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11/20/2008 - Agenda Packet - Planning & Zoning Commission
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The Commission heard this item on July 17 and voted (6-0) to recommend approval. The Council heard the item on October 23 and voted (5-1) to approve the ordinance amendment with the condition that the trigger of peak hour trips to require a TIA be reduced from 250 to 150. Reconfiguration of Park Zones as a comprehensive plan amendment to the Recreation, Park and Open Space Master Plan, an element of the City’s Comprehensive Plan. The Commission heard this item on August 12 and voted (7-0) to recommend approval. The Council heard this item October 23 and voted (6-0) to approve the request. 6.Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings. November 24, 2008 ~ Joint Workshop Meeting w/ City Council ~ Council Chambers ~ 3:00 p.m. December 2, 2008 ~ CPAC Meeting ~ Conference Center ~ 5:30 p.m. December 4, 2008 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m. Workshop and 7:00 p.m. Regular 7.Discussion, review and possible action regarding the following meetings: Design Review Board, Council Transportation Committee, Joint Bryan P&Z/College Station P&Z Committee on Common Gateways and Corridors, Joint Parks/Planning & Zoning Subcommittee, CSISD Long Range Education Planning Committee. 8.Discussion and possible action on future agenda items – A Planning and Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. 9.Adjourn. Consultation with Attorney {Gov't Code Section 551.071} ; possible action. The Planning and Zoning Commission may seek advice from its attorney regarding a pending and contemplated litigation subject or attorney-client privileged information. After executive session discussion, any final action or vote taken will be in public. If litigation or attorney-client privileged information issues arise as to the posted subject matter of this Planning and Zoning Commission meeting, an executive session will be held. Notice is hereby given that a Workshop Meeting of the College Station Planning and Zoning Commission, College Station, Texas will be held on the Thursday, November 20, 2008 at 5:00 PM at the City Hall Council Chambers, 1101 Texas Avenue, College Station, Texas. The following subjects will be discussed, to wit: See Agenda. Posted this the _____ day of November, 2008 at _______ , CITY OF COLLEGE STATION, TEXAS By _____________________________ Connie Hooks, City Secretary I, the undersigned, do hereby certify that the above Notice of Planning and Zoning the Workshop Meeting of the Commission of the City of College Station, Texas, is a true and correct copy of said Notice and that I posted a true and correct copy of said notice on the bulletin board at City Hall, 1101 Texas Avenue, in College Station, Texas, and the City’s website, www.cstx.gov. The Agenda and Notice are readily accessible to the general public at all times. Said Notice and Agenda were posted on November ___, 2008, at _______ and remained so posted continuously for at least 72 hours preceding the scheduled time of said meeting. This public notice was removed from the official posting board at the College Station City Hall on the following date and time: ______________________ by _________________________. Dated this _____ day of_____________, 2008. CITY OF COLLEGE STATION, TEXAS By_____________________________ Subscribed and sworn to before me on this the day of_______________, 2008. Notary Public- Brazos County, Texas My commission expires: This building is wheelchair accessible. Handicap parking spaces are available. Any request for sign interpretive service must be made 48 hours before the meeting. To make arrangements call (979) 764-3517 or (TDD) 1-800-735-2989. Agendas may be viewed on www.cstx.gov. Planning and Zoning Commission meetings are broadcast live on Cable Access Channel 19. AGENDA PLANNING & ZONING COMMISSION Regular Meeting Thursday, November 20, 2008, at 7:00 PM City Hall Council Chambers 1101 Texas Avenue College Station, Texas 1.Call meeting to order. Hear Citizens. 2. At this time, the Chairman will open the floor to citizens wishing to address the Commission on planning and zoning issues not already scheduled on tonight's agenda. The citizen presentations will be limited to three minutes in order to accommodate everyone who wishes to address the Commission and to allow adequate time for completion of the agenda items. The Commission will receive the information, ask city staff to look into the matter, or will place the matter on a future agenda for discussion. (A recording is made of the meeting; please give your name and address for the record.) All matters listed under Item 3, Consent Agenda, are considered routine by the Planning and Zoning Commission and will be enacted by one motion. These items include preliminary and final plats, where staff has found compliance with all minimum subdivision regulations. All items approved by Consent are approved with any and all staff recommendations. There will not be separate discussion of these items. If any Commissioner desires to discuss an item on the Consent Agenda it will be moved to the Regular Agenda for further consideration. Consent Agenda 3.. 3.1Consideration, discussion and possible action on Absence Requests from meetings. 3.2Consideration, discussion, and possible action to approve meeting Minutes. October 16, 2008 ~ Workshop October 16, 2008 ~ Regular 3.3Presentation, possible action, and discussion on a Final Plat for Great Oaks Phase 2, consisting of 32 lots on 24.251 acres located at 3998 Rock Prairie Road West, Case #08- generally located at Rock Prairie Road West and Great Oaks Drive. 00500276(MR) 3.4Presentation, possible action, and discussion on a revised Preliminary Plat for the Meadowcreek Subdivision Phases 4 & 5 consisting of 147 lots on 33.408 acres generally located on the south side of Koppe Bridge Road less than one mile west of the community of Wellborn in the City of College Station Extraterritorial Case #08-00500279 (JS) Jurisdiction. 3.5Presentation, possible action, and discussion on a Final Plat of Castle Rock Phase 2B, consisting 24 PDD lots on 8.61 acres located at 531 William D. Fitch Case #08-00500244(LH) Parkway, located near the Castlegate Subdivision. Regular Agenda 4.Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission action. 5.Public hearing, presentation, possible action, and discussion on a Final Plat of the Aggieland Business Park, being a replat of Aggieland Business Park Phase 1, Lot 1, Block 1, consisting of 2 lots on 6.842 acres, generally located near the intersection of Case Jones Butler Road and Raymond Stotzer, in the City’s Extraterritorial Jurisdiction. #08-00500278(LH) 6.Public hearing, presentation, possible action, and discussion regarding a rezoning from R- 1, Single Family Residential to PDD, Planned Development District for 3.31 acres at 510 Chimney Hill Drive generally located west of the intersection of Chimney Hill Drive and Case #08-00500253 (LK) Arguello Drive. 7.Public hearing, presentation, possible action, and discussion regarding a rezoning from A-O Agricultural Open to C-1 General Commercial Industrial for 2.056 acres located at 1780 Greens Prairie Road West, and more generally located near the northwest corner of Case #08-00500235 (JS) the intersection of Greens Prairie Road and Arrington Road. 8.Public hearing, presentation, possible action and discussion on annexation planning in general as well as a recommendation to City Council regarding the proposed annexation (LS) of three areas in the City’s extraterritorial jurisdiction under the exempt status. 9.Public hearing, presentation, possible action, and discussion regarding an ordinance to delete Chapter 9 of the City of College Station Code of Ordinances, Subdivisions, and amend Chapter 12 of the City of College Station Code of Ordinances, Unified Development Ordinance (UDO), to incorporate Chapter 9 into Chapter 12 and make Case #08-00500248 (JS) procedural changes and other revisions. 10.Public hearing, presentation, possible action, and discussion regarding an amendment to the Unified Development Ordinance, Article 7, General Development Standards as it Case #08-0050001 (LH) relates to detention ponds and storm water management. 11.Public hearing, presentation, possible action and discussion regarding a Comprehensive Land Use Plan Amendment from Floodplains & Streams and Single-Family Residential Medium Density to Office for 2.70 acres located at 2875 Earl Rudder Freeway, and more Case #08-00500201 (MR) generally located next to the North Forest Professional Park. 12.Public hearing, presentation, possible action and discussion regarding a Comprehensive Land Use Plan Amendment from Single-Family Residential Medium Density to Retail Regional and Single-Family Residential Medium Density for 34.6 acres located at 1775 Greens Prairie Road West, and more generally located near the southwest corner of the Case #08-00500237 (JS) intersection of Greens Prairie Road and Arrington Road. 13.Public hearing, presentation, possible action and discussion regarding a Comprehensive Land Use Plan Amendment from Single Family-Medium Density to Neighborhood Retail for 8.4 acres generally located at the northwest corner of William D. Fitch Parkway and Case #08-00500255 (MH) Barron Road. 14.Public hearing, presentation, possible action and discussion regarding a Comprehensive Land Use Plan Amendment from Industrial R&D to Residential Attached for 1.32 acres Case located at 300 Holleman Drive East, next to the Verizon building near Lassie Lane. #08-00500260 (MH) 15.Public hearing, presentation, possible action and discussion regarding a Comprehensive Land Use Plan Amendment from Industrial R&D to Residential Attached for 5.591 acres located at the northern corner of the intersection of State Highway 47 and State Highway Case #08-00500254 (MH) 60. 16.Discussion and possible action on future agenda items – A Planning and Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. 