstransportedtherein,theutilitycompanynameandanemergencyphone number. 8-24 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements GeneralRequirementsandMinimumStandardsofDesign Section8.7. 20.StreetLights a.Goal Toprovideadequatestreetlightingfortheprotectionofpropertyandthe public,while inkeepingwitharuralsettingsubdivision. b.Standards Installationproceduresandacceptablestandardsforstreetlightsshallbe governedbytheutilitystandardsofCollegeStationUtilitiesineffectatthe timeofsubdivisionconstructionoradditionthereto. 1)Thetypeandsizeof luminaire,andthe installationandsizeofstreet lightservices,shallbedeterminedbytheElectricalEngineer forCollege StationUtilities.Poletype formountingofstreet lightsshallbeselected bytheDeveloper,subjecttotheapprovedstreet lightpolestandardsof CollegeStationUtilities. 2)Thedevelopershall furnishsatisfactoryeasements forthe installationof servicestostreet lights,withsaideasementstonormallybe five feet (5’) inwidth. 3)The installationofsubdivision lightingshallbeperformedbyeitherofthe following: (a)BytheCity,subjecttocostreimbursementasprovided in ResponsibilityForPaymentForInstallationCostsSectionherein. (b)Bythedeveloperorhisauthorizedconstructionrepresentative, subjecttocompliancewiththeutilitystreet light installation standardsofCollegeStationUtilities. c.Locations Streetlightsshallberequiredatthefollowinglocationswithinruralresidential subdivisions: 1)Atallstreet intersections,and 2)Attheendofallcul-de-sacsgreaterthan300’ in length. Thesubdividermayrequeststreetlightsatotherlocationswithinthe subdivision,giventhatthelocationsdonotexceedthecurrentstandardfor streetlightprovisionasoutlinedinStreetLightsintheUrbanStandards Sectioncontainedherein. 21.ElectricService a.Goal Toprovideadequateelectricalservicetoalllotswithinaruralresidential subdivision,thatisinkeepingwitharuralsettinganddoesnotcompromise the integrityoftheCityofCollegeStationelectricaldistributionsystem. b.Determinationof Supplier Allsubdividersofruralresidentialsubdivisionsshallascertainwhichlocal electricsupplieriscertificatedtoservetheproposedsubdivision.Wherethe supplierofelectricserviceisotherthantheCityofCollegeStation,the suppliermustmeetalltheapplicableCityordinancesandhaveconstruction specificationsapprovedbytheCity’selectricalengineer. c.Installation Atthedevelopersdiscretion,lateralelectriclinesandservicelinessupplying electricutilityserviceshallbeplacedeitheroverheadorunderground. 8-25 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements RequirementsandMinimumStandardsofDesign Section8.7 General d.Easements ThesubdividershalldedicateeasementsuponformsapprovedbyCityforthe installationofutilities,includingelectric.Allliensandotherownership interestsshallbesubordinatedtotheeasementuse. e.UndergroundService Whereundergroundelectricserviceisselected,allstreetlightingandsite lightingequipmentshallbeplacedundergroundexceptforthepolesonwhich the lightsaretobeaffixed. f.UndergroundConduit Thesubdividershallberesponsibleforfurnishingandinstalling,andthe expensesrelatedthereto,conduit forthe installationofallon-siteunderground developmentfeeder,lateralandservicelinesutilizedtoprovideelectricutility servicetothesubdivision.Thespecificationsfortheconduitshallbeapproved bytheelectricaldepartmentpriorto installation. g.AuxiliaryEquipment Whereelectricserviceisplacedunderground,allauxiliaryequipmentforsuch service,includingbutnotlimitedtotransformers,junctionenclosuresand switchingdevices,shallbepad-mountedongradeorshallbeplaced underground. 22.MonumentsandCorner Markers Allmonumentationforaruralresidentialsubdivisionshallbeinaccordancewith MonumentsandCornerMarkers intheUrbanStandardsSectioncontainedherein. C.ExtraterritorialJurisdiction Standards Therequirementsofthe Rural ResidentialStandardsabove,shallapplyasapplicableto allsubdivisionsanddevelopmentswithintheCityofCollegeStationExtraterritorial Jurisdiction,withthe followingmodifications: 1.Streets StreetsshallbeinconformitywiththerequirementsoftheStreetssubsection, exceptthatruralsections,asdefinedintheBryan/CollegeStationUnifiedDesign GuidelinesandtheBryan/CollegeStationUnifiedTechnicalSpecificationsshallbe used.Theminimumright-of-waywidthshallbeseventyfeet(70'),andifa thoroughfare,asshownontheCity’sorCounty’sThoroughfarePlan,crossesor formsaboundaryofthesubdivision,aruralcollectorsectionshallberequired. 2.Lot Size Theminimum lotsizeshallbeone(1)acre. 3.LotWidth Theminimum lotwidthshallbeone-hundred feet(100'). 4.WaterSupply WaterforallETJsubdivisionsshallbeasprovidedbytheCityStandards.The requirementswillincludethefireflowrequirementsasprovidedbythe InternationalFireCodeandtheBryan/CollegeStationUnifiedDesignGuidelines andtheBryan/CollegeStationUnifiedTechnicalSpecificationsandallapplicable stateandfederalrequirements. 5.Sanitary Sewers A.Private SepticSystemLicenses On-sitesewagedisposalsystems(privatesepticsystems)shallbedesignedto andmeetallrequirementsoftheapplicableCountyHealthDepartment. These 8-26 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements WaiverofSubdivisionStandards Section8.7. systemsshallbe licensedthroughthesameagencyandthe licenseshallbe keptcurrent.Anoteshallbeprovidedontheplat indicatedsuchasabove. B.GravitySanitarySewerSystem GravitySanitarySewerSystemsshallbe inaccordancewiththeBryan/College StationUnifiedDesign GuidelinesandtheBryan/CollegeStationUnified TechnicalSpecificationsandallapplicablestateandfederalrequirements. 6.Drainage Drainageshallbe inaccordancewiththeapplicableCountystandards. 7.StreetLights Street lightsarenotrequired. 8.ElectricService ElectricservicewillnotbesuppliedbytheCity. 9.CityParticipation TheCitywillnotparticipateinthecostofthesubdivisionorutilitiesoutsidethe Citylimits,includinggarbagecollectionandstreetmaintenanceexceptforutilities dedicatedtotheCityofCollegeStationwithaDevelopmentAgreement.Such utilityserviceshallbeinaccordancewithCityCouncilResolution#2-9-2006-13.04 (asamended)RegardingtheExtensionofWaterandSewerUtilityServicesto PropertieswithintheExtraterritorialJurisdiction(ETJ). 8.3Waiverof Subdivision Standards A.TheCommissionmayauthorizeawaiver fromtheregulationwhen, intheiropinion, unduehardshipwillresult fromrequiringstrictcompliance.Ingrantingawaiver,the Commissionshallprescribeonlyconditionsthat itdeemsnotprejudicialtothepublic interest.Inmakingthe findingshereinbeforerequired,theCommissionshalltake into accountthenatureoftheproposeduseofthe land involved,theexistinguseof land in thevicinity,thenumberofpersonswhowillresideorwork intheproposedsubdivision, thepossibilitythatanuisancewillbecreated,andtheprobableeffectofsuchwaiver upontrafficconditionsanduponpublichealth,convenience,andwelfareofthevicinity. NowaivershallbegrantedunlesstheCommission finds: 1.Thattherearespecialcircumstancesorconditionsaffectingthe land involvedsuch thatstrictapplicationoftheprovisionsofthischapterwilldeprivetheapplicantof thereasonableuseofhis land; 2.Thatthewaiver isnecessary forthepreservationandenjoymentofasubstantial propertyrightoftheapplicant; 3.Thatthegrantingofthewaiverwillnotbedetrimentaltothepublichealth,safety, orwelfare,or injurioustootherproperty inthearea,ortotheCity in administeringthischapter;and 4.Thatthegrantingofthewaiverwillnothavetheeffectofpreventingtheorderly subdivisionofother land inthearea inaccordancewiththeprovisionsofthisUDO. B.Such findingsoftheCommission,togetherwiththespecific factsuponwhichsuch findingsarebased,shallbe incorporated intotheofficialminutesofthemeetingsat whichsuchwaiver isgranted.Waiversmaybegrantedonlywhen inharmonywiththe 8-27 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements ofSubdivisionStandards Section8.7 Waiver generalpurposeand intentofthisUDOsothatpublichealth,safety,andwelfaremaybe securedandsubstantialjusticedone. C.WaiverfromWaterFlowRequirements ThisSectionshallnotapplyto fire flowprovisionssetout intheWaterSupplysubsection oftheUrbanStandards,RuralResidentialStandards,andExtraterritorialJurisdiction Standardscontainedherein. D.WaiverfromLot Size ThisSectionshallnotapplytoLotSizeprovisionssetoutintheExtraterritorial JurisdictionStandardscontainedherein. 8-28 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements Certifications Section8.7. 8.4Certifications CERTIFICATEOFOWNERSHIPANDDEDICATION STATEOF TEXAS) ) COUNTYOFBRAZOS) I(we)______________________________,owner(s)anddeveloper(s)ofthelandshownon thisplat,anddesignatedhereinasthe___________________________SubdivisiontotheCityof CollegeStation, Texas,andwhosename(s) is/aresubscribedhereto,herebydedicatetotheuseofthe publicforeverallstreets,alleys,parks,infrastructure,easements,andpublicplacesthereonshownfor thepurposeandconsiderationthereinexpressed. ___________________________________ ___________________________________ Owner(s) STATEOF TEXAS) ) COUNTYOFBRAZOS) Beforeme,theundersignedauthority,onthisdaypersonallyappeared ____________________________knowntometobetheperson(s)whosename(s)is/aresubscribed totheforegoinginstrument,andacknowledgedtomethathe/theyexecutedthesameforthepurpose andconsiderationthereinstated. Givenundermyhandandsealonthis________dayof________________,20__. ___________________________________ NotaryPublic,BrazosCounty, Texas (Seal) CERTIFICATEOFSURVEYORAND/ORENGINEER STATEOF TEXAS) ) COUNTYOFBRAZOS) I,_______________________,RegisteredPublicSurveyor(Engineer),No.___________,in theStateofTexas,herebycertifythatthisplatistrueandcorrectandwaspreparedfromanactual surveyofthepropertyandthatpropertymarkersandmonumentswereplacedundermysupervision ontheground. ___________________________________ 8-29 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements Section8.7Certifications CERTIFICATEOFCITYENGINEER I,________________________________,CityEngineeroftheCityofCollegeStation,Texas, herebycertifythatthisSubdivisionPlatconformstotherequirementsoftheSubdivisionRegulations oftheCityofCollegeStation. ___________________________________ CityEngineer CityofCollegeStation APPROVALOFPLANNINGANDZONINGCOMMISSION I,__________________________________,ChairmanofthePlanningandZoning CommissionoftheCityofCollegeStation,herebycertifythattheattachedplatwasdulyapprovedby theCommissiononthedayof______________________,20___. ___________________________________ Chairman ATTEST: _____________________________ CitySecretary CERTIFICATEOF THECOUNTYCLERK STATEOF TEXAS) ) COUNTYOFBRAZOS) I,___________________________________,CountyClerk,inandforsaidcounty,dohereby certifythatthisplattogetherwithitscertificatesofauthenticationwasfiledforrecordinmyoffice the________________________________________dayof,20___,intheDeedRecordsofBrazos County, Texas, inVolume________Page___________. WITNESSmyhandandofficialSeal,atmyoffice inBryan, Texas. ___________________________________ CountyClerk (SEAL)BrazosCounty, Texas 8-30 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements Section8.7. CERTIFICATEOF GREENWAYDEDICATION STATEOF TEXAS) ) COUNTYOFBRAZOS) I(we)__________________________________,owner(s)anddevelopersofthelandshown onthisplat,anddescribedhereinas________________________SubdivisionintheCityofCollege Station,Texas,andwhosename(s)is/aresubscribedhereto,herebydedicateinfeesimpletotheuse ofthepublicforeverallgreenwaysthereonshownforthepurposeandconsiderationtherein expressed. ___________________________________ ___________________________________ Owner(s) CERTIFICATEOF NOACTION TAKEN I,__________________,ChairmanofthePlanningandZoningCommission,herebycertify thattheplatwasfiledwiththePlanningandDevelopmentServicesDepartmentonthe______dayof __________,_______andthatthePlanningandZoningCommission failedtoactontheplatwithin30 daysaftertheplatwas filed. 8-31 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements forPaymentforInstallationCosts Section8.7Responsibility 8.5Responsibility forPayment forInstallationCosts A.Developerresponsibilities.Thedevelopershallberesponsible forthedesigningand installingofallpublic improvementswhichprimarilyservethesubdivision. This includes beingresponsible forthecostsassociatedtherewiththatareshownontheplatorthat maybeoff-sitebutneededtoensureadequacyofpublic facilitiesandservices forthe subdivision;andsubjecttoparticipationbytheCityorotherthirdpartiesasmaybe allowedorrequiredbyapplicable law,suchasparticipationbytheCity forcosts associatedwithoversizingofpublic improvementsbeyondthatwhich isnecessaryto servethesubdivision.FacilitiesrequiredbythisUDOandCityCodeofOrdinancesshall beconsideredasprimarilyservingthesubdivisionunlessotherwisedeterminedbythe City B.StreetLights Thedevelopershallpaytheentirecostofthesubdivisionstreetlightinstallation, includingthecostofservicelinestosupplyelectricitytothestreetlights,andall engineeringdesigncosts.Oncesatisfactorilyinstalled,approved,andaccepted,the maintenanceofthestreetlightsandthefurnishingofelectricenergytothestreetlights shallbeprovidedbytheCity. C.Street Signs Thedeveloperwillprovideandinstall,atnocosttotheCity,allstreetnamesignsand associatedpoles,andhardware. 8-32 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements Construction,GuaranteeofPerformance,andAcceptanceofPublicInfrastructure Section8.7. D.EngineeringInspectionandTesting 1.TheCitywillcharge forengineering inspectionduringconstructionand for final inspectionasestablishedbyCouncilresolution fromtimetotime;however, it isto beunderstoodthattheCitywilldono layoutworkordaily inspection. 2.TheCityrequirestestingbyan independent laboratoryacceptabletotheCityof CollegeStationtoensurecompliancewiththeBryan/CollegeStationUnified Design GuidelinesandtheBryan/CollegeStationUnifiedTechnicalSpecifications andapprovedplansandspecificationsoftheconstructionofthe infrastructure before final inspectionandapprovalofthat infrastructure.Charges forsuchtesting shallbepaidbytheprojectowner/developer. 8.6Construction,GuaranteeofPerformance,andAcceptanceofPublicInfrastructure A.Construction 1.Publicinfrastructure. UponapprovaloftheconstructiondocumentsbytheDevelopmentEngineerand upon issuanceofaDevelopmentPermit,thedevelopermayproceedwiththe constructionofpublic infrastructure.Constructionofprivate improvements is prohibiteduntiltherequirements forconstructingorguaranteeingconstructionofthe public infrastructurearemetasset forthherein.Neitherthedevelopernorthe contractornorthesubcontractorshallmakeaconnectiontoortap intotheCitywater distributionsystem,electricsystem,orsanitarysewersystem. Thedevelopershall furnishallnecessarymaterialstomakethe finaltaporconnection. 2.LetterofCompletionandAcceptance Whenthedeveloperconstructstherequiredpublic improvementsallsuch constructionshallbe inspectedwhile inprogress,bytheCityEngineering Division, andmustbeapproveduponcompletionbytheCityEngineer.ALetterofCompletion willbe issuedbytheCityEngineerwhen: a.TheconstructionconformstotheapprovedplansandtheBryan/CollegeStation UnifiedDesign GuidelinesandtheBryan/CollegeStationUnified Technical Specificationsandallapplicablecity,stateand federalregulations; b.Thedeveloperprovidesconstructionred-linedrecorddrawingssignedbythe contractoracceptabletotheCityEngineerthatcontainthe following attestation: ”I,_____________________, GeneralContractor for___________________ development,certifythatthe improvementsshownonthissheetwereactually built,andthatsaid improvementsareshownsubstantiallyhereon.Ihereby certifythattothebestofmyknowledge,thatthematerialsofconstruction andsizesofmanufactured items, if anyarestatedcorrectlyhereon.” ___________________ GeneralContractor; c.Thedeveloperandhisagent/contractor, if applicable,signstheLetterof Completionwhich furnishestheCityawrittenguaranteethatallworkmanship andmaterialsshallbe freeofdefects foraperiodofone(1)year fromthedate ofacceptancebytheCityEngineer d.Off-siteeasementshavebeenrecorded,orarepresentedtotheCityand acceptabletoberecorded. 8-33 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements ,GuaranteeofPerformance,andAcceptanceofPublicInfrastructure Section8.7Construction 3.Uponcompletionbythedeveloper,and formalacceptancebytheCityofthepublic infrastructurerequiredtobecompletedbythedeveloper,theyshallbecomethe propertyoftheCityofCollegeStation,Texas. B.GuaranteeofPerformance 1.In lieuoftheobligationtoconstructpublic infrastructureasset forthabove,the developermayelectto filesecurityguaranteeingconstructionofsame inorderto obtain finalplatapprovalandtocommenceconstructionofprivate improvements. Thismaybeaccomplished inoneofthe followingthreeways: a.Performance Bond ThedevelopermayfilewiththeCityEngineerabondexecutedbyasurety companyholdingalicensetodobusinessintheStateofTexas,inanamount acceptabletotheCityEngineerofCityofCollegeStation,andinaform approvedbytheCityAttorney. Thedevelopershallstate inwritingatimeframe acceptabletotheCitybywhensuchpublic improvementswillbecomplete;or b.TrustAgreement Thedeveloperhasplacedondepositinabankortrustcompanyinthenameof theCity,undertermsandconditionsapprovedbytheCity,inatrustaccount,a sumofmoneyequaltotheestimatedcostofallpublicimprovementsrequired bythischapter.Thecostandthetimeofcompletionforsuchpublic improvementsshallbeinwritingandbeacceptabletotheCityEngineer.The selectionofthetrusteemustbeapprovedbytheCity,andthetermsand conditionsofthetrustagreementacceptabletotheCityAttorney.Periodic withdrawalsmaybemadefromthetrustaccountforaprogresspaymentof installationcosts.Theamountofwithdrawalsshallbebaseduponprogress workestimatesapprovedbytheCityEngineer.Allsuchwithdrawalsshallbe approvedbythetrustee;or c.UnconditionalGuaranteefromLocal BankorLocal Savings&Loan AssociationorOtherFinancialInstitutionasApprovedbytheCityof College Station ThedeveloperhasfiledwiththeAdministratoraletter,inaformapprovedby theCity,signedbyaprincipalofficerofalocalbank,localsavingsandloan association,orotherfinancialinstitution,acceptabletotheCity,agreeingtopay totheCityofCollegeStation,ondemand,astipulatedsumofmoneytoapplyto theestimatedcostofinstallationofallimprovementsforwhichthedeveloperis responsibleunderthisSection.Theguaranteedpaymentsumshallbethe estimatedcostsandschedulingaspreparedbythedeveloper'sengineerand approvedbytheCityEngineer.Thelettershallstatethenameofthe subdivisionandshalllisttheimprovementswhichthedeveloperisrequiredto provide. 8-34 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements Construction,GuaranteeofPerformance,andAcceptanceofPublicInfrastructure Section8.7. 2.Ifone(1)ofthethree(3)typesofsecurity is filedbythedeveloperasdescribed above,theCityEngineershall inspectandapprovetheconstructionofpublic improvements inaccordancewiththerequirementsofthisUDOwhensameoccurs.If developer failstoproperlyconstructsomeorallrequiredpublic improvements,the CityAttorneyshall,ondirectionoftheCityCouncil,proceedtoenforcethe guaranteesprovided inthisSection. 3.TheCityEngineermayextendtheperiodoftimebywhencompletionofpublic improvements istooccurwhenpostingsecurity.Suchextensionoftimeshallbe granteduponashowingagoodcauseandshallbereportedtotheCommissionand recorded intheminutes. Nosuchextensionshallbegrantedunlesssecurity,as providedherein,hasbeenprovidedbythedevelopercoveringtheextendedperiodof time. C.Requirements forParkLandDedication Purpose ThisSection isadoptedtoproviderecreationalareas inthe formofneighborhoodpark facilitiesasa functionofsubdivisionandsitedevelopment intheCityofCollegeStation and itsExtra-TerritorialJurisdiction(ETJ). Thissection isenacted inaccordancewith thehomerulepowersoftheCityofCollegeStation,grantedunderthe Texas Constitution,andthestatutesoftheStateof Texas,including,butnotbywayof limitation,TexasLocal GovernmentCodeChapter212(Vernon1999;VernonSupp. 2004-2005)asamended fromtimetotime. It isherebydeclaredbytheCityCouncilthatrecreationalareas inthe formof neighborhoodparksarenecessaryand inthepublicwelfare,andthattheonlyadequate proceduretoprovide forneighborhoodparks isby integratingsucharequirement into theprocedure forplanninganddevelopingpropertyorsubdivisions intheCityand its ETJ,whethersuchdevelopmentconsistsofnewconstructiononvacant landor rebuildingandremodelingofstructuresonexistingresidentialproperty. Neighborhoodparksarethoseparksproviding foravarietyofoutdoorrecreational opportunitiesand locatedwithinconvenientdistances fromamajorityoftheresidences tobeservedthereby. TheparkzonesestablishedbytheParksandRecreation DepartmentandshownontheofficialParksand Recreationmap fortheCityofCollege Stationshallbeprima facieproofthatanypark locatedtherein iswithinsucha convenientdistance fromanyresidence locatedtherein. Theprimarycostof neighborhoodparksshouldbebornebytheultimateresidentialpropertyownerswho, byreasonoftheproximityoftheirpropertytosuchparks,shallbetheprimary beneficiariesofsuchfacilities. Therefore,the followingrequirementsareadoptedtoeffectthepurposesstatedabove andshallapplytoany landtobeused forresidentialpurposes: D.GeneralRequirements TheCityManagerorhisdesigneeshalladministerthisSectionwithcertainreview, recommendationandapprovalauthoritiesbeingassignedtothePlanningandZoning CommissionandtheParksandRecreationAdvisoryBoardasspecifiedherein. Dedicationsshallcoverboth landacquisitionanddevelopmentcosts forneighborhood park land foralltypesofresidentialdevelopment. Dedicationsshallbebasedonactual dwellingunits fortheentiredevelopment.Increasesordecreases in finalunitcount priorto finalplatwillrequireanadjustment in feespaidor landdedicated.Iftheactual numberofdwellingunitsexceedstheoriginalestimateadditionalpark landshallbe dedicated inaccordancewiththerequirements inthisSectionwiththe filingofa final plat. 8-35 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements ,GuaranteeofPerformance,andAcceptanceofPublicInfrastructure Section8.7Construction Themethodologyusedtocalculatefeesand landdedications isattachedheretoas AppendixIand incorporatedandmadeapartofthisordinance forallpurposes. FeespaidunderthisSectionmaybeusedonly fordevelopmentoracquisitionof neighborhoodparks locatedwithinthesameZoneasthedevelopment. 1.LandDedication Forresidentialdevelopmentstheareaof landtobededicated forneighborhood park landpurposesshallbedeterminedbytheproceduresdescribed inAppendixI. Thetotalamountof landdedicated forthedevelopmentshallbededicated in fee simplebyplat: a.Priortothe issuanceofanybuildingpermits formulti-familydevelopment, b.Concurrentlywiththe finalplat forasinglephasedevelopment, c.Foraphaseddevelopmenttheentireparkshallbeeitherplattedconcurrently withtheplatofthe firstphaseofthedevelopmentor d.ThedevelopermayprovidetheCitywith financialsecurityagainstthe future dedicationbyprovidingabond, irrevocable letterofcredit,orotheralternative financialguaranteesuchasacashdeposit intheamountequaltothenumber ofacrespark landrequired. Theamountofthe financialguarantee is calculatedbymultiplyingthenumberofacresofpark landrequiredtobe dedicatedby$24,000astheestimatedvalueofanacreof land inthe proposedsubdivision. The financialguaranteewillbereleasedtothedeveloper,without interest,upon the filingofthe finalplat forthesubsequentphasethatdedicatestherequired park land. 2.Fee inLieuofLand TheamountoftheFee-in-LieuofLand(“Fee”)shallbesetatanamountsufficient tocoverthecostsoftheacquisitionofneighborhoodpark land. A landownermayelecttomeettherequirementsofLandDedicationwithinthis Section, inwholeor inpart,bypayingafee intheamountset forth inAppendixI. Beforemakingthiselection, foranyrequireddedicationgreaterthanthree(3) acres,or foranydevelopmentcontaining floodplainorgreenway,the landowner must: a.Obtainarecommendation fromtheParksandRecreation AdvisoryBoard,and b.Obtainapproval fromthePlanning& ZoningCommission pursuanttothePlat Approval Procedures Sectionin Article3ofthisUDO. 8-36 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements Construction,GuaranteeofPerformance,andAcceptanceofPublicInfrastructure Section8.7. Forneighborhood parkland,the fee shall be calculatedusingtheproceduredescribedinthe tovaluethe land,andtheprocedureshown in LandDedicationwithinthis Section AppendixItocalculatethetotalamountofthe feewhichshallberemitted: Priortothe issuanceofanybuildingpermits formulti-familydevelopment;or x Uponsubmissionofeach finalplat forsingle family,duplexortownhouse x development. Feesmaybeusedonly foracquisitionordevelopmentofaneighborhoodpark facility locatedwithinthesameZoneasthedevelopment. TheCityManagerorhisdesignee isauthorizedtoaccepttheFee fordedicationsof fewerthanthree(3)acreswhere: There isasufficientamountofpark landexisting intheparkzoneofthe x proposeddevelopmentor Theproposeddedication is insufficient foraNeighborhoodParksiteunder x existingparkdesignstandards. Thisdeterminationshallbemadebasedonthe Recreation,Park&OpenSpace MasterPlan,asamended fromtimetotime. 3.ParkDevelopmentFee Inadditiontothe landdedication,thereshallalsobea feeestablishedthat is sufficienttodevelopthe landtomeettheManualofParkImprovementsStandards toservethezone inwhichsuchdevelopment is located. This feeandtheestimate ofneighborhoodpark improvementcostsshallbecomputedasshown inAppendix I. Thetotal feeshallbepaiduponsubmissionofeach finalplatoruponapplication forabuildingpermit,whichever isapplicable. ParkDevelopmentOption inLieuof Fee 4. A landownermayelecttoconstructtheneighborhoodpark improvements in lieuof payingtheParkDevelopmentFeeunderthe followingtermsandconditions: a.Aparksiteplan,developed incooperationwiththeParksandRecreation Departmentstaff,mustbesubmittedtotheCityManagerorhisdesignee for review.Asiteplanapprovedbythe DirectorofParksandRecreationand ParksandRecreationAdvisoryBoard isrequireduponsubmissionofeach final platoruponapplication forabuildingpermit,whichever isapplicable. b.Withintwelve(12)months fromthedateofsaidsubmissionorapplicationthe landownershallsubmitdetailedplansandspecifications incompliancewiththe siteplantotheCityManagerorhisdesignee forreviewandapproval. c.AllplansandspecificationsshallmeetorexceedtheManualofPark ImprovementStandards ineffectatthetimeofthesubmission. d.Ifthe improvementsareconstructedon landthathasalreadybeendedicated toand/or isownedbytheCity,thentheDevelopermustpostPaymentand PerformanceBondstoguaranteethepaymenttosubcontractorsandsuppliers andtoguaranteeDevelopercompletesthework inaccordancewiththe approvedplans,specifications,ordinances,otherapplicable lawsandthatCity has issuedaCertificateofCompletion forthe improvements. e.Theconstructionofall improvementsmustbecompletedwithintwo(2)years fromthedateoftheapprovaloftheplansandspecifications.A final,one-time extensionoftwelvemonthsmaybegrantedbytheAdministratorupon demonstrationthatsaid improvementsareat least fiftypercent(50%) constructed. 8-37 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements ,GuaranteeofPerformance,andAcceptanceofPublicInfrastructure Section8.7Construction f.CompletionandAcceptance–Parkdevelopmentwillbeconsideredcomplete andaCertificateofCompletionwillbe issuedafterthe followingrequirements aremet: 1)Improvementshavebeenconstructed inaccordancewiththeApproved Plans, 2)AllParkLanduponwhichthe improvementshavebeenconstructedhas beendedicatedasrequiredunderthisordinanceand 3)Allmanufacturers'warrantieshavebeenprovided foranyequipment. g.Upon issuanceofaCertificateofCompletion,Landownerwarrantsthe improvements foraperiodofone(1)yearaspertherequirements inthe ManualofParkImprovementsStandards. h.Thedevelopershallbe liable foranycostsrequiredtocompletepark development if: 1)Developer failstocompletethe improvements inaccordancewiththe ApprovedPlans 2)Developer failstocompleteanywarrantywork 5.ReimbursementforCityAcquiredParkLand TheCitymay fromtimetotimeacquire land forparks inornearanareaofactual orpotentialdevelopment.IftheCitydoesacquirepark land inaparkzone,the CitymayrequiresubsequentParkLanddedications forthatzonetobe inFee-in Lieu-of-Landonly. ThiswillbetoreimbursetheCity forthecost(s)ofacquisition. OncetheCityhasbeenreimbursedentirely forallsuchParkLandwithinapark zone,thisSectionshallceasetoapply. E.PriorDedicationorAbsenceofPriorDedication IfadedicationrequirementarosepriortoenactmentofthisSectionthatdedication requirementshallbecontrolledbytheordinance ineffectatthetimesuchobligation arose,exceptthatadditionaldedicationshallberequired if theactualdensityof structuresconstructeduponproperty isgreaterthanthe formerassumeddensity. Additionaldedicationshallberequiredonly forthe increase indensityandshallbebased upontheratioset forth intheGeneral RequirementswithinthisSection.