17.Adjourn. Consultation with Attorney {Gov't Code Section 551.071} ; possible action. The Planning and Zoning Commission may seek advice from its attorney regarding a pending and contemplated litigation subject or attorney-client privileged information. After executive session discussion, any final action or vote taken will be in public. If litigation or attorney-client privileged information issues arise as to the posted subject matter of this Planning and Zoning Commission meeting, an executive session will be held. Notice is hereby given that a Regular Meeting of the College Station Planning and Zoning Commission, College Station, Texas will be held on the Thursday, November 20, 2008 at 7:00 PM at the City Hall Council Chambers, 1101 Texas Avenue, College Station, Texas. The following subjects will be discussed, to wit: See Agenda. Posted this the _____ day of November, 2008, at _______ CITY OF COLLEGE STATION, TEXAS By _____________________________ Connie Hooks, City Secretary I, the undersigned, do hereby certify that the above Notice of Meeting of the Planning and Zoning Commission of the City of College Station, Texas, is a true and correct copy of said Notice and that I posted a true and correct copy of said notice on the bulletin board at City Hall, 1101 Texas Avenue, in College Station, Texas, and the City’s website, www.cstx.gov. The Agenda and Notice are readily accessible to the general public at all times. Said Notice and Agenda were posted on November ___, 2008, at _______ and remained so posted continuously for at least 72 hours preceding the scheduled time of said meeting. This public notice was removed from the official posting board at the College Station City Hall on the following date and time: ______________________ by _________________________. Dated this _____ day of_____________, 2008. CITY OF COLLEGE STATION, TEXAS By_____________________________ Subscribed and sworn to before me on this the day of_______________, 2008. Notary Public- Brazos County, Texas My commission expires: This building is wheelchair accessible. Handicap parking spaces are available. Any request for sign interpretive service must be made 48 hours before the meeting. To make arrangements call (979) 764-3517 or (TDD) 1-800-735-2989. Agendas may be viewed on www.cstx.gov. Planning and Zoning Commission meetings are broadcast live on Cable Access Channel 19. 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 ùÍÎÈÓÎÇÛÈÓÍÎÍÖ ÈÔ×ÇÌØÛÈ× ÈÍùÍÏÌÊ×Ô×ÎÉÓÆ×ìÐÛÎ ùìûùÏ××ÈÓÎÕ ìÔÛÉ× Ê×ÉÇÐÈÉÓÎ ÈÔ×ÖÍÊÏÇÐÛÈÓÍÎÛÎØÙÍÏÌÐ×ÈÓÍÎÍÖ òÍÓÎÈåÍÊÑÉÔÍÌÅÓÈÔùÍÇÎÙÓÐÛÈìâ ÌÐÛÎÎÓÎÕØÍÙÇÏ×ÎÈÉ ÈÔÛÈÙÍÎÈÛÓÎ ÈÔ×ÙÔÛÌÈ×ÊÉÍÊ ×Ð×Ï×ÎÈÉÍÖ 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ùÍÎØÍâÍÎÓÎÕ ÷ÏÌÐÍÃÏ×ÎÈâÍÎÓÎÕ ìÛÊÑø×Æ×ÐÍÌÏ×ÎÈ ùÍÎÈ×ÄÈÇÛÐê×ÉÓØ×ÎÈÓÛÐéÈÛÎØÛÊØÉ ìÛÊÑÓÎÕ íÊØÓÎÛÎÙ×ÇÌØÛÈ× Connectivity ImpactFeeFunding Outreach&Communications òÍÓÎÈéÇÚÙÍÏÏÓÈÈ××ÅÓÈÔùÓÈÃÍÖúÊÃÛÎìâä íÇÈÊ×ÛÙÔ÷ØÇÙÛÈÓÍÎÆÓÛùÔÛÎÎ×Ð ÛÎØå×ÚÉÓÈ× ùÍÏÏÇÎÓÈÃ÷ØÇÙÛÈÓÍÎÛÚÍÇÈâÍÎÓÎÕóÉÉÇ×ÉìÊÍÙ×ÉÉ×ÈÙ Mid-YearReviewofPlanofWork äûÎÈÓÙÓÌÛÈ×ØùÍÏÌÐ×ÈÓÍÎ 9 óÈ×ÏùÍÏÌÐ×È×Ø MINUTES PZC LANNINGANDONINGOMMISSION WorkshopMeeting Thursday,October16,2008 at6:00p.m. CityHallCouncilChambers 1101 TexasAvenue CollegeStation, Texas COMMISSIONERSPRESENT: ChairmanJohnNichols,BillDavis,NoelBauman,Paul Greer,DougSlack, ThomasWoodfinandHughStearns COMMISSIONERSABSENT: None CITYCOUNCILMEMBERSPRESENT: DennisMaloney CITYSTAFFPRESENT: SeniorPlannerJenniferProchazka,StaffPlannersJasonSchubert andMattRobinson,GraduateCivilEngineerErikaBridges,AssistantCityEngineerJosh Norton,SeniorAssistantCityEngineerCarolCotter,TransportationPlanningCoordinatorJoe Guerra,PlanningAdministratorMollyHitchcock,CityEngineerAlanGibbs,AssistantCity ManagerDavidNeeley,DirectorBobCowell,AssistantDirectorsLanceSimmsandGabriel Elliott,FirstAssistantCityAttorneyCarlaRobinson,ActionCenterRepresentativeCarrie McHughandStaffAssistantBrittanyCaldwell 1.Callthemeetingtoorder. ChairmanNicholscalledthemeetingtoorderat6:00p.m. 2.Discussionofconsentandregularagendaitems. DirectorBobCowellstatedthatregularagendaitem6hadbeenpulledattherequestof theapplicant. Therewasgeneraldiscussionregardingconsentagendaitem3.3. CommissionerWoodfinstatedthathewouldliketoremoveconsentagendaitem3.2and placeitontheregularagenda. 3.Discussionof MinorandAmendingPlatsapprovedbyStaff. x Case#08-00500199 CollegeStationMemorialCemeteryFH-1(FP-Amending) (LB) x Case#08- CollegeStationMemorialCemeteryMC-1&IN-1(FP-Amending) 00500200(LB) October16,2008P&ZWorkshopMeetingMinutesPage1of4 ChairmanNicholsreviewedthePlatsthatwereapprovedatthestafflevel. 4.Presentation,possibleaction,anddiscussionregardinganupdatetotheCommissionon thestatusofitemswithinthe2008P&ZPlanofWork(seeattached)anddevelopmentof (JS) the2009P&ZPlanofWork. JasonSchubert,StaffPlanner,gaveanupdateontheP&ZPlanofWork. (MR) 5.Presentation,possibleaction,anddiscussionon TreePreservation. MattRobinson,StaffPlanner,gaveapresentationregardingtreepreservation.Hestated thatStaffsurveyedordinancesfromothercommunitiesinTexastohelpprovidea baselineforthedraftingofatreepreservationordinance. Therewasgeneraldiscussionregardingtreepreservation. 6.Presentation,possibleaction,anddiscussionregardingtheremovalofmasterplansand (JS) amendingothersubdivisionstandardsrelatingtotheextraterritorialjurisdiction. JasonSchubert,StaffPlanner,gaveanupdateontheremovalofmasterplansand amendingothersubdivisionstandardsrelatingtotheextraterritorialjurisdiction.He statedthatthisitemwasalsoontheregularagenda. 7.Presentation,possibleaction,anddiscussionregardingOrdinanceAmendmentstoCh.13 FloodHazardProtectionOrdinanceincludingproposedZero-Riserequirementsto (AG) Floodplains. ChairmanNicholsrecessedtheWorkshopMeetingat6:55p.m. ChairmanNicholsreconvenedtheWorkshopMeetingat9:45p.m. AlanGibbs,CityEngineer,gaveapresentationregardingordinanceamendmentstoCh. 13FloodHazardProtectionOrdinanceincludingproposedzero-riserequirementsto Floodplains. Therewasgeneraldiscussionregardingtheordinanceamendments. 8.Presentation,possibleactionanddiscussionregardinganupdateonthefollowingitem(s): x Annexationof1.02acresonRockPrairieRoadWest.TheCommissionheardthis itemonAugust21andvoted6-0torecommendapproval.TheCityCouncilheard thisitemonSeptember25andvoted7-0forapproval. x AComprehensivePlanAmendmentfor3.31acresfromSingle-FamilyResidential, MediumDensitytoPlannedDevelopmentforthepropertylocatedat510Chimney HillDrivegenerallylocatedwestoftheintersectionofChimneyHillDriveand ArguelloDrive.TheCommissionheardthisitemonSeptember4andvoted7-0to recommendapproval.TheCityCouncilheardthisitemonSeptember25andvoted7- 0forapproval. October16,2008P&ZWorkshopMeetingMinutesPage2of4 x Arezoningrequestfor34.06acresoftheOaklandRidgeSubdivisionfromA-O, Agricultural-OpentoR-1,SingleFamilyResidential,R-3,Townhomes,andR-4, Multi-FamilyResidentiallocatedoffJones-ButlerRoadandnearCainRoad,adjacent totheLasPalomasSubdivision.TheCommissionheardthisitemonAugust21and voted7-0torecommendapproval.TheCityCouncilheardthisitemonSeptember11 andvoted7-0forapproval. x AmendmentstotheUnifiedDevelopmentOrdinancetocreateaLandmark CommissionandestablishHistoricPreservationOverlayregulations.The CommissionheardthisitemonAugust14andvoted4-0forapprovalwitha recommendationtochangetherequirementforalternatemembersoftheLandmark Commission.TheCityCouncilheardthisitemonSeptember11andvoted7-0to approvetheordinanceasrecommendedbytheCommission. ChairmanNicholsreviewedtheabove-referenceditemsthathadbeenheardbythe Planning&ZoningCommissionandCityCouncil. 9.Presentation,possibleaction,anddiscussionregardingtheP&ZCalendarofUpcoming Meetings. October17,2008~JointP&ZMeetingwithBryan~ ExpoCenter~11:30a.m. October23,2008~CityCouncilMeeting~CityHallCouncilChambers~7:00p.m Regular October22,2008~CPACMeeting~ConferenceCenter~5:30p.m. November5,2008~CityCouncilMeeting~CityHallCouncilChambers~7:00p.m Regular November6,2008~P&ZMeeting~CityHallCouncilChambers~6:00p.m. Workshop&7:00p.m.Regular DirectorBobCowellreviewedtheabove-referenceditemsthathadbeenheardbythe Planning&ZoningCommissionandCityCouncil. 10.Presentation,discussionandpossibleactionregardingtheComprehensivePlanning process. DirectorCowellstatedthattherewouldbeajointmeetingwithCityCouncilregarding theComprehensivePlanonNovember20. 11.Discussion,reviewandpossibleactionregardingthefollowingmeetings:DesignReview Board,CouncilTransportationCommittee,JointBryanP&Z/CollegeStationP&Z CommitteeonCommonGatewaysandCorridors,JointParks/Planning&Zoning Subcommittee,CSISDLongRange EducationPlanningCommittee Therewerenoupdates. October16,2008P&ZWorkshopMeetingMinutesPage3of4 12.Discussionandpossibleactiononfutureagendaitems–APlanningandZoningMember mayinquireaboutasubjectforwhichnoticehasnotbeengiven.Astatementofspecific factualinformationortherecitationofexistingpolicymaybegiven.Anydeliberation shallbelimitedtoaproposaltoplacethesubjectonanagendaforasubsequentmeeting. None 13.Adjourn. CommissionerDavismotionedtoadjournthemeeting.CommissionerSlack secondedthemotion,motionpassed(7-0). Meetingadjournedat10:15p.m. Approved: ________________________________ JohnNichols,Chairman PlanningandZoningCommission Attest: _____________________________________ BrittanyCaldwell,StaffAssistant PlanningandDevelopmentServices October16,2008P&ZWorkshopMeetingMinutesPage4of4 MINUTES PZC LANNINGANDONINGOMMISSION RegularMeeting Thursday,October16,2008 at7:00p.m. CityHallCouncilChambers 1101 TexasAvenue CollegeStation, Texas COMMISSIONERSPRESENT: ChairmanJohnNichols,BillDavis,NoelBauman,Paul Greer,DougSlack, ThomasWoodfinandHughStearns COMMISSIONERSABSENT: None CITYCOUNCILMEMBERSPRESENT: DennisMaloney CITYSTAFFPRESENT: SeniorPlannerJenniferProchazka,StaffPlannersJasonSchubert andMattRobinson,GraduateCivilEngineerErikaBridges,AssistantCityEngineerJosh Norton,SeniorAssistantCityEngineerCarolCotter,TransportationPlanningCoordinatorJoe Guerra,PlanningAdministratorMollyHitchcock,CityEngineerAlanGibbs,AssistantCity ManagerDavidNeeley,DirectorBobCowell,AssistantDirectorsLanceSimmsandGabriel Elliott,FirstAssistantCityAttorneyCarlaRobinson,ActionCenterRepresentativeCarrie McHughandStaffAssistantBrittanyCaldwell 1.CallMeetingtoOrder. ChairmanNicholscalledthemeetingtoorderat7:00p.m. 2.HearCitizens. None ConsentAgenda 3.. 3.1Consideration,discussion,andpossibleactiontoapprovemeeting Minutes. x September4,2008~Workshop x September4,2008~Regular x September18,2008~Workshop x September18,2008~Regular October16,2008P&ZRegularMeetingMinutesPage1of5 3.2Presentation,possibleaction,anddiscussiononaPreliminaryPlatfortheEast GateBusinessParkSubdivisionconsistingof17lotson46.04acresat10022 StateHwy30,generallylocatedatthesouthwestcorneroftheintersectionof StateHwy30andNunnJonesRoadintheCityofCollegeStationExtraterritorial Case#08-00500004(JS) Jurisdiction. 3.3Presentation,possibleaction,anddiscussiononaFinalPlatforSpringCreek CommonsLot13,Block1consistingof1loton6.083acreslocatedat4411SH6 SinthegeneralvicinityofthenortheastcornerofSH6andWilliamD.Fitch Case#07-00500215(JS) Pkwy. CommissionerWoodfinstatedthathewouldliketoremoveconsentagendaitem3.2and placeitontheregularagenda. CommissionerDavismotionedtoapproveConsentAgendaitems3.1and3.3. CommissionerBaumansecondedthemotion,motionpassed(7-0). RegularAgenda 4.Consideration,discussion,andpossibleactiononitemsremovedfromtheConsent AgendabyCommissionaction. Item3.2thePreliminaryPlatfortheEastGateBusinessParkwasremovedfromthe ConsentAgendaatCommissionerWoodfin’srequest. JasonSchubertpresentedthePreliminaryPlatandrecommendedapproval. CommissionerWoodfinstatedthathewasconcernedabouthavingaccessontoState Highway30andthepotentialtraffichazard.Healsoexpressedconcernaboutpermitting eachlottodetainindividually. AlanGibbs,CityEngineer,statedthatstormwatermanagementforthisprojectisnotin theCity’sjurisdiction. CommissionerWoodfinaskedwherethewaterwascurrentlygoing. CarolCotter,SeniorAssistantCityEngineer,statedthatthereareexistingdrainage patternsandtheflowisinthesamedirection.ShealsosaidthatBrazosCountyisthe finalauthorityandthataFloodplainPermitisrequiredwhenconstructinginBrazos County. CommissionerDavismotionedtoapprovethepreliminaryplat.Commissioner Baumansecondedthemotion,motionpassed(6-1).CommissionerWoodfinwasin opposition. October16,2008P&ZRegularMeetingMinutesPage2of5 5.Publichearing,presentation,possibleaction,anddiscussiononaFinalPlatofthe WoodlandsofCollegeStationSubdivisionbeingareplatoftheWoodlandsofCollege StationSubdivisionconsitingof4lotson90.64acreslocatedat1725HarveyMitchell ParkwaySouthgenerallylocatednorthoftheintersectionofHarveyMitchellParkway Case#07-00500176(JP) SouthandWellbornRoad. JenniferProchazka,SeniorPlanner,presentedthereplatandrecommendedapproval. ChairmanNicholsopenedthepublichearing. Noonespokeduringthepublichearing. ChairmanNicholsclosedthepublichearing. CommissionerWoodfinmotionedtoapprovethereplat.CommissionerDavis secondedthemotion,motionpassed(7-0). 6.Publichearing,presentation,possibleaction,anddiscussionregardingarezoningfromR- 1SingleFamilyResidentialandA-OAgricultural-OpentoPDDPlannedDevelopment Districtfor120.77acreslocatedat1430HarveyMitchellParkwaySouthgenerally Case#08-00500155(JS) locatedoppositetheintersectionwithHollemanDrive. Thisitemwaspulledattheapplicant’srequest. 7.Publichearing,presentation,possibleactionanddiscussionregardingaComprehensive PlanAmendment-LandUsefor31.19acreslocatedat513WilliamD.FitchParkway, andmoregenerallylocatedonthenortheastcornerofWilliamD.FitchParkwayandits futureintersectionwithVictoriaAvenue,fromSingle-FamilyResidentialMedium DensityandFloodplains&StreamstoRegionalRetail,Office,andResidentialAttached. Case#08-00500212(JP) JenniferProchazka,SeniorPlanner,presentedtheComprehensivePlanAmendmentand recommendeddenialduetoalackofchangedconditionsintheareaandincompatibility withtheremainderoftheComprehensivePlan. TherewasgeneraldiscussionregardingtheComprehensivePlanAmendment. ChairmanNicholsopenedthepublichearing. JoeSchultz,3208Innsbruck,CollegeStation,Texas,statedthatthegeometryofthe propertyisnotgoodfor single-familyresidential. WallacePhillips,13720HopesCreekRoad,CollegeStation, Texas,statedthatresidential attachedwouldbeagoodlandusenexttothenewhighschool.Healsosaidthatgeneral commercialwouldgeneratetoomuchtraffic. ChairmanNicholsclosedthepublichearing. October16,2008P&ZRegularMeetingMinutesPage3of5 CommissionerDavisstatedthatitdoesnotmeetthegoalsoftheComprehensivePlanand itistooearlytomakethesechanges. CommissionerStearnsstatedthatthereisalreadytoomuchretailregionaldesignation andhebelievesthelevelofdensityistoofarout. CommissionerDavismotionedtorecommenddenial.CommissionerStearns secondedthemotion,motionpassed(7-0). 8.Publichearing,presentation,possibleaction,anddiscussionregardinganordinanceto amendChapter9oftheCityofCollegeStationCodeofOrdinances,Subdivision Regulations,andamendChapter12oftheCityofCollegeStationCodeofOrdinances, UnifiedDevelopmentOrdinance(UDO),toremovemasterplansandamendstandards Case#08-00500248(JS) relatingtothe Extraterritorialjurisdiction. JasonSchubert,StaffPlanner,presentedtheproposedordinancerevisionswhichincluded removalofmasterplansasarequirementandrevisionstoplattingstandardsintheCity’s ETJ.Healsopresentedthethreemainrevisionstostandardsinthe ETJwhichincludeda minimumlotsizeoftwoacreswithouttheoptionofawaiverorvariance,aminimumlot widthof400feetalongthoroughfaresand100feetalongotherroadways,andthe removaloftheoptiontoconstructurbanstreetsinthe ETJ. Therewasgeneraldiscussionregardingtherevisions. ChairmanNicholsopenedthepublichearing. RogerBligh,13613HeadwaterLane,CollegeStation,Texas;SherryEllison,2705 BrookwayDrive,CollegeStation,Texas;JodyGougler,13515HeadwaterLane,College Station,Texas.Thecitizenswereinfavoroftherevisionsandaskedthattheproposalof thetwo-acrelot sizesbeincreased. ChairmanNicholsclosedthepublichearing. CommissionerSlackstatedthatrurallifestylesneededtobeprotectedandthatlargerlot sizeswouldhelpprotectthat. CommissionerGreerstatedthatatwo-acrelot sizeisnotlargeenough. CommissionerSlackmotionedtorecommendapprovaloftheordinancerevisions withtheconditionthattherebeaminimumfive-acrelotsize.CommissionerGreer secondedthemotion. CommissionerStearnsstatedthathewouldsupporta20-acrelotsizebecausehefeels therewillbeissueswithconnectivitywith smallerparcels. CommissionerDavisamendedthemotiontorecommendapprovaloftheminimum two-acrelotsize.CommissionerBaumansecondedthemotion,motionpassed(5-2). CommissionerSlackandCommissionerStearnswereinopposition. October16,2008P&ZRegularMeetingMinutesPage4of5 Theamendedmotionpassed(6-1).CommissionerStearnswasinopposition. 9.Discussionandpossibleactiononfutureagendaitems–APlanningandZoningMember mayinquireaboutasubjectforwhichnoticehasnotbeengiven.Astatementofspecific factualinformationortherecitationofexistingpolicymaybegiven.Anydeliberation shallbelimitedtoaproposaltoplacethesubjectonanagendaforasubsequentmeeting. None 10.Adjourn. CommissionerBaumanmotionedtoadjournthemeeting.CommissionerDavis secondedthemotion,motionedpassed(7-0). Meetingadjournedat9:45p.m. Approved: ____________________________________ JohnNichols,Chairman PlanningandZoningCommission Attest: _____________________________________ BrittanyCaldwell,StaffAssistant PlanningandDevelopmentServices October16,2008P&ZRegularMeetingMinutesPage5of5 FINALPLAT FOR GREAT OAKSPH2(FP) 08-00500276 SCALE: ê úÐÍÈÉÛÎØ ûíêÐÍÈÉÍÎ ÛÙÊ×É LOCATION: êÍÙÑìÊÛÓÊÓ×êÍÛØå×ÉÈÕ×Î×ÊÛÐÐÃÐÍÙÛÈ×ØÛÈêÍÙÑìÊÛÓÊÓ× êÍÛØå×ÉÈÛÎØ õÊ×ÛÈ íÛÑÉøÊÓÆ× ZONING: ê úéÓÎÕÐ×öÛÏÓÐÃê×ÉÓØ×ÎÈÓÛÐÛÎØûíêêÇÊÛÐê×ÉÓØ×ÎÈÓÛÐ éÇÚØÓÆÓÉÓÍÎ APPLICANT: óÎØÓÆÓÉÛùÍÊÌÍÊÛÈÓÍÎìÊÍÌ×ÊÈà íÅÎ×Ê PROJECTMANAGER: ïÛÈÈêÍÚÓÎÉÍÎéÈÛÖÖìÐÛÎÎ×Ê ÏÊÍÚÓÎÉÍÎüÙÉÈÄÕÍÆ RECOMMENDATION: éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛÌÌÊÍÆÛÐÍÖ ÈÔ×ÌÐÛÈ ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê DEVELOPMENTHISTORY Annexation: ïÛÊÙÔ Zoning: ûíûÕÊÓÙÇÐÈÇÊÛÐ íÌ×Î ÈÍê úéÓÎÕÐ×öÛÏÓÐÃê×ÉÓØ×ÎÈÓÛÐÛÎØ ûíêûÕÊÓÙÇÐÈÇÊÛÐê×ÉÓØ×ÎÈÓÛÐ PreliminaryPlat: õÊ×ÛÈ íÛÑÉïÛÉÈ×ÊìÐÛÎ õÊ×ÛÈ íÛÑÉìÊ×ÐÓÏÓÎÛÊÃìÐÛÈ SiteDevelopment: éÇÚÒ×ÙÈÌÊÍÌ×ÊÈÃÓÉÆÛÙÛÎÈìÔÛÉ× ÍÖ õÊ×ÛÈ íÛÑÉéÇÚØÓÆÓÉÓÍÎ ÔÛÉÉÍÏ×Ê×ÉÓØ×ÎÈÓÛÐØ×Æ×ÐÍÌÏ×ÎÈ COMMENTS ParklandDedication: îÍÎ×èÔÓÉÌÊÍÒ×ÙÈÚ×ÕÛÎØ×Æ×ÐÍÌÏ×ÎÈÓÎ ÌÊÓÍÊ ÈÍ ÈÔ×Ê×ËÇÓÊ×Ï×ÎÈ ÍÖìÛÊÑÐÛÎØø×ØÓÙÛÈÓÍÎÓÎ ÈÔ×÷èò REVIEWCRITERIA ItemBackground: èÔÓÉØ×Æ×ÐÍÌÏ×ÎÈÓÎÓÈÓÛÐÐÃÚ×ÕÛÎÓÎ ÈÔ×÷èòÓÎòÇÎ× ÅÔ×ÎÛïÛÉÈ×Ê ìÊ×ÐÓÏÓÎÛÊÃìÐÛÈÅÛÉÛÌÌÊÍÆ×Ø íÎÐÃìÔÛÉ× ÅÛÉØ×Æ×ÐÍÌ×ØÛÈ ÈÔÛÈ ÈÓÏ×ÛÉ ÈÔ×ïÛÉÈ×Ê ìÊ×ÐÓÏÓÎÛÊÃìÐÛÈ×ÄÌÓÊ×ØÚ×ÖÍÊ×ÛÎÃÛØØÓÈÓÍÎÛÐÖÓÎÛÐÌÐÛÈÉÅ×Ê×ÚÊÍÇÕÔÈÖÍÊÅÛÊØÖÍÊÛÌÌÊÍÆÛÐóÎ ÅÔÓÐ× ÈÔ×ÉÇÚÒ×ÙÈÌÊÍÌ×ÊÈÃÅÛÉÉÈÓÐÐÐÍÙÛÈ×ØÓÎ ÈÔ×ùÓÈêÉ÷èòÛïÛÉÈ×ÊìÐÛÎÅÛÉ ÛÌÌÊÍÆ×ØÅÓÈÔÛìÊ×ÐÓÏÓÎÛÊÃìÐÛÈÚ×ÓÎÕÛÌÌÊÍÆ×ØÉÔÍÊÈÐà ÈÔ×Ê×ÛÖÈ×ÊóÎ ÈÔ×ÉÇÚÒ×ÙÈ ÌÊÍÌ×ÊÈÃÅÛÉÛÎÎ×Ä×ØÓÎÈÍ ÈÔ×ùÓÈÃÚ×ÖÍÊ×ÛÎÃÖÓÎÛÐÌÐÛÈÉÅ×Ê×ÉÇÚÏÓÈÈ×ØÛÎØÛÌÌÊÍÆ×Øû ùÍÏÌÊ×Ô×ÎÉÓÆ×ìÐÛÎðÛÎØçÉ×ûÏ×ÎØÏ×ÎÈÛÎØÛÉÇÚÉ×ËÇ×ÎÈÊ×ÂÍÎÓÎÕÍÖ ÈÔ×ÉÇÚÒ×ÙÈ ÌÊÍÌ×ÊÈÃÅ×Ê×ÙÍÏÌÐ×È×ØÓÎïÛà CompliancewithSubdivisionRegulations: èÔ×ÌÐÛÈÓÉÓÎÙÍÏÌÐÓÛÎÙ×ÅÓÈÔ ÈÔ×ìÊ×ÐÓÏÓÎÛÊà ìÐÛÈÛÎØ ÈÔ×éÇÚØÓÆÓÉÓÍÎê×ÕÇÐÛÈÓÍÎÉ STAFFRECOMMENDATIONS éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛÌÌÊÍÆÛÐÍÖ ÈÔ×ÖÓÎÛÐÌÐÛÈ SUPPORTINGMATERIALS ûÌÌÐÓÙÛÈÓÍÎ ùÍÌÃÍÖöÓÎÛÐìÐÛÈÌÊÍÆÓØ×ØÓÎÌÛÙÑ×È ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê PRELIMINARYPLAT FOR MEADOWCREEKPH4&5(PP) 08-00500279 SCALE: ÐÍÈÉÍÎ ÛÙÊ×É LOCATION: éÍÇÈÔÉÓØ×ÍÖñÍÌÌ×úÊÓØÕ×êÍÛØÐ×ÉÉÈÔÛÎÍÎ×ÏÓÐ×Å×ÉÈÍÖ ÈÔ× ÙÍÏÏÇÎÓÈÃÍÖå×ÐÐÚÍÊÎÓÎÈÔ×ùÍÐÐ×Õ×éÈÛÈÓÍÎ÷ÄÈÊÛÈ×ÊÊÓÈÍÊÓÛÐ òÇÊÓÉØÓÙÈÓÍÎ÷èò ZONING: î û÷èò APPLICANT: ïÛÓÎéÈÊ××ÈôÍÏ×ɦùéðÈØ PROJECTMANAGER: òÛÉÍÎéÙÔÇÚ×ÊÈûóùìéÈÛÖÖìÐÛÎÎ×Ê ÒÉÙÔÇÚ×ÊÈüÙÉÈÄÕÍÆ RECOMMENDATION: ûÌÌÊÍÆÛÐ ìÐÛÎÎÓÎÕâÍÎÓÎÕï××ÈÓÎÕìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕï××ÈÓÎÕìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê DEVELOPMENTHISTORY Annexation: î û÷èò Zoning: î û÷èò Sitedevelopment: èÔ×ÍÊÓÕÓÎÛÐÌÊ×ÐÓÏÓÎÛÊÃÌÐÛÈÖÍÊÈÔÓÉÌÊÍÌ×ÊÈÃÅÛÉÛÌÌÊÍÆ×ØÚÃÈÔ× ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎÓÎø×Ù×ÏÚ×Ê èÔ×ÖÓÎÛÐÌÐÛÈÍÖìÔÛÉ× ÅÛÉÛÌÌÊÍÆ×ØÓÎ ûÇÕÇÉÈ ÛÎØÈÔ×ÖÓÎÛÐÌÐÛÈÖÍÊìÔÛÉ×É ÅÛÉÛÌÌÊÍÆ×ØÓÎòÛÎÇÛÊà èÔÓÉÌÐÛÈ ÙÍÏÚÓÎ×ÉìÔÛÉ×ÉÛÉìÔÛÉ×ÛÎØÊ×ÎÛÏ×ÉìÔÛÉ×ÛÉìÔÛÉ×óÎÛØØÓÈÓÍÎ ÐÍÈÉÔÛÆ× Ú××ÎÙÍÎÆ×ÊÈ×ØÈÍùÍÏÏÍÎûÊ×ÛÛÎØØ×È×ÎÈÓÍÎÌÍÎØÛÊ×ÛÉ COMMENTS Water: åÛÈ×ÊÉ×ÊÆÓÙ×ÅÓÐÐÚ×ÌÊÍÆÓØ×ØÚÃå×ÐÐÚÍÊÎéÌ×ÙÓÛÐçÈÓÐÓÈÃøÓÉÈÊÓÙÈûÖÓÊ×ÖÐÍÅ ÛÎÛÐÃÉÓÉÏ××ÈÓÎÕÈÔ×ÏÓÎÓÏÇÏÊ×ËÇÓÊ×Ï×ÎÈÉÍÖÈÔ×úùéçÎÓÖÓ×Øø×ÉÓÕÎ õÇÓØ×ÐÓÎ×ÉÅÓÐÐÎ××Ø ÈÍÚ×ÉÇÚÏÓÈÈ×ØÛÎØÛÌÌÊÍÆ×ØÌÊÓÍÊÈÍÈÔ×ÖÓÎÛÐÌÐÛÈÚ×ÓÎÕ ÖÍÊÅÛÊØ×ØÈÍ ÈÔ×ìâùÍÏÏÓÉÉÓÍÎ Sewer: óÎÓÈÓÛÐÌÔÛÉ×ÉÍÖÈÔÓÉÌÊÍÒ×ÙÈÓÎÙÐÇØ×ØÈÔ×ÙÍÎÉÈÊÇÙÈÓÍÎÍÖÛÅÛÉÈ×ÅÛÈ×Ê ÈÊ×ÛÈÏ×ÎÈÌÐÛÎÈååèìÈÔÛÈÅÛÉÌ×ÊÏÓÈÈ×ØÚÃÈÔ×è×ÄÛÉùÍÏÏÓÉÉÓÍÎÍÎ ÷ÎÆÓÊÍÎÏ×ÎÈÛÐëÇÛÐÓÈÃèù÷ë Streets: ñÍÌÌ×úÊÓØÕ×êÍÛØÓÉÛïÓÎÍÊùÍÐÐ×ÙÈÍÊÍÎ ÈÔ×ùÓÈêÉèÔÍÊÍÇÕÔÖÛÊ×ìÐÛÎ ûØØÓÈÓÍÎÛÐÊÓÕÔÈÍÖÅÛÃÖÍÊñÍÌÌ×úÊÓØÕ×êÍÛØÓÉÌÊÍÌÍÉ×ØÖÍÊØ×ØÓÙÛÈÓÍÎÍÎ ÈÔÓÉìÐÛÈéÈÊ××ÈÙÍÎÉÈÊÇÙÈÓÍÎÅÓÈÔÓÎÈÔ×ÉÇÚØÓÆÓÉÓÍÎÅÓÐÐÚ× ÈÍùÓÈÃÉÈÛÎØÛÊØÉ ÛÎØÅÓÐÐÓÎÙÐÇØ×ÙÇÊÚÛÎØÕÇÈÈ×Ê Off-siteEasements: îÍÎ×ÛÈÈÔÓÉ ÈÓÏ× Drainage: èÔ×ÌÊÍÌ×ÊÈÃÓÉÐÍÙÛÈ×ØÅÓÈÔÓÎÈÔ×ì×ÛÙÔùÊ××ÑøÊÛÓÎÛÕ×úÛÉÓÎøÊÛÓÎÛÕ×ÓÉ Õ×Î×ÊÛÐÐÃÈÍÈÔ×ÉÍÇÈÔ×ÛÉÈÈÔÊÍÇÕÔÛÎÓÎÈ×ÊÏÓÈÈ×ÎÈÉÈÊ×ÛÏ FloodPlain: èÔ×Ê×ÓÉÎÍö÷ïûÊ×ÕÇÐÛÈ×ØÖÐÍÍØÌÐÛÓÎÐÍÙÛÈ×ØÍÎÈÔ×ÌÊÍÌ×ÊÈà OversizeRequest: î û ImpactFees: î û ParklandDedication: îÍÎ×Ê×ËÇÓÊ×Ø REVIEWCRITERIA CompliancewithComprehensivePlanandUnifiedDevelopment Ordinance: èÔ× ùÍÏÌÊ×Ô×ÎÉÓÆ×ìÐÛÎØ×ÉÓÕÎÛÈ×ÉÈÔÓÉÛÊ×ÛÛÉêÇÊÛÐèÔ×ùÓÈÃØÍ×ÉÎÍÈÔÛÆ×ÐÛÎØÇÉ× ÛÇÈÔÍÊÓÈÃÓÎÈÔ×÷ÄÈÊÛÈ×ÊÊÓÈÍÊÓÛÐòÇÊÓÉØÓÙÈÓÍÎÛÎØ ÈÔ×Ê×ÖÍÊ×ÈÔ×ùÓÈÃÙÛÎÎÍÈÛÌÌÐÃÈÔÓÉ Ø×ÉÓÕÎÛÈÓÍÎÍÊÂÍÎÓÎÕñÍÌÌ×úÊÓØÕ×êÍÛØÓÉØ×ÉÓÕÎÛÈ×ØÛÉÛÏÓÎÍÊÙÍÐÐ×ÙÈÍÊÍÎÈÔ×ùÓÈÃªÉ èÔÍÊÍÇÕÔÖÛÊ×ìÐÛÎÛÎØÈÔÓÉÌÐÛÈØ×ØÓÙÛÈ×ÉÛØØÓÈÓÍÎÛÐÊÓÕÔÈÍÖÅÛÃÈÍÏ××ÈÓÈÉÅÓØÈÔ CompliancewithSubdivisionRegulations: èÔ×ÌÊ×ÐÓÏÓÎÛÊÃÌÐÛÈÙÍÏÌÐÓ×ÉÅÓÈÔ ÈÔ× éÇÚØÓÆÓÉÓÍÎê×ÕÇÐÛÈÓÍÎÉÛÉÛÌÌÐÓÙÛÚÐ×ÓÎ ÈÔ×÷èò ìÐÛÎÎÓÎÕâÍÎÓÎÕï××ÈÓÎÕìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê STAFFRECOMMENDATION éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛÌÌÊÍÆÛÐÍÖÈÔ×ÌÊ×ÐÓÏÓÎÛÊÃÌÐÛÈ SUPPORTINGMATERIALS ûÌÌÐÓÙÛÈÓÍÎ ùÍÌÃÍÖìÊ×ÐÓÏÓÎÛÊÃìÐÛÈÌÊÍÆÓØ×ØÓÎÌÛÙÑ×È ìÐÛÎÎÓÎÕâÍÎÓÎÕï××ÈÓÎÕìÛÕ×ÍÖ îÍÆ×ÏÚ×Ê FINALPLAT FOR CASTLEROCKPH2B(FP) 08-00500244 SCALE: ÐÍÈÉÍÎ ÛÙÊ×É LOCATION: åÓÐÐÓÛÏøöÓÈÙÔÐÍÙÛÈ×ØÎ×ÛÊ ÈÔ×ùÛÉÈÐ×ÕÛÈ×éÇÚØÓÆÓÉÓÍÎ ZONING: ìøøìÐÛÎÎ×Øø×Æ×ÐÍÌÏ×ÎÈøÓÉÈÊÓÙÈ APPLICANT: õÊ××ÎÉìÊÛÓÊÓ×óÎÆ×ÉÈÍÊÉððù PROJECTMANAGER: ðÛÇÊ×ÎûôÍÆØ×éÈÛÖÖìÐÛÎÎ×Ê ÐÔÍÆØ×üÙÉÈÄÕÍÆ RECOMMENDATION: ûÌÌÊÍÆÛÐ ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê DEVELOPMENTHISTORY Annexation: òÇÎ× Zoning: ìøøìÐÛÎÎ×Øø×Æ×ÐÍÌÏ×ÎÈ PreliminaryPlat: ùÛÉÈÐ×êÍÙÑìÊ×ÐÓÏÓÎÛÊÃìÐÛÈ ¦òÛÎÇÛÊà ùÛÉÈÐ×êÍÙÑìÊ×ÐÓÏÓÎÛÊÃìÐÛÈ ê×ÆÓÉ×ئé×ÌÈ×ÏÚ×Ê ùÛÉÈÐ×êÍÙÑìÊ×ÐÓÏÓÎÛÊÃìÐÛÈ ê×ÆÓÉ×ئûÇÕÇÉÈ SiteDevelopment: çÎØ×Æ×ÐÍÌ×ØÆÛÙÛÎÈ COMMENTS ParklandDedication: èÔÓÉØ×Æ×ÐÍÌÏ×ÎÈÅÛÉÊ×ËÇÓÊ×Ø ÈÍÙÍÏÌÐÃÅÓÈÔ ÈÔ×ìÛÊÑðÛÎØ ø×ØÓÙÛÈÓÍÎ íÊØÓÎÛÎÙ××ÖÖ×ÙÈÓÆ×ÛÉÍÖ ûÖ××ÍÖ Ì×ÊÉÓÎÕÐ×ÖÛÏÓÐÃÇÎÓÈÅÛÉÛÌÌÐÓ×Ø ÛÎØÙÛÏ× ÈÍ ÈÔ×ÉÇÏÍÖ èÔ×Ø×Æ×ÐÍÌ×ÊÅÓÐÐÚ×ÙÍÎÉÈÊÇÙÈÓÎÕÛÎØÌÛÃÓÎÕÖÍÊÛ ÏÛÒÍÊÓÈÃÍÖ ÈÔ×ÌÛÊÑ ÓÎÙÐÇØ×É ÍÇÈÍÖ ÈÔ× óÎÛØØÓÈÓÍÎÐÛÎØ Ø×ØÓÙÛÈÓÍÎ ÈÍÈÛÐ×Ø ÛÙÊ×É REVIEWCRITERIA CompliancewithSubdivisionRegulations: èÔÓÉÖÓÎÛÐÌÐÛÈÓÉÓÎÙÍÏÌÐÓÛÎÙ×ÅÓÈÔ ÈÔ× éÇÚØÓÆÓÉÓÍÎê×ÕÇÐÛÈÓÍÎÉÛÉÅ×ÐÐÛÉ ÈÔ×ÛÌÌÊÍÆ×ØùÛÉÈÐ×êÍÙÑìÊ×ÐÓÏÓÎÛÊÃìÐÛÈ STAFFRECOMMENDATIONS éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛÌÌÊÍÆÛÐ SUPPORTINGMATERIALS ûÌÌÐÓÙÛÈÓÍÎ ùÍÌÃÍÖöÓÎÛÐìÐÛÈÌÊÍÆÓØ×ØÓÎÌÛÙÑ×È ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê FINALPLAT FOR AGGIELANDBUSINESSPARKPH1(FP-REPLAT) 08-00500278 SCALE: ÐÍÈÉÍÖ ÛÙÊ×É LOCATION: êÛÃÏÍÎØéÈÍÈÂ×Ê ZONING: î û÷èò APPLICANT: òÓÏò×ÈÈ òÍÎ×Éððù PROJECTMANAGER: ðÛÇÊ×ÎûôÍÆØ×éÈÛÖÖìÐÛÎÎ×Ê ÐÔÍÆØ×üÙÉÈÄÕÍÆ RECOMMENDATION: ûÌÌÊÍÆÛÐ ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê DEVELOPMENTHISTORY Annexation: î û Zoning: î û÷èò FinalPlat: ûÕÕÓ×ÐÛÎØúÇÉÓÎ×ÉÉìÛÊÑöÓÎÛÐìÐÛÈïÛà SiteDevelopment: çÎØ×Æ×ÐÍÌ×ØÔÍÅ×Æ×ÊÛÎÍÖÖÓÙ×ÚÇÓÐØÓÎÕÔÛÉÚ××ÎÙÍÎÉÈÊÇÙÈ×Ø ÓÎÛØÓÖÖ×Ê×ÎÈÌÔÛÉ× COMMENTS ParklandDedication: îÍÈÊ×ËÇÓÊ×ØÖÍÊÎÍÎÊ×ÉÓØ×ÎÈÓÛÐÉÇÚØÓÆÓÉÓÍÎÉ REVIEWCRITERIA CompliancewithSubdivisionRegulations: èÔ×ÛÌÌÐÓÙÛÎÈÅÓÉÔ×É ÈÍØÓÆÓØ×ðÍÈ úÐÍÙÑ ÅÔÓÙÔÓÉ ÛÙÊ×ÉÓÎÈÍ ÈÅÍÐÍÈÉðÍÈ û ÛÙÊ×ÉÛÎØðÍÈ ú ÛÙÊ×ÉÅÓÈÔÍÇÈ ÛÐÈ×ÊÓÎÕ ÈÔ×ÙÍÎÖÓÕÇÊÛÈÓÍÎÍÖúÐÍÙÑ ÍÊÛÎÃÍÈÔ×ÊÐÍÈÅÓÈÔÓÎ ÈÔÛÈÚÐÍÙÑèÔÓÉÌÐÛÈÓÉÓÎÙÍÏÌÐÓÛÎÙ× ÅÓÈÔ ÈÔ×éÇÚØÓÆÓÉÓÍÎê×ÕÇÐÛÈÓÍÎÉ STAFFRECOMMENDATIONS éÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛÌÌÊÍÆÛÐ SUPPORTINGMATERIALS ûÌÌÐÓÙÛÈÓÍÎ ùÍÌÃÍÖöÓÎÛÐìÐÛÈÌÊÍÆÓØ×ØÓÎÌÛÙÑ×È ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ×ÍÖ îÍÆ×ÏÚ×Ê REZONING REQUEST FOR RANDALL'S UNIVERISTY PARK LOT 3R-2 (REZ) 08-00500253 REQUEST: ê éÓÎÕÐ× öÛÏÓÐà ê×ÉÓØ×ÎÈÓÛÐ ÈÍ ìøø ìÐÛÎÎ×Ø ø×Æ×ÐÍÌÏ×ÎÈ øÓÉÈÊÓÙÈ SCALE: ÛÙÊ×É LOCATION: ùÔÓÏÎ×à ôÓÐÐ øÊÓÆ× APPLICANTS: ÷ÊÓÙ ïÛÙÔ Ø×Æ×ÐÍÌ×Ê PROJECT MANAGER: ðÓÎØÉÛà ñÊÛÏ×Ê ûóùì é×ÎÓÍÊ ìÐÛÎÎ×Ê ÐÑÊÛÏ×ÊüÙÉÈÄÕÍÆ RECOMMENDATION: éÈÛÖÖ Ê×ÙÍÏÏ×ÎØÉ ÛÌÌÊÍÆÛÐ ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê NOTIFICATIONS ûØÆ×ÊÈÓÉ×Ø ùÍÏÏÓÉÉÓÍÎ ô×ÛÊÓÎÕ øÛÈ× îÍÆ×ÏÚ×Ê ûØÆ×ÊÈÓÉ×Ø ùÍÇÎÙÓÐ ô×ÛÊÓÎÕ øÛÈ×É ø×Ù×ÏÚ×Ê èÔ× ÖÍÐÐÍÅÓÎÕ Î×ÓÕÔÚÍÊÔÍÍØ ÍÊÕÛÎÓÂÛÈÓÍÎÉ ÈÔÛÈ ÛÊ× Ê×ÕÓÉÈ×Ê×Ø ÅÓÈÔ ÈÔ× ùÓÈà ÍÖ ùÍÐÐ×Õ× éÈÛÈÓÍ뻃 î×ÓÕÔÚÍÊÔÍÍØ é×ÊÆÓÙ×É ÔÛÆ× Ê×Ù×ÓÆ×Ø Û ÙÍÇÊÈ×Éà Ð×ÈÈ×Ê ÍÖ ÎÍÈÓÖÓÙÛÈÓÍÎ ÍÖ ÈÔÓÉ ÌÇÚÐÓÙ Ô×ÛÊÓÎÕ ùÔÓÏÎ×à ôÓÐÐ ôÍÏ×ÍÅÎ×ÊÉ ûÉÉÍÙÓÛÈÓÍÎ ìÊÍÌ×ÊÈà ÍÅÎ×Ê ÎÍÈÓÙ×É ÏÛÓÐ×Ø ùÍÎÈÛÙÈÉ ÓÎ ÉÇÌÌÍÊÈ ùÍÎÈÛÙÈÉ ÓÎ ÍÌÌÍÉÓÈÓÍÎ óÎËÇÓÊà ÙÍÎÈÛÙÈÉ ADJACENT LAND USES Direction Comprehensive PlanZoning Land Use éÓÎÕÐ× öÛÏÓÐà North ê×ÉÓØ×ÎÈÓÛÐ ï×ØÓÇÏ ê éÓÎÕÐ× öÛÏÓÐà ìÛÊÑ ø×ÎÉÓÈà ù õ×Î×ÊÛÐ ùÍÏÏ×ÊÙÓÛÐ South ê×ÈÛÓÐ ê×ÕÓÍÎÛÐ ùÍÏÏ×ÊÙÓÛÐûÐÚ×ÊÈÉÍÎÉ East êíå ùÔÓÏÎ×à ôÓÐÐ ê×Ø×Æ×ÐÍÌÏ×ÎÈ ÛÎØ West ê éÓÎÕÐ×öÛÏÓÐà ùÓÈà ÍÖ úÊÃÛÎ DEVELOPMENT HISTORY Annexation: ÛÎØ Zoning: ê ÉÓÎÙ× ÛÎÎ×ÄÛÈÓÍÎ Final Plat: Ê×ÌÐÛÈÈ×Ø ÓÎ êÛÎØÛÐÐªÉ çÎÓÆ×ÊÉÓÈà ìÛÊÑ Site development: æÛÙÛÎÈ REVIEW CRITERIA Consistency with the Comprehensive Plan: èÔ× ÉÇÚÒ×ÙÈ ÌÊÍÌ×ÊÈà ÓÉ ÓØ×ÎÈÓÖÓ×Ø ÛÉ ìÐÛÎÎ×Ø ø×Æ×ÐÍÌÏ×ÎÈ ÖÍÊ ÈÍÅÎÔÍÏ× ÇÉ×É ÅÓÈÔ Û ÏÛÄÓÏÇÏ ÕÊÍÉÉ Ø×ÎÉÓÈà ÍÖ ÇÎÓÈÉ Ì×Ê ÛÙÊ× ÍÎ ÈÔ× ùÍÏÌÊ×Ô×ÎÉÓÆ× ìÐÛÎ èÔ× ÉÇÚÒ×ÙÈ Ê×ÂÍÎÓÎÕ ÓÉ ÙÍÎÉÓÉÈ×ÎÈ ÅÓÈÔ ÈÔ× ùÍÏÌÊ×Ô×ÎÉÓÆ× ìÐÛÎ Ø×ÉÓÕÎÛÈÓÍÎ Compatibility with the present zoning and conforming uses of nearby property and with the character of the neighborhood: èÔ× ÌÊÍÌ×ÊÈà ÓÉ ÛØÒÛÙ×ÎÈ ÈÍ ê éÓÎÕÐ× öÛÏÓÐà ê×ÉÓØ×ÎÈÓÛÐ ù õ×Î×ÊÛÐ ùÍÏÏ×ÊÙÓÛÐ ÛÎØ ê øÇÌÐ×Ä èÔ× ÌÊÍÌ×ÊÈà ÓÉ ÛÐÉÍ ÛÙÊÍÉÉ ÈÔ× ÉÈÊ××È ÖÊÍÏ ê èÍÅÎÔÍÏ× Ø×Æ×ÐÍÌ×Ø ÛÉ ùÔÓÏÎ×à ôÓÐÐ èÔ× ÌÊÍÌÍÉ×Ø ÂÍÎÓÎÕ ÛÐÐÍÅÉ ÖÍÊ Û ÉÈ×Ì ØÍÅÎ ÖÊÍÏ ÈÔ× ÙÍÏÏ×ÊÙÓÛÐ Ù×ÎÈ×Ê Ø×Æ×ÐÍÌ×Ø ÛÉ ÈÔ× ûÐÚ×ÊÈÉÍÎÉ ÉÔÍÌÌÓÎÕ Ù×ÎÈ×Ê ÛÎØ ÓÉ ÚÇÖÖ×Ê×Ø Úà ÛÎ ×ÄÓÉÈÓÎÕ ÛÙÊ× ÌÛÊÑ ÖÊÍÏ ÏÍÉÈ ÍÖ ÈÔ× ×ÉÈÛÚÐÓÉÔ×Ø ÉÓÎÕÐ×ÖÛÏÓÐà Ø×ÈÛÙÔ×Ø ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê Ê×ÉÓØ×ÎÙ×É èÔ× ÌÊÍÌÍÉ×Ø ØÓÉÈÊÓÙÈ ÓÉ ÙÍÏÌÛÈÓÚÐ× ÅÓÈÔ ÈÔ× ×ÄÓÉÈÓÎÕ ÂÍÎÓÎÕ ÛÎØ ÙÍÎÖÍÊÏÓÎÕ ÇÉ×É ÍÎ Î×ÛÊÚà ÌÊÍÌ×ÊÈà ÛÎØ ÈÔÓÉ ÈÊÛÙÈ ÔÛÉ Ú××Î ÓØ×ÎÈÓÖÓ×Ø ÛÉ Û ìÐÛÎÎ×Ø ø×Æ×ÐÍÌÏ×ÎÈ ÍÎ ÈÔ× ÌÐÛÈÉ ÖÍÊ ÈÔÓÉ ÛÊ×Û ÉÓÎÙ× íÎ ÈÔ× ×ÛÉÈ ÉÓØ× ÍÖ ÈÔ× ÌÊÍÌ×ÊÈà ÈÔÓÉ Ø×Æ×ÐÍÌÏ×ÎÈ ÓÉ ÙÐÍÉ×ÉÈ ÈÍ Û ÐÛÊÕ× ÐÍÈ ÉÓÎÕÐ×ÖÛÏÓÐà ÔÍÏ× ÈÔÛÈ ÓÉ ÛÙÊ×É ÙÍÏÌÛÊ×Ø ÈÍ ÈÔ× ÛÆ×ÊÛÕ× ËÇÛÊÈ×Ê ÛÙÊ× ÐÍÈÉ ÓÎ ÈÔ× Ê×ÏÛÓÎÓÎÕ ùÔÓÏÎ×à ôÓÐÐ Ø×ÈÛÙÔ×Ø ÉÓÎÕÐ×ÖÛÏÓÐà ÛÊ×Û èÔ× ÉÈÛÈ×Ø ÌÇÊÌÍÉ× ÍÖ ÈÔ× ìøø ÓÉ ÈÍ Ø×Æ×ÐÍÌ ÈÍÅÎÔÍÏ×É èÔ× ÛÌÌÐÓÙÛÎÈ ÓÉ Ê×ËÇ×ÉÈÓÎÕ ÏÍØÓÖÓÙÛÈÓÍÎÉ ÖÊÍÏ ÈÍÅÎÔÍÏ× ÉÈÛÎØÛÊØÉ ÛÉ ÖÍÐÐÍÅÉ ìÊÍÌÍÉ×Ø çøí ê×ËÇÓÊ×Ï×ÎÈ ïÓÎÓÏÇÏ ÐÍÈ ÉÓÂ× ÉËÖÈ ÉËÖÈ ïÓÎÓÏÇÏ ÖÊÍÎÈ É×ÈÚÛÙÑ Ö××È Ö××È Ê×ÛÊ ÌÛÊÑÓÎÕ ÓÉ ÌÊÍÆÓØ×Ø ïÓÎÓÏÇÏ ÉÈÊ××È ÉÓØ× É×ÈÚÛÙÑ Ö××È Ö××È ïÓÎÓÏÇÏ Ê×ÛÊ É×ÈÚÛÙÑ Ö××È Ö××È èÔ× ÛÆ×ÊÛÕ× ÐÍÈ ÉÓÂ× ÍÖ ÈÔ× ÈÍÅÎÔÍÏ×É ÍÎ ùÔÓÏÎ×à ôÓÐÐ ÓÉ ÛÌÌÊÍÄÓÏÛÈ×Ðà ÉËÖÈ ÅÓÈÔ É×ÈÚÛÙÑÉ ÍÖ Ö××È ÓÎ ÈÔ× ÖÊÍÎÈ ÛÎØ Ö××È ÓÎ ÈÔ× Ê×ÛÊ èÔ× ÛÌÌÐÓÙÛÎÈ ÔÛÉ ÌÊÍÆÓØ×Ø ÌÊÍÌÍÉ×Ø ÙÍÏÏÇÎÓÈà Ú×Î×ÖÓÈÉ ÈÍ ÍÖÖÉ×È ÈÔ× ÕÊÛÎÈÓÎÕ ÍÖ ÈÔ×É× ÏÍØÓÖÓÙÛÈÓÍÎÉ ¦ ÈÔ× Ø×Æ×ÐÍÌÏ×ÎÈ ÍÖ ÈÔÓÉ ÌÊÍÌ×ÊÈà ÅÓÐÐ ÓÎÙÊ×ÛÉ× ÓÈÉ ÈÛÄÛÚÐ× ÆÛÐÇ× ÈÍ ÈÔ× ùÓÈà ¦ ÈÔ× Ø×Æ×ÐÍÌÏ×ÎÈ ÅÓÐÐ ÛÙÈ ÛÉ Û ÚÇÖÖ×Ê Ú×ÈÅ××Î ÈÔ× Ê×ÈÛÓÐ ÛÎØ Ê×ÉÓØ×ÎÈÓÛÐ ÇÉ×É ÛÎØ ¦ ÈÔ× Ø×Æ×ÐÍÌÏ×ÎÈ ÅÓÐÐ ÙÊ×ÛÈ× ÛÙÙ×ÉÉ ÈÍ úÓÐÐÓ× ïÛØ×Ðà ìÛÊÑ ÈÔÛÈ ÓÉ ÙÇÊÊ×ÎÈÐà ÍÎÐà ÛÙÙ×ÉÉÓÚÐ× ÖÊÍÏ ÈÔ× ùÓÈà ÍÖ úÊÃÛÎ ûØØÓÈÓÍÎÛÐÐà éÈÛÖÖ ÛÐÉÍ ÓØ×ÎÈÓÖÓ×Ø ÈÔ× ÙÐÇÉÈ×Ê Ø×ÉÓÕÎ ÍÖ ÈÔ× Ø×Æ×ÐÍÌÏ×ÎÈ ÛÉ Û ÙÍÏÏÇÎÓÈà Ú×Î×ÖÓÈ û ÙÐÇÉÈ×Ê Ø×Æ×ÐÍÌÏ×ÎÈ ÓÉ ÅÔ×Ê× ÍÆ×Ê ÈÔ× ×ÎÈÓÊ× ÉÓÈ× ÈÔ× Ø×ÎÈÓÉÈà ÓÉ Ð×ÉÉ ÈÔÛÈ ÈÔ× ÏÛÄÓÏÇÏ ÛÐÐÍÅ×Ø Úà ÈÔ× ùÍÏÌÊ×Ô×ÎÉÓÆ× ìÐÛÎ ÚÇÈ ÈÔ× ÐÍÈ ÉÓÂ×É ÛÊ× Ê×ØÇÙ×Ø ÛÎØ ÍÎÐà Ì×ÊÓÏ×È×Ê É×ÈÚÛÙÑÉ ÛÌÌÐÓ×Ø ÓÎ ÛÎ ×ÖÖÍÊÈ ÈÍ ÌÊ×É×ÊÆ× ÍÌ×Î ÉÌÛÙ× èÔÓÉ Ø×ÉÓÕÎ ÅÔÓÙÔ ÅÍÇÐØ ÌÊ×É×ÊÆ× ÈÔ× ÎÛÈÇÊÛÐ Æ×Õ×ÈÛÈ×Ø ÚÇÖÖ×Ê ÍÎ ÈÔ× ×ÛÉÈ ÉÓØ× ÍÖ ÈÔ× ÌÊÍÌ×ÊÈà Ú×ÃÍÎØ ÈÔ× ×Ð×ÙÈÊÓÙÛÐ ×ÛÉ×Ï×ÎÈÉ ÛÎØ ÈÔ× ÍÌ×Î ÉÌÛÙ× ÈÍ ÈÔ× Å×ÉÈ ÓÉ ÙÍÎÉÓØ×Ê×Ø Û ÙÍÏÏÇÎÓÈà Ú×Î×ÖÓÈ Suitability of the property affected by the amendment for uses permitted by the district that would be made applicable by the proposed amendment: èÔ× ÉÇÚÒ×ÙÈ ÈÊÛÙÈ ÓÉ ÒÇÉÈ ÍÆ×Ê ÛÙÊ×É ÛØÒÛÙ×ÎÈ ÈÍ ÙÍÏÏ×ÊÙÓÛÐ ÛÎØ ØÇÌÐ×Ä Ø×Æ×ÐÍÌÏ×ÎÈ èÍÅÎÔÍÏ× ÇÉ×É ÅÍÇÐØ Ú× ÉÇÓÈÛÚÐ× ÍÎ ÈÔ× ÈÊÛÙÈ óÎ ÛØØÓÈÓÍÎ Ø×Æ×ÐÍÌÏ×ÎÈ ÍÖ ÈÔ× ÈÊÛÙÈ ÌÊÍÆÓØ×É ÛÙÙ×ÉÉ ÈÍ ÌÛÊÑÐÛÎØ ÈÔÛÈ ÔÛÉ Ú××Î ÌÊ×ÆÓÍÇÉÐà ÓÎÛÙÙ×ÉÉÓÚÐ× Suitability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: èÔ× ÌÊÍÌ×ÊÈà ÓÉ ÎÍÈ Õ×Î×ÊÛÐÐà ÉÇÓÈÛÚÐ× ÖÍÊ ÉÓÎÕÐ×ÖÛÏÓÐà Ø×ÈÛÙÔ×Ø Ø×Æ×ÐÍÌÏ×ÎÈ èÔ× ÉÓÂ× ÍÖ ÈÔ× ÈÊÛÙÈ ÓÈÉ ÛØÒÛÙ×ÎÙà ÈÍ ÙÍÏÏ×ÊÙÓÛÐ ÛÎØ ØÇÌÐ×Ä Ø×Æ×ÐÍÌÏ×ÎÈ ÛÐÍÎÕ ÅÓÈÔ ÈÔ× ÌÊ×É×ÎÙ× ÍÖ ÍÆ×ÊÔ×ÛØ ×Ð×ÙÈÊÓÙ ÐÓÎ×É ÏÛÑ× ÈÔ× ÉÓÈ× ÇÎÉÇÓÈÛÚÐ× ÖÍÊ Ø×ÈÛÙÔ×Ø Ê×ÉÓØ×ÎÈÓÛÐ Ø×Æ×ÐÍÌÏ×ÎÈ ÈÔÛÈ ÅÍÇÐØ Ú× ÓÎ ÈÔ× ÉÛÏ× ÙÔÛÊÛÙÈ×Ê ÛÉ ÈÔ× ×ÄÓÉÈÓÎÕ Ø×ÈÛÙÔ×Ø ÔÍÏ×É ÓÎ ùÔÓÏÎ×à ôÓÐÐ Marketability of the property affected by the amendment for uses permitted by the district applicable to the property at the time of the proposed amendment: èÔ× ÌÊÍÌ×ÊÈà ÓÉ ÏÛÊÑ×ÈÛÚÐ× ÛÉ ÉÓÎÕÐ×ÖÛÏÓÐà ÔÍÅ×Æ×Ê ÅÓÈÔ ÈÔ× ÛÚÍÆ× Ê×Ö×Ê×ÎÙ×Ø ÙÍÎÉÈÊÛÓÎÈÉ ÓÈ ÓÉ ÇÎÐÓÑ×Ðà ÈÍ Ø×Æ×ÐÍÌ ÛÉ ÉÇÙÔ Availability of water, wastewater, stormwater, and transportation facilities generally suitable and adequate for the proposed use: ûÉ ÍÎ× ÍÖ ÈÅÍ ÆÛÙÛÎÈ ÈÊÛÙÈÉ ÓÎ ÛÎ ÛÊ×Û ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê ÙÍÏÌÐ×È×Ðà ÚÇÓÐÈ ÍÇÈ ÈÔ×Ê× ÓÉ ÛØ×ËÇÛÈ× ÅÛÈ×Ê ÅÛÉÈ×ÅÛÈ×Ê ÉÈÍÊÏÅÛÈ×Ê ÛÎØ ÈÊÛÎÉÌÍÊÈÛÈÓÍÎ ÖÛÙÓÐÓÈÓ×É ÈÍ ÉÇÌÌÍÊÈ ÈÔ× ÌÊÍÌÍÉ×Ø ÇÉ× ùÇÊÊ×ÎÈÐà ûÊÕÇ×ÐÐÍ øÊÓÆ× ÛÈ ùÔÓÏÎ×à ôÓÐÐ ÔÛÉ Æ×ÔÓÙÐ× ÈÊÓÌÉ Ì×Ê ØÛà ÛÎØ ûÊÕÇ×ÐÐÍ ÛÈ èÛÊÊÍÅ éÈÊ××È ÙÛÊÊÓ×É Æ×ÔÓÙÐ× ÈÊÓÌÉ Ì×Ê ØÛà úÍÈÔ ùÔÓÏÎ×à ôÓÐÐ ÛÎØ ûÊÕÇ×ÐÐÍ ÛÊ× ÙÐÛÉÉÓÖÓ×Ø ÛÉ ÐÍÙÛÐ ÉÈÊ××ÈÉ ÛÎØ ÙÛÎ ÉÛÖ×Ðà ÙÛÊÊà ÇÌ ÈÍ ÈÊÓÌÉ Ì×Ê ØÛà CONCEPT PLAN REVIEW CRITERIA The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area: éÈÛÖÖ ÙÍÎÉÓØ×ÊÉ ÈÔ× Ø×Æ×ÐÍÌÏ×ÎÈ ÍÖ ÈÍÅÎÔÍÏ×É ÈÍ Ú× ÓÎ ÔÛÊÏÍÎà ÅÓÈÔ ÈÔ× ÙÔÛÊÛÙÈ×Ê ÍÖ ÈÔ× ÉÇÊÊÍÇÎØÓÎÕ ÛÊ×Û ÅÔÓÙÔ ÓÎÙÐÇØ×É Û ÅÓØ× ÏÓÄ ÍÖ ÇÉ×É ÓÎÙÐÇØÓÎÕ ÚÓÕ ÚÍÄ Ê×ÈÛÓÐ ÉÏÛÐÐ ÉÙÛÐ× ÍÖÖÓÙ× ØÇÌÐ×Ä×É ÈÍÅÎÔÍÏ×É ÌÛÈÓÍ ÔÍÏ×É ÛÎØ ÉÓÎÕÐ×ÖÛÏÓÐà Ø×ÈÛÙÔ×Ø ÇÉ×É èÔ× Ø×ÎÉÓÈà ÍÖ ÈÔÓÉ ÌÊÍÒ×ÙÈ ÓÉ ØÅ×ÐÐÓÎÕ ÇÎÓÈÉ Ì×Ê ÛÙÊ× èÔ× ×ÄÓÉÈÓÎÕ Ø×ÎÉÓÈà ÍÖ ÈÔ× ÈÍÅÎÔÍÏ×É ÛÎØ ÌÛÈÓÍ ÔÍÏ×É ÍÎ ÈÔ× ×ÛÉÈ ÉÓØ× ÍÖ ùÔÓÏÎ×à ôÓÐÐ ÔÛÆ× Û Ø×ÎÉÓÈà ÍÖ ØÅ×ÐÐÓÎÕ ÇÎÓÈÉ Ì×Ê ÛÙÊ× íÆ×ÊÛÐÐ ÈÔ× ×ÎÈÓÊ× ùÔÓÏÎ×à ôÓÐÐ ÛÊ×Û ÔÛÉ Û Ø×ÎÉÓÈà ÍÖ ØÅ×ÐÐÓÎÕ ÇÎÓÈÉ Ì×Ê ÛÙÊ× û ÎÇÏÚ×Ê ÍÖ Ê×ÉÓØ×ÎÈÉ ÔÛÆ× ÙÍÎÈÛÙÈ×Ø éÈÛÖÖ ÅÓÈÔ ËÇ×ÉÈÓÍÎÉ ÛÚÍÇÈ ÈÔ× Ê×ÂÍÎÓÎÕ èÔÍÉ× ÓÎ ÍÚÒ×ÙÈÓÍÎ ÈÍ ÈÔ× Ê×ËÇ×ÉÈ Ö××Ð ÈÔÛÈ ÈÔ× ×ÄÓÉÈÓÎÕ ê ÓÉ ÈÔ× ÏÍÉÈ ÙÍÏÌÛÈÓÚÐ× ØÓÉÈÊÓÙÈ ÅÓÈÔ ÈÔ× ÉÇÊÊÍÇÎØÓÎÕ ÛÊ×Û ÛÎØ ×ÄÌÊ×ÉÉ×Ø ÙÍÎÙ×ÊÎÉ ÈÔÛÈ ÈÔ×É× ÈÍÅÎÔÍÏ×É ÅÍÇÐØ Ú× ÚÇÓÐÈ ÅÓÈÔÍÇÈ ÕÛÊÛÕ×É ÅÓÐÐ ÎÍÈ Ú× ÙÍÏÌÛÊÛÚÐ× ÓÎ ÐÍÈ ÉÓÂ× ÛÎØ ÅÓÐÐ Ú× Ê×ÎÈÛÐ ÌÊÍÌ×ÊÈà ÅÓÈÔ ÍÊ ÏÍÊ× ÙÛÊÉ Ì×Ê ÔÍÏ× î×ÓÕÔÚÍÊÉ ÛÊ× ÙÍÎÙ×ÊÎ×Ø ÛÚÍÇÈ ÛØØÓÈÓÍÎÛÐ ÈÊÛÖÖÓÙ ÛÎØ ÉÛÖ×Èà ÛÉ Å×ÐÐ ÛÉ ÛØØÓÈÓÍÎÛÐ ÈÊÛÖÖÓÙ ÛÙÙ×ÉÉÓÎÕ ÈÔ× ÌÛÊÑ èÔ× ÛÌÌÐÓÙÛÎÈ ÓÉ ÉÔÍÅÓÎÕ ÙÍÏÏÍÎ ÛÊ×Û ÛÐÍÎÕ ÈÔ× ×ÛÉÈ ÉÓØ× ÍÖ ÈÔ× ÌÊÍÌ×ÊÈà ÈÔÛÈ ÅÓÐÐ ÌÊÍÆÓØ× Û ÉÏÛÐÐ ÚÇÖÖ×Ê Ú×ÈÅ××Î ÈÔ× ÇÉ×É ÛÎØ ÔÛÉ ÛÐÉÍ ÉÈÛÈ×Ø ÈÔÛÈ ÈÔ×à ÅÓÐÐ Ú× ÌÊ×É×ÊÆÓÎÕ ÛÉ ÏÇÙÔ ÍÖ ÈÔ× ×ÄÓÉÈÓÎÕ Æ×Õ×ÈÛÈÓÍÎ ÛÉ ÌÍÉÉÓÚÐ× ÍÎ ÈÔ× Å×ÉÈ ÉÓØ× ÍÖ ÈÔ× ÌÊÍÌ×ÊÈà øÇ× ÈÍ ÈÔ× ÐÍÅ Ô×ÓÕÔÈ ÍÖ ÈÔ× ×Ð×ÙÈÊÓÙÛÐ ÐÓÎ×É ÈÔ× ÛÌÌÐÓÙÛÎÈ ÔÛÉ ÉÈÛÈ×Ø ÈÔÛÈ ÙÐ×ÛÊÓÎÕ ÓÎ ÈÔÓÉ ÛÊ×Û ÅÓÐÐ Ú× ØÓÖÖÓÙÇÐÈ The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this Section: èÔ× ÌÊÍÌÍÉ×Ø ùÍÎÙ×ÌÈ ìÐÛÎ ÙÍÎÖÍÊÏÉ ÅÓÈÔ ÈÔ× ÌÊ×ÆÓÍÇÉÐà ÛØÍÌÈ×Ø ÛÏ×ÎØÏ×ÎÈ ÈÍ ÈÔ× ùÍÏÌÊ×Ô×ÎÉÓÆ× ìÐÛÎ ÖÍÊ ìÐÛÎÎ×Ø ø×Æ×ÐÍÌÏ×ÎÈ ÍÎ ÈÔÓÉ ÈÊÛÙÈ ÖÍÊ ÈÍÅÎÔÍÏ× ÇÉ×É ÎÍÈ ÈÍ ×ÄÙ××Ø ØÅ×ÐÐÓÎÕ ÇÎÓÈÉ Ì×Ê ÛÙÊ× ûØØÓÈÓÍÎÛÐÐà ÈÔ× ÌÊÍÌÍÉÛÐ ÓÎÙÍÊÌÍÊÛÈ×É Û ÉÈ×ÌÌÓÎÕ ØÍÅÎ ÍÖ ÐÛÎØ ÇÉ×É Úà ÓÎÈ×ÎÉÓÈà ÛÎØ ÌÊÍÏÍÈ×É ÈÔ× Ø×Æ×ÐÍÌÏ×ÎÈ ÍÖ ÐÛÎØ ÅÓÈÔÓÎ ×ÄÓÉÈÓÎÕ É×ÊÆÓÙ× ÛÊ×ÛÉ The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development: èÔ× ÌÊÍÌÍÉ×Ø ÙÍÎÙ×ÌÈ ÌÐÛÎ ÉÔÍÅÉ ÈÍÅÎÔÍÏ× ÐÍÈÉ ÉÓÈÇÛÈ×Ø ÓÎ ÈÔ× ÏÓØØÐ× ÍÖ ÈÔ× ÌÊÍÌ×ÊÈà ÅÓÈÔ ÙÍÏÏÍÎ ÛÊ×Û ÚÇÖÖ×ÊÓÎÕ ÖÊÍÏ ùÔÓÏÎ×à ôÓÐÐ ÍÎ ÚÍÈÔ ÉÓØ×É èÔÓÉ ÐÛÎØ ÇÉ× ÓÉ ÙÍÏÌÛÈÓÚÐ× ÅÓÈÔ ÈÔ× ×ÄÓÉÈÓÎÕ ÏÓÄ ÍÖ ÔÍÇÉÓÎÕ ÈÃÌ×É ÓÎ ÈÔ× ÛÊ×Û ÔÍÅ×Æ×Ê ÈÔ× ÐÍÈ ÉÓÂ×É ÛÎØ ÈÔ× ×ÄÙ×ÉÉ ÌÛÊÑÓÎÕ ÓÉ ÎÍÈ ÓÎ ÈÔ× ÙÔÛÊÛÙÈ×Ê ÍÖ ÈÔ× ÉÇÊÊÍÇÎØÓÎÕ ùÔÓÏÎ×à ôÓÐÐ ÛÊ×Û Every dwelling unit need not front on a public street but shall have access to a public street directly or via a court, walkway, public area, or area owned by a homeowners association: ÷ÛÙÔ ÐÍÈ ÖÊÍÎÈÉ ÍÎ Û ÌÊÍÌÍÉ×Ø ÌÊÓÆÛÈ× ÉÈÊ××È ÈÔÛÈ ÅÓÐÐ Ú× ÕÛÈ×Ø èÔÓÉ ÉÈÊ××È ÙÍÎÎ×ÙÈÉ ÈÍ Û ÌÇÚÐÓÙ ÉÈÊ××È ûÊÕÇ×ÐÐÍ øÊÓÆ× ÅÔÓÙÔ ÓÉ Ú×ÓÎÕ ×ÄÈ×ÎØ×Ø ÈÔÊÍÇÕÔ ÈÔÓÉ ÌÊÍÌ×ÊÈà ÈÍ ÈÔ× ÌÛÊÑ èÔ× ÛÌÌÐÓÙÛÎÈ ÓÉ ÛÐÉÍ ÌÊÍÆÓØÓÎÕ ÛØØÓÈÓÍÎÛÐ ÌÛÊÑÓÎÕ Ú×ÃÍÎØ ÈÔ× ÈÅÍ ÉÌÛÙ×É Ì×Ê ÔÍÏ× Ê×ËÇÓÊ×Ø ÓÎ ÈÔ× çÎÓÖÓ×Ø ø×Æ×ÐÍÌÏ×ÎÈ íÊØÓÎÛÎÙ× Ê×ËÇÓÊ×Ø ÌÊÍÆÓØ×Ø ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities: ûÉ ÈÔÓÉ ÌÊÍÒ×ÙÈ ÓÉ ÛÎ ÓÎÖÓÐÐ ÌÊÍÒ×ÙÈ ÓÎ ÛÎ ×ÉÈÛÚÐÓÉÔ×Ø ÛÊ×Û ÈÔ×Ê× ÓÉ ×ÄÓÉÈÓÎÕ ÅÛÈ×Ê ÛÎØ É×Å×Ê ÙÛÌÛÙÓÈà ÈÍ Ï××È ÈÔ× Î××ØÉ ÍÖ ÈÔÓÉ Ø×Æ×ÐÍÌÏ×ÎÈ ÅÓÈÔÍÇÈ ÛØÆ×ÊÉ×Ðà ÓÏÌÛÙÈÓÎÕ ÈÔ× Î×ÓÕÔÚÍÊÓÎÕ Ê×ÉÓØ×ÎÈÉèÔÓÉ Ø×Æ×ÐÍÌÏ×ÎÈ ÅÓÐÐ Ú× Ê×ËÇÓÊ×Ø ÈÍ ×ÄÈ×ÎØ ÌÇÚÐÓÙ ÓÎÖÊÛÉÈÊÇÙÈÇÊ× ÈÍ ÈÔ× ÌÊÍÌ×ÊÈà ÈÍ É×ÊÆ× ÓÈ û Ø×Æ×ÐÍÌÏ×ÎÈ ÍÖ ÈÔÓÉ ÉÓÂ× ÓÉ ÎÍÈ Ê×ËÇÓÊ×Ø ÈÍ Ø×ØÓÙÛÈ× ÐÛÎØ ÚÇÈ ÏÇÉÈ Ï××È ÈÔ× ÌÛÊÑÐÛÎØ Ø×ØÓÙÛÈÓÍÎ Ê×ËÇÓÊ×Ï×ÎÈ ÈÔÊÍÇÕÔ Ö×× ÓÎ ÐÓ×Ç ÍÖ ÐÛÎØ Ø×ØÓÙÛÈÓÍÎ èÔ× Ø×Æ×ÐÍÌ×Ê ÛÈ ÈÔ× ÌÐÛÈÈÓÎÕ ÉÈÛÕ× ÏÛà ÙÔÍÍÉ× ÈÍ ÇÉ× ÈÔ× ÌÛÊÑÐÛÎØ Ö××É ÈÍ ÏÛÑ× ÓÏÌÊÍÆ×Ï×ÎÈÉ ÓÎ ÈÔ× ×ÄÓÉÈÓÎÕ ÌÛÊÑ The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity: éÈÛÖÖ ØÍ×É ÎÍÈ Ö××Ð ÈÔÛÈ ÈÔ× ÌÊÍÌÍÉ×Ø Ø×Æ×ÐÍÌÏ×ÎÈ ÅÓÐÐ Ú× Ø×ÈÊÓÏ×ÎÈÛÐ ÈÍ ÈÔ× ÌÇÚÐÓÙ Ô×ÛÐÈÔ ÍÊ Å×ÐÖÛÊ× öÇÊÈÔ×Ê ÓÈ ÅÍÇÐØ ÎÍÈ Ú× ÏÛÈ×ÊÓÛÐÐà