(Creditshallbe given for landdedicatedor feespaidpursuanttopriorParkLandOrdinance Nos.690, 983or2546.) F.ComprehensivePlanConsiderations The Recreation,ParkandOpenSpaceMasterPlan isintendedtoprovidetheCollege StationParksand RecreationAdvisoryBoardwithaguideuponwhichtobase its recommendations.Becauseoftheneedtoconsiderspecificcharacteristics inthesite selectionprocess,thepark locations indicatedonthePlanaregeneral. Theactual locations,sizes,andnumberofparkswillbedeterminedwhendevelopmentoccurs. The Planwillalsobeusedto locatedesirableparksitesbeforedevelopmentoccurs,and thosesitesmaybeacquiredbytheCityorreceivedasdonations. ParkZonesareestablishedbytheCity’sComprehensivePlan, intheRecreation,Park andOpenSpaceMasterPlanandareconfiguredto indicateserviceareas for neighborhoodparks.Zoneboundariesareestablishedthat followkeytopographic featuressuchasmajorthoroughfares,streams,city limitandETJboundary linesPark Zonesmaybecreatedoramendedbythe Recreation,ParkandOpenSpaceMasterPlan asdedicationsorcircumstancesdictate. 8-38 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements Construction,GuaranteeofPerformance,andAcceptanceofPublicInfrastructure Section8.7. G.SpecialFund;RighttoRefund 1.AllParkLand feeswillbedeposited ina fundreferencedtotheparkzone involved. Fundsdeposited intoaparticularparkzone fundmayonlybeexpended for landor improvements inthatzone. 2.TheCityshallaccount forall fees-in-lieu-of landpaidunderthisSectionwith referencetothe individualplat(s) involved.Any feespaid forsuchpurposesmust beexpendedbytheCitywithin five(5)years fromthedatereceivedbytheCity foracquisitionand/ordevelopmentofaneighborhoodparkasdefinedherein. Such fundsshallbeconsideredtobespentona first-in, first-outbasis.Ifnotso expended,the landownersofthepropertyontheexpirationofsuchperiodshallbe entitledtoaproratedrefundofsuchsum,computedonasquare footageofarea basis. Theownersofsuchpropertymustrequestsuchrefundwithinone(1)year ofentitlement, inwriting,orsuchrightshallbebarred. H.ParkLandGuidelinesandRequirements Parksshouldbeeasytoaccessandopentopublicviewsoastobenefitarea development,enhancethevisualcharacterofthecity,protectpublicsafetyand minimizeconflictwithadjacent landuses. The followingguidelinesandrequirements shallbeused indesigningparksandadjacentdevelopment. 8-39 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements ,GuaranteeofPerformance,andAcceptanceofPublicInfrastructure Section8.7Construction 1.Any landdedicatedtothecityunderthissectionmustbesuitable forparkand recreationuses. Thededicationshallbe freeandclearofanyandall liensand encumbrancesthat interferewith itsuse forparkpurposes. TheCityManageror hisdesigneeshalldeterminewhetheranyencumbrances interferewithparkuse. Mineralsmaybereserved fromtheconveyanceprovidedthatthere isacomplete waiverofthesurfaceusebyallmineralownersand lessees.Acurrenttitlereport mustbeprovidedwiththe landdedication. Thepropertyownershallpayalltaxes orassessmentsowedonthepropertyuptothedateofacceptanceofthe dedicationbytheCity.Ataxcertificate fromtheBrazosCounty TaxAssessorshall besubmittedwiththededicationorplat. 2.Considerationwillbegivento landthat is inthe floodplainormaybeconsidered “floodable”eventhoughnot inafederallyregulated floodplainas longas,dueto itselevation, it issuitable forpark improvements.Sitesshouldnotbeseverely slopingorhaveunusualtopographywhichwouldrenderthe landunusable for organizedrecreationalactivities. 3.Land in floodplainsordesignatedgreenwayswillbeconsideredonatwo forone basis. Twoacresof floodplainorgreenwaywillbeequaltooneacreofpark land. 4.Where feasible,parksitesshouldbe locatedadjacenttogreenwaysand/orschools inordertoencouragebothshared facilitiesandthepotentialco-developmentof newsites. 5.Neighborhoodparksitesshouldbeadjacenttoresidentialareas inamannerthat servesthegreatestnumberofusersandshouldbe locatedsothatusersarenot requiredtocrossarterialroadwaystoaccessthem. 6.Sitesshouldhaveexistingtreesorotherscenicelements. 7.Detention/retentionareaswillnotbeacceptedaspartoftherequireddedication, butmaybeaccepted inadditiontotherequireddedication.Ifacceptedaspartof thepark,thedetention/retentionareadesignmustbeapprovedbytheCity Managerorhisdesigneeandmustmeetspecificparksspecifications intheManual ofParkImprovementsStandards. 8.Whereparksitesareadjacentto Greenways,Schoolsexistingorproposed subdivisions,accesswaysmayberequiredto facilitatepublicaccesstoprovide publicaccesstoparks. 9.It isdesirablethat fiftypercent(50%)oftheperimeterofaparkshouldabuta publicstreet. I.ConsiderationandApproval AnyproposalconsideredbythePlanningandZoningCommissionunderthisSection shallhavebeenreviewedbytheParksandRecreationAdvisoryBoardortheCity Managerorhisdesigneeasprovidedherein,andarecommendationgiventothe Commission. TheCommissionmaymakeadecisioncontrarytotherecommendationby amajorityvote. J.ReviewofLandDedicationRequirementsandDedicationandDevelopmentFee TheCityshallreviewtheFeesestablishedandamountof landdedicationrequiredat leastonceeverythree(3)years. TheCityshalltakeintoaccount inflationas itaffects landacquisitionandparkdevelopmentcostsaswellaschanges intheCity’sexisting levelofservice.FeesareauthorizedtobesetbyresolutionoftheCityCouncil. K.WarrantyRequired: AllmaterialsandequipmentprovidedtotheCityshallbenewunlessotherwiseapproved inadvancebytheCityManagerorhisdesigneeandthatallworkwillbeofgoodquality, free from faultsanddefects,and inconformancewiththedesigns,plans,specifications, anddrawings,andrecognized industrystandards. Thiswarranty,anyotherwarranties 8-40 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements Construction,GuaranteeofPerformance,andAcceptanceofPublicInfrastructure Section8.7. expressor implied,andanyotherconsumerrights,shall inuretothebenefitoftheCity onlyandarenotmade forthebenefitofanypartyotherthantheCity. Allworknotconformingtotheserequirements, includingbutnot limitedtounapproved substitutions,maybeconsidereddefective. Thiswarranty is inadditiontoanyrightsorwarrantiesexpressedor impliedby law. Wheremorethanaone(1)yearwarranty isspecified intheapplicableplans, specifications,orsubmittals for individualproducts,work,ormaterials,the longer warrantyshallgovern. Thiswarrantyobligationshallbecoveredbyanyperformanceorpaymentbonds tendered incompliancewiththisOrdinance. DefectiveWork Discovered DuringWarrantyPeriod.Ifanyofthework is foundor determinedtobeeitherdefective, includingobviousdefects,orotherwisenot in accordancewiththisordinance,thedesigns,plans,drawingsorspecificationswithinone (1)yearafterthedateofthe issuanceofacertificateofFinalCompletionoftheworkor adesignatedportionthereof,whichever is longer,orwithinone(1)yearafter acceptancebytheCityofdesignatedequipment,orwithinsuch longerperiodoftimeas maybeprescribedby laworbythetermsofanyapplicablespecialwarrantyrequiredby thisordinance, Developershallpromptlycorrectthedefectiveworkatnocosttothe City. Duringtheapplicablewarrantyperiodandafterreceiptofwrittennotice fromtheCityto begincorrectivework, Developershallpromptlybeginthecorrectivework. The obligationtocorrectanydefectiveworkshallbeenforceableunderthiscodeof ordinances. Theguaranteetocorrectthedefectiveworkshallnotconstitutethe exclusiveremedyoftheCity,norshallotherremediesbe limitedtothetermsofeither thewarrantyortheguarantee. Ifwithintwenty(20)calendardaysaftertheCityhasnotifiedDeveloperofadefect, failure,orabnormality inthework,Developerhasnotstartedtomakethenecessary correctionsoradjustments,theCity isherebyauthorizedtomakethecorrectionsor adjustments,ortoordertheworktobedonebyathirdparty. Thecostofthework shallbepaidby Developer. Thecostofallmaterials,parts, labor,transportation,supervision,special instruments, andsuppliesrequired forthereplacementorrepairofpartsand forcorrectionofdefects shallbepaidby Developer, itscontractors,orsubcontractorsorbythesurety. Theguaranteeshallbeextendedtocoverallrepairsandreplacements furnished,and thetermoftheguarantee foreachrepairorreplacementshallbeone(1)yearafterthe installationorcompletion. Theone(1)yearwarrantyshallcoverallwork,equipment, andmaterialsthatarepartoftheimprovementsmadeunderthisSectionoftheUDO. 8-41 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements ,GuaranteeofPerformance,andAcceptanceofPublicInfrastructure Section8.7Construction APPENDIXI PARKLANDDEDICATIONFEE METHODOLOGY NeighborhoodParkRequirements I.LandRequirementsforNeighborhoodParks Thecurrent levelofservice isone(1)acreper276people. 2006TotalPopulation-77,261. 2.80PersonsperHousehold(PPH) forSingleFamilyand2.28PPH forMulti-Familybasedon Census information forownerandrenteroccupiedunits. SingleFamilyMulti-Family 276people/2.80PPH=98DUs276people/2.28PPH=121DUs 1Acreper98 DUs1Acreper121 DUs II.NeighborhoodParkAcquisitionCosts(DeterminesFeeinLieuofLand) One(1)acrecosts$24,000topurchase. SingleFamilyMulti-Family $24,000/98DUs=$245perDU$24,000/121DUs=$198perDU III.NeighborhoodParkDevelopmentCosts(DeterminesFee forDevelopment) a Thecostof improvements inanaverageNeighborhoodPark inCollegeStation is$516,450. OneNeighborhoodParkserves2,207people,basedonatotalcitypopulationof77,261being servedby35parks(count includesneighborhoodparksand6miniparks). Itcosts$234perpersontodevelopanaverage intergenerationalneighborhoodpark. SingleFamilyMulti-Family $234x2.80PPH=$655perDU$234x2.28PPH=$533perDU IV.TotalNeighborhoodParkFee: SingleFamilyMulti-Family $245+$655 = $900$198+$533 = $731 8-42 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas 0. Article8. SubdivisionDesignandImprovements Construction,GuaranteeofPerformance,andAcceptanceofPublicInfrastructure Section8.7. Footnotea NeighborhoodParkCostEstimates(Winter2005) 1.BasketballCourt$35,000 2.6'Sidewalk@$5.00perSFx4000LF$120,000 3.HandicapAccessible Rampx2$2,000 4.Bridge(Average30’)$30,000 5.PicnicUnit(slab,table,trashcan,grill)@$3,000x2$6,000 6.Shelter&Slab(2picnictablesw/trashcans)$34,000 7.AreaLights(12’ht.)@$3,000x20$60,000 8.2’x8’ParkSign(Cylex)and KeystonePlanterBed$4,000 9.Benches(paintedsteel)withslab@$2,000x4$8,000 10.Bicycle Rack$1,000 11.50 Trees(30-45gal. installed)w/Irrigation@$350$17,000 12.LawnIrrigation(averagearea)$3,000 13.DrinkingFountain(concrete-handicapaccessible,dualheight,dogdish)$7,500 14.WaterMeter1.5”$1,000 15.ElectricMeter/Panel$2,000 16.FinishSodding, Grading&Seeding$3,000 17.DrainLines@$15LF(Average100’)$1,500 18.SwingSetw/Rubber& GravelMix$10,000 19.Playgroundw/Concretebase& RubberSurfacing$50,000 20.PlaygroundShadeCover$15,000 21.GalvanizedFence@$35LF2,500'$87,500 22.Pond$30,000 SubTotal$469,500 10%Contingency$46,950 TOTAL$516,450 8-43 UnifiedDevelopmentOrdinanceCityofCollegeStation,Texas FINALPLAT FOR SOUTHWOODSECT.25BLK14LOT11(FP) 08-00500291 SCALE: ÉÓÎÕÐ×ÖÛÏÓÐÃÐÍÈÍÎ ÛÙÊ×É LOCATION: ûÎÕ×ÐÓÎÛùÍÇÊÈ ZONING: êéÓÎÕÐ×öÛÏÓÐÃê×ÉÓØ×ÎÈÓÛÐê èÍÅÎÔÍÇÉ×ÛÎØûí ûÕÊÓÙÇÐÈÇÊÛÐíÌ×Î APPLICANTS: êÍØéÔÓÊÐ×ÃíªùÍÎÎÍÊÍÅÎ×ÊÉÛÎØ éÇÐÈÛÎïÛÔÏÍÍØçÎÓÉÍÇÊÙ×ê×ÛÐ÷ÉÈÛÈ×óÎÆ×ÉÈÏ×ÎÈÉððù PROJECTMANAGER: òÛÉÍÎéÙÔÇÚ×ÊÈûóùìéÈÛÖÖìÐÛÎÎ×Ê ÒÉÙÔÇÚ×ÊÈüÙÉÈÄÕÍÆ RECOMMENDATION: ûÌÌÊÍÆÛÐ ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ×ÍÖ ø×Ù×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ ø×Ù×ÏÚ×Ê DEVELOPMENTHISTORY Annexation: Zoning: êéÓÎÕÐ×öÛÏÓÐÃê×ÉÓØ×ÎÈÓÛÐÇÌÍÎÛÎÎ×ÄÛÈÓÍÎê èÍÅÎÔÍÇÉ× ÛÎØûíûÕÊÓÙÇÐÈÇÊÛÐíÌ×Î PreliminaryPlat: éÍÇÈÔÅÍÍØé×ÙÈÓÍÎ ÅÛÉÍÊÓÕÓÎÛÐÐÃÌÐÛÈÈ×ØÓÎ èÔ× ìÊ×ÐÓÏÓÎÛÊÃìÐÛÈÅÔÓÙÔÓÎÌÛÊÈÌÊÍÌÍÉ×ØÈÔÓÉÊ×ÌÐÛÈÅÛÉÛÌÌÊÍÆ×Ø ÛÈÈÔ×îÍÆ×ÏÚ×Ê Ï××ÈÓÎÕÍÖÈÔ×ìÐÛÎÎÓÎÕÛÎØâÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ SiteDevelopment: éÓÎÕÐ×ÖÛÏÓÐÃÔÍÇÉ× COMMENTS ParklandDedication: èÔÓÉÊ×ÉÓØ×ÎÈÓÛÐÊ×ÌÐÛÈÓÉÛÎ×ÄÌÛÎÉÓÍÎÍÖÛÎ×ÄÓÉÈÓÎÕÉÓÎÕÐ×ÖÛÏÓÐÃ ÐÍÈÉÍÎÍÌÛÊÑÐÛÎØØ×ØÓÙÛÈÓÍÎÓÉÊ×ËÇÓÊ×Ø REVIEWCRITERIA CompliancewithSubdivisionRegulations: èÔ×ÌÊÍÌÍÉ×ØÊ×ÌÐÛÈ×ÄÌÛÎØÉÈÔ××ÄÓÉÈÓÎÕÉÓÎÕÐ× ÖÛÏÓÐÃÐÍÈÚÃÓÎÙÍÊÌÍÊÛÈÓÎÕÛÎÛØØÓÈÓÍÎÛÐÛÊ×ÛÍÖÛÚÍÇÈ Ö××ÈÓÎØ×ÌÈÔÛÎØÍÆ×Ê Ö××ÈÓÎ ÅÓØÈÔÈÍÈÔ×Ê×ÛÊÍÖÈÔ×ÐÍÈèÔÓÉöÓÎÛÐìÐÛÈÙÍÎÖÍÊÏÉÈÍÈÔ×ÛÌÌÊÍÆ×ØìÊ×ÐÓÏÓÎÛÊÃìÐÛÈÛÎØ ÙÍÏÌÐÓ×ÉÅÓÈÔÈÔ×éÇÚØÓÆÓÉÓÍÎê×ÕÇÐÛÈÓÍÎÉ STAFFRECOMMENDATIONS éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛÌÌÊÍÆÛÐ SUPPORTINGMATERIALS ûÌÌÐÓÙÛÈÓÍÎ ùÍÌÃÍÖöÓÎÛÐìÐÛÈÌÊÍÆÓØ×ØÓÎÌÛÙÑ×È ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ ø×Ù×ÏÚ×Ê REZONINGREQUEST FOR CRESCENTPOINTEPHASE4,LOT3,BLOCK3(REZ) 08-00500295 REQUEST: ûìûØÏÓÎÓÉÈÊÛÈÓÆ×ìÊÍÖ×ÉÉÓÍÎÛÐÈÍêïÇÐÈÓöÛÏÓÐÃ SCALE: ÛÙÊ×É LOCATION: ùÊ×ÉÙ×ÎÈìÍÓÎÈ×ìÛÊÑÅÛÃ APPLICANTS: ÷ÏÛÎÇ×ÐõÐÍÙÑÂÓÎùÊ×ÉÙ×ÎÈìÍÓÎÈ×ôÍÐØÓÎÕÉóÎÙÍÅÎ×Ê PROJECTMANAGER: ðÓÎØÉÛÃñÊÛÏ×Êûóùìé×ÎÓÍÊìÐÛÎÎ×Ê ÐÑÊÛÏ×ÊüÙÉÈÄÕÍÆ RECOMMENDATION: ûÌÌÊÍÆÛÐ ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ×ÍÖ ø×Ù×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ ø×Ù×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ ø×Ù×ÏÚ×Ê NOTIFICATIONS ûØÆ×ÊÈÓÉ×ØùÍÏÏÓÉÉÓÍÎô×ÛÊÓÎÕøÛÈ×ø×Ù×ÏÚ×Ê ûØÆ×ÊÈÓÉ×ØùÍÇÎÙÓÐô×ÛÊÓÎÕøÛÈ×Éø×Ù×ÏÚ×Ê èÔ×ÖÍÐÐÍÅÓÎÕÎ×ÓÕÔÚÍÊÔÍÍØÍÊÕÛÎÓÂÛÈÓÍÎÉÈÔÛÈÛÊ×Ê×ÕÓÉÈ×Ê×ØÅÓÈÔÈÔ×ùÓÈÃÍÖùÍÐÐ×Õ×éÈÛÈÓÍÎªÉî×ÓÕÔÚÍÊÔÍÍØ é×ÊÆÓÙ×ÉÔÛÆ×Ê×Ù×ÓÆ×ØÛÙÍÇÊÈ×ÉÃÐ×ÈÈ×ÊÍÖÎÍÈÓÖÓÙÛÈÓÍÎÍÖÈÔÓÉÌÇÚÐÓÙÔ×ÛÊÓÎÕ îÍÎ× ìÊÍÌ×ÊÈÃÍÅÎ×ÊÎÍÈÓÙ×ÉÏÛÓÐ×Ø ùÍÎÈÛÙÈÉÓÎÉÇÌÌÍÊÈ ùÍÎÈÛÙÈÉÓÎÍÌÌÍÉÓÈÓÍÎ óÎËÇÓÊÃÙÍÎÈÛÙÈÉ ADJACENTLANDUSES DirectionComprehensivePlanZoningLandUse ùÊ×ÉÙ×ÎÈìÍÓÎÈ× North ìÛÊÑÅÛÃ ùõ×Î×ÊÛÐ South ìÐÛÎÎ×Øø×Æ×ÐÍÌÏ×ÎÈæÛÙÛÎÈ ùÍÏÏ×ÊÙÓÛÐ ûìûØÏÓÎÓÉÈÊÛÈÓÆ× East ìÐÛÎÎ×Øø×Æ×ÐÍÌÏ×ÎÈøÊÛÓÎÛÕ×öÛÙÓÐÓÈÃ ìÊÍÖ×ÉÉÓÍÎÛÐ West ìÐÛÎÎ×Øø×Æ×ÐÍÌÏ×ÎÈêïÇÐÈÓöÛÏÓÐÃæÛÙÛÎÈ DEVELOPMENTHISTORY Annexation: Zoning: ûìûØÏÓÎÓÉÈÊÛÈÓÆ×ìÊÍÖ×ÉÉÓÍÎÛÐÖÊÍÏïðÓÕÔÈóÎØÇÉÈÊÓÛÐ PreliminaryPlat: ùÊ×ÉÙ×ÎÈìÍÓÎÈ×éÇÚØÓÆÓÉÓÍÎ FinalPlat: ùÊ×ÉÙ×ÎÈìÍÓÎÈ×éÇÚØÓÆÓÉÓÍÎìÔÛÉ× SiteDevelopment: æÛÙÛÎÈ REVIEWCRITERIA ConsistencywiththeComprehensivePlan: èÔ×ðÛÎØçÉ×ìÐÛÎØ×ÉÓÕÎÛÈ×ÉÈÔÓÉÛÊ×ÛÛÉìÐÛÎÎ×Ø ø×Æ×ÐÍÌÏ×ÎÈèÔ×ÌÊÍÌ×ÊÈÃÅÛÉÓÎÙÐÇØ×ØÓÎÛÊ×ÛûÍÖÈÔ× éÏÛÐÐûÊ×ÛìÐÛÎÅÔÓÙÔÍÊÓÕÓÎÛÐÐÃ ÓØ×ÎÈÓÖÓ×ØÈÔÓÉÛÊ×ÛÖÍÊïÓÄ×ØçÉ×ÛÎØÏÛØ×ÈÔ×ÖÍÐÐÍÅÓÎÕÉÈÛÈ×Ï×ÎÈ ÛèÔ×ÛÊ×ÛÉÔÍÇÐØÚ×Ê×ÖÐ×ÙÈ×ØÛÉÏÓÄ×ØÇÉ×ÅÓÈÔÛÎ×ÏÌÔÛÉÓÉÍÎÇÉ×ÉÉÇÙÔÛÉÍÖÖÓÙ× ÙÍÏÏ×ÊÙÓÛÐÙÐ×ÛÎÓÎØÇÉÈÊÓÛÐÛÎØÔÓÕÔ×ÊØ×ÎÉÓÈÃÉÓÎÕÐ×ÖÛÏÓÐÃÛÎØÏÇÐÈÓÖÛÏÓÐÃÔÍÇÉÓÎÕðÍÅ Ø×ÎÉÓÈÃÔÍÇÉÓÎÕÉÔÍÇÐØÚ×ØÓÉÙÍÇÊÛÕ×ØôÍÇÉÓÎÕÈÔÛÈÛÌÌ×ÛÐÉÈÍÌÊÍÖ×ÉÉÓÍÎÛÐÉÉÔÍÇÐØÚ× ×ÎÙÍÇÊÛÕ×ØèÔ×ìøøØÓÉÈÊÓÙÈÙÍÇÐØÚ×ÇÉ×ØÈÍÖÛÙÓÐÓÈÛÈ×Ø×ÉÓÕÎÓÎÎÍÆÛÈÓÍÎÛÎØÏÍÊ×ÓÎÈ×ÎÉ× ÙÍÏÏ×ÊÙÓÛÐÇÉ×ÉéÈÛÎØÛÊØÂÍÎÓÎÕØÓÉÈÊÓÙÈÉÈÔÛÈÌ×ÊÏÓÈÔÓÕÔØ×ÎÉÓÈÃÉÓÎÕÐ×ÖÛÏÓÐÃÏÇÐÈÓÖÛÏÓÐÃ ÙÐ×ÛÎÓÎØÇÉÈÊÓÛÐÍÖÖÓÙ×ÉÛÎØÙÍÏÏ×ÊÙÓÛÐÇÉ×ÉÈÔÛÈÛÊ×ÙÍÎØÇÙÓÆ×ÈÍÈÍÇÊÓÉÏÅÍÇÐØÛÐÉÍÚ× ÛÌÌÊÍÌÊÓÛÈ×ÓÎÈÔÓÉÛÊ×Û ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ×ÍÖ ø×Ù×ÏÚ×Ê óÎïÛÊÙÔ ÈÔ×ïÓÄ×ØçÉ×íÌÌÍÊÈÇÎÓÈÃéÈÇØÃÙÔÛÎÕ×ØÈÔ×ïÓÄ×ØçÉ×ø×ÉÓÕÎÛÈÓÍÎÓÎÈÔÓÉÛÊ×ÛÈÍ ìÐÛÎÎ×Øø×Æ×ÐÍÌÏ×ÎÈÅÔÓÙÔÓÈÔÛÉÉÓÎÙ×Ê×ÈÛÓÎ×Ø ûïÛÉÈ×ÊìÐÛÎÅÛÉÛÌÌÊÍÆ×ØÓÎ ÉÔÍÅÓÎÕÍÖÖÓÙ×ÛÎØÏÇÐÈÓÖÛÏÓÐÃ ÈÍÅÎÔÍÏ×ÖÍÊÈÔÓÉÛÊ×ÛèÔ× ÉÇÚÉ×ËÇ×ÎÈÊ×ÂÍÎÓÎÕÖÍÊÈÔ×ÉÇÚØÓÆÓÉÓÍÎÅÛÉÚÛÉ×ØÍÎÈÔ×ÌÊ×ÐÓÏÓÎÛÊÃÌÐÛÈÅÔÓÙÔÓÎÙÐÇØ×ØÛÐÛÊÕ× Ø×È×ÎÈÓÍÎÖÛÙÓÐÓÈÃÈÔÛÈÉ×ÌÛÊÛÈ×ØÈÔ×ÍÖÖÓÙ×ÖÊÍÏÈÔ×Ê×ÉÓØ×ÎÈÓÛÐÛÐÍÎÕÈÔÓÉÚÐÍÙÑåÔ×ÎÈÔ×ÌÊÍÌ×ÊÈÃÅÛÉ ÖÓÎÛÐÌÐÛÈÈ×ØÛÎØÈÔ×ÌÍÎØÅÛÉÛÌÌÊÍÌÊÓÛÈ×ÐÃÉÓÂ×ØÈÔ×ÙÍÏÏÍÎÛÊ×ÛÖÍÊÈÔÛÈØÊÛÓÎÛÕ×ÖÛÙÓÐÓÈÃÅÛÉ Ê×ØÇÙ×ØÚÃÛÙÊ×ÉèÔ×Ê×ØÇÙÈÓÍÎÓÎÉÓÂ×ÍÖÈÔ×ÙÍÏÏÍÎÛÊ×ÛÖÍÊÈÔ×Ø×È×ÎÈÓÍÎÌÍÎØÙÊ×ÛÈ×ØÛÎÛÊ×Û ÍÖûìûØÏÓÎÓÉÈÊÛÈÓÆ×ìÊÍÖ×ÉÉÓÍÎÛÐÍÎÈÔ××ÛÉÈÉÓØ×ÍÖÈÔ×ØÊÛÓÎÛÕ×ÖÛÙÓÐÓÈÃÅÔÓÙÔÓÉÌÊÍÌÍÉ×ØÖÍÊ ÈÍÅÎÔÍÏ×ÉÍÎÈÔ×ïÛÉÈ×ÊìÐÛÎéÈÛÖÖÙÍÎÉÓØ×ÊÉÈÔ×Ê×ÂÍÎÓÎÕÈÍÚ×ÓÎÙÍÏÌÐÓÛÎÙ×ÅÓÈÔÈÔ×ùÍÏÌÊ×Ô×ÎÉÓÆ× ìÐÛÎÛÎØÈÔ×ÓÎÈ×ÎÈÍÖÈÔ×ïÛÉÈ×ÊìÐÛÎ 2.Compatibilitywiththepresentzoningandconformingusesofnearbypropertyandwiththe characteroftheneighborhood: èÔ××ÛÉÈÉÓØ×ÍÖÈÔ×ùÊ×ÉÙ×ÎÈìÍÓÎÈ×ÉÇÚØÓÆÓÉÓÍÎÓÉÐÛÊÕ×ÐÃ ÇÎØ×Æ×ÐÍÌ×ØèÔ×ÍÎ×Ø×Æ×ÐÍÌ×ØÌÊÍÌ×ÊÈÃÓÉÛÈÈÔ×ÎÍÊÈÔ×ÛÉÈÙÍÊÎ×ÊÍÖÈÔ×ÓÎÈ×ÊÉ×ÙÈÓÍÎÍÖùÍÌÌ×ÊÖÓ×ÐØ ìÛÊÑÅÛÃÛÎØùÊ×ÉÙ×ÎÈìÍÓÎÈ×ìÛÊÑÅÛÃÓÉêïÇÐÈÓÖÛÏÓÐÃÛÎØØ×Æ×ÐÍÌ×ØÛÉÈÔ×ùÊ×ÉÙ×ÎÈìÍÓÎÈ× ûÌÛÊÈÏ×ÎÈÉèÔ×ÌÊÍÌ×ÊÈÃ×ÛÉÈÍÖùÊ×ÉÙ×ÎÈìÍÓÎÈ×ÉÇÚØÓÆÓÉÓÍÎÓÉéÇÏÏÓÈùÊÍÉÉÓÎÕÅÔÓÙÔÓÉÂÍÎ×Øìøø ìÐÛÎÎ×Øø×Æ×ÐÍÌÏ×ÎÈÖÍÊÛÏÓÄÍÖÈÍÅÎÔÍÏ×ÉÛÎØØÇÌÐ×Ä×ÉèÔ×ÌÊ×É×ÎÈÂÍÎÓÎÕÓÉÙÍÏÌÛÈÓÚÐ×ÛÉÛÎ ÛØÒÛÙ×ÎÈÐÛÎØÇÉ×ÈÍÛÌÛÊÈÏ×ÎÈ 3.Suitabilityofthepropertyaffectedbytheamendmentforusespermittedbythedistrictthatwould bemadeapplicablebytheproposedamendment: èÔ×ÌÊÍÌ×ÊÈÃÅÛÉÊ×Ù×ÎÈÐÃÊ×ÌÐÛÈÈ×ØÛÉÌÛÊÈÍÖÛ ÈÍÅÎÔÍÏ×Ø×Æ×ÐÍÌÏ×ÎÈÛÈÈÔ××ÛÉÈ×ÎØÍÖùÊ×ÉÙ×ÎÈìÍÓÎÈ×ìÛÊÑÅÛÃèÔÓÉÊ×ÂÍÎÓÎÕÅÍÇÐØÏÛÑ×ÈÔÍÉ× ÐÍÈÉØ×Æ×ÐÍÌÛÚÐ×ÛÉÉÇÙÔ 4.Suitabilityofthepropertyaffectedbytheamendmentforusespermittedbythedistrictapplicable tothepropertyatthetimeoftheproposedamendment: èÔ×ÌÊÍÌ×ÊÈÃÅÛÉÊ×Ù×ÎÈÐÃÊ×ÌÐÛÈÈ×ØÖÍÊ ÈÍÅÎÔÍÏ×ÉÛÎØÅÍÇÐØÎÍÈÚ×ÉÇÓÈÛÚÐ×ÖÍÊÍÖÖÓÙ×ÇÉ×ÉØÇ×ÈÍÈÔ×ÉÏÛÐÐÐÍÈÉÓÂ× 5.Marketabilityofthepropertyaffectedbytheamendmentforusespermittedbythedistrict applicabletothepropertyatthetimeoftheproposedamendment: ûÉÉÈÛÈ×ØÌÊ×ÆÓÍÇÉÐÃÈÔ×ÌÊÍÌ×ÊÈÃ ÅÛÉÊ×Ù×ÎÈÐÃÊ×ÌÐÛÈÈ×ØÅÓÈÔÈÔ×ÓÎÈ×ÎÈÍÖÙÊ×ÛÈÓÎÕÈÍÅÎÔÍÏ×ÐÍÈÉåÔÓÐ×ÈÔ×ÐÍÈÉÏ××ÈÈÔ×ÏÓÎÓÏÇÏÙÊÓÈ×ÊÓÛ ÖÍÊûìûØÏÓÎÓÉÈÊÛÈÓÆ×ìÊÍÖ×ÉÉÓÍÎÛÐÈÔ×ÃÛÊ×ÉÏÛÐÐÛÎØÏÛÃÎÍÈÚ×ÏÛÊÑ×ÈÛÚÐ×ÖÍÊÍÖÖÓÙ×Ø×Æ×ÐÍÌÏ×ÎÈ 6.Availabilityofwater,wastewater,stormwater,andtransportationfacilitiesgenerallysuitableand adequatefortheproposeduse: èÔ××ÄÓÉÈÓÎÕÓÎÖÊÛÉÈÊÇÙÈÇÊ×ÚÇÓÐÈÖÍÊÈÔ×ùÊ×ÉÙ×ÎÈìÍÓÎÈ×éÇÚØÓÆÓÉÓÍÎ ÓÎÙÐÇØ×ÉÛÎÓÎÙÔÅÛÈ×ÊÐÓÎ×ÛÎØÛ ÓÎÙÔÉ×Å×ÊÐÓÎ×ÛÐÍÎÕùÊ×ÉÙ×ÎÈìÍÓÎÈ×ìÛÊÑÅÛÃÈÔÛÈÅÓÐÐÛØ×ËÇÛÈ×ÐÃ É×ÊÆ×ÈÔÓÉØ×Æ×ÐÍÌÏ×ÎÈê×ÕÓÍÎÛÐØ×È×ÎÈÓÍÎÖÛÙÓÐÓÈÓ×ÉÛÊ×ÌÊÍÆÓØ×ØÛÙÊÍÉÉÈÔ×Ø×Æ×ÐÍÌÏ×ÎÈÈÍÔÛÎØÐ× ÉÈÍÊÏÅÛÈ×ÊûØØÓÈÓÍÎÛÐÐÃÈÔ×ÌÐÛÈÖÍÊÈÔÓÉØ×Æ×ÐÍÌÏ×ÎÈÉÔÍÅÉ ÐÍÈÉÖÍÊÈÍÅÎÔÍÏ×ÉÍÎÈÔ×ÛÙÊ×É ÅÔÓÙÔÅÓÐÐÔÛÆ×ÛÎÓÏÌÛÙÈÍÖÛÌÌÊÍÄÓÏÛÈ×ÐÃÈÊÓÌÉÌ×ÊØÛÃùÊ×ÉÙ×ÎÈìÍÓÎÈ×ìÛÊÑÅÛÃÓÉÚÇÓÐÈÈÍÛÙÍÐÐ×ÙÈÍÊ ÉÈÛÎØÛÊØÛÎØÙÛÎÙÛÊÊÃÇÌÈÍ ÈÊÓÌÉÌ×ÊØÛÃ STAFFRECOMMENDATION éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛÌÌÊÍÆÛÐ SUPPORTINGMATERIALS ûÌÌÐÓÙÛÈÓÍÎ ê×ÂÍÎÓÎÕÏÛÌÌÊÍÆÓØ×ØÓÎÌÛÙÑ×È ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ×ÍÖ ø×Ù×ÏÚ×Ê è×ÄÛÉûÆ×ÎÇ×ìíúÍÄ ùÍÐÐ×Õ×éÈÛÈÓÍÎè×ÄÛÉ ìÔÍÎ× öÛÄ MEMORANDUM øÛÈ×îÍÆ×ÏÚ×Ê èíìÐÛÎÎÓÎÕÛÎØâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎ öêíïïÛÊÙÍûùÓÉÎ×ÊÍÉøÓÊ×ÙÈÍÊÍÖìÛÊÑÉÛÎØê×ÙÊ×ÛÈÓÍÎ ParkLandDedication OrdinanceAmendment(08-00500189) éçúò÷ùè Item: ìÇÚÐÓÙÔ×ÛÊÓÎÕÌÊ×É×ÎÈÛÈÓÍÎÌÍÉÉÓÚÐ×ÛÙÈÓÍÎÛÎØØÓÉÙÇÉÉÓÍÎÊ×ÕÛÊØÓÎÕ Ê×ÙÍÏÏ×ÎØÛÈÓÍÎÉÖÍÊÈÔ×ÌÍÉÉÓÚÐ×Ê×ÆÓÉÓÍÎÉÈÍÛÎÍÊØÓÎÛÎÙ×ÛÏ×ÎØÓÎÕùÔÛÌÈ×Ê éÇÚØÓÆÓÉÓÍÎÉÍÖÈÔ×ùÍØ×ÍÖíÊØÓÎÛÎÙ×ÉÍÖÈÔ×ùÓÈÃÍÖùÍÐÐ×Õ×éÈÛÈÓÍÎè×ÄÛÉÚÃ ÛÏ×ÎØÓÎÕé×ÙÈÓÍÎ ìÛÊÑðÛÎØø×ØÓÙÛÈÓÍÎÚÃÛÏ×ÎØÓÎÕÛÎØÛØØÓÎÕÎ×ÓÕÔÚÍÊÔÍÍØ ÛÎØÙÍÏÏÇÎÓÈÃÌÛÊÑÐÛÎØØ×ØÓÙÛÈÓÍÎÛÎØØ×Æ×ÐÍÌÏ×ÎÈÖ××Ê×ËÇÓÊ×Ï×ÎÈÉÚÃÙÔÛÎÕÓÎÕ ÖÐÍÍØÌÐÛÓÎØ×ØÓÙÛÈÓÍÎÊÛÈÓÍÉÌÊÍÆÓØÓÎÕÛÉ×Æ×ÊÛÚÓÐÓÈÃÙÐÛÇÉ×Ø×ÙÐÛÊÓÎÕÛÌ×ÎÛÐÈÃÛÎØ ÌÊÍÆÓØÓÎÕÛÎ×ÖÖ×ÙÈÓÆ×ØÛÈ× Background&Summary: íÎé×ÌÈ×ÏÚ×Ê ùÓÈÃùÍÇÎÙÓÐÛÌÌÊÍÆ×ØíÊØÓÎÛÎÙ× ÈÔ×ÙÇÊÊ×ÎÈìÛÊÑðÛÎØ ø×ØÓÙÛÈÓÍÎíÊØÓÎÛÎÙ×èÔÓÉÍÊØÓÎÛÎÙ×ÌÊÍÆÓØ×ÉÛÏ×ÛÎÉÈÍÛÙËÇÓÊ×ÛÎØØ×Æ×ÐÍÌ Î×ÓÕÔÚÍÊÔÍÍØÌÛÊÑÉÓÎÈÔ×ùÓÈÃÛÎØÈÔ×÷èòèÔ×ÖÇÎØÉÖÍÊÈÔ×É×ÌÛÊÑØ×Æ×ÐÍÌÏ×ÎÈÉÛÊ× Õ×Î×ÊÛÈ×ØÚÃÈÔ×Ø×Æ×ÐÍÌÏ×ÎÈÍÖÎ×ÅÊ×ÉÓØ×ÎÈÓÛÐÉÇÚØÓÆÓÉÓÍÎÉÛÎØÏÇÉÈÚ×ÇÉ×ØÖÍÊ Î×ÓÕÔÚÍÊÔÍÍØÌÛÊÑÛÙËÇÓÉÓÈÓÍÎÛÎØ ÍÊØ×Æ×ÐÍÌÏ×ÎÈÅÓÈÔÛÌÊ×ÉÙÊÓÚ×ØÉ×ÊÆÓÙ×ÛÊ×ÛÛÉ Ø×ÖÓÎ×ØÚÃÈÔ×ùÓÈÃªÉÛÌÌÊÍÆ×ØìÛÊÑâÍÎ×É åÔ×ÎÈÔ×ÍÊØÓÎÛÎÙ×ÅÛÉÛÌÌÊÍÆ×ØÓÎé×ÌÈ ùÍÇÎÙÓÐØÓÊ×ÙÈ×ØÉÈÛÖÖÈÍÊ×ÆÓÉÓÈÈÔÓÉ ×ÖÖÍÊÈÅÓÈÔÓÎÛÃ×ÛÊèÔ×ÍÊØÓÎÛÎÙ×Ê×ËÇÓÊ×ÉÊ×ÆÓ×ÅÍÖÖ××ÉÛÈÐ×ÛÉÈÍÎÙ××Æ×ÊÃÈÔÊ×× Ã×ÛÊÉÛÎØÉÔÍÇÐØÈÛÑ×ÓÎÈÍÛÙÙÍÇÎÈÓÎÖÐÛÈÓÍÎÛÉÓÈÛÖÖ×ÙÈÉÐÛÎØÛÙËÇÓÉÓÈÓÍÎÛÎØÌÛÊÑ Ø×Æ×ÐÍÌÏ×ÎÈÙÍÉÈÉÛÉÅ×ÐÐÛÉÙÔÛÎÕ×ÉÓÎÈÔ×ùÓÈÃªÉ×ÄÓÉÈÓÎÕÐ×Æ×ÐÍÖÉ×ÊÆÓÙ×úÍÈÔ ÛÙËÇÓÉÓÈÓÍÎÛÎØØ×Æ×ÐÍÌÏ×ÎÈÙÍÉÈÉÛÉÉÍÙÓÛÈ×ØÅÓÈÔÌÛÊÑØ×Æ×ÐÍÌÏ×ÎÈÔÛÆ×ÓÎÙÊ×ÛÉ×Ø ØÊÛÏÛÈÓÙÛÐÐÃÍÆ×ÊÈÔ×ÌÛÉÈÃ×ÛÊÉ ñ×ÃÌÍÐÓÙÃÓÉÉÇ×ÉÅ×Ê×Ê×ÆÓ×Å×ØÛÎØØÓÉÙÇÉÉ×ØÚÃÈÔ×òÍÓÎÈìÛÊÑÉê×ÙÊ×ÛÈÓÍÎ ûØÆÓÉÍÊÃúÍÛÊØÛÎØìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎéÇÚÙÍÏÏÓÈÈ××ÓÎòÇÎ× ÛÎØ ÌÇÚÐÓÙÔ×ÛÊÓÎÕÅÛÉÔ×ÐØÛÈÈÔ×òÇÐÃ ìÛÊÑÉê×ÙÊ×ÛÈÓÍÎûØÆÓÉÍÊÃúÍÛÊØÏ××ÈÓÎÕ ïÛÒÍÊÌÍÓÎÈÉÍÖØÓÉÙÇÉÉÓÍÎÓÎÙÐÇØ×ØÙÇÊÊ×ÎÈÙÍÉÈÍÖÐÛÎØÙÍÉÈÍÖÙÍÎÉÈÊÇÙÈÓÍÎÈÔ×Î××Ø ÖÍÊÏÍÊ×ÙÍÏÏÇÎÓÈÃÌÛÊÑÉÓÎÎ×ÅÐÃØ×Æ×ÐÍÌ×ØÛÊ×ÛÉÛÎØÈÔ××ÉÈÓÏÛÈ×ØÌÍÌÇÐÛÈÓÍÎ ÕÊÍÅÈÔÖÍÊÈÔ×ùÓÈÃÓÎÈÔ×Î×ÄÈÈ×ÎÃ×ÛÊÉ íÎíÙÈÍÚ×Ê ùÍÇÎÙÓÐØÓÊ×ÙÈ×ØÉÈÛÖÖÈÍÉ×ÎØÈÔ×ÓÈ×ÏÚÛÙÑÈÍÈÔ×ìÛÊÑÉ ê×ÙÊ×ÛÈÓÍÎúÍÛÊØÛÎØÈÔ×ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎÖÍÊÖÇÊÈÔ×ÊÊ×ÆÓ×ÅÛÎØÈÍ Ê×Ù×ÓÆ×ÓÎÌÇÈÖÊÍÏÉÈÛÑ×ÔÍÐØ×ÊÉóÎÛÏ××ÈÓÎÕÔ×ÐØÍÎíÙÈÍÚ×Ê ÈÔ× î×ÓÕÔÚÍÊÔÍÍØ ôÍÏ×ÍÅÎ×ÊÉûÉÉÍÙÓÛÈÓÍÎÉÈÛÑ×ÔÍÐØ×ÊÉÕÊÍÇÌÅÛÉÖÍÇÎØÈÍÚ×ÓÎÖÛÆÍÊÍÖ ÈÔ×Ê×ÆÓÉÓÍÎÉÚÇÈ×ÄÌÊ×ÉÉ×ØÙÍÎÙ×ÊÎÉÛÚÍÇÈÍÌ×ÊÛÈÓÍÎÛÎØÏÛÓÎÈ×ÎÛÎÙ×ÍÖ Î×ÓÕÔÚÍÊÔÍÍØÌÛÊÑÉûÏ××ÈÓÎÕÍÎîÍÆ×ÏÚ×Ê ÅÓÈÔÈÔ× ôÍÏ×ÚÇÓÐØ×ÊÉ ø×Æ×ÐÍÌ×ÊÉÙÍÎÙÐÇØ×ØÅÓÈÔÊ×ÙÍÏÏ×ÎØÛÈÓÍÎÉÈÍÊ×ÏÍÆ×ÈÔ×ÌÊÍÆÓÉÓÍÎÖÍÊ ÙÍÏÏÇÎÓÈÃÌÛÊÑÉÛÎØÈÍÐ×ÛÆ×Ö××ÉÛÈÈÔ×ÓÊÙÇÊÊ×ÎÈÊÛÈ×É ûÌÇÚÐÓÙÔ×ÛÊÓÎÕÅÛÉÔ×ÐØÍÎíÙÈÍÚ×Ê ÛÈÈÔ×ìÛÊÑÉê×ÙÊ×ÛÈÓÍÎûØÆÓÉÍÊÃ úÍÛÊØÏ××ÈÓÎÕÅÔ×Ê×ÛÙÈÓÍÎÅÛÉÈÛÚÐ×ØÇÎÈÓÐÈÔ×Î×ÄÈÏ××ÈÓÎÕíÎîÍÆ×ÏÚ×Ê ÈÔ×ìÛÊÑÉê×ÙÊ×ÛÈÓÍÎûØÆÓÉÍÊÃúÍÛÊØÊ×ÙÍÏÏ×ÎØ×ØÛÌÌÊÍÆÛÐÍÖÈÔ×ÌÊÍÌÍÉ×Ø Ê×ÆÓÉÓÍÎÉÈÍÈÔ×ìÛÊÑðÛÎØø×ØÓÙÛÈÓÍÎíÊØÓÎÛÎÙ×èÔ×ÆÍÈ×ÅÛÉ éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛÌÌÊÍÆÛÐÍÖÈÔ×Ê×ÆÓÉ×ØìÛÊÑðÛÎØø×ØÓÙÛÈÓÍÎíÊØÓÎÛÎÙ× Attachments: ìÊÍÌÍÉ×ØìÛÊÑðÛÎØø×ØÓÙÛÈÓÍÎíÊØÓÎÛÎÙ× ìÛÊÑðÛÎØø×ØÓÙÛÈÓÍÎíÊØÓÎÛÎÙ×ÅÓÈÔê×ÆÓÉÓÍÎÉ ìÛÊÑÐÛÎØø×ØÓÙÛÈÓÍÎö××éÇÏÏÛÊÃ òÇÎ× òÍÓÎÈìÛÊÑÉê×ÙÊ×ÛÈÓÍÎûØÆÓÉÍÊÃúÍÛÊØÛÎØìÐÛÎÎÓÎÕâÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎéÇÚÙÍÏÏÓÈÈ××ïÓÎÇÈ×É òÇÐÃ ìÇÚÐÓÙô×ÛÊÓÎÕÛÎØìÛÊÑÉê×ÙÊ×ÛÈÓÍÎûØÆÓÉÍÊÃúÍÛÊØïÓÎÇÈ×É íÙÈÍÚ×Ê ùÓÈÃùÍÇÎÙÓÐïÓÎÇÈ×É íÙÈÍÚ×Ê ìÇÚÐÓÙô×ÛÊÓÎÕÛÎØìÛÊÑÉê×ÙÊ×ÛÈÓÍÎûØÆÓÉÍÊÃúÍÛÊØ ïÓÎÇÈ×É íÙÈÍÚ×Ê ÛÎØîÍÆ×ÏÚ×Ê éÈÛÑ×ÔÍÐØ×Êï××ÈÓÎÕÉ îÍÆ×ÏÚ×Ê ìÛÊÑÉê×ÙÊ×ÛÈÓÍÎûØÆÓÉÍÊÃúÍÛÊØïÓÎÇÈ×É ORDINANCENO.________________ ANORDINANCEAMENDINGCHAPTER9,“SUBDIVISIONS”OFTHECODEOFORDINANCES OFTHECITYOFCOLLEGESTATION,TEXAS,BYAMENDINGSECTION10,“PARKLAND DEDICATION”,BYAMENDINGANDADDINGNEIGHBORHOODANDCOMMUNITYPARK LANDDEDICATIONANDDEVELOPMENTFEEREQUIREMENTS,BYCHANGING FLOODPLAINDEDICATIONRATIOS;PROVIDINGASEVERABILITYCLAUSE;DECLARINGA PENALTY;ANDPROVIDINGANEFFECTIVEDATE. BEITORDAINEDBYTHECITYCOUNCILOFTHECITYOFCOLLEGESTATION,TEXAS: PART1:ThatChapter9,“Subdivisions”,oftheCodeofOrdinancesoftheCityofCollege Station,Texas,beamendedassetoutin Exhibit“A”,attachedheretoandmadea partofthisordinanceforallpurposes. PART2:Thatifanyprovisionsofanysectionofthisordinanceshallbeheldtobevoidor unconstitutional,suchholdingshallinnowayeffectthevalidityoftheremaining provisionsorsectionsofthisordinance,whichshallremaininfullforceand effect. PART3:Thatanyperson,firm,orcorporationviolatinganyoftheprovisionsofthis chaptershallbedeemedguiltyofamisdemeanor,anduponconvictionthereof shallbepunishablebyafineofnotlessthanTwentyFiveDollars($25.00)nor morethanTwoThousandDollars($2,000.00).Eachdaysuchviolationshall continueorbepermittedtocontinue,shallbedeemedaseparateoffense.Said Ordinance,beingapenalordinance,becomeseffectiveJanuary1,2009. PASSED,ADOPTEDandAPPROVEDthis_________dayof_____________________,2008. ATTEST:APPROVED: ____________________________________________________________________ CITYSECRETARYMAYOR APPROVED: ______________________________ CITYATTORNEY O/group/legal/ordinance/amendmentform.doc Approvedby theParks&RecreationAdvisoryBoardonMay9,2006 ORDINANCENO._______________Page2 EXHIBIT“A” ThatChapter9,“Subdivisions”,oftheCodeofOrdinancesoftheCityofCollegeStation, Texas, isherebyamendedasfollows: 1.ByamendingSECTION10:“RequirementsforParkLandDedication”bydeletingthe entiresectionandsubstitutingthefollowing: SECTION10:RequirementsForParkLandDedicationandDevelopment. 10-A.Purpose . Thissectionisadoptedtoproviderecreationalareasintheformofneighborhoodparkfacilities aswellascommunityparkfacilitiesasafunctionofsubdivisionand sitedevelopmentintheCity ofCollegeStationanditsExtra-TerritorialJurisdiction(ETJ).Thissectionisenactedin accordancewiththehomerulepowersoftheCityofCollegeStationgrantedundertheTexas Constitution,andthestatutesoftheStateof Texas,including,butnotbywayoflimitation, Texas LocalGovernmentCodeChapter212asmaybeamendedfromtimetotime. ItisherebydeclaredbytheCityCouncilthatrecreationalareasintheformofneighborhood parksandcommunityparksarenecessaryandinthepublicwelfare,andthattheonlyadequate proceduretoprovideforneighborhoodparksandcommunityparksisbyintegratingsuch requirementsintotheprocedureforplanninganddevelopingpropertyorsubdivisionsintheCity andits ETJ,whethersuchdevelopmentconsistsofnewconstructiononvacantlandorrebuilding andremodelingofstructuresonexistingresidentialproperty. Neighborhoodparksarethoseparksprovidingforavarietyofoutdoorrecreationalopportunities andlocatedwithinconvenientdistancesfromamajorityoftheresidencestobeservedthereby locatedwithinparkzonesestablishedbytheCity.TheparkzonesestablishedbytheCollege StationParksandRecreationDepartmentandshownontheofficialParksandRecreationmap fortheCityofCollegeStationshallbeprimafacieproofthatanyparklocatedthereiniswithin suchaconvenientdistancefromanyresidencelocatedtherein.Theprimarycostof neighborhoodparksshouldbebornebythelandownersofresidentialpropertywho,byreasonof theproximityoftheirpropertytosuchparks,shallbetheprimarybeneficiariesofsuchfacilities. Typically,thelandownerofaproposedresidentialdevelopmentisthedeveloper. Atypical communityparkinCollegeStationisdesignedtoservetheneedsofresidents fromseveralneighborhoodslocatedwithinaone-halftothreemileradius.Community parksprovideamenitiesthatshould complementneighborhoodparks.Together, neighborhoodparksand communityparks canmeetmoreoftherecreationalneedsof residents. Communityparksaregenerally25to70acresinsize.However,largerandsmaller communityparksmaybedevelopedtomeetspecificrequirementsofaparticularareaof town. dedicationordinance.doc b\c:\docume~1\bcaldw~1\locals~1\temp\proposedpark land 11/26/08 ORDINANCENO._______________Page3 Communityparks,bytheirnature,servebothactiveandpassiveleisureneedsofresidents, andusebyorganizationsandindividualsfromsurroundingareaslargerthanfor neighborhoodparks.Theacquisitionanddevelopmentofthe“basic”infrastructureand facilitiesfortheusageofthese communityparksshouldbebaseduponthedemandfrom thearearesidentsitisintendedtoserve. Therefore,thefollowingrequirementsareadoptedtoeffectthepurposesstatedabove. . 10-BApplicability Thissectionappliestoalandownerwhodevelopslandforresidentialuse locatedwithintheCityorwithinitsextraterritorialjurisdiction. 10-CRequirements . 1.General.TheCityManagerorhisdesigneeshalladministerthisSectionwithcertain review,recommendationandapprovalauthoritiesbeingassignedtothePlanningandZoning Commission,theParksandRecreationAdvisoryBoardandvariouscitydepartmentsas specifiedherein. Generally,thedeveloperofresidentialpropertymustaddressthefollowingrequirements pursuanttothissection:dedicationoflandforneighborhoodparkuseorpaymentofafeeinlieu thereof,dedicationoflandforcommunityparksorpaymentofafeeinlieuthereof,paymentofa developmentfeeforneighborhoodparksorconstructionoftheneighborhoodparkimprovements towhichsuchfeerelates,andpaymentofadevelopmentfeeforcommunityparksor constructionofthecommunityparkimprovementstowhichsuchfeerelates.Requirements hereinarebasedonactualdwellingunitsforanentiredevelopment.Increasesordecreasesin finalunitcountmayrequireanadjustmentinfeespaidorlanddedicated.Iftheactualnumberof dwellingunitsexceedstheoriginalestimate,additionalparklandandadditionalpark developmentfeesmayberequiredinaccordancewiththerequirementsinthisSection. ThescheduleoffeesandrequiredlanddedicationsisattachedheretoasAppendixIand incorporatedandmadeapartofthisSectionforallpurposes.Theidentificationofparkzones forneighborhoodparksisasshownCity’sRecreation,ParkandOpenSpaceMasterPlan referencedhereinandincorporatedbyreference. 2.LandDedication. a.Theamountoflandtobededicatedforneighborhoodparklandpurposesandfor communityparkpurposesshallbeassetforthinAppendixI. ThetotalamountoflanddedicatedforthedevelopmentshallbededicatedtotheCity infee simple: 1)Priortotheissuanceofanybuildingpermitsformulti-familydevelopment, 2)Concurrentlywiththefinalplatfora singlephasedevelopment, 3)Foraphaseddevelopmenttheentireparkshallbeeitherplattedconcurrentlywith theplatofthefirstphaseofthedevelopmentor dedicationordinance.doc b\c:\docume~1\bcaldw~1\locals~1\temp\proposedpark land 11/26/08 ORDINANCENO._______________Page4 4)ThedevelopermayprovidetheCitywithfinancialsecurityagainstthefuture dedicationbyprovidingabond,irrevocableletterofcredit,orotheralternative financialguaranteesuchasacashdepositintheamountequaltothenumberofacres parklandrequiredandinaformacceptabletotheCity. Theamountofthefinancial guaranteeshallbetheamountoffeeinlieuoflanddedicationassetforthin AppendixI. Thefinancialguaranteewillbereleasedtothedeveloper,without interest,uponthefilingofthefinalplatforthesubsequentphasethatdedicatesthe requiredparkland. b.FordevelopmentlocatedwithintheextraterritorialjurisdictionoftheCity,thededication requirementsofthisSectionmay bemetthroughthecreationofprivateparklandinthesame amountrequiredassetforthinAppendixIprovidedthedeveloperentersintoawrittenagreement thatallsuchprivateparkland bededicatedtotheCityatthetimeoffullpurposeannexationintothe Cityandprovidedthatanyplatrelatedtosuchdevelopment,isinscribedwithanotationregarding same. 3.FeeinLieuofLand.Inlieuofdedicatingparklandforneighborhoodparksandfor communityparks,adevelopermayrequesttomeetsomeoralloftheneighborhoodpark landdedicationrequirements,andsomeorallofthecommunityparklanddedication requirementsthroughpaymentofafeeinlieuthereofinamountsas setforthinAppendix I.Suchfees shallbedueatthesametimeasfeesaredueforfinalplattingorforissuance ofabuildingpermit,whicheveroccursfirst. 