ÓÎÒÇÊÓÍÇÉ ÈÍ ÉÇÊÊÍÇÎØÓÎÕ ÌÊÍÌ×ÊÈÓ×É The development will not adversely affect the safety and convenience of vehicular bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the proposed use and other uses reasonably anticipated in the area considering existing zoning and land uses in the area: èÔÓÉ ÙÍÎÙ×ÌÈ ÌÐÛÎ ÔÛÉ ÌÊÍÆÓØ×Ø ÈÔ× Ê×ËÇÓÊ×Ø Ì×Ø×ÉÈÊÓÛÎ ÛÙÙ×ÉÉ ÈÍ ÈÔ× úÓÐÐÓ× ïÛØ×Ðà ìÛÊÑ èÔ×Ê× ÓÉ Û ÌÊÍÌÍÉ×Ø ÖÍÍÈ ÉÓØ×ÅÛÐÑ ÈÔÛÈ ÅÓÐÐ ÙÍÎÎ×ÙÈ ÈÍ ùÍÍÎ×Ê éÈÊ××È ÛÎØ ÌÊÍÆÓØ× Ì×Ø×ÉÈÊÓÛÎ ÙÍÎÎ×ÙÈÓÍÎ ÈÔÊÍÇÕÔ ÈÔ× Å×ÉÈ ÉÓØ× ÍÖ ÈÔ× ÌÊÍÌ×ÊÈà ûØØÓÈÓÍÎÛÐÐà ÈÔ×à ÛÊ× ÌÊÍÆÓØÓÎÕ ÉÈÊ××È ÛÙÙ×ÉÉ ÍÎ ÈÔ× ×ÛÉÈ ÉÓØ× ÍÖ ÈÔ× ÌÊÍÌ×ÊÈà ÛÎØ ÙÍÎÎ×ÙÈÓÎÕ ÈÔ× ×ÄÓÉÈÓÎÕ ÉÓØ×ÅÛÐÑ ÉÃÉÈ×Ï ÈÍ ÈÔ× ÌÛÊÑ ÈÍ ÛØØÊ×ÉÉ Ì×Ø×ÉÈÊÓÛÎ ÙÍÎÎ×ÙÈÓÆÓÈà ÈÍ Û ÌÛÊÑ ÈÔÛÈ ÔÛÉ Ú××Î ÓÎÛÙÙ×ÉÉÓÚÐ× ÖÊÍÏ ùÓÈà ÉÈÊ××ÈÉ ÉÓÎÙ× ÓÈÉ Ø×ØÓÙÛÈÓÍÎ èÔ× ÌÊÍÌÍÉ×Ø Ø×Æ×ÐÍÌÏ×ÎÈ ÓÉ ÛÎÈÓÙÓÌÛÈ×Ø ÈÍ Õ×Î×ÊÛÈ× ÛÌÌÊÍÄÓÏÛÈ×Ðà Æ×ÔÓÙÐ× ÈÊÓÌÉ Ì×Ê ØÛà èÔÓÉ ÙÛÎ ÓÎÙÊ×ÛÉ× ÈÔ× ÈÊÛÖÖÓÙ ÍÎ ûÊÕÇ×ÐÐÍ ÛÎØ ùÔÓÏÎ×à ôÓÐÐ Úà ÔÍÅ×Æ×Ê ÛÈ Û ÈÍÈÛÐ ÍÖ Æ×ÔÓÙÐ× ÈÊÓÌÉ Ì×Ê ØÛà ÈÔÓÉ ÓÉ Å×ÐÐ ÅÓÈÔÓÎ ÈÔ× ÙÛÌÛÙÓÈà ÍÖ ÈÔ× ÊÍÛØÉ èÔ×Ê× ÛÊ× ÎÍ ÚÓÙÃÙÐ× ÊÍÇÈ×É ÌÛÈÔÉ ÍÊ ÐÛÎ×É ÉÔÍÅÎ ÍÎ ÈÔ× ùÍÏÌÊ×Ô×ÎÉÓÆ× ìÐÛÎ ÓÎ ÈÔÓÉ ÛÊ×Û STAFF RECOMMENDATION éÈÛÖÖ Ê×ÙÍÏÏ×ÎØÉ ÛÌÌÊÍÆÛÐ ÍÖ ÈÔ× Ê×ÂÍÎÓÎÕ SUPPORTING MATERIALS ûÌÌÐÓÙÛÈÓÍÎ ð×ÈÈ×ÊÉ ÍÖ íÌÌÍÉÓÈÓÍÎ ùÍÎÙ×ÌÈ ìÐÛÎ ÌÊÍÆÓØ×Ø ÓÎ ÌÛÙÑ×È ê×ÂÍÎÓÎÕ ÏÛÌ ÌÊÍÆÓØ×Ø ÓÎ ÌÛÙÑ×È ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê Page 1of 1 Lindsay Kramer - Re: 17 Townhome proj on Chimney Hill Dr. From: "Mickey Posey" <michael@poseytaxconsultants.com> To: <lkramer@cstx.gov> Date: 11/12/2008 6:55 PM Subject: Re: 17 Townhome proj on Chimney Hill Dr. Ô·²¼»§ø̸··¿¼«°´·½¿¬»×»²¬¬±´¾±§»®÷ ×¼±²±¬´·µ»¬¸»°®±°±¿´¿²¼¼±²±¬¬¸·²µ·¬¿°°®±¿½¸»¬¸»²±®³±º¬¸»¿®»¿¿¬¿´´òÜ»º·²·¬»´§¿¼»¹®¿¼¿¬·±²±º ©¸¿¬½«®®»²¬´§»¨·¬ò Ó·½µ»§Ð±»§ ìììݸ·³²»§Ø·´´Ü® çéçèìêîïïï file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491B26...11/13/2008 Page 1of 1 Lindsay Kramer - Re: Chimney Hill Project From: <giovcerone@aol.com> To: <lkramer@cstx.gov>, <wtmlaw@yahoo.com> Date: 11/12/2008 8:32 PM Subject: Re: Chimney Hill Project CC: <GiovCerone@aol.com> College Station, November 12, 2008 To the attention of Mrs. Lindsay Kramer Dear Mrs Kramer: I know that a meeting is planned for Thursday night to decide about the attempt to rezone the Chimney Hill property behind Albertson. I was at the previous meeting at the City and I was one of the many that clearly begged the City to do not attempt the permit the rezoning of Chimney Hill. We have purchased our houses at a very high price and we have done that because Chimney Hill WAS and IS one the few areas in College Station with a great style and charm and ABSOLUTELY we do not need the be close to 17 town homes, a public street to the park, no garages and the largest possible slab. This rezoning SHOULD NOT even be considered for the well being and respect of the owners actually living in the Chimney Area. I am extremely upset that the City responsible are even still considering this rezoning. What is in their minds? Are we talking about upsetting homeowner and doing anything possible to send the value of our houses to the trash ???? Our house is our greatest investment and this investment should last a life time, therefore we cannot agree to any rezoning for the benefit of some organization that is not considering the damages they could do to the owners of the property in Chimney Hill for their very questionable profit. Sincerely, Giovanni Cerone 207 Ember Glow College Station, Texas 77840 e-mail: GiovCerone@AOL.com õ×È ÏÍÆÓ×É Ø×ÐÓÆ×Ê×Ø ÈÍ ÃÍÇÊ ÏÛÓÐÚÍÄ íÎ× ÏÍÎÈÔ ÖÊ×× ÖÊÍÏ ÚÐÍÙÑÚÇÉÈ×ÊÙÍÏ file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491B3...11/13/2008 Page 1of 1 Lindsay Kramer - Chimney Hill Project Lot 17 From: BILLIE WATKINS <bkatiewatkins@verizon.net> To: <lkramer@cstx.gov> Date: 11/12/2008 9:12 PM Subject: Chimney Hill Project Lot 17 I am against the rezoning of Lot 17. This is a small residential neighborhood and there are a lot of negatives attached to changing the zoning from R1. I live at 430 Chimney Hill Dr. Sincerely, Billie K. Watkins file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491B46...11/13/2008 Page 1of 2 Lindsay Kramer - Chimney Hill Re-zooning From: Manuel Gonzalez <manuel@gonzalez.org> To: <lkramer@cstx.gov> Date: 11/13/2008 8:15 AM Subject: Chimney Hill Re-zooning îÍÆ×ÏÚ×Ê ðÓÎØÉÛà ñÊÛÏ×Ê éÊ ìÐÛÎÎ×Ê ÛÈ ùé ùÓÈà ôÛÐÐ ê× ùÔÓÏÎ×à ôÓÐÐ ¦ ê×ÂÍÎÓÎÕ ô×ÛÊÓÎÕ ø×ÛÊ ïÉ ñÊÛÏ×Ê èÔÓÉ Ð×ÈÈ×Ê ÓÉ ÈÍ ×ÄÌÊ×ÉÉ ÍÇÊ ×ÄÈÊ×Ï× ØÓÉÙÍÎÈ×ÎÈ ÛÎØ ØÓÉÛÕÊ××Ï×ÎÈ ÅÓÈÔ ÈÔ× ÌÐÛÎ ÈÍ Ê×ÂÍÎ× ÈÔ× ùÔÓÏÎ×à ôÓÐÐ ÉÇÚØÓÆÓÉÓÍÎ ÖÊÍÏ ê ÈÍ ÛÎ ê åÔ×Î ÈÔ× ÙÇÊÊ×ÎÈ Ê×ÉÓØ×ÎÈÉ ÍÖ ùÔÓÏÎ×à ôÓÐÐ ÚÇÓÐØ ÍÊ ÚÍÇÕÔÈ ÈÔ×ÓÊ ÔÍÏ×É Å× ØÓØ ÓÈ ÅÓÈÔ ÈÔ× ÇÎØ×ÊÉÈÛÎØÓÎÕ ÈÔÛÈ ÈÔÓÉ ÐÍÈ ÅÛÉ ÂÍÎ×Ø ÖÍÊ ê ÉÓÎÕÐ× ÖÛÏÓÐà Ê×ÉÓØ×ÎÙ× óÖ ÈÔ× ÙÓÈà ÙÔÛÎÕ×É ÈÔÓÉ ÓÈ ÓÉ ÛÈ Ú×ÉÈ Û ÚÊ×ÛÙÔ ÍÖ ÖÛÓÈÔ ÅÓÈÔ ÈÔ× ÙÇÊÊ×ÎÈ Ê×ÉÓØ×ÎÈÉ ÛÎØ ÛÈ ÅÍÊÉÈ Û ÚÊ×ÛÙÔ ÍÖ ÓÏÌÐÓ×Ø ÙÍÎÈÊÛÙÈ èÔÓÉ ÔÛÉ Û Î×ÕÛÈÓÆ× ÓÏÌÛÙÈ ÍÎ ÈÔ× ùÔÓÏÎ×à ôÓÐÐ ÙÍÏÏÇÎÓÈà ó ÖÓÎØ ÓÈ Æ×Êà ØÓÖÖÓÙÇÐÈ ÈÍ Ú×ÐÓ×Æ× ÈÔÛÈ ÒÇÉÈ Ú×ÙÛÇÉ× ÍÖ ÉÍÏ×ÍÎ×ªÉ ÕÊ××Ø ÈÍ É×ÐÐ ÏÇÐÈÓÌÐ× ÖÛÏÓÐà ÇÎÓÈÉ ÈÔ× ÉÇÚØÓÆÓÉÓÍÎ ÅÓÐÐ ÙÔÛÎÕ× ÂÍÎÓÎÕ èÔ× ÌÐÛÎÉ ÛÊ× Ø×ÖÓÎÓÈ×Ðà ÖÛÊ ÖÊÍÏ Ú×ÓÎÕ ÛÎ ÓÎÎÍÆÛÈÓÆ× ÌÐÛÎÎ×Ø Ø×Æ×ÐÍÌÏ×ÎÈ ÚÇÈ ÊÛÈÔ×Ê Û ÏÇÐÈÓÖÛÏÓÐà ÇÎÓÈ ÙÍÏÌÐ×Ä ÅÔÓÙÔ ÅÓÐÐ ÚÊÓÎÕ ÅÓÈÔ ÓÈ ÔÓÕÔ×Ê ÙÊÓÏ× ÛÎØ ÅÓÐÐ Ø×ÖÓÎÓÈ×Ðà ÐÍÅ×Ê ÈÔ× ÆÛÐÇ× ÍÖ ×ÛÙÔ ÛÎØ ×Æ×ÊÃÍÎ× ÍÖ ÈÔ× ÔÍÏ×É ÛÐÊ×ÛØà ÚÇÓÐÈ ÓÎ ÈÔ× ÉÇÚØÓÆÓÉÓÍÎ ÅÔÓÙÔ ûðð ÙÍÏÌÐÓ×Ø ÅÓÈÔ ÈÔ× ÍÊÓÕÓÎÛÐ ÂÍÎÓÎÕ Ê×ËÇÓÊ×Ï×ÎÈÉ óÖ ÈÔÓÉ ÓÉ ÙÔÛÎÕ×Ø ÈÔ×Ê× ÅÓÐÐ Ú× Û ÉÓÕÎÓÖÓÙÛÎÈ ÓÎÙÊ×ÛÉ× ÓÎ ÈÊÛÖÖÓÙ ÍÎ ùÔÓÏÎ×à ôÓÐÐ èÔÓÉ ÓÉ Û ÉÏÛÐÐ Ê×ÉÓØ×ÎÈÓÛÐ ÛÊ×Û ÎÍÈ ÓÎÈ×ÎØ×Ø ÍÊ Ø×ÉÓÕÎ×Ø ÖÍÊ ÔÓÕÔ Ø×ÎÉÓÈà ÈÊÛÖÖÓÙ èÔÓÉ ÛØØÓÈÓÍÎÛÐ ÈÊÛÖÖÓÙ ÅÓÐÐ ÙÛÇÉ× ÛÎ ÓÎÙÊ×ÛÉ× ÓÎ ÙÍÎÕ×ÉÈÓÍÎ ÓÎ ÈÔ× Î×ÓÕÔÚÍÊÔÍÍØ èÔ×Ê× ÅÓÐÐ ÛÐÉÍ Ú× ÛÎ ÓÎÙÊ×ÛÉ× ÓÎ ÌÊÍÚÐ×ÏÉ ÛÎØ ØÛÎÕ×Ê ÖÊÍÏ ÈÔ× ÓÎÙÊ×ÛÉ×Ø ÈÊÛÖÖÓÙ ÖÍÊ ÙÔÓÐØÊ×Î ÛÎØ ÍÊ É×ÎÓÍÊ ÙÓÈÓÂ×ÎÉ ÌÐÛÃÓÎÕ ÍÊ ÅÛÐÑÓÎÕ ÓÎ ÈÔ× Î×ÓÕÔÚÍÊÔÍÍØ ÛÉ Å×ÐÐ ÛÉ ÖÍÊ ÛÎà Ì×ÈÉ óÖ ÈÔÓÉ ÓÉ ÙÔÛÎÕ×Ø ÈÔ×Ê× ÓÉ Û ÉÈÊÍÎÕ ÌÍÉÉÓÚÓÐÓÈà ÈÔÛÈ ÈÔÓÉ ÙÍÇÐØ Ð×ÛØ ÈÍ ÛÎ ÓÎÙÊ×ÛÉ× ÓÎ ÙÊÓÏ× îÍÈ× ÅÔÛÈ ÔÛÉ ÔÛÌÌ×Î×Ø ÍÎ éÌÊÓÎÕ ðÍÍÌ óÈ ÛÌÌ×ÛÊÉ ÖÊÍÏ ÈÔ×ÓÊ ÙÍÎÙ×ÌÈ ÌÐÛÎ ÈÔÛÈ ÈÔ×à ÔÛÆ× ÇÉ×Ø ×Æ×Êà ÉËÇÛÊ× ÖÍÍÈ ÍÖ ÈÔ× ÛÙÊ×ÛÕ× ÈÔÛÈ ÈÔ×à ÙÍÇÐØ ÈÍ Õ×È ÈÍ ÈÊà ÈÍ ÇÉ× ÈÔ× ìøø ÂÍÎÓÎÕ ÉÈÛÎØÛÊØ èÔÓÉ ÓÉ ÎÍ ØÓÖÖ×Ê×ÎÈ ÈÔÛÎ ÅÔÛÈ ÅÛÉ ÌÊÍÌÍÉ×Ø ÐÛÉÈ ÉÌÊÓÎÕ ÍÈÔ×Ê ÈÔÛÎ ÈÔ×à ÎÍÅ ÔÛÆ× Û ÙÍÎÙ×ÌÈ ÌÐÛÎ ÛÉ Ê×ËÇÓÊ×Ø ÖÍÊ Û ìøø ê×ÕÛÊØÐ×ÉÉ ÍÖ ÅÔÛÈ ÈÔ× Ø×Æ×ÐÍÌ×Ê ÏÛà ÙÛÐÐ ÈÔÓÉ Ó× ©ÈÍÅÎ ÔÍÇÉ×ɨ ÓÈ ÉÈÓÐÐ ÐÍÍÑÉ ÐÓÑ× Æ×Êà ÉÏÛÐÐ ÛÌÛÊÈÏ×ÎÈÉ óÖ ÈÔÓÉ ÓÉ ÙÔÛÎÕ×Ø ÈÔ×Ê× ÅÍÇÐØ Ú× Û ÕÊ×ÛÈ ÌÍÈ×ÎÈÓÛÐ ÖÍÊ ÓÎÙÊ×ÛÉ×Ø ÓÎ ÎÍÓÉ× ÓÎ ÈÔ× Î×ÓÕÔÚÍÊÔÍÍØ ÖÊÍÏ ÉÈÇØ×ÎÈÉ ÛÉ Å×ÐÐ ÛÉ ÕÊ×ÛÈ ÌÍÈ×ÎÈÓÛÐ ÖÍÊ ÉÈÇØ×ÎÈ ÌÛÊÈÓ×É ÈÔÛÈ ÅÍÇÐØ ÕÍ ÍÎ ÐÛÈ× ÓÎÈÍ ÈÔ× ÎÓÕÔÈ óÖ ÈÔÓÉ ÓÉ ÙÔÛÎÕ×Ø ÈÔ×Ê× ÅÍÇÐØ Ú× ÕÊ×ÛÈ ÌÍÈ×ÎÈÓÛÐ ÖÍÊ Û×ÉÈÔ×ÈÓÙ ÙÔÛÎÕ× ÛÎØ Ø×È×ÊÓÍÊÛÈÓÍÎ ÓÎ ÈÔ× Î×ÓÕÔÚÍÊÔÍÍØ ÚÊ×ÛÑÓÎÕ ØÍÅÎ ÈÔ× ×ÄÓÉÈÓÎÕ Î×ÓÕÔÚÍÊÔÍÍØ ÓÎÈ×ÕÊÓÈà óÖ ÈÔÓÉ ÓÉ ÙÔÛÎÕ×Ø ÈÔ×Ê× ÓÉ ÕÊ×ÛÈ ÌÍÈ×ÎÈÓÛÐ ÖÍÊ ÈÔ× ÌÊÍÌ×ÊÈà ÆÛÐÇ×É ÓÎ ÈÔ× ùÔÓÏÎ×à ôÓÐÐ ÛÊ×Û ÈÍ Ø×ÙÊ×ÛÉ× úÛÉ×Ø ÍÎ ÈÔ× ÙÍÎÙ×ÌÈ ÌÐÛÎ ÓÈ ÅÍÇÐØ ÛÌÌ×ÛÊ ÈÔÛÈ ÈÔ× Ø×Æ×ÐÍÌ×Ê ÓÉ ÍÎÐà ÓÎÈ×Ê×ÉÈ×Ø ÓÎ ÏÛÑÓÎÕ Û ËÇÓÙÑ ÌÊÍÖÓÈ ÛÎØ ØÍ×É ÎÍÈ ÙÛÊ× ÛÚÍÇÈ ÛÎà ÍÖ ÈÔ× Î×ÓÕÔÚÍÊÔÍÍØ ÓÉÉÇ×É èÔ× ùÔÓÏÎ×à ôÓÐÐ Î×ÓÕÔÚÍÊÉ ÛÊ× ÎÍÈ ÛÕÛÓÎÉÈ Ø×Æ×ÐÍÌÓÎÕ ÈÔ× ÆÛÙÛÎÈ ÐÍÈ ÚÇÈ ÓÈ ÉÔÍÇÐØ Ú× Ø×Æ×ÐÍÌ×Ø ÛÉ ÛÎ ê ÂÍÎÓÎÕ ØÓÉÈÊÓÙÈ ¦ ÉÓÎÕÐ× ÖÛÏÓÐà Ê×ÉÓØ×ÎÙ× ÛÉ ÍÊÓÕÓÎÛÐÐà ÛÎØ ÙÇÊÊ×ÎÈÐà ÂÍÎ×Ø å× ÛÉ Ê×ÉÓØ×ÎÈÉ Ø×ÖÓÎÓÈ×Ðà ÛÌÌÊ×ÙÓÛÈ× ÃÍÇÊ ÉÇÌÌÍÊÈ ÓÎ ÏÛÑÓÎÕ ÉÇÊ× ÈÔÓÉ ÌÊÍÌÍÉÛÐ ØÍ×É îíè ÌÛÉÉ óÖ ÃÍÇ ÔÛÆ× ÛÎà file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491BE...11/13/2008 Page 2of 2 ËÇ×ÉÈÓÍÎÉ ÍÊ Î××Ø ÛØØÓÈÓÍÎÛÐ ÓÎÖÍÊÏÛÈÓÍÎ ØÍ ÎÍÈ Ô×ÉÓÈÛÈ× ÈÍ ÙÍÎÈÛÙÈ Ï× ØÓÊ×ÙÈÐà ê×ÕÛÊØÉ ïÛÎÇ×Ð õÍÎÂÛÐ× ùÔÓÏÎ×à ôÓÐÐ øÊÐ ùÍÐÐ×Õ× éÈÛÈÓÍÎ èä Manuel Gonzalez College Station, TX 77840 Manuel@Gonzalez.org file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491BE...11/13/2008 Page 1of 1 Lindsay Kramer - Chiney Hill Rezoning From: William Hyman <w-hyman@tamu.edu> To: "lkramer@cstx.gov" <lkramer@cstx.gov> Date: 11/13/2008 9:30 AM Subject: Chiney Hill Rezoning I write in opposition to the rezoning request and associated deviations from development standards. It seems clear to me that this proposal does not meet the standard of being in local or general public interest. The residents of the Chimney Hill community deserve the protection that zoning is supposed to provide. Going from R-1 to higher density clearly brings much more traffic and congestion to the area, and makes that end of the area substantially different from the rest. It will also make the corner of Arguilar and Chimney Hill a traffic challenge. I request disapproval. ............................................................... William A. Hyman 201 Lampwick Circle College Station TX 77840 846-9606 .............................................................. file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491BF3...11/13/2008 Page 1of 1 Lindsay Kramer - Chimney Hill Re-zoning issues From: Jerome Rektorik <jrektorik@tamu.edu> To: "Lindsay B. Kramer (lkramer@cstx.gov)" <lkramer@cstx.gov> Date: 11/13/2008 10:43 AM Subject: Chimney Hill Re-zoning issues Dear Mrs. Kramer, Thank you for your time yesterday concerning the issues surrounding the proposed re-zoning on Chimney Hill Drive. Again, I wish to voice my opinion that I am opposed to changing the zoning from R-1, single family residence. The concept plan does NOT meet the standards of the neighborhood and does NOT comply with neighborhood integrity. I can list other reasons for my opinion, but I voiced them yesterday, therefore I will not repeat them. I would ask that the staff of the Planning and Zoning Services NOT recommend this concept plan to the Planning and Zoning Commission. Thank you. Jerome Rektorik 437 Chimney Hill Drive College Station, Texas 77840 Home phone – 979-846-2727 file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491C04...11/13/2008 Page 1of 1 Lindsay Kramer - REzoning in Chimney Hill Subdivision From: "Patrick Gendron" <gendron@suddenlinkmail.com> To: <lkramer@cstx.gov> Date: 11/13/2008 12:02 PM Subject: REzoning in Chimney Hill Subdivision ê÷ ìÐÛÎÎÓÎÕ ÛÎØ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ÛÕ×ÎØÛ ÓÈ×Ï ÖÍÊ îÍÆ×ÏÚ×Ê ø×ÛÊ ïÉ ñÊÛÏ×Ê ó ÛÏ ÍÌÌÍÉ×Ø ÈÍ ÛÎà ÐÛÎØ ÇÉ× ÍÊ Ê×ÂÍÎÓÎÕ ÏÍØÓÖÓÙÛÈÓÍÎ ÖÍÊ ÈÔ× ÆÛÙÛÎÈ ÐÍÈ ÐÍÙÛÈ×Ø ÛÈ ÈÔ× ÙÍÊÎ×Ê ÍÖ ûÊÕÇ×ÐÐÍ øÊÓÆ× ÛÎØ ùÔÓÏÎ×à ôÓÐÐ øÊÓÆ× èÔ× ÌÊÍÌ×ÊÈà ÓÉ ÛÙÈÇÛÐÐà ÍÎ ÈÔ× ÎÍÊÈÔ ÉÓØ× ÍÖ ÈÔ× ÙÇÐØ×ÉÛÙ ÛÈ ÈÔ× Å×ÉÈ×ÊÎ ×ÎØ ÍÖ ùÔÓÏÎ×à ôÓÐÐ øÊÓÆ× ûÎà Ø×ÉÓÕÎÛÈÓÍÎ ÍÖ ÈÔ× ÌÊÍÌ×ÊÈà ÖÍÊ ÍÈÔ×Ê ÈÔÛÎ ÉÓÎÕÐ× ÖÛÏÓÐà ØÅ×ÐÐÓÎÕ ÅÍÇÐØ Ú× ÍÇÈ ÍÖ ÈÔ× ÍÊØÓÎÛÊà ÖÍÊ ÈÔ× ÐÍÙÛÈÓÍÎ ÛÎØ ÉÇÊÊÍÇÎØÓÎÕ ÛÊ×Û ú×ÙÛÇÉ× ÈÔ× ÛÊ×Û ÓÉ ÛÎ ×ÎÙÐÛÆ× ÈÔ× ÌÊÍÌ×ÊÈà ÓÉ ÓÎ×ÄÈÊÓÙÛÚÐà ÐÓÎÑ×Ø ÛÎØ ÛÉÉÍÙÓÛÈ×Ø ÅÓÈÔ ÈÔ× ÔÍÇÉ×É ÍÎ ÛÎØ ÍÖÖ ùÔÓÏÎ×à ôÓÐÐ øÊÓÆ× ÛÎØ ÈÔ× ùÔÓÏÎ×à ôÓÐÐ øÊÓÆ× èÔ× Ú×ÉÈ ÛÎØ ÍÎÐà ÖÓÈ ÖÍÊ ÈÔ× ÛÊ×Û ÅÍÇÐØ Ú× ÙÍÏÌÛÊÛÚÐ× ÔÍÇÉÓÎÕ éÓÎÙ×Ê×Ðà ìÛÈÊÓÙÑ õ×ÎØÊÍÎ ê×ÉÓØ×ÎÈ ÛÈ ðÛÏÌÅÓÙÑ ùÓÊÙÐ× ùÍÐÐ×Õ× éÈÛÈÓÍÎ è×ÄÛÉ file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491C17...11/13/2008 Page 1of 1 Lindsay Kramer - Rezoning From: "Robert Coltrin" <coltrin65@gmail.com> To: <lkramer@cstx.gov> Date: 11/13/2008 12:18 PM Subject: Rezoning We live at 439 Chimney Hill Dr. We built this house for our retirement, to enjoy life in a small, quiet neighborhood. If they re-zone and let apartments be built on our street-there goes our dreams of a quiet and peaceful area. We love Texas A & M Univ. and the students, we just do not want to live on the street with students. We are too old for all that excitement. The Size and Conditions that they propose to build will only be sold to parents for students to live in.Older mature people will want garages etc. If students move in, property values will lower, more traffic, more noise, more crime, more of everything that we do not need. This neighborhood was developed as a single family residence. We bought and built with that understanding. If the zoning is changed, we have a chance of losing all our investments and lifestyle. PLEASE DO NOT REZONE. Thanks, Bob & Glenda Coltrin file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491C1...11/13/2008 Page 1of 1 Lindsay Kramer - Chimney Hill Proposal From: "Posey, Jane" <jposey@vpsa.tamu.edu> To: <lkramer@cstx.gov> Date: 11/13/2008 2:02 PM Subject: Chimney Hill Proposal Planning and Zoning Commission College Station, TX Reference: Re-zoning of the vacant lot on Chimney Hill Drive Dear Sir or Madam: My residence is 444 Chimney Hill Drive, across the creek from the vacant lot that the Planning and Zoning Commission is taking into consideration for rezoning for multiple housing units. We are very much against changing the zoning of this lot from an R-1 to an R-3 as it will mar the integrity of this neighborhood and create multiple problems for the residents that are currently living there and have invested considerable funds in our homes and the neighborhood. We enjoy the peace and solitude of the neighborhood and have numerous wild creatures that reside in this wooded area. The addition of multiple unit housing will bring with it an increase in traffic flow, noise and pollution and will take away the serenity and safety of this neighborhood, The encroachment of building so many homes will take away the natural habitat and roaming area for the critters that live in the area and they will disappear. You will destroy our property values by rezoning this lot and we bought in the area due to the fact that it was zoned for R-1 residents. Please turn down the developer for rezoning our wonderful enclave in the City of College Station. Thank you, Ö¿²»Ð±»§ ìììݸ·³²»§Ø·´´Ü®·ª» ݱ´´»¹»Í¬¿¬·±²ôÌÈééèìð çéçñìëèíèèê ¶°±»§àª°¿ò¬¿³«ò»¼« file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491C33...11/13/2008 Page 1of 1 Lindsay Kramer - Rezoning of property in Chimney Hill From: Ann Anderson <annma2182@yahoo.com> To: <lkramer@cstx.gov> Date: 11/13/2008 2:23 PM Subject: Rezoning of property in Chimney Hill Ms. Kramer, I am writing in opposition to the proposed rezoning of the above mentioned property currently zoned R-1. My husband and I are the original owners of a home in Chimney Hill and have resided here since 1985. This neighborhood had and continues to have many things to recommend it: It is centrally located. It is quiet. It is crime-free. It is a safe place for us to walk our dogs and for our grandchildren to play. Aside from the central location, should this section of Chimney Hill be rezoned, the other listed assets will disappear. The resulting property devaluation would certainly be detrimental to home-owners, but would also negatively impact property tax revenues. strong Please register our opposition to the rezoning of this parcel in Chimney Hill. We urge you to leave the zoning at R-1. Thank you for your kind attention. Ann Anderson 846-6210 file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491C38...11/13/2008 Page 1of 1 Lindsay Kramer - Chimney Hill Re-zoning From: "Henry & Ruth Williams" <hlwrww@verizon.net> To: <lkramer@cstx.gov> Date: 11/13/2008 4:15 PM Subject: Chimney Hill Re-zoning èÔÓÉ ÓÉ ÈÍ ÆÍÓÙ× Ïà ÍÌÌÍÉÓÈÓÍÎ ÈÍ ÈÔ× Ê×ÂÍÎÓÎÕ ÍÎ ùÔÓÏÎ×à ôÓÐÐ ãÍÇ ÔÛÆ× ÛÐÊ×ÛØà Ô×ÛÊØ ÈÔ× ÍÚÒ×ÙÈÓÍÎÉ ÈÔÛÈ ÏÍÉÈ ÍÖ ÔÛÆ× ûÎØ ó ÛÕÊ×× ÅÓÈÔ ÈÔ×Ï åÔà ÅÍÇÐØ ÈÔ× ÙÓÈà ÙÍÎÉÓØ×Ê ÓÈ Û Ú×Î×ÖÓÈ ÈÍ ÈÔ× ÙÍÏÏÇÎÓÈà ÈÍ ÛÐÐÍÅ ÏÇÐÈÓÖÛÏÓÐà ÔÍÇÉÓÎÕ ÓÎ ÛÎ ÛÊ×Û ÈÔÛÈ ÓÉ ÂÍÎ×Ø ê ÙÇÊÊ×ÎÈÐÃý ô×ÎÊà ð åÓÐÐÓÛÏÉ ùÔÓÏÎ×à ôÓÐÐ øÊ file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491C52...11/13/2008 Page 1of 1 Lindsay Kramer - Chimney Hill Rezoning From: "Karen Harris" <karenh@suddenlink.net> To: <lkramer@cstx.gov> Date: 11/13/2008 6:12 PM Subject: Chimney Hill Rezoning We are residents of the Chimney Hill subdivision and would like for you to know that we definitely do not favor rezoning the 3.3 acres behind Albertson,s. Thank you for your consideration in this matter. Karen & Ray Harris file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491C6...11/14/2008 Page 1of 1 Lindsay Kramer - Chimney Hill Rezoning From:<wold@suddenlink.net> To:<lkramer@cstx.gov> Date:11/13/2008 9:38 PM Subject:Chimney Hill Rezoning Dear Ms. Kramer, I am writing to express my thoughts about the vacant property located at "Randall's University Park, Lot 3R-2" (if I am reading the Preliminary Townhome Development file correctly) that is under consideration for rezoning from "R-1" single family residences to a Planned Development District with "R-3"as the zoning base standard. I am a resident of Chimney Hill in College Station. I own 205 Emberglow Circle, College Station, TX 77840, with my husband, Hans C. Juvkam-Wold. We have lived here since fall of 1985. An important factor in our selection of this neighborhood was that it was single family homes in a quiet, low traffic environment, and it did not seem to have a future land use that would result in it becoming a higher density area. Although I support the ultimate development of the vacant property behind Albertson's, I urge the Planning and Zoning Commission and City Council to maintain the zoning as the single family residence "R-1" zoning that presently exists for the property. I am against any rezoning that will result in small townhomes of questionalble suitability for anything but student housing. Small townhomes, which do not seem even to have garages and which have lots of on street parking, are not consistent with maintaining this neighborhood as the quiet, low density, single family environment that attracted us to move here. The price we paid for our home originally was based in part of the excellent qualities of the neighborhood. I am very concerned that rezoning to R-3 will lead to a deterioration of our neighborhodd and a decline in property values. Please keep the original R-1 single family residence zoning for this property. Thank you for considering my comments. Best Regards, Ann E. Jochens Chimney Hill Homeowner file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491C9...11/14/2008 Page 1of 1 Lindsay Kramer - Zoning Change From: vicente gonzalez <dad9026@hotmail.com> To: <lkramer@cstx.gov> Date: 11/13/2008 9:58 PM Subject: Zoning Change Ms Kramer, I am a resident of Chimney Hill. I do not want the zoning changed from R-1. Thank you for your consideration. Vicente and Fabiola Gonzalez Get 5 GB of storage with Windows Live Hotmail. Sign up today. file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491CA...11/14/2008 Page 1of 2 Lindsay Kramer - Proposed Rezoning-Chimney Hill Subdivision From: "Larry" <larry@bbbbryan.org> To: <lkramer@cstx.gov> Date: 11/14/2008 8:38 AM Subject: Proposed Rezoning-Chimney Hill Subdivision Ü»¿®ÓòÕ®¿³»®ô ̸»°®±°±»¼®»¦±²·²¹ª¿®·¿²½»º®±³ÎבּÎíô©·¬¸¿¼¼·¬·±²¿´®»¯«»¬»¼´±¬·¦»¿²¼»¬¾¿½µª¿®·¿²½»ô·±º ¹®»¿¬½±²½»®²¬±³§º¿³·´§¿©»´´¿±«®²»·¹¸¾±®òߧ±«³«¬¾»¿©¿®»ô¬¸··²±¬¬¸»º·®¬°®±°±¿´±º¬¸· ¬§°»ò׬»»³¬¸»·²¬»²¬·±²±º¬¸»¼»ª»´±°»®¸¿ª»¿´©¿§¾»»²¸®±«¼»¼©·¬¸·²¬»²¬·±²¬±²±¬¼·½´±»¬¸» ¬®«»·²¬»²¬±º¬¸»°®±°±¿´ò̸»±¾¶»½¬·±²º®±³¬¸»°®±°»®¬§±©²»®±ºÝ¸·³²»§Ø·´´¼±²±¬ô¿²¼¸¿ª»²±¬ô ª¿®·»¼ò̸«ô§±«ô¬¸»ÐúÆ¿©»´´¿¬¸»Ý·¬§Ý±«²½·´¸»¿®¬¸»¿³»¿®¹«³»²¬±ª»®¿²¼±ª»®¿¹¿·²ò×¼±²±¬ ©¿²¬¬±¾»®»¼«²¼¿²¬å¸±©»ª»®ô±«®½±²½»®²¼·®»½¬´§®»´¿¬»¬±¬¸»µ²±©²°®±°»®¬§ª¿´«»ô»½«®·¬§¿²¼ ¿¬¬®¿½¬·ª»²»±º¬¸·®»°»½¬»¼¿²¼©»´´µ»°¬³·¼¼´»½´¿²»·¹¸¾±®¸±±¼ò ݸ·³²»§Ø·´´ô¼«»¬±¬¸»¼»ª»´±°³»²¬±º¬¸»»¿¬·¼»±ºÝ¸·³²»§Ø·´´Ü®·ª»ô²±©·³¿¼»«°±º¿³¿²§ ¬±©²¸±³»®»·¼»²¬¿·¬··²¹´»º¿³·´§¼©»´´·²¹ò̸»¬®¿ºº·½ª±´«³»·²±©·²½®»¿»¼º®±³¬¸·¿©»´´¿¿ ®»«´¬±ºÌ¿®®±©¾»·²¹®»®±«¬»¼©·¬¸±²»©¿§¿®¬»®·»¿²¼³±®»½±²ª»²·»²¬¿½½»¬±¬¸»ß´¾»®¬±²Í¸±°°·²¹ Ý»²¬»®òÑ«®¸±³»·´±½¿¬»¼¿¬¬¸»·²¬»®»½¬·±²±ºÝ¸·³²»§Ø·´´Ü®¿²¼Ø»¿®¬¸¬±²»¿²¼×©·´´¿¬¬»¬¬±¬¸» °»»¼·²¹ª»¸·½´»¬¸¿¬³±¬±º¬»²¼±²±¬¬±°¿¬¬¸»¬±°·¹²°´¿½»¼±²Ý¸·³²»§Ø·´´½±®²»®ò ̸»°´¿²°®±°±»¼¾§¬¸·¼»ª»´±°»®¿²¼¬¸»½¸¿²¹»¬±®»¼«½»¼´±¬·¦»¿²¼¸·¹¸¼»²·¬§±½½«°¿²½§©·´´ô ©·¬¸±«¬¿¼±«¾¬ô¼·³·²·¸±«®¿º»¬§ô»½«®·¬§¿²¼¸±³»ª¿´«»ò׬·±¾ª·±«¬¸»¼»ª»´±°»®·²¬»²¼¬¸·¬±¾»¿ ÂkªÆ£kêÐÁ°®±¶»½¬òɸ§»´»©±«´¼º±«®°¿®µ·²¹°¿½»ô©·¬¸±«¬¹¿®¿¹»±®¸»´¬»®¿®»¿ô¾»°®±ª·¼»¼á ̸»°´¿¬¼»·¹²»»³¬±¿´±°®±ª·¼»º±®¿½½»¬±±¬¸»®¬®»»¬¬¸¿¬©·´´»²¿¾´»¬®¿ºº·½¬±½«¬¬¸®±«¹¸¬±Þ®§¿² ¿²¼ô«´¬·³¿¬»´§ôÌ»¨¿ßª»²«»òݸ·³²»§Ø·´´©¿²»ª»®·²¬»²¼»¼¬±¾»¼»·¹²»¼º±®¬«¼»²¬¸±«·²¹òײ¬¸»³±¬ ®»½»²¬ÐúƸ»¿®·²¹ô½»®¬¿·²½±³³··±²»®ª±·½»¼½±²½»®²¬¸¿¬¬±¼»²§¿·³·´¿®°®±°±¿´©±«´¼¼»²§ ½±³³«²·¬§¼»ª»´±°³»²¬òÌØßÌ·¿²·²½±®®»½¬»ª¿´«¿¬·±²ÿ̸»¿®»¿·²±©¿²¼¸¿¾»»²º±®±ª»®î맻¿® ¦±²»¼Îïò̸»®»·¼»²¬±ºÝ¸·³²»§Ø·´´ô¿©»´´¿¬¸±»´·ª·²¹·²¿¼¶¿½»²¬¬±©²¸±³»ô©·´´©»´½±³» ½±²¬®«½¬·±²¿°®±ª·¼»¼¾§Î鈴²·²¹ò DZ«®¿·¬¿²½»¾§°®±ª·¼·²¹¬¸··²º±®³¿¬·±²¬±¬¸»ÐúÆ¿²¼ô·º¿°°®±°®·¿¬»ô¬¸»Ý±´´»¹»Í¬¿¬·±²Ý·¬§Ý±«²½·´©·´´ ¾»®»°»½¬º«´´§¿°°®»½·¿¬»¼ò Ô¿®®§¿²¼Þ»ª»®´§Ô·¹¸¬º±±¬ íððݸ·³²»§Ø·´´Ü®ò èìêììçèø¸±³»÷ èìêððççø±ºº·½»÷ ´¿®®§à¾¾¾¾®§¿²ò±®¹ __________ Information from ESET NOD32 Antivirus, version of virus signature database 3614 (20081114) __________ The message was checked by ESET NOD32 Antivirus. file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491D38...11/14/2008 Page 1of 1 Lindsay Kramer - chimney hill rezoning From: "bill armstrong" <bill.armstrong3@verizon.net> To: <lkramer@cstx.gov> Date: 11/14/2008 9:18 AM Subject: chimney hill rezoning ðÓÎØÉ×à ïà ÅÓÖ× éÇ× ÛÎØ ÏÃÉ×ÐÖ ÛÊ× ÍÌÌÍÉ×Ø ÈÍ ÈÔ× Ê×ÂÍÎÓÎÈÕ ÛÈÈ×ÏÌÈ ÖÍÊ ÈÔ× ùÔÓÏÎ×à ôÓÐÐ Î×ÓÕÔÚÍÊÔÍÍØ èÍ ÛØØ ÈÔÍÉ× ÈÍÅÎÔÍÇÉ×É ÅÔÓÙÔ ÅÓÐÐ Ú× ÏÍÊ× ÐÓÑ× ÛÌÛÊÈÏ×ÎÈÉ ÅÓÐÐ ÛØØ ÏÍÊ× ÈÊÛÖÖÓÙ ÛÎØ ÙÍÎÖÇÉÓÍÎ ÈÍ ÈÔÓÉ ÍÈÔ×ÊÅÓÉ× ÉÈÛÚÐ× Î×ÓÕÔÚÍÊÔÍÍØ úÓÐÐ ûÊÏÉÈÊÍÎÕ file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491D42...11/14/2008 Page 1of 1 Lindsay Kramer - Chimney Hill subdivision rezoning From:"Joseph Armon" <josepharmon@msn.com> To:<lkramer@cstx.gov> Date:11/14/2008 9:37 AM Subject:Chimney Hill subdivision rezoning Dear Mrs. Kramer, Once again another request is being made to rezone from R-1 to R-3. The proposed changes have not significantly changed the character of the proposed townhouse development to change our positions. They are: Adding 17 units in this area will degrade the integrity and value of the current Chimney Hill homeowners The units do not have a "private area" so fundamental to the pleasure of an individual homeowners in CH The