4.CityFinalApproval.TheCityshallhavethefinalauthorityindetermininghowmuch,if any,landorfeemaybeacceptedinlieuofrequiredlanddedication. TheCitymay,from timetotime,requirethatafeebesubmittedinlieuoflanddedicationinamountsasset forthinAppendixIforeither,both,someorallofneighborhoodparklandorcommunity parklanddedication.Likewise,theCitymay,fromtimetotime,requirethatlandbe dedicatedinamountsassetforinAppendixIandthatnofeeinlieuoflandwillbe accepted. 5.ApprovalProcessforparklanddedication. a.LandDedicationsequalorexceedingfiveacres,andDedicationsofFloodplainsand Greenways. Foranyproposedrequiredneighborhoodparklanddedicationequalingorexceedingfive (5)acresoflandorequalingorexceedingpaymentofafeeinlieuthereof,forany proposedrequiredcommunityparklanddedicationequalingorexceedingfive(5)acres oflandorequalingorexceedingthepaymentofafeeinlieuthereof,orforanyproposed landdedicationcontainingfloodplainorgreenway,thelandownermust: 1)ObtainarecommendationfromtheParksandRecreationAdvisoryBoard,and 2)ObtainapprovalfromthePlanning&ZoningCommissionpursuanttotheplat approvalproceduresassetforthelsewhereintheCityCodeofOrdinances. dedicationordinance.doc b\c:\docume~1\bcaldw~1\locals~1\temp\proposedpark land 11/26/08 ORDINANCENO._______________Page5 i.ThePlanningandZoningCommissionshallconsidertherecommendationfrom the ParksandRecreationAdvisory Board butmaymakeadecisioncontrarytoits recommendation by majority vote. b.Dedicationsoflessthanfiveacresnotincludingfloodplainsorgreenways. Foranyproposedneighborhoodparklanddedicationlessthanfive(5)acresoflandor thepaymentofafeeinlieuthereof,foranyproposedrequiredcommunityparkland dedicationlessthanfive(5)acresoflandorthepaymentofafeeinlieuthereof,orfor anyproposedlanddedicationcontainingfloodplainorgreenway,theCityManagerorhis designeeisauthorizedtoacceptandapprovesameifthefollowingcriteriaaremet: 1)Theproposeddedicationorfeeprovidesasufficientamountofneighborhood parklandexistingintheparkzoneoftheproposeddevelopmentforrequired neighborhoodparklanddedication,ortheproposalprovidesasufficientamount ofcommunityparklandexistingfortheproposeddevelopmentforrequired communityparklanddedication,whicheverapplies; 2)Wheretheproposeddedicationisinsufficientforaneighborhoodpark siteorfora communityparksiteunderexistingparkdesignstandards,someorallofthe dedicationrequirementsmaybeintheformofafeeinamountsassetforthin AppendixI; 3)Determinationofacceptabilityofaproposedneighborhoodparklanddedication andforaproposedcommunityparklanddedicationisbasedupontheCityof CollegeStation’sRecreation,ParkandOpenSpaceMasterPlan,asmaybe amendedfromtimetotime;and 4)Theproposeddevelopmentoftheneighborhoodparkorcommunityparkis consistentwithCollegeStation’sRecreation,ParkandOpenSpaceMasterPlan, asmaybeamendedformtimetotime. Inmakinghisdecision,theCityManagerorhisdesigneemaychoosetosubmitsuch applicationtotheParksandRecreationAdvisoryBoardforitsrecommendation.Insuch event,theCityManagershallconsidersuchrecommendationbutmaymakeadecision contraryinaccordancewiththecriteriasetforthherein. 6.ParkDevelopmentFee. Inadditiontothelanddedicationrequirementsforneighborhoodparksandforcommunityparks, therearealsoparkdevelopmentfeesestablishedhereinsufficienttodevelopneighborhoodparks andcommunityparksinwaysthatmeettheCityofCollegeStation’sManualofPark ImprovementsStandards.Theamountofdevelopmentfeesassessedtoadevelopersubjectto thissectionforneighborhoodandcommunityparksisas showninAppendixI. Theprocessfor theapprovalandcollectionofdevelopmentfeesshallbethesameasfortheparklanddedication requirementstowhichthedevelopmentrelates,andshallbeprocessedsimultaneouslywiththe parklanddedicationrequirements. 7.ConstructionofParkImprovementsin LieuofDevelopmentFee. dedicationordinance.doc b\c:\docume~1\bcaldw~1\locals~1\temp\proposedpark land 11/26/08 ORDINANCENO._______________Page6 Adevelopermayelecttoconstructrequiredneighborhoodparkimprovementsand/orrequired communityparkimprovementsinlieuofpayingtheassociateddevelopmentfeeassetforth herein.Insuchevent: Aparksiteplan,developedincooperationwiththeParksandRecreation a. Departmentstaff,issubmittedandapprovedbytheDirectoroftheParksand RecreationDepartmentorhisdesigneeandtheParksandRecreationAdvisory Boarduponsubmissionoffinalplatoruponapplicationforabuildingpermit, whicheverisapplicable. b.Detailedplansandspecificationsforparkimprovementshereundershallbedue andprocessedinaccordancewiththeproceduresandrequirementspertainingto publicimprovementsforfinalplatsandforbuildingpermitissuance,whicheveris applicable. c.AllplansandspecificationsshallmeetorexceedtheCity’sManualofPark ImprovementStandardsineffectatthetimeofthesubmission. d.Iftheimprovementsareconstructedonlandthathasalreadybeendedicatedto and/orisownedbytheCity,thentheDevelopermustpostpaymentand performancebondstoguaranteethepaymenttosubcontractorsandsuppliersand toguaranteethedevelopercompletestheworkinaccordancewiththeapproved plans,specifications,ordinances,andotherapplicablelaws. e.Theconstructionofallimprovementsmustbecompletedinaccordancewiththe requirementsrelatingtotheconstructionofpublicimprovementsforfinalplats andissuanceofbuildingpermits,whicheverisapplicable.Thisincludes guaranteeingperformanceinlieuofcompletingtheparkimprovementspriorto finalplatapproval.Notwithstandinganyotherapplicableordinances,park improvementsshouldbecompletedwithintwoyearsfromthedateofapproval. f.CompletionandAcceptance–Parkdevelopmentwillbeconsideredcompleteand aCertificateofCompletionwillbeissuedafterthefollowingrequirementsare met: i.ImprovementshavebeenconstructedinaccordancewiththeApproved Plans; ii.Allparklanduponwhichtheimprovementshavebeenconstructedhas beendedicatedasrequiredunderthissection;and iii.Allmanufacturers'warrantieshavebeenprovidedforanyequipment installedintheparkaspartoftheseimprovements. g.UponissuanceofaCertificateofCompletion,thedeveloperwarrantsthe improvementsforaperiodofone(l)yearassetforthintherequirementsinthe CityofCollegeStation’sManualofParkImprovementsStandards. h.Thedeveloper shallbeliableforanycostsrequiredtocompleteparkdevelopment if: dedicationordinance.doc b\c:\docume~1\bcaldw~1\locals~1\temp\proposedpark land 11/26/08 ORDINANCENO._______________Page7 i.Developerfailstocompletetheimprovementsinaccordancewiththe approvedplans;or ii.Developerfailstocompleteanywarrantywork. 8.Submittingfee.Anyfeesrequiredtobepaidpursuanttothissection shallberemitted: a.Priortotheissuanceofanybuildingpermitsformulti-familydevelopment;or b.Uponsubmissionofeachfinalplatforsinglefamily,duplexortownhousedevelopment. 9.Useoffees.Feesmaybeusedonlyfortheacquisitionordevelopmentofparkfacilities towhichtheyrelate.Forfeesinlieuofneighborhoodparklanddedication,feesmayonlybe usedforpurchaseand/ordevelopmentofneighborhoodparkslocatedwithinthesamezoneasthe development.Forfeesinlieuofcommunityparklanddedication,feesmayonlybeusedforthe purchaseand/ordevelopmentofcommunityparks. 10.ReimbursementforCityAcquiredParkLand. TheCitymayfromtimetotimeacquirelandforparksinornearanareaofactualorpotential development.IftheCitydoesacquireparklandinaparkzoneforaneighborhoodparkor acquiresparklandforacommunitypark,theCitymayrequiresubsequentdedicationstobein fee-inlieu-of-landonly. ThiswillbetoreimbursetheCityforthecost(s)ofacquisition. 10-DPriorDedicationorAbsenceof PriorDedication . IfadedicationrequirementarosepriortoenactmentoramendmentofthisSection10, subsequentdevelopmentforthesubjecttracttowhichthededicationrequirementappliesmaybe subjecttovestingassetforthinChapter245TexasLocalGovernmentCode.Dependingonthe circumstances,additionaldedicationmayberequiredfortheincreaseindwellingunitsfrom whatwasoriginallyproposed. 10-EComprehensive PlanConsiderations . TheCity’sRecreation,ParkandOpenSpaceMasterPlanisintendedtoprovidetheParksand RecreationAdvisoryBoardwithaguideuponwhichtobaseitsrecommendations.Becauseof theneedtoconsiderspecificcharacteristicsinthesiteselectionprocess,theparklocations indicatedinthePlanaregeneral.Theactuallocations,sizes,andnumberofparkswillbe determinedwhendevelopmentoccursorwhensitesareacquiredbytheCity,includingby donations. ParkzonesforneighborhoodparksareestablishedintheCity’sRecreation,ParkandOpen SpaceMasterPlanasacomponentoftheCity’sComprehensivePlan,andindicateserviceareas forneighborhoodparks.Zoneboundariestypicallyfollowkeytopographicfeaturessuchas majorthoroughfares,streams,citylimitandETJboundarylines.Newparkzonesmaybe createdorexistingzonesamendedpursuanttoproceduresforamendingtheCity’sRecreation, ParkandOpenSpaceMasterPlanaslandacquisitionsorothercircumstancesdictate. 10-FSpecialFund;RighttoRefund . dedicationordinance.doc b\c:\docume~1\bcaldw~1\locals~1\temp\proposedpark land 11/26/08 ORDINANCENO._______________Page8 1.Allneighborhoodparklanddedicationfeeswillbedepositedinafundreferencedtothe parkzonetowhichitrelates.Communityparklanddedicationfeeswillbedepositedin afundreferencedtocommunityparks. 2.TheCityshallaccountforallfeesinlieuoflandandalldevelopmentfeespaidunderthis Sectionwithreferencetotheindividualplat(s)involved.Anyfeespaidforsuchpurposes mustbeexpendedbytheCitywithinfive(5)yearsfromthedatereceivedbytheCityfor acquisitionand/ordevelopmentofaneighborhoodparkoracommunityparkasrequired herein.Suchfundsshallbeconsideredtobespentonafirst-in,first-outbasis.Ifnotso expended,thelandownersofthepropertyontheexpirationofsuchperiodshallbe entitledtoaproratedrefundofsuchsum,computedonasquarefootageofareabasis. Theownersofsuchpropertymustrequestsuchrefundwithinone(1)yearofentitlement, inwriting,orsuchrightshallbebarred. 10-GParkLandGuidelinesandRequirements . Parksshouldbeeasytoaccessandopentopublicviewsoastobenefitareadevelopment, enhancethevisualcharacteroftheCity,protectpublicsafetyandminimizeconflictwith adjacentlanduses.Thefollowingguidelinesandrequirementsshallbeusedindesigningparks andadjacentdevelopment. 1.AnylanddedicatedtotheCityunderthissectionmustbesuitableforparkandrecreation uses.Thededicationshallbefreeandclearofanyandallliensandencumbrancesthat interferewithitsuseforparkpurposes.TheCityManagerorhisdesigneeshall determinewhetheranyencumbrancesinterferewithparkuse.Mineralsmaybereserved fromtheconveyanceprovidedthatthereisacompletewaiverofthesurfaceusebyall mineralownersandlessees.Acurrenttitlereportmustbeprovidedwiththeland dedication.Thepropertyownershallpayalltaxesorassessmentsowedontheproperty uptothedateofacceptanceofthededicationbytheCity.Ataxcertificatefromthe BrazosCounty TaxAssessorshallbesubmittedwiththededicationorplat. 2.Considerationwillbegiventolandthatisinthefloodplainormaybeconsidered “floodable”eventhoughnotinafederallyregulatedfloodplainaslongas,duetoits elevation,itissuitableforparkimprovements.Sitesshouldnotbeseverelyslopingor haveunusualtopographywhichwouldrenderthelandunusableforrecreational activities. 3.Landinfloodplainsordesignatedgreenwayswillbeconsideredonathreeforonebasis. Threeacresoffloodplainorgreenwaywillbeequaltooneacreofparkland. 4.Wherefeasible,parksitesshouldbelocatedadjacenttogreenwaysand/orschoolsin ordertoencouragesharedfacilitiesandjointdevelopmentofnew sites. 5.Neighborhoodparksitesshouldbeadjacenttoresidentialareasinamannerthatserves thegreatestnumberofusersandshouldbelocatedtominimizeusershavingtocross arterialroadwaystoaccessthem. 6.Whereappropriate, siteswithexistingtreesorotherscenicelementsispreferred. 7.Detention/retentionareasmaynotbeusedtomeetdedicationrequirements,butmaybe dedicationordinance.doc b\c:\docume~1\bcaldw~1\locals~1\temp\proposedpark land 11/26/08 ORDINANCENO._______________Page9 acceptedinadditiontotherequireddedication.Ifacceptedaspartofthepark,the detention/retentionareadesignmustmeetspecificparksspecificationsintheCity’s ManualofParkImprovementsStandards. 8.Whereparksitesareadjacenttogreenways,schools,orexistingorproposed subdivisions,accesswaysmayberequiredtofacilitatepublicaccesstoprovidepublic accesstoparks. 9. Itisdesirablethatfiftypercent(50%)oftheperimeterofaparkabutapublicstreet. 10.Community Parksshould beaccessiblefrommajorarterialstreetssoasto beaccessibleby largegroupsofpeoplefromlargesurroundingareas. 10-HWarrantyRequired . 1.AllmaterialsandequipmentprovidedtotheCityshallbenewunlessotherwiseapprovedin advancebytheCityManagerorhisdesigneeandthatallworkwillbeofgoodquality,free fromfaultsanddefects,andinconformancewiththedesigns,plans,specifications,and drawings,andrecognizedindustrystandards. Thiswarranty,anyotherwarrantiesexpressor implied,andanyotherconsumerrights, shallinuretothebenefitoftheCityonlyandarenot madeforthebenefitofanypartyotherthantheCity. 2.Allworkbythedeveloperorlandownernotconformingtotheserequirements,includingbut notlimitedtounapprovedsubstitutions,maybeconsidereddefective. 3.Thiswarrantyisinadditiontoanyrightsorwarrantiesexpressedorimpliedbylaw. 4.Wheremorethanaone(l)yearwarrantyisspecifiedintheapplicableplans,specifications, orsubmittalsforindividualproducts,work,ormaterials,thelongerwarranty shallgovern. 5.Thiswarrantyobligationmaybecoveredbyanyperformanceorpaymentbondstenderedin compliancewiththisOrdinance. 6.Ifanyoftheworkperformedbydeveloperorlandownerisfoundordeterminedtobeeither defective,includingobviousdefects,orotherwisenotinaccordancewiththisordinance,the designs,plans,drawingsorspecificationswithinone(l)yearafterthedateoftheissuanceof acertificateofFinalCompletionoftheworkoradesignatedportionthereof,whicheveris longer,orwithinone(l)yearafteracceptancebytheCityofdesignatedequipment,orwithin suchlongerperiodoftimeasmaybeprescribedbylaworbythetermsofanyapplicable specialwarrantyrequiredbythisordinance,developershallpromptlycorrectthedefective workatnocosttotheCity. 7.DuringtheapplicablewarrantyperiodandafterreceiptofwrittennoticefromtheCityto begincorrectivework,developershallpromptlybeginthecorrectivework.Theobligation tocorrectanydefectiveworkshallbeenforceableunderthisCodeofOrdinances.The guaranteetocorrectthedefectiveworkshallnotconstitutetheexclusiveremedyoftheCity, norshallotherremediesbelimitedtothetermsofeitherthewarrantyortheguarantee. 8.Ifwithintwenty(20)calendardaysaftertheCityhasnotifieddeveloperofadefect,failure, orabnormalityinthework,developerhasnotstartedtomakethenecessarycorrectionsor dedicationordinance.doc b\c:\docume~1\bcaldw~1\locals~1\temp\proposedpark land 11/26/08 ORDINANCENO._______________Page10 adjustments,theCityisherebyauthorizedtomakethecorrectionsoradjustments,orto ordertheworktobedonebyathirdparty. Thecostoftheworkshallbepaidbydeveloper. 9.Thecostofallmaterials,parts,labor,transportation,supervision,specialinstruments,and suppliesrequiredforthereplacementorrepairofpartsandforcorrectionofdefectsshallbe paidbyDeveloper,itscontractors,orsubcontractorsorbythesurety. 10.Theguaranteeshallbeextendedtocoverallrepairsandreplacementsfurnished,andthe termoftheguaranteeforeachrepairorreplacementshallbeone(l)yearafterthe installationorcompletion.Theone(l)yearwarrantyshallcoverallwork,equipment,and materialsthatarepartoftheimprovementsmadeunderthissectionoftheordinance. dedicationordinance.doc b\c:\docume~1\bcaldw~1\locals~1\temp\proposedpark land 11/26/08 ORDINANCENO._______________Page11 APPENDIXI PARKLANDDEDICATIONANDDEVELOPMENTFEES I.NEIGHBORHOODANDCOMMUNITYPARKS A.DedicationRequirementsfor NeighborhoodParks 1.LanddedicationperDwellingUnit(DU) SingleFamily:One(1)Acreper102DUs Multi-Family:One(1)Acreper125DUs 2.FeeinlieuoflanddedicationperDwellingUnit(DU) SingleFamily:$314perDU Multi-Family:$256perDU 3.ParkdevelopmentfeeperDwellingUnit(DU) SingleFamily:$764perDU Multi-Family:$622perDU 4.TotalneighborhoodparkfeesperDwellingUnit(DU) SingleFamily:$1,078perDU Multi-Family:$878perDU B.DedicationRequirementsforCommunityParks 1.LanddedicationperDwellingUnit(DU) SingleFamily:One(1)Acreper105DUs Multi-Family:One(1)Acreper129DUs 2.FeeinlieuoflanddedicationperDwellingUnit(DU) SingleFamily:$305perDU Multi-Family:$248perDU 3.ParkdevelopmentfeeperDwellingUnit(DU) SingleFamily:$638perDU Multi-Family:$520perDU dedicationordinance.doc b\c:\docume~1\bcaldw~1\locals~1\temp\proposedpark land 11/26/08 ORDINANCENO._______________Page12 4.Total communityparkfeesperDwellingUnit(DU) SingleFamily:$943perDU Multi-Family:$768perDU dedicationordinance.doc b\c:\docume~1\bcaldw~1\locals~1\temp\proposedpark land 11/26/08 ***CHANGESMARKED*** (versionCM2-4) ORDINANCENO.________________ ANORDINANCEAMENDINGCHAPTER9,“SUBDIVISIONS”OFTHECODEOFORDINANCES OFTHECITYOFCOLLEGESTATION,TEXAS,BYAMENDINGSECTION10,“PARKLAND DEDICATION”,BYAMENDINGANDADDINGNEIGHBORHOODANDCOMMUNITYPARK LANDDEDICATIONANDDEVELOPMENTFEEREQUIREMENTS,BYCHANGING FLOODPLAINDEDICATIONRATIOS;PROVIDINGASEVERABILITYCLAUSE;DECLARINGA PENALTY;ANDPROVIDINGANEFFECTIVEDATE. BEITORDAINEDBYTHECITYCOUNCILOFTHECITYOFCOLLEGESTATION,TEXAS: PART1:ThatChapter9,“Subdivisions”,oftheCodeofOrdinancesoftheCityofCollege Station,Texas,beamendedassetoutinExhibit“A”,attachedheretoandmadea partofthisordinanceforallpurposes. PART2:Thatifanyprovisionsofanysectionofthisordinanceshallbeheldtobevoidor unconstitutional,suchholdingshallinnowayeffectthevalidityoftheremaining provisionsorsectionsofthisordinance,whichshallremaininfullforceand effect. PART3:Thatanyperson,firm,orcorporationviolatinganyoftheprovisionsofthis chaptershallbedeemedguiltyofamisdemeanor,anduponconvictionthereof shallbepunishablebyafineofnotlessthanTwentyFiveDollars($25.00)nor morethanTwoThousandDollars($2,000.00).Eachdaysuchviolationshall continueorbepermittedtocontinue,shallbedeemedaseparateoffense.Said Ordinance,beingapenalordinance,becomeseffectiveJanuary1,2009. PASSED,ADOPTEDandAPPROVEDthis_________dayof_____________________,2008. ATTEST:APPROVED: ____________________________________________________________________ CITYSECRETARYMAYOR APPROVED: ______________________________ CITYATTORNEY O/group/legal/ordinance/amendmentform.doc Approvedby theParks&RecreationAdvisoryBoardonMay9,2006 ORDINANCENO._______________Page2 EXHIBIT“A” ThatChapter9,“Subdivisions”,oftheCodeofOrdinancesoftheCityofCollegeStation,Texas, isherebyamendedasfollows: 1.ByamendingSECTION10:“RequirementsforParkLandDedication”bydeletingthe entiresectionandsubstitutingthefollowing: SECTION10:RequirementsForParkLandDedicationandDevelopment. 10-A.Purpose . Thissectionisadoptedtoproviderecreationalareasintheformofneighborhoodparkfacilities aswellascommunityparkfacilitiesasafunctionofsubdivisionand sitedevelopmentintheCity ofCollegeStationanditsExtra-TerritorialJurisdiction(ETJ).Thissectionisenactedin accordancewiththehomerulepowersoftheCityofCollegeStationgrantedundertheTexas Constitution,andthestatutesoftheStateof Texas,including,butnotbywayoflimitation, Texas LocalGovernmentCodeChapter212asmaybeamendedfromtimetotime. ItisherebydeclaredbytheCityCouncilthatrecreationalareasintheformofneighborhood parksandcommunityparksarenecessaryandinthepublicwelfare,andthattheonlyadequate proceduretoprovideforneighborhoodparksandcommunityparksisbyintegratingsuch requirementsintotheprocedureforplanninganddevelopingpropertyorsubdivisionsintheCity anditsETJ,whethersuchdevelopmentconsistsofnewconstructiononvacantlandorrebuilding andremodelingofstructuresonexistingresidentialproperty. Neighborhoodparksarethoseparksprovidingforavarietyofoutdoorrecreationalopportunities andlocatedwithinconvenientdistancesfromamajorityoftheresidencestobeservedthereby locatedwithinparkzonesestablishedbytheCity.TheparkzonesestablishedbytheCollege StationParksandRecreationDepartmentandshownontheofficialParksandRecreationmap fortheCityofCollegeStationshallbeprimafacieproofthatanyparklocatedthereiniswithin suchaconvenientdistancefromanyresidencelocatedtherein.Theprimarycostof neighborhoodparksshouldbebornebythelandownersofresidentialpropertywho,byreasonof theproximityoftheirpropertytosuchparks,shallbetheprimarybeneficiariesofsuchfacilities. Typically,thelandownerofaproposedresidentialdevelopmentisthedeveloper. Atypical communityparkinCollegeStationisdesignedtoservetheneedsofresidents fromseveralneighborhoodslocatedwithinaone-halftothreemileradius.Community parksprovideamenitiesthatshould complementneighborhoodparks.Together, neighborhoodparksand communityparks canmeetmoreoftherecreationalneedsof residents. Communityparksaregenerally25to70acresinsize.However,largerandsmaller communityparksmaybedevelopedtomeetspecificrequirementsofaparticularareaof town. ordinancewithrevi.docx b\c:\docume~1\bcaldw~1\locals~1\temp\park landdedication 11/26/08 ORDINANCENO._______________Page3 Communityparks,bytheirnature,servebothactiveandpassiveleisureneedsofresidents, andusebyorganizationsandindividualsfromsurroundingareaslargerthanfor neighborhoodparks.Theacquisitionanddevelopmentofthe“basic”infrastructureand facilitiesfortheusageofthese communityparksshouldbebaseduponthedemandfrom thearearesidentsitisintendedtoserve. Therefore,thefollowingrequirementsareadoptedtoeffectthepurposesstatedabove. . 10-BApplicability Thissectionappliestoalandownerwhodevelopslandforresidentialuse locatedwithintheCityorwithinitsextraterritorialjurisdiction. 10-CRequirements . 1.General.TheCityManagerorhisdesigneeshalladministerthisSectionwithcertain review,recommendationandapprovalauthoritiesbeingassignedtothePlanningandZoning Commission,theParksandRecreationAdvisoryBoardandvariouscitydepartmentsas specifiedherein. Generally,thedeveloperofresidentialpropertymustaddressthefollowingrequirements pursuanttothissection:dedicationoflandforneighborhoodparkuseorpaymentofafeeinlieu thereof,dedicationoflandforcommunityparksorpaymentofafeeinlieuthereof,paymentofa developmentfeeforneighborhoodparksorconstructionoftheneighborhoodparkimprovements towhichsuchfeerelates,andpaymentofadevelopmentfeeforcommunityparksor constructionofthecommunityparkimprovementstowhichsuchfeerelates.Requirements hereinarebasedonactualdwellingunitsforanentiredevelopment.Increasesordecreasesin finalunitcountmayrequireanadjustmentinfeespaidorlanddedicated.Iftheactualnumberof dwellingunitsexceedstheoriginalestimate,additionalparklandandadditionalpark developmentfeesmayberequiredinaccordancewiththerequirementsinthisSection. ThescheduleoffeesandrequiredlanddedicationsisattachedheretoasAppendixIand incorporatedandmadeapartofthisSectionforallpurposes.Theidentificationofparkzones forneighborhoodparksisasshownCity’sRecreation,ParkandOpenSpaceMasterPlan referencedhereinandincorporatedbyreference. 2.LandDedication. a.Theamountoflandtobededicatedforneighborhoodparklandpurposesandfor communityparkpurposesshallbeassetforthinAppendixI. ThetotalamountoflanddedicatedforthedevelopmentshallbededicatedtotheCity infee simple: 1)Priortotheissuanceofanybuildingpermitsformulti-familydevelopment, 2)Concurrentlywiththefinalplatfora singlephasedevelopment, 3)Foraphaseddevelopmenttheentireparkshallbeeitherplattedconcurrentlywith theplatofthefirstphaseofthedevelopmentor ordinancewithrevi.docx b\c:\docume~1\bcaldw~1\locals~1\temp\park landdedication 11/26/08 ORDINANCENO._______________Page4 4)ThedevelopermayprovidetheCitywithfinancialsecurityagainstthefuture dedicationbyprovidingabond,irrevocableletterofcredit,orotheralternative financialguaranteesuchasacashdepositintheamountequaltothenumberofacres parklandrequiredandinaformacceptabletotheCity. Theamountofthefinancial guaranteeshallbetheamountoffeeinlieuoflanddedicationassetforthin AppendixI. Thefinancialguaranteewillbereleasedtothedeveloper,without interest,uponthefilingofthefinalplatforthesubsequentphasethatdedicatesthe requiredparkland. b.FordevelopmentlocatedwithintheextraterritorialjurisdictionoftheCity,thededication requirementsofthisSectionmay bemetthroughthecreationofprivateparklandinthesame amountrequiredassetforthinAppendixIprovidedthedeveloperentersintoawrittenagreement thatallsuchprivateparkland bededicatedtotheCityatthetimeoffullpurposeannexationintothe Cityandprovidedthatanyplatrelatedtosuchdevelopment,isinscribedwithanotationregarding same. 3.FeeinLieuofLand.Inlieuofdedicatingparklandforneighborhoodparksandfor communityparks,adevelopermayrequesttomeetsomeoralloftheneighborhoodpark landdedicationrequirements,andsomeorallofthecommunityparklanddedication requirementsthroughpaymentofafeeinlieuthereofinamountsas setforthinAppendix I.Suchfeesshallbedueatthesametimeasfeesaredueforfinalplattingorforissuance ofabuildingpermit,whicheveroccursfirst. 4.CityFinalApproval.TheCityshallhavethefinalauthorityindetermininghowmuch,if any,landorfeemaybeacceptedinlieuofrequiredlanddedication. TheCitymay,from timetotime,requirethatafeebesubmittedinlieuoflanddedicationinamountsasset forthinAppendixIforeither,both,someorallofneighborhoodparklandorcommunity parklanddedication.Likewise,theCitymay,fromtimetotime,requirethatlandbe dedicatedinamountsassetforinAppendixIandthatnofeeinlieuoflandwillbe accepted. 5.ApprovalProcessforparklanddedication. a.LandDedicationsequalorexceedingfiveacres,andDedicationsofFloodplainsand Greenways. Foranyproposedrequiredneighborhoodparklanddedicationequalingorexceedingfive (5)acresoflandorequalingorexceedingpaymentofafeeinlieuthereof,forany proposedrequiredcommunityparklanddedicationequalingorexceedingfive(5)acres oflandorequalingorexceedingthepaymentofafeeinlieuthereof,orforanyproposed landdedicationcontainingfloodplainorgreenway,thelandownermust: 1)ObtainarecommendationfromtheParksandRecreationAdvisoryBoard,and 2)ObtainapprovalfromthePlanning&ZoningCommissionpursuanttotheplat approvalproceduresassetforthelsewhereintheCityCodeofOrdinances. ordinancewithrevi.docx b\c:\docume~1\bcaldw~1\locals~1\temp\park landdedication 11/26/08 ORDINANCENO._______________Page5 i.ThePlanningandZoningCommissionshallconsidertherecommendationfrom the ParksandRecreationAdvisory Board butmaymakeadecisioncontrarytoits recommendation by majority vote. b.Dedicationsoflessthanfiveacresnotincludingfloodplainsorgreenways. Foranyproposedneighborhoodparklanddedicationlessthanfive(5)acresoflandor thepaymentofafeeinlieuthereof,foranyproposedrequiredcommunityparkland dedicationlessthanfive(5)acresoflandorthepaymentofafeeinlieuthereof,orfor anyproposedlanddedicationcontainingfloodplainorgreenway,theCityManagerorhis designeeisauthorizedtoacceptandapprovesameifthefollowingcriteriaaremet: 1)Theproposeddedicationorfeeprovidesasufficientamountofneighborhood parklandexistingintheparkzoneoftheproposeddevelopmentforrequired neighborhoodparklanddedication,ortheproposalprovidesasufficientamount ofcommunityparklandexistingfortheproposeddevelopmentforrequired communityparklanddedication,whicheverapplies; 2)Wheretheproposeddedicationisinsufficientforaneighborhoodpark siteorfora communityparksiteunderexistingparkdesignstandards,someorallofthe dedicationrequirementsmaybeintheformofafeeinamountsassetforthin AppendixI; 3)Determinationofacceptabilityofaproposedneighborhoodparklanddedication andforaproposedcommunityparklanddedicationisbasedupontheCityof CollegeStation’sRecreation,ParkandOpenSpaceMasterPlan,asmaybe amendedfromtimetotime;and 4)Theproposeddevelopmentoftheneighborhoodparkorcommunityparkis consistentwithCollegeStation’sRecreation,ParkandOpenSpaceMasterPlan, asmaybeamendedformtimetotime. Inmakinghisdecision,theCityManagerorhisdesigneemaychoosetosubmitsuch applicationtotheParksandRecreationAdvisoryBoardforitsrecommendation.Insuch event,theCityManagershallconsidersuchrecommendationbutmaymakeadecision contraryinaccordancewiththecriteriasetforthherein. 6.ParkDevelopmentFee. Inadditiontothelanddedicationrequirementsforneighborhoodparksandforcommunityparks, therearealsoparkdevelopmentfeesestablishedhereinsufficienttodevelopneighborhoodparks andcommunityparksinwaysthatmeettheCityofCollegeStation’sManualofPark ImprovementsStandards.Theamountofdevelopmentfeesassessedtoadevelopersubjectto thissectionforneighborhoodandcommunityparksisasshowninAppendixI. Theprocessfor theapprovalandcollectionofdevelopmentfeesshallbethesameasfortheparklanddedication requirementstowhichthedevelopmentrelates,andshallbeprocessedsimultaneouslywiththe parklanddedicationrequirements. 