units do not have private garages another issue important to a valued home in CH Most current CH resident owners have all vehicles parked in garages and not in driveways or the street. Having four parking places per unit promotes commercial interests such as student housing This type of development will undoubtedly attract investors who can fill these units with students 17 x 3 = 51 or more potential new inhabitants in a quite family and senior oriented CH would be disruptive The proposed square footage would not be conducive for a first floor bedroom for seniors or families Also, square footage of the second floor will severely limit the size of three bedrooms and thus disinterest families The traffic pattern on Chimney Hill Drive will significantly increase thus endangering the current residents Thank you in advance for your consideration, Joseph and Barbara Armon 207 Hearthstone Circle CS, TX 77840 file://C:\Documents and Settings\lboyer.CSTX\Local Settings\Temp\XPGrpWise\491D46...11/14/2008 REZONINGREQUEST FOR 1780 GREENSPRAIRIERDW(REZ) 08-00500235 REQUEST: ûíûÕÊÓÙÇÐÈÇÊÛÐ íÌ×Î ÈÍù õ×Î×ÊÛÐùÍÏÏ×ÊÙÓÛÐ SCALE: ÛÙÊ×É LOCATION: õÊ××ÎÉìÊÛÓÊÓ×êÍÛØå×ÉÈÐÍÙÛÈ×ØÎ×ÛÊ ÈÔ×ÎÍÊÈÔÅ×ÉÈ ÙÍÊÎ×ÊÍÖ ÈÔ×ÓÎÈ×ÊÉ×ÙÈÓÍÎÍÖ õÊ××ÎÉìÊÛÓÊÓ×êÍÛØÛÎØûÊÊÓÎÕÈÍÎ êÍÛØ APPLICANT: éÛÐÓÏóÉÏÛÓÐúÊÛÂÍÉè×ÄÛÉðÛÎØø×Æ×ÐÍÌÏ×ÎÈððù PROJECTMANAGER: òÛÉÍÎéÙÔÇÚ×ÊÈûóùìéÈÛÖÖìÐÛÎÎ×Ê ÒÉÙÔÇÚ×ÊÈüÙÉÈÄÕÍÆ RECOMMENDATION: ûÌÌÊÍÆÛÐ ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ× ÍÖ îÍÆ×ÏÚ×Ê NOTIFICATIONS ûØÆ×ÊÈÓÉ×ØùÍÏÏÓÉÉÓÍÎô×ÛÊÓÎÕøÛÈ×îÍÆ×ÏÚ×Ê ûØÆ×ÊÈÓÉ×ØùÍÇÎÙÓÐô×ÛÊÓÎÕøÛÈ×ÉîÍÆ×ÏÚ×Ê èÔ×ÖÍÐÐÍÅÓÎÕÎ×ÓÕÔÚÍÊÔÍÍØÍÊÕÛÎÓÂÛÈÓÍÎÉ ÈÔÛÈÛÊ×Ê×ÕÓÉÈ×Ê×ØÅÓÈÔ ÈÔ×ùÓÈÃÍÖùÍÐÐ×Õ×éÈÛÈÓÍ뻃 î×ÓÕÔÚÍÊÔÍÍØé×ÊÆÓÙ×ÉÔÛÆ×Ê×Ù×ÓÆ×ØÛÙÍÇÊÈ×ÉÃÐ×ÈÈ×ÊÍÖÎÍÈÓÖÓÙÛÈÓÍÎÍÖ ÈÔÓÉÌÇÚÐÓÙÔ×ÛÊÓÎÕ ùÛÉÈÐ×ÕÛÈ×ôíû õÛÊØ×ÎÉÛÈùÛÉÈÐ×ÕÛÈ×ôíû ìÊÍÌ×ÊÈÃÍÅÎ×ÊÎÍÈÓÙ×ÉÏÛÓÐ×ØöÓÆ× ùÍÎÈÛÙÈÉÓÎÉÇÌÌÍÊÈîÍÎ× ùÍÎÈÛÙÈÉÓÎÍÌÌÍÉÓÈÓÍÎîÍÎ× óÎËÇÓÊÃÙÍÎÈÛÙÈÉîÍÎ× ADJACENTLANDUSES DirectionComprehensivePlanZoningLandUse ÍÐØ õÊ××ÎÉìÊÛÓÊÓ×êÍÛØ North î ûî û ÊÓÕÔÈÍÖÅÛà èÔÍÊÍÇÕÔÖÛÊצ South î ûõÊ××ÎÉìÊÛÓÊÓ×êÍÛØå ïÓÎÍÊûÊÈ×ÊÓÛÐ ù õ×Î×ÊÛÐØ×È×ÎÈÓÍÎÌÍÎØÖÍÊ East ê×ÈÛÓÐê×ÕÓÍÎÛÐ ùÍÏÏ×ÊÙÓÛÐõÊ××ÎÉìÊÛÓÊÓ×ù×ÎÈ×Ê èÔÍÊÍÇÕÔÖÛÊצ West î ûõÊ××ÎÉìÊÛÓÊÓ×êÍÛØå ïÓÎÍÊûÊÈ×ÊÓÛÐ DEVELOPMENTHISTORY Annexation: Zoning: ûíûÕÊÓÙÇÐÈÇÊÛÐ íÌ×ÎÅÔ×ÎÛÎÎ×Ä×Ø FinalPlat: îÍÈÌÐÛÈÈ×Ø Sitedevelopment: æÛÙÛÎÈ REVIEWCRITERIA ConsistencywiththeComprehensivePlan: èÔ×ùÍÏÌÊ×Ô×ÎÉÓÆ×ìÐÛÎØ×ÉÓÕÎÛÈ×É ÈÔ× ÉÇÚÒ×ÙÈÌÊÍÌ×ÊÈÃÛÉê×ÈÛÓÐê×ÕÓÍÎÛÐù õ×Î×ÊÛÐùÍÏÏ×ÊÙÓÛÐÓÉ ÈÔ× ÈÃÌÓÙÛÐØÓÉÈÊÓÙÈÖÍÊ ÈÔÓÉ ÐÛÎØÇÉ×Ø×ÉÓÕÎÛÈÓÍÎ õÊ××ÎÉìÊÛÓÊÓ×êÍÛØå×ÉÈÛÏÓÎÍÊÛÊÈ×ÊÓÛÐÍÎ ÈÔ×èÔÍÊÍÇÕÔÖÛÊ× ìÐÛÎÛÚÇÈÉ ÈÔ×ÌÊÍÌ×ÊÈÃÛÐÍÎÕ ÈÔ×ÉÍÇÈÔÅ×ÉÈÛÎØåÓÐÐÓÛÏøöÓÈÙÔìÛÊÑÅÛÃÛÔÓÕÔÅÛà ÛÎØ ÈÔ×ÍÐØ õÊ××ÎìÊÛÓÊÓ×êÍÛØÊÓÕÔÈÍÖÅÛÃÛÚÇÈÉ ÈÔ×ÌÊÍÌ×ÊÈà ÈÍ ÈÔ×ÎÍÊÈÔ Compatibilitywiththepresentzoningandconformingusesofnearbypropertyand withthecharacteroftheneighborhood: èÔ×ÛØÒÛÙ×ÎÈÌÊÍÌ×ÊÈà ÈÍ ÈÔ××ÛÉÈÛÎØ ÈÍ ÈÔ× ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ×ÍÖ îÍÆ×ÏÚ×Ê Å×ÉÈÛÙÊÍÉÉÍÐØ õÊ××ÎÉìÊÛÓÊÓ×êÍÛØÛÊ×ÛÐÊ×ÛØÃÂÍÎ×Øù õ×Î×ÊÛÐùÍÏÏ×ÊÙÓÛÐ íÈÔ×Ê ÌÊÍÌ×ÊÈÓ×ÉÓÎ ÈÔ×ÆÓÙÓÎÓÈÃÛÙÊÍÉÉ õÊ××ÎÉìÊÛÓÊÓ×êÍÛØå×ÉÈÛÊ×ÂÍÎ×ØûíûÕÊÓÙÇÐÈÇÊÛÐ íÌ×Î ÛÎØØ×Æ×ÐÍÌ×ØÛÉÉÓÎÕÐ×ÖÛÏÓÐÃÔÍÏ×ÉÍÎÐÛÊÕ× ÈÊÛÙÈÉÍÖÐÛÎØ Suitabilityofthepropertyaffectedbytheamendmentforusespermittedbythe districtthatwouldbemadeapplicablebytheproposedamendment: èÔ×ÉÇÚÒ×ÙÈ ÌÊÍÌ×ÊÈÃÓÉÛÊ×ÏÛÓÎØ×ÊÌÍÊÈÓÍÎÍÖÛ ÈÊÛÙÈÅÔ×Î õÊ××ÎÉìÊÛÓÊÓ×êÍÛØÅÛÉÊ×ÛÐÓÕÎ×ØØÇ× ÈÍ ÈÔ×ÙÍÎÉÈÊÇÙÈÓÍÎÍÖåÓÐÐÓÛÏøöÓÈÙÔìÑÅÃéÈÛÈ×ôÅà èÔ×Ê×ÂÍÎÓÎÕÍÖ ÈÔ×ÉÇÚÒ×ÙÈ ÌÊÍÌ×ÊÈà ÈÍù õ×Î×ÊÛÐùÍÏÏ×ÊÙÓÛÐÙÍÇÐØÛÐÐÍÅÓÈ ÈÍÚ×Ø×Æ×ÐÍÌ×ØÓÎÙÍÎÒÇÎÙÈÓÍÎÅÓÈÔ ÈÔ× Î×ÓÕÔÚÍÊÓÎÕù ÌÊÍÌ×ÊÈà ÈÍ ÈÔ××ÛÉÈóÎÛØØÓÈÓÍÎöÍÊ×ÉÈêÓØÕ×÷Ð×Ï×ÎÈÛÊÃÓÉÐÍÙÛÈ×ØÍÎ ÐÛÎØÂÍÎ×ØÛÉù ÅÔÓÙÔÅÛÉÛÎÈÓÙÓÌÛÈ×Ø ÈÍÉ×ÊÆ×ÉÍÏ×ÍÖ ÈÔ×ÙÍÏÏ×ÊÙÓÛÐØ×ÏÛÎØÍÖ ÈÔ× ùÛÉÈÐ×ÕÛÈ×ÉÇÚØÓÆÓÉÓÍÎÚ×ÖÍÊ×ÓÈÅÛÉÕÓÆ×Î ÈÍ ÈÔ×ùéóéø Suitabilityofthepropertyaffectedbytheamendmentforusespermittedbythe districtapplicabletothepropertyatthetimeoftheproposedamendment: èÔ× ÉÇÚÒ×ÙÈÌÊÍÌ×ÊÈÃÓÉÒÇÉÈÍÆ×Ê ÛÙÊ×ÉÍÖûíûÕÊÓÙÇÐÈÇÊÛÐ íÌ×ÎÐÛÎØ ÈÔÛÈÓÉÛÐÏÍÉÈ ÉÇÊÊÍÇÎØ×ØÚÃÏÛÒÍÊ ÈÔÍÊÍÇÕÔÖÛÊ×ÉèÔ×ÐÍÎÕÈ×ÊÏÇÉ×ÍÖ ÈÔÓÉÌÊÍÌ×ÊÈÃÖÍÊÉÈÊÓÙÈÐà ÛÕÊÓÙÇÐÈÇÊÛÐÇÉ×ÉÓÉÎÍÈÛÌÌÊÍÌÊÓÛÈ× Marketabilityofthepropertyaffectedbytheamendmentforusespermittedbythe districtapplicabletothepropertyatthetimeoftheproposedamendment: ûÉÉÈÛÈ×Ø ÛÚÍÆ× ÈÔ×ÉÇÚÒ×ÙÈÌÊÍÌ×ÊÈÃÓÉÉÇÊÊÍÇÎØ×ØÚÃÏÛÒÍÊ ÈÔÍÊÍÇÕÔÖÛÊ×Éê×ÂÍÎÓÎÕ ÈÔ×ÌÊÍÌ×ÊÈà ÈÍù ÅÓÐÐÓÎÙÊ×ÛÉ× ÈÔ×ÏÛÊÑ×ÈÛÚÓÐÓÈÃÍÖ ÈÔ×ÌÊÍÌ×ÊÈÃÖÍÊØ×Æ×ÐÍÌÏ×ÎÈÅÓÈÔÍÈÔ×ÊÙÍÏÏ×ÊÙÓÛÐ ÌÊÍÌ×ÊÈÓ×ÉÓÎ ÈÔ×ÛÊ×Û Availabilityofwater,wastewater,stormwater,andtransportationfacilitiesgenerally suitableandadequatefortheproposeduse: èÔ×Ê×ÓÉÛÎ×ÄÓÉÈÓÎÕÉÛÎÓÈÛÊÃÉ×Å×ÊÏÛÓÎ ÛÆÛÓÐÛÚÐ× ÈÍÉ×ÊÆ× ÈÔÓÉÌÊÍÌ×ÊÈÃìÊÍÌ×ÊÈÃÓÉÐÍÙÛÈ×ØÓÎå×ÐÐÚÍÊÎéÌ×ÙÓÛÐçÈÓÐÓÈÃøÓÉÈÊÓÙÈùùî ÖÍÊÅÛÈ×ÊÉ×ÊÆÓÙ×øÊÛÓÎÛÕ×ÓÉÏÛÓÎÐà ÈÍ ÈÔ×ÎÍÊÈÔÅÓÈÔÓÎ ÈÔ×éÌÊÓÎÕùÊ××ÑØÊÛÓÎÛÕ×ÚÛÉÓÎ ûÐÐÇÈÓÐÓÈÓ×ÉÉÔÛÐÐÚ×Ø×ÉÓÕÎ×ØÓÎÛÙÙÍÊØÛÎÙ×ÅÓÈÔúùéçÎÓÖÓ×Øø×ÉÓÕÎ õÇÓØ×ÐÓÎ×ÉÛÈ ÈÔ× ÈÓÏ× ÍÖÌÐÛÈÈÓÎÕÛÎØÉÓÈ×Ø×Æ×ÐÍÌÏ×ÎÈûÙÙ×ÉÉ ÈÍ ÈÔ×ÌÊÍÌ×ÊÈÃÅÓÐÐÚ×ÖÊÍÏ ÈÔ× õÊ××ÎÉìÊÛÓÊÓ× êÍÛØå×ÉÈÛÏÓÎÍÊÛÊÈ×ÊÓÛÐÅÔÓÙÔÙÛÎÙÛÊÊà ÈÍ Æ×ÔÓÙÐ×ÉÌ×ÊØÛÃèÔÍÇÕÔ ÈÔÓÉ ÛÌÌÐÓÙÛÈÓÍÎÌÊÍÙ××Ø×Ø ÈÔ××ÖÖ×ÙÈÓÆ×ØÛÈ×ÍÖ ÈÔ×Î×ÅèóûÍÊØÓÎÛÎÙ×ÛèóûÅÍÇÐØÎÍÈÔÛÆ× Ú××ÎÊ×ËÇÓÊ×ØÛÉ ÈÔ× ÈÔÊ×ÉÔÍÐØÍÖ ÈÊÓÌÉÓÎ ÈÔ×Ì×ÛÑÔÍÇÊÓÉÎÍÈÏ×ÈúÛÉ×ØÍÎÊÍÇÕÔ ×ÉÈÓÏÛÈ×Éù õ×Î×ÊÛÐùÍÏÏ×ÊÙÓÛÐÌÊÍÌ×ÊÈÃÍÖ ÈÔÓÉÉÓÂ×ÙÍÇÐØÕ×Î×ÊÛÈ×ÛÚÍÇÈ ÈÊÓÌÉÓÎ ÈÔ×Ì×ÛÑÔÍÇÊ ÈÔÍÇÕÔ ÈÔÓÉÙÛÎÆÛÊÃÕÊ×ÛÈÐÃÚÛÉ×ØÇÌÍÎ ÈÔ× ÈÃÌ×ÍÖÇÉ×Ø×Æ×ÐÍÌ×ØûÈ ÈÔ× ÈÓÏ×ÍÖÉÓÈ×ÌÐÛÎÛèóûÏÛÃÚ×Ê×ËÇÓÊ×ØÚÛÉ×ØÇÌÍÎ ÈÔ×ÉÓÂ×ÛÎØÇÉ×ÌÊÍÌÍÉ×Ø STAFFRECOMMENDATION èÔ×ÌÊÍÌÍÉ×ØÊ×ÂÍÎÓÎÕÓÉÙÍÎÉÓÉÈ×ÎÈÅÓÈÔ ÈÔ×ùÍÏÌÊ×Ô×ÎÉÓÆ×ìÐÛÎÖÍÊ ÈÔÓÉÊ×ÏÛÓÎØ×ÊÍÖ ÌÊÍÌ×ÊÈÃÐ×ÖÈÍÆ×ÊÛÖÈ×Ê ÈÔ×Ê×ÛÐÓÕÎÏ×ÎÈÍÖ õÊ××ÎÉìÊÛÓÊÓ×êÍÛØéÈÛÖÖÊ×ÙÍÏÏ×ÎØÉÛÌÌÊÍÆÛÐÍÖ ÈÔ×Ê×ÂÍÎÓÎÕÊ×ËÇ×ÉÈ SUPPORTINGMATERIALS ûÌÌÐÓÙÛÈÓÍÎ ê×ÂÍÎÓÎÕÏÛÌÌÊÍÆÓØ×ØÓÎÌÛÙÑ×È ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎìÛÕ×ÍÖ îÍÆ×ÏÚ×Ê 1101TexasAvenue,POBox9960 CollegeStation,Texas77842 Phone979.764.3570/Fax979.764.3496 MEMORANDUM DATE:7November2008 TO:Planning & Zoning CommissionMembers FROM:LanceSimms,AssistantDirector SUBJECT:AnnexationRecommendation AgendaItem:Publichearing,presentation,possibleactionanddiscussiononannexationplanningin generalaswellasarecommendationtoCityCouncilregardingtheproposedannexationofthreeareasin theCity’sextraterritorialjurisdictionunderthe exemptstatus. ActionRequested:TheCommissionwillbeaskedtomakearecommendationtotheCityCouncil concerningareasto be includedinthe exemptannexation. Background&Summary:InJuneofthisyear,theCityCouncilinstructedstafftobegintheplanning processforareasthatcouldbeannexedusingthethreeyearprocessandtheexemptprocess.Sincethat time,staffhasmetonseveraloccasionstodiscussareasthatcouldpotentiallybeannexedunderboth scenarios.Thenextstepintheannexationprocessistopresentstaff’sfindingsandrecommendationto the Planning & Zoning Commission. Insummary,staffisrecommendingthatwemoveforwardwiththeannexationofthreeareas(totaling approximately757acres)viatheexemptprocessnowandpursuethethreeyearannexationprocess uponcompletionofthelanduseportionofthecomprehensiveplanandfurtherdevelopmentofourfiscal impactmodel. Finally,shouldyourschedulepermit,Chapter10intheAPApublication“AGuidetoUrbanPlanningin TexasCommunities”providesanexcellentoverviewofannexationandIencourageyoutoreviewthat information priortoourdiscussiononNovember20th. Attachments 1.Recent AnnexationHistory 2.Proposed AnnexationTimeline 3.AnnexationImpacts–SummaryReport RECENTANNEXATIONHISTORY 1994 x AnnexationpolicydrivenbyelectricCCNs—utility service(electricandservicebasins for 2wastewaterTreatmentplants) 1995and1996 x 1994annexationplancompleted x Approximately5,225acresannexed December1999 x Annexationplanadopted(asrequiredbynewStatelaw)–itstatedthattheCityof CollegeStationhasnoareasidentified forannexation.ItalsostatedthattheCity may annexpropertiesthatareexempt fromtheannexationplanprocess. April2001 x AnnexationfeasibilitystudypresentedtoCouncil(partofCouncilStrategicPlan) x CouncilgavedirectiontomoveaheadwithPriority1areas(exemptareas—general), whichlaterbecameknowasthe“2002annexation” October2002 x 2002annexationcomplete(4,200acres) March2003 x Utilityextensionpolicyformalizedaspartoftheon-goingannexationstrategy November2004 x AnnexationpetitioninF&Bareagranted(6.843acres) February2006 x ChangeinETJutilityextensionpolicy—previouslylandownersthatwantedcityutilities hadtorequestannexation(exceptionscouldbegranted).Generally,thetimeandcost involvedinpermittingprivatesewage facilities,developingthem,andproviding continuousmaintenance fordenseETJdevelopmentsareprohibitive.WithsewerCCNs, theCityisabletoprovidepublicservicesthatwillallow fordenserdevelopmentwith wastewater facilitiestocitystandards.Theonlywaytoensurethatthequalityof developmentthatcanoccurwiththisserviceistoallcitystandards(infrastructure construction,firecode,buildingcode,parkprovision,etc.)istoannex. AstheCityisresponsible forplanninganddevelopmentoftheseutilities,andaswedo nothavelandusecontrolsinthecounty,itlendstoa moreaggressiveannexationpolicy tobringthesepropertiesinandcontrolthelanduse(“thereinestablishedanannexation policyandprogramtoincorporateaffectedareasina mannerthatsufficientlyaddresses planninganddevelopmentissuesfortheextendedutilitysystems”). June2006 x Councilstatedinaworkshopsessionthattheywantedtopursueannexationthrough exemptareasandthrougha3-yearannexationplan 1 December2006 x Staffpresented fourareas(totaling3,411acres)toCouncil forpossibleannexation throughtheexemptstatus.Councilencouragedstaffto move forwardwiththe annexationprocessandaskedstafftoincreasethesizeofannexationarea4andadd anotherarea(annexationarea5). February2007 x StaffpresentedFiscalImpactAnalysis forfiveannexationareasasinstructedbyCouncil. Councilreceivedtheinformationandencouragedstaffto move forwardwiththe annexationprocess. August2007 x WorkshopSession:Staffpresentedpreliminarythoughtsonareasthatcouldbeincluded ina 3-yearannexationplan x RegularSession:Counciladoptedanordinanceauthorizingthepreparationofan annexationserviceplanandestablishingtwoannexationpublichearings(16and19 November2007).However,HB1472(seebelow)causedadelayintheannexation processandthetwopublichearingsdidnottakeplaceinNovemberasoriginally scheduled. September2007 x StaffpresentedCouncilwithinformationregardingthe 3-yearannexationplan.Staffalso madeCouncilawareofanewStateLaw(HB1472)thatrequiresCitiestooffera developmentagreementinlieuofannexationwhenthepropertyisappraisedas agricultural.CouncilinstructedStafftogivepropertyowners45daystorespondto annexationdevelopmentagreementoffers. November2007 x Councilapproved29annexationdevelopmentagreementsrepresentingapproximately 3,400acresoftheoriginal6,700plusacresscheduled forannexation. January2008 x Councilapprovedanordinanceauthorizingthepreparationofanannexationserviceplan andestablishingtwoannexationpublichearings(24&29January2008) forsixareas. Thesixtharea(KyleViewEstates)wasaddedattherequestofthedeveloper. February2008 x Councilapprovedanordinanceannexing fourofthesixannexationareas(annexation areafivewasremoved).Councilalsoaskedstafftoreducethesizeofannexationarea four. March2008 x