7.ConstructionofParkImprovementsin LieuofDevelopmentFee. ordinancewithrevi.docx b\c:\docume~1\bcaldw~1\locals~1\temp\park landdedication 11/26/08 ORDINANCENO._______________Page6 Adevelopermayelecttoconstructrequiredneighborhoodparkimprovementsand/orrequired communityparkimprovementsinlieuofpayingtheassociateddevelopmentfeeassetforth herein.Insuchevent: Aparksiteplan,developedincooperationwiththeParksandRecreation a. Departmentstaff,issubmittedandapprovedbytheDirectoroftheParksand RecreationDepartmentorhisdesigneeandtheParksandRecreationAdvisory Boarduponsubmissionoffinalplatoruponapplicationforabuildingpermit, whicheverisapplicable. b.Detailedplansandspecificationsforparkimprovementshereundershallbedue andprocessedinaccordancewiththeproceduresandrequirementspertainingto publicimprovementsforfinalplatsandforbuildingpermitissuance,whicheveris applicable. c.AllplansandspecificationsshallmeetorexceedtheCity’sManualofPark ImprovementStandardsineffectatthetimeofthesubmission. d.Iftheimprovementsareconstructedonlandthathasalreadybeendedicatedto and/orisownedbytheCity,thentheDevelopermustpostpaymentand performancebondstoguaranteethepaymenttosubcontractorsandsuppliersand toguaranteethedevelopercompletestheworkinaccordancewiththeapproved plans,specifications,ordinances,andotherapplicablelaws. e.Theconstructionofallimprovementsmustbecompletedinaccordancewiththe requirementsrelatingtotheconstructionofpublicimprovementsforfinalplats andissuanceofbuildingpermits,whicheverisapplicable.Thisincludes guaranteeingperformanceinlieuofcompletingtheparkimprovementspriorto finalplatapproval.Notwithstandinganyotherapplicableordinances,park improvementsshouldbecompletedwithintwoyearsfromthedateofapproval. f.CompletionandAcceptance–Parkdevelopmentwillbeconsideredcompleteand aCertificateofCompletionwillbeissuedafterthefollowingrequirementsare met: i.ImprovementshavebeenconstructedinaccordancewiththeApproved Plans; ii.Allparklanduponwhichtheimprovementshavebeenconstructedhas beendedicatedasrequiredunderthissection;and iii.Allmanufacturers'warrantieshavebeenprovidedforanyequipment installedintheparkaspartoftheseimprovements. g.UponissuanceofaCertificateofCompletion,thedeveloperwarrantsthe improvementsforaperiodofone(l)yearassetforthintherequirementsinthe CityofCollegeStation’sManualofParkImprovementsStandards. h.Thedevelopershallbeliableforanycostsrequiredtocompleteparkdevelopment if: ordinancewithrevi.docx b\c:\docume~1\bcaldw~1\locals~1\temp\park landdedication 11/26/08 ORDINANCENO._______________Page7 i.Developerfailstocompletetheimprovementsinaccordancewiththe approvedplans;or ii.Developerfailstocompleteanywarrantywork. 8.Submittingfee.Anyfeesrequiredtobepaidpursuanttothissection shallberemitted: a.Priortotheissuanceofanybuildingpermitsformulti-familydevelopment;or b.Uponsubmissionofeachfinalplatforsinglefamily,duplexortownhousedevelopment. 9.Useoffees.Feesmaybeusedonlyfortheacquisitionordevelopmentofparkfacilities towhichtheyrelate.Forfeesinlieuofneighborhoodparklanddedication,feesmayonlybe usedforpurchaseand/ordevelopmentofneighborhoodparkslocatedwithinthesamezoneasthe development.Forfeesinlieuofcommunityparklanddedication,feesmayonlybeusedforthe purchaseand/ordevelopmentofcommunityparks. 10.ReimbursementforCityAcquiredParkLand. TheCitymayfromtimetotimeacquirelandforparksinornearanareaofactualorpotential development.IftheCitydoesacquireparklandinaparkzoneforaneighborhoodparkor acquiresparklandforacommunitypark,theCitymayrequiresubsequentdedicationstobein fee-inlieu-of-landonly. ThiswillbetoreimbursetheCityforthecost(s)ofacquisition. 10-DPriorDedicationorAbsenceof PriorDedication . IfadedicationrequirementarosepriortoenactmentoramendmentofthisSection10, subsequentdevelopmentforthesubjecttracttowhichthededicationrequirementappliesmaybe subjecttovestingassetforthinChapter245TexasLocalGovernmentCode.Dependingonthe circumstances,additionaldedicationmayberequiredfortheincreaseindwellingunitsfrom whatwasoriginallyproposed. 10-EComprehensive PlanConsiderations . TheCity’sRecreation,ParkandOpenSpaceMasterPlanisintendedtoprovidetheParksand RecreationAdvisoryBoardwithaguideuponwhichtobaseitsrecommendations.Becauseof theneedtoconsiderspecificcharacteristicsinthesiteselectionprocess,theparklocations indicatedinthePlanaregeneral.Theactuallocations,sizes,andnumberofparkswillbe determinedwhendevelopmentoccursorwhensitesareacquiredbytheCity,includingby donations. ParkzonesforneighborhoodparksareestablishedintheCity’sRecreation,ParkandOpen SpaceMasterPlanasacomponentoftheCity’sComprehensivePlan,andindicateserviceareas forneighborhoodparks.Zoneboundariestypicallyfollowkeytopographicfeaturessuchas majorthoroughfares,streams,citylimitandETJboundarylines.Newparkzonesmaybe createdorexistingzonesamendedpursuanttoproceduresforamendingtheCity’sRecreation, ParkandOpenSpaceMasterPlanaslandacquisitionsorothercircumstancesdictate. 10-FSpecialFund;RighttoRefund . ordinancewithrevi.docx b\c:\docume~1\bcaldw~1\locals~1\temp\park landdedication 11/26/08 ORDINANCENO._______________Page8 1.Allneighborhoodparklanddedicationfeeswillbedepositedinafundreferencedtothe parkzonetowhichitrelates.Communityparklanddedicationfeeswillbedepositedin afundreferencedtocommunityparks. 2.TheCityshallaccountforallfeesinlieuoflandandalldevelopmentfeespaidunderthis Sectionwithreferencetotheindividualplat(s)involved.Anyfeespaidforsuchpurposes mustbeexpendedbytheCitywithinfive(5)yearsfromthedatereceivedbytheCityfor acquisitionand/ordevelopmentofaneighborhoodparkoracommunityparkasrequired herein.Suchfundsshallbeconsideredtobespentonafirst-in,first-outbasis.Ifnotso expended,thelandownersofthepropertyontheexpirationofsuchperiodshallbe entitledtoaproratedrefundofsuchsum,computedonasquarefootageofareabasis. Theownersofsuchpropertymustrequestsuchrefundwithinone(1)yearofentitlement, inwriting,orsuchrightshallbebarred. 10-GParkLandGuidelinesandRequirements . Parksshouldbeeasytoaccessandopentopublicviewsoastobenefitareadevelopment, enhancethevisualcharacteroftheCity,protectpublicsafetyandminimizeconflictwith adjacentlanduses.Thefollowingguidelinesandrequirementsshallbeusedindesigningparks andadjacentdevelopment. 1.AnylanddedicatedtotheCityunderthissectionmustbesuitableforparkandrecreation uses.Thededicationshallbefreeandclearofanyandallliensandencumbrancesthat interferewithitsuseforparkpurposes.TheCityManagerorhisdesigneeshall determinewhetheranyencumbrancesinterferewithparkuse.Mineralsmaybereserved fromtheconveyanceprovidedthatthereisacompletewaiverofthesurfaceusebyall mineralownersandlessees.Acurrenttitlereportmustbeprovidedwiththeland dedication.Thepropertyownershallpayalltaxesorassessmentsowedontheproperty uptothedateofacceptanceofthededicationbytheCity.Ataxcertificatefromthe BrazosCounty TaxAssessorshallbesubmittedwiththededicationorplat. 2.Considerationwillbegiventolandthatisinthefloodplainormaybeconsidered “floodable”eventhoughnotinafederallyregulatedfloodplainaslongas,duetoits elevation,itissuitableforparkimprovements.Sitesshouldnotbeseverelyslopingor haveunusualtopographywhichwouldrenderthelandunusableforrecreational activities. 3.Landinfloodplainsordesignatedgreenwayswillbeconsideredonathreeforonebasis. Threeacresoffloodplainorgreenwaywillbeequaltooneacreofparkland. 4.Wherefeasible,parksitesshouldbelocatedadjacenttogreenwaysand/orschoolsin ordertoencouragesharedfacilitiesandjointdevelopmentofnew sites. 5.Neighborhoodparksitesshouldbeadjacenttoresidentialareasinamannerthatserves thegreatestnumberofusersandshouldbelocatedtominimizeusershavingtocross arterialroadwaystoaccessthem. 6.Whereappropriate, siteswithexistingtreesorotherscenicelementsispreferred. 7.Detention/retentionareasmaynotbeusedtomeetdedicationrequirements,butmaybe ordinancewithrevi.docx b\c:\docume~1\bcaldw~1\locals~1\temp\park landdedication 11/26/08 ORDINANCENO._______________Page9 acceptedinadditiontotherequireddedication.Ifacceptedaspartofthepark,the detention/retentionareadesignmustmeetspecificparksspecificationsintheCity’s ManualofParkImprovementsStandards. 8.Whereparksitesareadjacenttogreenways,schools,orexistingorproposed subdivisions,accesswaysmayberequiredtofacilitatepublicaccesstoprovidepublic accesstoparks. 9. Itisdesirablethatfiftypercent(50%)oftheperimeterofaparkabutapublicstreet. 10.Community Parksshould beaccessiblefrommajorarterialstreetssoasto beaccessibleby largegroupsofpeoplefromlargesurroundingareas. 10-HWarrantyRequired . 1.AllmaterialsandequipmentprovidedtotheCityshallbenewunlessotherwiseapprovedin advancebytheCityManagerorhisdesigneeandthatallworkwillbeofgoodquality,free fromfaultsanddefects,andinconformancewiththedesigns,plans,specifications,and drawings,andrecognizedindustrystandards.Thiswarranty,anyotherwarrantiesexpressor implied,andanyotherconsumerrights, shallinuretothebenefitoftheCityonlyandarenot madeforthebenefitofanypartyotherthantheCity. 2.Allworkbythedeveloperorlandownernotconformingtotheserequirements,includingbut notlimitedtounapprovedsubstitutions,maybeconsidereddefective. 3.Thiswarrantyisinadditiontoanyrightsorwarrantiesexpressedorimpliedbylaw. 4.Wheremorethanaone(l)yearwarrantyisspecifiedintheapplicableplans,specifications, orsubmittalsforindividualproducts,work,ormaterials,thelongerwarranty shallgovern. 5.Thiswarrantyobligationmaybecoveredbyanyperformanceorpaymentbondstenderedin compliancewiththisOrdinance. 6.Ifanyoftheworkperformedbydeveloperorlandownerisfoundordeterminedtobeeither defective,includingobviousdefects,orotherwisenotinaccordancewiththisordinance,the designs,plans,drawingsorspecificationswithinone(l)yearafterthedateoftheissuanceof acertificateofFinalCompletionoftheworkoradesignatedportionthereof,whicheveris longer,orwithinone(l)yearafteracceptancebytheCityofdesignatedequipment,orwithin suchlongerperiodoftimeasmaybeprescribedbylaworbythetermsofanyapplicable specialwarrantyrequiredbythisordinance,developershallpromptlycorrectthedefective workatnocosttotheCity. 7.DuringtheapplicablewarrantyperiodandafterreceiptofwrittennoticefromtheCityto begincorrectivework,developershallpromptlybeginthecorrectivework.Theobligation tocorrectanydefectiveworkshallbeenforceableunderthisCodeofOrdinances.The guaranteetocorrectthedefectiveworkshallnotconstitutetheexclusiveremedyoftheCity, norshallotherremediesbelimitedtothetermsofeitherthewarrantyortheguarantee. 8.Ifwithintwenty(20)calendardaysaftertheCityhasnotifieddeveloperofadefect,failure, orabnormalityinthework,developerhasnotstartedtomakethenecessarycorrectionsor ordinancewithrevi.docx b\c:\docume~1\bcaldw~1\locals~1\temp\park landdedication 11/26/08 ORDINANCENO._______________Page10 adjustments,theCityisherebyauthorizedtomakethecorrectionsoradjustments,orto ordertheworktobedonebyathirdparty. Thecostoftheworkshallbepaidbydeveloper. 9.Thecostofallmaterials,parts,labor,transportation,supervision,specialinstruments,and suppliesrequiredforthereplacementorrepairofpartsandforcorrectionofdefectsshallbe paidbyDeveloper,itscontractors,orsubcontractorsorbythesurety. 10.Theguaranteeshallbeextendedtocoverallrepairsandreplacementsfurnished,andthe termoftheguaranteeforeachrepairorreplacementshallbeone(l)yearafterthe installationorcompletion.Theone(l)yearwarrantyshallcoverallwork,equipment,and materialsthatarepartoftheimprovementsmadeunderthissectionoftheordinance. ordinancewithrevi.docx b\c:\docume~1\bcaldw~1\locals~1\temp\park landdedication 11/26/08 ORDINANCENO._______________Page11 APPENDIXI PARKLANDDEDICATIONANDDEVELOPMENTFEES I.NEIGHBORHOODANDCOMMUNITYPARKS A.DedicationRequirementsfor NeighborhoodParks 1.LanddedicationperDwellingUnit(DU) SingleFamily:One(1)Acreper102DUs Multi-Family:One(1)Acreper125DUs 2.FeeinlieuoflanddedicationperDwellingUnit(DU) SingleFamily:$314perDU Multi-Family:$256perDU 3.ParkdevelopmentfeeperDwellingUnit(DU) SingleFamily:$764perDU Multi-Family:$622perDU 4.TotalneighborhoodparkfeesperDwellingUnit(DU) SingleFamily:$1,078perDU Multi-Family:$878perDU B.DedicationRequirementsforCommunityParks 1.LanddedicationperDwellingUnit(DU) SingleFamily:One(1)Acreper105DUs Multi-Family:One(1)Acreper129DUs 2.FeeinlieuoflanddedicationperDwellingUnit(DU) SingleFamily:$305perDU Multi-Family:$248perDU 3.ParkdevelopmentfeeperDwellingUnit(DU) SingleFamily:$638perDU Multi-Family:$520perDU ordinancewithrevi.docx b\c:\docume~1\bcaldw~1\locals~1\temp\park landdedication 11/26/08 ORDINANCENO._______________Page12 4.Total communityparkfeesperDwellingUnit(DU) SingleFamily:$943perDU Multi-Family:$768perDU ordinancewithrevi.docx b\c:\docume~1\bcaldw~1\locals~1\temp\park landdedication 11/26/08 PARKS/PLANNINGANDZONINGSUB-COMMITTEE NOTES ìûêñðûîøø÷øóùûèóíî ìïå×ØÎ×ÉØÛÃòÇÎ× ûØÏÓÎÓÉÈÊÛÈÓÆ×ùÍÎÖ×Ê×ÎÙ×êÍÍÏ è×ÄÛÉûÆ×ÎÇ× ùÍÐÐ×Õ×éÈÛÈÓÍÎèä STAFFPRESENT:MarcoA.Cisneros,Director,ParksandRecreation;David Schmitz,AssistantDirector,ParksandRecreation;PeteVanecek,SeniorPark Planner;AmandaPutz,StaffAssistant;JasonSchubert,StaffPlanner–Planning and DevelopmentServices COMMISSIONERSPRESENT:GlennSchroeder,MarshaSanford BOARDPRESENT:JodiWarner,Chair;JodyFord;Gary Erwin,ViceChair COUNCILPRESENT:BenWhite,Mayor DISCUSSION:Themeetingbeganat12:15PM.Thediscussionbeganwith everyoneintroducingthemselves.ThepurposeofthemeetingwasfortheBoard andCommissiontocometogetherforageneralpurposeoflookingintoParkLand Dedication.Someofthefactorsthatwereincludedinthediscussionwerethe parkconstructioncosts,parklanddedicationfees,differencesbetweencommunity andneighborhoodparksandlandvalues.MarcoA.Cisnerosaskediftherewasa needforataskforceregardingthisissue.Theresponseswereoverallthatatask forcewasnotnecessary,andpublichearingsweretheanswer.JodiWarner explainedtherecenthistorybehindtheparklanddedicationandthefeechange. SheexplainedthattheParkLandDedicationfeesastheyarerightnowarenot enoughforthedevelopmentofapark.Therewasdiscussionconcerningthe Greenway/GreenbeltordinanceandifthatwasinputintotheParkLand DedicationOrdinance.However,itwasnot,anditneedstobediscussed regardingplacingitintotheParkLandDedicationOrdinance.Therewas discussionthatsomedevelopersarebuildingdevelopmentsinphases.Thenthey areeventuallydevelopingmorephases,andparksarenotplacedanywherenear thedevelopment.Thisisanissuethatneedstobeaddressed.TheCity may need tolookattheappraisedvalueforproposedparkland,sothatwecanalleviatethe buildingofmanyhousesonacreswithaparknowherecloseby.MarshaSanford, Commissioner,saidthata30dayappraisalshouldberequired.TheCityhasto makesurethatwehavemaintenancecostsforalloftheparksthatwecreate. JodiWarnerexplainedthatthedevelopersneedaninformationalmeetingto explainingparklanddedication.Thedeveloperneedstobeshownwhattheywill Parks/PlanningandZoning Sub-committee June25,2008 begivenforwhattheyaregivingthecity.MarshaSanfordcommentedonthe ExistingResidentsShouldNotBeTaxedtoBuildNewParksForNew Residents, thatwaspostedon thePowerPoint handout.Shecommentedthatthe moneyisgoingtohavetocome fromsomewhere.Shesaidthatshewouldliketo keepherparkmaintained.Shecommentedthatshedoesnotthinkthatthe citizenswouldmindthatissueeither.Whendevelopersdeveloptheyneedtobe bettermonitoredwhentheydoseveralphases,astomakesureaparkgets incorporatedintotheplans.BenWhite,Mayor,askedwhythecitycouldnot monitorthedeveloper’saccountandstopseveralphasesfromhappeningwithout aparkbeingincorporated.Theappraisedvaluehasgotbeputbackintothe ordinance,todeterminetheParkLandDedicationfee.Thelevelofserviceneeds tobeclearlydefined.Thecostsofallamenitiesneedtobeclearlystatedand defined,sothatthepublicanddevelopersareawareofthecostsassociated.Jodi WarnerstatedthattheParkLandDedicationneedstobeontheCouncilcalendar bytheendofthesummer2008.WhenitcomestoZonemonies,theparticular moniesthatareallocatedforaparticularparkneedtobeusedforthatparticular park.The meetingendedat2:00PM. 2 Parks/PlanningandZoning Sub-committee June25,2008 PARKSAND RECREATIONADVISORY BOARD MINUTES PARKLANDDEDICATIONPUBLICHEARING AND REGULARMEETING 7:00PM,Tuesday,July8,2008 Room127 CollegeStationConferenceCenter,1300GeorgeBushDr. CollegeStation,TX77840 MarcoA.Cisneros,Director;DavidSchmitz,Assistant STAFFPRESENT: Director–Operations;AmandaPutz,BoardSecretary;Pete Vanecek,SeniorParkPlanner;CurtisBingham,ParkOperations Superintendent;MarciRodgers,SeniorServicesCoordinator; DavidGerling,SpecialFacilitiesSuperintendent JodiWarner,Chair;ShawnRhodes,WayneWilliams,BillyHart, BOARDPRESENT: JodyFord,GaryThomas KathleenIreland,Gary Erwin,JoanPerry BOARDABSENT: BillLero,Citizen VISITORS: JerryPonzit,Citizen CharlesThomas,Citizen PaulLevantes,Citizen GordonLeBleu,Citizen BoMiles,B.L.D.F KimJacobs,Bryan/CollegeStation HomebuildersAssociation GlennThomas,Bryan/CollegeStation HomebuildersAssociation BrentRethmayer,Realtor RandyFrench,StylecraftBuilders ToddCarnes, Developer,CreekMeadows SondraMeyer,RealtorandCPA Presentation,publichearinganddiscussionregardingparkland dedication:MarcoA.Cisnerosgaveabriefoverviewregardingparkland dedicationandwhythepublichearinghadbeencalled.Apresentationwas givenontheitemsthatwouldbeopenfordiscussion. 2 July8,2008 ParksandRecreation AdvisoryBoardMinutes 3 July8,2008 ParksandRecreation AdvisoryBoardMinutes 4 July8,2008 ParksandRecreation AdvisoryBoardMinutes Lettersent in fromSteveArden from BrazosLand Realtyregarding hispark landdedicationconcerns. July7,2008 Mrs.JodiWarner,Chairperson ParksandRecreationAdvisoryBoard CollegeStation,Texas Re:Considerationofparklandrequirements Mrs.Warner, ForseveralreasonsCollegeStationisatthecrossroadsinpolicyforparkland dedicationrequirementsbasedonthepresentorconsideredincreasesinacreage dedicationsfromresidentialdevelopment.Majormunicipalpolicychangesmust beconsideredtoprovidesatisfactorymanagement,improvementsand maintenanceofopenlandpriortoanticipatingevenmoreproperty.College Stationhasfallenfarbehindimprovingnewparkswhileprovidingonly substandardmaintenancetoexistingopenareas.Thereislittlereasontoconsider addingmoreopenareasuntilthecommunitycandeterminenewdirectionforthe followingissues. DedicationofnewparklandhasprogressedatafasterratethantheCitycan accommodate.Accumulateddepositsat$358perhouseholdwereatalevelto haveconstructedtheparktwoyearspriortoactualconstructionofEdelweiss Gartens.Withstreetsonfoursidesofthatpark,itwaslocatedtobethefocal centerofthe neighborhood.Notonlywasit notconstructedonatimelybasis,but themowinghasbeensoinfrequentthatevenCityordinancesfortheprivate sectorhavenotbeenmet.Ratherthanbeinganicevisualfeatureforthe neighborhoodfamilies,ithasbecomeaquestionthatsellersmustexplainaway. Apparently,parkland hasoutgrowntheCity’s maintenanceability. Asresidentialdevelopmentcontinuestooccurfurthersouth,moreandmore fingersoftheBrazosandNavasotarivertributaryfloodplainsextendintotheCity. CollegeStationhasyettoaddresstheutilizationofwhatwillbecomehugeopen areas.Todate,thesedrainagewayshavenotbeenfeaturesbutattherearof housesasinSouthwestValleysubdivisionoradifficultbridgeasLongmireDrive unattractivelycrossesLickCreek.Thesewoodedopenareasshouldbefeaturesin thecommunity,notjustsomethingtobeavoided.Considerthepotentialbenefit tothehomesthatfacetheLickCreektributaryonChesapeakeLanevs.thelost 5 July8,2008 ParksandRecreation AdvisoryBoardMinutes opportunitythatbackstothesamedrainagewayalongStarlingDrive.Inaddition totheaesthetics,ChesapeakeLanehasplentyofspaceforsmallchildren playgroundsatmuchlesscostthanourpresentsystem. Carter’sCrossingisprobablynotunusualinmanyfuturelanddedicationswhere approximatelyaquarterofthetotallandareaisopenareaduetonatural,heavily woodeddrainageways.Thereareover1,000acresofsimilarlandwithinCollege Station’sgrowthpatternthatwillrequiresomelevelofmaintenance.Beforewe extendpoliciesthatarenolongerworking,theremustbeaparadigmshiftto determine howbestto handlethelandsthatwecanexpecttobegiventotheCity. Howcanthoseareasbeassets,ratherthancontinueaswasteland? Pleasedosomelongerrangethinkingandplanningbeforesimplyextending existingpresentoutdatedpolicies. Sincerely, SteveArden 6 July8,2008 ParksandRecreation AdvisoryBoardMinutes PARKSAND RECREATIONADVISORY BOARD MINUTES 5:30PM GOALSWORKSHOP, REGULARMEETINGAND PARKLANDDEDICATIONPUBLICHEARING AT 7:00PM,Monday,October20,2008 CollegeStationConferenceCenter,Room101 1300GeorgeBushDr. CollegeStation,TX77840 ~RESCHEDULED~ STAFFPRESENT: ïÛÊÙÍûùÓÉÎ×ÊÍÉøÓÊ×ÙÈÍÊøÛÆÓØéÙÔÏÓÈÂûÉÉÓÉÈÛÎÈøÓÊ×ÙÈÍÊ¦ íÌ×ÊÛÈÓÍÎÉûÏÛÎØÛìÇÈÂúÍÛÊØé×ÙÊ×ÈÛÊÃì×È×æÛÎ×Ù×Ñé×ÎÓÍÊìÛÊÑ ìÐÛÎÎ×Êæ×ÊÛéÍÐÓÉìÍÍÐÉéÇÌ×ÊÆÓÉÍÊì×È×ÊðÛÏÍÎÈê×ÙÊ×ÛÈÓÍÎ éÇÌ×ÊÓÎÈ×ÎØ×ÎÈ BOARDPRESENT: õÛÊÃ÷ÊÅÓÎùÔÛÓÊõÐ×ÎÎéÙÔÊÍ×Ø×ÊúÓÐÐÃôÛÊÈòêÓÐ×ÃúÊÃÛÎøÛÆÓØ éÙÍÈÈéÔÛÅÎêÔÍØ×É BOARDABSENT: õ×ÍÊÕ×ò×ÉÉÇÌåÛÃÎ×åÓÐÐÓÛÏÉòÍØÃöÍÊØ VISITORS: æ×Î×ÉÉÛõÛÊÂÛõÊ××ÎÅÛÃÉìÊÍÕÊÛÏïÛÎÛÕ×ÊùÔÛÊÐ×É÷èÔÍÏÛÉ ôÍÏ×ÚÇÓÐØ×Ê ø×Æ×ÐÍÌ×ÊéÈ×Æ×ûÊØ×ÎôÍÏ×ÚÇÓÐØ×Ê ø×Æ×ÐÍÌ×ÊõÐ×ÎÎ èÔÍÏÛÉôÍÏ×ÚÇÓÐØ×Ê ø×Æ×ÐÍÌ×ÊñÓÏòÛÙÍÚÉôÍÏ×ÚÇÓÐØ×ÊÉûÉÉÍÙÓÛÈÓÍÎ 10.PublicHearing,presentation,possibleactionandconsiderationregardingrevisions totheParkLandDedicationOrdinance ïÛÊÙÍûùÓÉÎ×ÊÍÉÏÛØ×ÛÌÊ×É×ÎÈÛÈÓÍÎÍÎÈÔ× ÌÛÊÑÐÛÎØØ×ØÓÙÛÈÓÍÎÍÊØÓÎÛÎÙ×Ê×ÆÓÉÓÍÎÉøÓÉÙÇÉÉÓÍÎÖÍÐÐÍÅ×Ø PublicHearingComments: CharlesThomas,2902CoronadoDr.,CollegeStation,HomebuilderandDeveloper ¦ ©êÛÓÉÓÎÕÈÔ×ÌÛÊÑÐÛÎØØ×ØÓÙÛÈÓÍÎÖ××ÚÃÈÔ×ÙÍÉÈÊ×ÙÍÆ×ÊÃÛÏÍÇÎÈÉÈÛÈ×ØÓÎÈÔ×ÌÊ×É×ÎÈÛÈÓÍÎÓÉ ÇÎÛÖÖÍÊØÛÚÐ×ô×ØÍ×ÉÎÍÈÅÛÎÈÈÍÉ××ÃÍÇÎÕÖÛÏÓÐÓ×ÉÚ×ÓÎÕÌÊÓÙ×ØÍÇÈÍÖÔÍÏ×É¨ ©ó Ú×ÐÓ×Æ×ÈÔÛÈÖ×ÅËÇÛÐÓÈÃÙÍÏÏÇÎÓÈÃÌÛÊÑÉÛÊ×Ú×ÈÈ×ÊÈÔÛÎÛÐÍÈÍÖÌÍÙÑ×ÈÎ×ÓÕÔÚÍÊÔÍÍØÌÛÊÑÉ ÈÔÛÈÊÛÊ×ÐÃÕ×ÈÇÉ×ØúÃØÍÓÎÕÈÔÓÉÃÍÇÛÊ×Õ×ÈÈÓÎÕÏÍÊ×ÖÍÊÃÍÇÊÏÍÎ×ÃèÔ×ùÓÈÃÎ××ØÉÈÍÚ× ÏÍÊ×ÌÊÇØ×ÎÈÓÎÈÔ×ÓÊÉÌ×ÎØÓÎÕØÇÊÓÎÕÈÔ×É×ÖÓÎÛÎÙÓÛÐÐÃØÓÖÖÓÙÇÐÈÈÓÏ×ÉåÔÃÓÉÈÔ×ùÓÈÃÅÛÎÈÓÎÕ ÈÍÚÇÓÐØÏÍÊ×ÌÛÊÑÉÅÔ×ÎÈÔ×ùÓÈÃÙÛÎªÈÛÖÖÍÊØÈÔ×ÍÎ×ÉÈÔÛÈÈÔ×ÃÔÛÆ×ý¨ SteveArden,311CeciliaLoop,CollegeStation,HomebuilderandDeveloper ¦©èÔ× Ï×ÈÔÍØÍÐÍÕÃÛÎØÈÔ×ÌÊÍÙ×ÉÉÔÛÉÈÍÙÔÛÎÕ×èÔ×ÙÇÊÊ×ÎÈÙÓÈÃÌÛÊÑÖÛÙÓÐÓÈÓ×ÉÛÊ×ÎÍÈÛÈ ÏÛÓÎÈ×ÎÛÎÙ×ÉÈÛÎØÛÊØÉÈÍÅÔÛÈÈÔ×ùÓÈÃ×ÄÌ×ÙÈÉÔÍÏ×ÍÅÎ×ÊªÉÃÛÊØÉÈÍÚ×èÔÓÉÓÉÎÍÈÛÎ ÛÙÙ×ÌÈÛÚÐ×ÖÛÙÈå×ÔÛÆ×ÈÔÍÇÉÛÎØÉÍÖÕÊ××ÎÅÛÃÉÛÎØÅ×Î××ØÈÍÈÔÓÎÑÛÚÍÇÈÏÛÑÓÎÕÈÔÍÉ× ÛÊ×ÛÉÏÍÊ×ÛÈÈÊÛÙÈÓÆ×ÛÎØÇÉ×ÖÇÐÈÍÈÔ×ÙÍÏÏÇÎÓÈÃèÔ×É×ÛÊ×ÛÉÙÛÎÚ×ÇÉ×ØÖÍÊÉÏÛÐÐ×Ê ÙÔÓÐØÊ×ÎèÔ×ÙÓÈÃÙÛÎÖÍÙÇÉÍÎÔÍÅÈÍÏÛÑ×ÈÔ×É×ÎÛÈÇÊÛÐÖ×ÛÈÇÊ×ÉÆÓÉÇÛÐÐÃÛÈÈÊÛÙÈÓÆ×ÈÍÈÔ× ÙÍÏÏÇÎÓÈÃèÔ×ùÓÈÃÎ××ØÉÈÍÈÔÓÎÑ©ÇÌÖÊÍÎÈ¨ÈÍÏÛÑ×ÈÔ×É×ÛÊ×ÛÉÏÍÊ×ÛÈÈÊÛÙÈÓÆ×ÛÎØ Õ×ÍÕÊÛÌÔÓÙÛÐÐÃÚÐ×ÎØïÊûÊØ×ÎØÍ×ÉÎÍÈÇÎØ×ÊÉÈÛÎØÅÔÃÈÔ×ÏÇÐÈÓÖÛÏÓÐÃÖ××ÉÛÊ×ÐÍÅ×ÊÈÔÛÎ ÈÔ×ÉÓÎÕÐ×ÖÛÏÓÐÃÖ××ÉóØÍÎÍÈÉ××ÈÔ×ÐÍÕÓÙÓÎÈÔ×ÎÇÏÚ×ÊÉ¨ èÔ×ìÇÚÐÓÙô×ÛÊÓÎÕÌÍÊÈÓÍÎÙÐÍÉ×ØÛÈ ìïõÐ×ÎÎéÙÔÊÍ×Ø×ÊÏÛØ×ÛÏÍÈÓÍÎÈÍÊ×ÙÍÏÏ×ÎØ ÈÔ×ÌÛÊÑÐÛÎØØ×ØÓÙÛÈÓÍÎÍÊØÓÎÛÎÙ×Ê×ÆÓÉÓÍÎÉÛÎØÓÎÙÐÇØ×ÈÔ×ÛØÒÇÉÈÏ×ÎÈÖÍÊÎ×ÓÕÔÚÍÊÔÍÍØ ÌÛÊÑÉèÔ×Ê×ÅÛÉÎÍÉ×ÙÍÎØèÔ×ÏÍÈÓÍÎØÓ×ØïÛÊÙÍûùÓÉÎ×ÊÍÉ×ÄÌÐÛÓÎ×ØÏÍÊ×Ê×ÕÛÊØÓÎÕ ÈÔ×ÍÊØÓÎÛÎÙ×Ê×ÆÓÉÓÍÎÉøÛÆÓØéÙÍÈÈÏÛØ×ÛÏÍÈÓÍÎÈÍÊ×ÙÍÏÏ×ÎØÈÔ×ÍÊØÓÎÛÎÙ×ÛÉ ÉÇÚÏÓÈÈ×ØÈÍùÓÈÃùÍÇÎÙÓÐÛÎØòêÓÐ×ÃúÊÃÛÎÉ×ÙÍÎØ×ØÈÔ×ÏÍÈÓÍÎèÔ×ÆÍÈ×ÅÛÉÙÛÐÐ×ØúÓÐÐÃ ôÛÊÈõÐ×ÎÎéÙÔÊÍ×Ø×ÊÛÎØéÔÛÅÎêÔÍØ×ÉÅ×Ê×ÛÕÛÓÎÉÈÈÔ×ÏÍÈÓÍÎèÔ×ÏÍÈÓÍÎÖÛÓÐ×ØÈÅÍÈÍ ÈÔÊ×× ÈÍ úÓÐÐÃôÛÊÈÉÛÓØÈÔÛÈÔ×ÅÍÇÐØÐÓÑ×ÈÍÈÛÚÐ×ÈÔÓÉÓÈ×ÏÖÍÊÛÐÛÈ×ÊØÛÈ×úÓÐÐÃôÛÊÈ ÏÛØ×ÛÏÍÈÓÍÎÈÍÈÛÚÐ×ÈÔ×ÓÈ×ÏÛÎØéÔÛÅÎêÔÍØ×ÉÉ×ÙÍÎØ×ØÈÔ×ÏÍÈÓÍÎèÔ×ÆÍÈ×ÅÛÉ ÈÔ ÙÛÐÐ×ØûÐÐÅ×Ê×ÓÎÖÛÆÍÊÛÎØÈÔ×ÏÍÈÓÍÎÅÛÉÈÛÚÐ×ØÇÎÈÓÐÈÔ×îÍÆ×ÏÚ×ÊúÍÛÊØÏ××ÈÓÎÕ íÙÈÍÚ×Ê ìÛÊÑÉÛÎØê×ÙÊ×ÛÈÓÍÎ ûØÆÓÉÍÊÃúÍÛÊØïÓÎÇÈ×É StakeholderMeetingNotes October 21,2008–Neighborhood/HomeownerAssociations Thegroupwasin favoroftherevisionstotheParkLandDedicationOrdinance.Concernwas expressedaboutthe operationandmaintenanceof neighborhood parks. November 4, 2008–Homebuilders/Developers ThegroupvotedtomaketwospecificrecommendationstotheParksandRecreationAdvisory BoardandtheCityCouncil: 1.Removeallreferencestoincludingtheprovisionofcommunity parks undertheParkLand DedicationOrdinance. 2.LeavetheParkLandDedication feesastheycurrentlyare(status quo). PARKSAND RECREATIONADVISORY BOARD MINUTES SOUTHWESTPARKSITEDEVELOPMENTPUBLICHEARING AND REGULARMEETING 7:00PM,Tuesday,November18,2008 LincolnRecreationCenter~1000Eleanor CollegeStation,TX,77840 STAFFPRESENT: ïÛÊÙÍûùÓÉÎ×ÊÍÉøÓÊ×ÙÈÍÊøÛÆÓØéÙÔÏÓÈÂûÉÉÓÉÈÛÎÈøÓÊ×ÙÈÍÊ¦ íÌ×ÊÛÈÓÍÎÉûÏÛÎØÛìÇÈÂúÍÛÊØé×ÙÊ×ÈÛÊÃì×È×ÊðÛÏÍÎÈ ê×ÙÊ×ÛÈÓÍÎéÇÌ×ÊÓÎÈ×ÎØ×ÎÈì×È×æÛÎ×Ù×Ñé×ÎÓÍÊìÛÊÑìÐÛÎÎ×Ê øÛÆÓØõ×ÊÐÓÎÕéÌ×ÙÓÛÐöÛÙÓÐÓÈÓ×ÉéÇÌ×ÊÓÎÈ×ÎØ×ÎÈ BOARDPRESENT: õÛÊÃ÷ÊÅÓÎùÔÛÓÊòêÓÐ×ÃúÊÃÛÎéÔÛÅÎêÔÍØ×Éõ×ÍÊÕ×ò×ÉÉÇÌ úÓÐÐÃôÛÊÈøÛÆÓØéÙÍÈÈåÛÃÎ×åÓÐÐÓÛÏÉ BOARDABSENT: òÍØÃöÍÊØõÐ×ÎÎéÙÔÊÍ×Ø×Ê VISITORS: òÛÏÓ×êÛ×åÛÐÑ×ÊéÙÍÈÈéÔÛÖ×Ê¦é××ÉÓÕÎÓÎÉÔ××È COMPREHENSIVEPLANAMENDMENT FOR ED&PENNYTHOMASTRACT(COMP) 08-00500284 REQUEST: ðÛÎØçÉ×ûÏ×ÎØÏ×ÎÈÖÊÍÏéÓÎÕÐ×öÛÏÓÐÃê×ÉÓØ×ÎÈÓÛÐï×ØÓÇÏ ø×ÎÉÓÈÃÈÍî×ÓÕÔÚÍÊÔÍÍØê×ÈÛÓÐ SCALE: ÛÙÊ×É LOCATION: úÛÊÊÍÎùÇÈÍÖÖêÍÛØÕ×Î×ÊÛÐÐÃÐÍÙÛÈ×ØÛÈÈÔ×ÉÍÇÈÔÅ×ÉÈ ÙÍÊÎ×ÊÍÖéÈÛÈ×ôÓÕÔÅÛÃ ÛÎØúÛÊÊÍÎêÍÛØ APPLICANT: ÷ØÅÛÊØÛÎØì×ÎÎÃèÔÍÏÛÉ PROJECTMANAGER: õÛÚÊÓ×Ð÷ÐÐÓÍÈÈûÉÉÓÉÈÛÎÈøÓÊ×ÙÈÍÊ Õ×ÐÐÓÍÈÈüÙÉÈÄÕÍÆ RECOMMENDATION: ø×ÎÓÛÐ ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ×ÍÖ ø×Ù×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ ø×Ù×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ ø×Ù×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ×ÍÖ ø×Ù×ÏÚ×Ê NOTIFICATIONS ûØÆ×ÊÈÓÉ×ØùÍÏÏÓÉÉÓÍÎô×ÛÊÓÎÕøÛÈ×ø×Ù×ÏÚ×Ê ûØÆ×ÊÈÓÉ×ØùÍÇÎÙÓÐô×ÛÊÓÎÕøÛÈ×Éø×Ù×ÏÚ×Ê èÔ×ÖÍÐÐÍÅÓÎÕÎ×ÓÕÔÚÍÊÔÍÍØÍÊÕÛÎÓÂÛÈÓÍÎÉÈÔÛÈÛÊ×Ê×ÕÓÉÈ×Ê×ØÅÓÈÔÈÔ×ùÓÈÃÍÖùÍÐÐ×Õ×éÈÛÈÓÍÎªÉ î×ÓÕÔÚÍÊÔÍÍØé×ÊÆÓÙ×ÉÔÛÆ×Ê×Ù×ÓÆ×ØÛÙÍÇÊÈ×ÉÃÐ×ÈÈ×ÊÍÖÎÍÈÓÖÓÙÛÈÓÍÎÍÖÈÔÓÉÌÇÚÐÓÙÔ×ÛÊÓÎÕ îÍÎ× ùÍÎÈÛÙÈÉÓÎÉÇÌÌÍÊÈ ùÍÎÈÛÙÈÉÓÎÍÌÌÍÉÓÈÓÍÎ óÎËÇÓÊÃÙÍÎÈÛÙÈÉ ADJACENTLANDUSES DirectionComprehensivePlanZoningLandUse North ïÓÎÍÊûÊÈ×ÊÓÛÐî ûúÛÊÊÍÎêÍÛØ éÓÎÕÐ×öÛÏÓÐÃ South ê×ÉÓØ×ÎÈÓÛÐï×ØÓÇÏêçÎØ×Æ×ÐÍÌ×Ø ø×ÎÉÓÈÃ åÓÐÐÓÛÏøöÓÈÙÔ East öÊ××ÅÛÃ ÷ÄÌÊ×ÉÉÅÛÃî û ìÛÊÑÅÛÃ West ïÛÒÍÊùÍÐÐ×ÙÈÍÊî ûúÛÊÊÍÎùÇÈÍÖÖêÍÛØ DEVELOPMENTHISTORY Annexation: òÇÎ× Zoning: ûí FinalPlat: çÎÌÐÛÈÈ×Ø Sitedevelopment: ÷ÄÓÉÈÓÎÕÉÓÎÕÐ×ÖÛÏÓÐÃÔÍÏ× REVIEWCRITERIA 1.ChangedorchangingconditionsinthesubjectareaortheCity: óÎÛÙÙÍÊØÛÎÙ×ÅÓÈÔ ÈÔ×ùÍÏÌÊ×Ô×ÎÉÓÆ×ðÛÎØçÉ×ìÐÛÎÉÍÇÈÔ×ÊÎùÍÐÐ×Õ×éÈÛÈÓÍÎÔÛÉ×ÄÌ×ÊÓ×ÎÙ×ØÛÐÛÊÕ× ÛÏÍÇÎÈÍÖÊ×ÉÓØ×ÎÈÓÛÐØ×Æ×ÐÍÌÏ×ÎÈÓÎÈÔ×ÌÛÉÈØ×ÙÛØ×ÓÎÙÐÇØÓÎÕÈÔ×ùÛÉÈÐ×ÕÛÈ× ùÛÉÈÐ×ÊÍÙÑÛÎØ÷Ø×ÐÅ×ÓÉÉõÛÊÈ×ÎÉÉÇÚØÓÆÓÉÓÍÎÉïÇÙÔÍÖÈÔÓÉØ×Æ×ÐÍÌÏ×ÎÈÙÛÎÚ× ÛÈÈÊÓÚÇÈ×ØÈÍÈÔ×Ø×Æ×ÐÍÌÏ×ÎÈÍÖåÓÐÐÓÛÏøöÓÈÙÔìÛÊÑÅÛÃÅÔÓÙÔÖÓÎÓÉÔ×ØÙÍÎÉÈÊÇÙÈÓÍÎÓÎ òÛÎÇÛÊÃ èÔ××ÛÉÈÉÓØ×ÍÖúÛÊÊÍÎêÍÛØÖÊÍÏåÓÐÐÓÛÏøöÓÈÙÔìÛÊÑÅÛÃÈÍôÓÕÔÅÛÃ ÓÉÛÐÉÍ×ÄÌ×ÙÈ×ØÈÍÇÎØ×ÊÕÍÏÛÒÍÊÊÍÛØÓÏÌÊÍÆ×Ï×ÎÈÉÛÉÛÌÛÊÈÍÖÈÔ×ùÓÈÃªÉùÛÌÓÈÛÐ óÏÌÊÍÆ×Ï×ÎÈìÊÍÕÊÛÏÈÍ×ÄÌÛÎØÈÍÛÏÓÎÍÊÛÊÈ×ÊÓÛÐ èÍÈÔ×Å×ÉÈÍÖåÓÐÐÓÛÏøöÓÈÙÔÉÍÏ×ÌÊÍÌ×ÊÈÃÓÎÈÔ×ÛÊ×ÛÔÛÉÚ××ÎÛÏ×ÎØ×ØÓÎÊ×Ù×ÎÈ Ã×ÛÊÉÈÍÊ×ÖÐ×ÙÈÛÎÓÎÙÊ×ÛÉÓÎÕÉÓÎÕÐ×ÖÛÏÓÐÃØ×ÎÉÓÈÃÍÎÈÔ×ÌÐÛÎÓÎÙÐÇØÓÎÕÈÔ×éÍÇÈÔ×ÊÎ èÊÛÙ×ÉÇÚØÓÆÓÉÓÍÎÈÍÈÔ×Å×ÉÈÍÖÈÔ×ÉÇÚÒ×ÙÈÌÊÍÌ×ÊÈÃÈÔ×úùéø×Æ×ÐÍÌÏ×ÎÈÈÊÛÙÈÈÍÈÔ× ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ×ÍÖ ø×Ù×ÏÚ×Ê ×ÛÉÈÛÎØÈÔ×Ø×Æ×ÐÍÌÓÎÕûÉÌ×Îô×ÓÕÔÈÉÉÇÚØÓÆÓÉÓÍÎÉÛÙÊÍÉÉöï ÚÇÈÈÔ×ÛÊ×ÛÔÛÉ Ê×ÏÛÓÎ×ØÐÛÊÕ×ÐÃÐÍÅØ×ÎÉÓÈÃ ùÍÏÏ×ÊÙÓÛÐÌÊÍÌ×ÊÈÃÔÛÉÚ××ÎÌÐÛÎÎ×ØÓÎÉÍÇÈÔ×ÊÎùÍÐÐ×Õ×éÈÛÈÓÍÎÈÍÉ×ÊÆ×ÈÔ×ÛÊ×Û ÛÎØÊ×ÕÓÍÎûÌÌÊÍÄÓÏÛÈ×ÐÃÛÏÓÐ×Å×ÉÈÍÎåÓÐÐÓÛÏøöÓÈÙÔÓÉÈÔ×ÛÐÊ×ÛØÃØ×Æ×ÐÍÌ×Ø êÍÙÑìÊÛÓÊÓ×úÇÉÓÎ×ÉÉù×ÎÈ×ÊÍÎå×ÐÐÚÍÊÎêÍÛØûÚÍÇÈÛÈÔÓÊØÏÓÐ××ÛÉÈÍÎåÓÐÐÓÛÏø öÓÈÙÔ¥ÛÈÈÔ×ÓÎÈ×ÊÉ×ÙÈÓÍÎÅÓÈÔæÓÙÈÍÊÓÛ¥ÓÉÛÌÌÊÍÄÓÏÛÈ×ÐÃ ÛÙÊ×ÉÌÐÛÎÎ×ØÖÍÊê×ÕÓÍÎÛÐ ê×ÈÛÓÐÍÎ×ÛÙÊ×ÍÖÅÔÓÙÔÓÉÛÐÊ×ÛØÃÂÍÎ×ØÖÍÊù ðÓÕÔÈùÍÏÏ×ÊÙÓÛÐíÎÐÃÛÏÓÐ×ÛÎØÛ ÔÛÐÖ×ÛÉÈÍÎåÓÐÐÓÛÏøöÓÈÙÔÛÊ×ÈÔ×èÍÅ×ÊìÍÓÎÈ×ÛÎØõÊ××ÎÉìÊÛÓÊÓ×ù×ÎÈ×ÊÛÊ×ÛÉÈÔÛÈ ÛÊ×ÌÐÛÎÎ×ØÖÍÊÛÌÌÊÍÄÓÏÛÈ×ÐÃÛÙÊ×ÉÍÖê×ÕÓÍÎÛÐê×ÈÛÓÐÛÎØÛÊ×ÛÐÊ×ÛØÃÂÍÎ×Øù õ×Î×ÊÛÐùÍÏÏ×ÊÙÓÛÐèÔ×É××ÄÛÏÌÐ×ÉØÍÎÍÈÓÎÙÐÇØ×ÈÔ×ÌÊÍÌ×ÊÈÓ×ÉÈÔÛÈÛÊ×ÌÐÛÎÎ×Ø ÛÎØÂÍÎ×ØÖÍÊÍÖÖÓÙ×ÇÉ×ÉÍÖÅÔÓÙÔÈÔ×Ê×ÛÊ×É×Æ×ÊÛÐûÌÌÊÍÄÓÏÛÈ×ÐÃ Ö××ÈÎÍÊÈÔ ÛÙÊÍÉÉåÓÐÐÓÛÏøöÓÈÙÔÍÎúÛÊÊÍÎÛÊ×ÛÌÌÊÍÄÓÏÛÈ×ÐÃÖÓÆ×ÛÙÊ×ÉÓØ×ÎÈÓÖÓ×ØÛÉ î×ÓÕÔÚÍÊÔÍÍØê×ÈÛÓÐÈÔÊ××ÍÖÅÔÓÙÔÛÊ×ÛÐÊ×ÛØÃÂÍÎ×Øù î×ÓÕÔÚÍÊÔÍÍØùÍÏÏ×ÊÙÓÛÐ 2.CompatibilitywiththeremainderoftheComprehensivePlan: î×ÓÕÔÚÍÊÔÍÍØê×ÈÛÓÐ ÓÉÎÍÈÙÍÎÉÓÉÈ×ÎÈÅÓÈÔÈÔ×ÙÇÊÊ×ÎÈùÍÏÌÊ×Ô×ÎÉÓÆ×ìÐÛÎÅÔÓÙÔØ×ÉÓÕÎÛÈ×ÉÈÔ×ÌÊÍÌ×ÊÈÃÛÉ éÓÎÕÐ×öÛÏÓÐÃê×ÉÓØ×ÎÈÓÛÐï×ØÓÇÏø×ÎÉÓÈÃèÔ×ÉÇÊÊÍÇÎØÓÎÕÛÊ×ÛÉÛÊ×Ï×ØÓÇÏÈÍÐÍÅ Ø×ÎÉÓÈÃÉÓÎÕÐ×ÖÛÏÓÐÃØ×Æ×ÐÍÌÏ×ÎÈÉÅÓÈÔÛÎ×ÄÓÉÈÓÎÕî×ÓÕÔÚÍÊÔÍÍØê×ÈÛÓÐØÓÊ×ÙÈÐÃÛÙÊÍÉÉ åÓÐÐÓÛÏøöÓÈÙÔ STAFFRECOMMENDATION éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉØ×ÎÓÛÐóÖÛÎ×ÅÐÛÎØÇÉ×Ø×ÉÓÕÎÛÈÓÍÎÓÉØ×ÉÓÊ×ØÖÍÊÈÔ×ØÓÉÈÛÎÈÖÇÈÇÊ×ÈÔ×É× ðÛÎØçÉ×ìÐÛÎÙÍÎÉÓØ×ÊÛÈÓÍÎÉÉÔÍÇÐØÚ×ÍÙÙÇÊÊÓÎÕÓÎÙÍÎÒÇÎÙÈÓÍÎÅÓÈÔÈÔ×Ø×Æ×ÐÍÌÏ×ÎÈÍÖÈÔ× Î×ÅðÛÎØçÉ×ìÐÛÎÖÍÊÈÔ×ùÓÈÃéÈÛÖÖÓÉÛÐÉÍÙÍÎÙ×ÊÎ×ØÈÔÛÈÈÔÓÉÊÇÊÛÐÊ×ÉÓØ×ÎÈÓÛÐÛÊ×ÛÓÉÎÍÈ Ê×ÛØÃÖÍÊÛÐÓÕÔÈÙÍÏÏ×ÊÙÓÛÐÍÊÊ×ÈÛÓÐÇÉ×ÈÔÛÈÅÍÇÐØÚ×ÛÐÐÍÅ×ØÓÎÈÔÓÉðÛÎØçÉ×Ø×ÉÓÕÎÛÈÓÍÎ ÛÎØÌÍÉÉÓÚÐÃÂÍÎÓÎÕÓÉÐÛÈ×ÊÊ×ÂÍÎ×ØÛÙÙÍÊØÓÎÕÐÃóÎÛØØÓÈÓÍÎÚ×ÙÛÇÉ×ÍÖÈÔ×ÍÆ×ÊÛÐÐÐÍÅØ×ÎÉÓÈÃ ÓÎÈÔ×ÛÊ×ÛÉÈÛÖÖÚ×ÐÓ×Æ×ÉÈÔÛÈÈÔ×Ê×ÓÉÎÍÈÛÎÓÏÏ×ØÓÛÈ×ÙÍÎÙ×ÎÈÊÛÈ×ØÊ×ÉÓØ×ÎÈÓÛÐÚÛÉ×ÈÍ ÉÇÌÌÍÊÈÛî×ÓÕÔÚÍÊÔÍÍØê×ÈÛÓÐØ×Æ×ÐÍÌÏ×ÎÈ SUPPORTINGMATERIALS ûÌÌÐÓÙÛÈÓÍÎ ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ×ÍÖ ø×Ù×ÏÚ×Ê