Councilapprovedtheannexationofmodifiedarea four(asdirectedbyCouncilintheir Februarymeeting) June2008 x WorkshopSession:Staffpresentedageneraloverviewofthethreeyearannexationplan processandpresentedamapshowingareasthatcouldpotentiallybeconsideredaspart ofathree yearannexationplan.Councilindicatedthattheywouldliketopursue annexationthroughthethreeyearprocessandtheexemptprocess,indicatingadesire tousetheexemptprocesstoannexpropertiesnotannexedearlierinthe year. 2 AnnexationImpacts SummaryReport 7November2008 TableofContents Page AreaDescriptions............................................................................................................1 ReasonstoConsiderAnnexation.....................................................................................2 ImmediateImpacts PoliceServices.....................................................................................................3 FireServices(Including EMS,Code Enforcement andFirePrevention)...........................................................................................3 SolidWasteCollection.........................................................................................3 PublicWorks.......................................................................................................4 BuildingPermitsandInspections.........................................................................4 Planning…………………………………………………………………………...4 FiscalImpactAnalysis.....................................................................................................5 SummarybyAnnexationArea.........................................................................................7 RevenueSummary..........................................................................................................8 MethodologyforRevenueCalculations...........................................................................9 AppendixA-ServiceStandardCollectionofAnnualPublicCosts Area1...............................................................................................................10 Area2...............................................................................................................11 Area3...............................................................................................................12 AppendixB-MapofAnnexationAreas………………………………………………..13 AnnexationCostConsiderations SummaryReport Therearemanyreasonsacityconsidersannexation.Theseincludesecuringtaxbase, providingforutilityplanning,ensuringgoodlanduseandthoroughfareplanning, providingforsafebuildingconstructionaswellasprovidingroomforfuturepopulation growth.Asareasontheperipheryofacitybegintodevelopandusecityservicesitisalso importanttoconsiderbringingthemintothecitylimits.Historicallyannexationhasbeena veryimportantfactorinsustainingthepopulationgrowthofTexascities.Annexationisa growthstrategyandhasbeenacriticaloneforTexascitiesinthepast.Recentlegislative changeshavemadeannexationmoredifficultandtherearemanyconsiderationsinusing thisstrategyinanycommunity. Acriticalpartofanyannexationconsiderationistheanticipatedimpactcausedonservice delivery,includingtheimmediate"dayafter"servicesandtheultimatecostsandrevenues expecteduponfullbuild-out.Thisreportisintendedtopresentallofthesecost considerations. Therearethreeareasbeingconsideredforpossibleannexationundertheexemptstatusat thistime.AmapoftheproposedannexationareasisincludedasExhibitB.Ageneral descriptionofeachareaisprovidedbelow: Area#1 isgenerallylocatedontheeastsideofFM2154southoftheWellborn community.Thisareaiscurrentlyvacantandappraisedasagriculturalforpropertytax purposes. Thereislessthanonemileofpublicroadwayinthisarea. Area#2 isa50acreparcelgenerallylocatedsouthofGreensPrairieTrail.Thisareais vacant,appraisedasagriculturalforpropertytaxpurposes,andcontainsnopublic roadway. Area#3 containssixparcelsandapproximately584acres.Itisgenerallylocatedonthe eastsideofStateHighway6SouthatitsintersectionwithPeachCreekCut-OffRoad. Therearenoresidentialunitsorpublicroadwaysinthisarea. 1 AnnexationConsiderations Inordertoprovideforastabletaxbase,enablelanduseandthoroughfareplanning,assure orderlygrowth,andprovideforsafebuildingconstruction,allareasshouldbeconsidered forannexation.Area#1willensurethattheCityisabletocontrolaportionoftheFM 2154corridorasthemajorityofthefrontagewithinthisareaisundeveloped.Sincethe propertyinArea#1isvacant,annexingthisareawillalsosecureroomforfuturegrowth asneededbythecity.Area#2iscurrentlyvacantandlocatedbetweenthecitylimitsanda 55acretractthatissubjecttothetermsofanon-annexationdevelopmentagreement. Area#3providescontrolofaportionofthefrontagealongStateHighway6South,a majorCitygatewayanditisalsoaprimelocationforfuturecommercialdevelopment activity.TheCityalsoholdstheCCNforwaterserviceinArea#3andwecurrently providewaterservicetothisarea. Areas#1and#2aretotallywithintheWellbornSpecialUtilityDistrict'sserviceareaand servedbyWellbornSpecialUtilityDistrict.Areas1and2areintheelectricservice territoryofBryanTexasUtilities(BTU).Electricalpowerforarea3isprovidedby Entergy. Chapter43oftheTexasLocalGovernmentCodeallowsCitiestoannexuptotenpercent ofitssizeinanygivenyear.Thisamountisallowedtobeaccruedandcanaccumulatefor uptothreeyears.Currently,CollegeStationmayannexupto3,174acres.Thetotal acreageunderconsiderationaspartofthisproposalisapproximately747acres. 2 ImmediateImpactsofAnnexation Thefirstcostconsiderationinvolvesthoseservicesthatareprovidedimmediatelyupon annexation.Theseincludepoliceservices,fireprotection,emergencymedicalservices, codeenforcement,solidwastecollection,publicR.O.W.maintenance,utilitymaintenance (asapplicable),planning&zoning,andbuildingpermittingandinspections.The Departmentsresponsiblefortheseserviceshaveprovidedinformationtoassessthe potentialimpactofannexingtheareasunderconsideration. Thefollowingisasummaryof theinitialimpactsbyDepartment: PoliceServices TheareasproposedforannexationshouldnothaveanadverseimpactonthePolice Department'sabilitytoprovideservices.Thelandusesasproposed,donotcreateaneed formoreofficersatthistime.Asdevelopmentoccurs,thereisapossibilitythatbeatswill havetoberestructuredtoadequatelydistributetheadditionalworkload.ThePolice Departmentwillmonitorandaddressissuesastheareasproposedforannexationarebuilt outandalargerdemandforemergencyservicesisnecessary . FireServices AnnexationofallareaswillhaveamoderateimpactontheFireDepartment’sservice levels.AswithanypotentialannexationtherewillbeimpactsontheFireDepartment’s abilitytodeliverserviceswithindesignateddrivetimes.Asaresultoftheseannexation processestheremaybeaneedtoaddadditionalresourcestothefiredepartmenttomeet theservicedemands.Planningforanewfirestationthathousesstaffingforonefireengine andoneambulanceiscurrentlyunderwayforthewestsideofthecity. TheFire DepartmentisalsoconsideringtheneedforanadditionalstationontheeastsideofSH6 inthesouthernportionofthecity.Inthisyear’sbudget,fundswereincludedtopurchase ofa2,500gallonwatertankerandagrassfirefightingtruck. Thisequipmentwillenable theFireDepartmenttoeffectivelyrespondtooff-roadareasandareasnotcurrently coveredbyfirehydrants. TheCollegeStationFireDepartmentwillcontinuetoworkwiththeBrazosCounty VolunteerFireDepartmentsthroughexistingmutualaidagreementstoprotectnewly annexedareasasgrowthoccurs.Itisimportanttonotethattheannexationoftheseareas maynegativelyimpacttheCity’snextISOevaluation. SolidWasteCollection TheproposedexemptannexationareascanbeabsorbedbytheSanitationDivisionwithout additionalpersonnelorcollectionequipment.Theseareasarecurrentlybeingservicedby privatewasteserviceproviders.Perstatelaw,existingcontractedservicesmaycontinue tobeprovidedbythecompanyforaperiodoftwoyearsaftertheeffectiveannexation date. 3 PublicWorks-Roadmowingandmaintenance Annualmaintenancecostsareapproximately$7,500permileannually. Therefore,thetotal annualcostforROWmowingandmaintenanceisestimatedtobelessthan$4,000. BuildingPermitsandInspections Theareasunderconsiderationshouldnothaveanadverseimpactoncurrentservicelevels. Oncetheannexedareasbegintodevelop,servicelevelsmayhavetobeadjustedtoreflect theadditionalworkloadunlesspersonnelareadded. Planning Theproposedexemptannexationsareasmayhaveaslightadverseimpactoncurrent servicelevels. ThePlanningandDevelopmentServicesDepartmentcurrentlyservicesthis propertybywayofadministrationofArticle8.SubdivisionDesignandImprovementsof the CCSUDO. The ETJ(and ITYOFOLLEGETATIONNIFIEDEVELOPMENTRDINANCE thereforeplattingauthority)willslightlyexpandasaresultofannexingtheseareas.For newlyannexedterritory,planninganddevelopmentserviceswillbeprovidedimmediately uponannexation.Dependingontheontherateofdevelopment,theremaybeaslight impactoncurrentperformancelevels.Onceannexedareasbegintodevelop,service levelsmayhavetobeadjustedtoreflecttheadditionalworkloadunlessadditional personnelareadded. 4 FiscalImpactAnalysis Short-TermFiscalImpact Thecurrentappraisedvalueofthepropertycontainedinallfourareasis$9,384,080.Basedon thecurrentCityofCollegeStationtaxrateof43.94centsper$100ofvaluation,theCitycould expecttoreceiveannualpropertytaxrevenuesof$41,234.Theseareaswillnotbeannexed untilafter1January2009,therefore,theyCitywillnotbeginreceivingpropertytaxrevenues until2010. Asummaryofeachannexationareaisprovidedbelow: AreaAppraisedValueEstimatedAnnualTaxRevenue 1$1,224,330$5,380 2$423,500$1,861 3$7,736,250$33,993 Total$9,384,080$41,234 FullBuild-OutScenario Thefiscalimpactanalysisusedhereisatoolthatestimatestheannualcostsandrevenues thattheCitywillincuroncetheidentifiedpropertyisfullydeveloped.Thisinformationis providedtohelpprojecttheneedformunicipalservices,tomonitorthecostsoflanduse decisions,andtogiveofficialsinformationformakinggrowthandplanningdecisions. 1 ForthisanalysisthewidelyacceptedServiceStandardMethodwasused.Thisanalysis shouldbetreatedasanestimatebaseduponthebestdataavailable.Inaddition,itis importantfordecision-makersusingthisinformationtounderstandtheassumptionsupon whichitisbased. 1.InthismodelitisassumedthatthecurrentlevelofmunicipalservicesinCollege Stationwillbemaintainedinnewlyannexedareas. 2.Thisanalysisprovidesestimatesfortheseareasoncetheyarefullydeveloped.Some oftheseareasmaynotdevelopfor20+years.Thecosts/benefitsintheinterimwill vary,buttypicallycoststotheCityarehigheruntiltheareasfullydevelop. 1-MoreinformationonthismethodisavailableinTheFiscalImpactHandbookbyRobertBurchell &DavideListokin. 5 3.Allcostsandrevenuesareincurrentdollarsbasedoncurrentbudgetdata. 4.Themodelisbasedonexistingtaxandutilityratesthatmaychangeovertime.Future changestothelanduseplanmayalsochangefuturefiscalimpacts. DemandsandCosts Theanalysisbeginsbyusingfuturelanduseassumptions,basedondevelopmentin accordancewiththeCity'sadoptedLandUsePlan,toestimatethepopulationforeach annexationarea.Usingexistingdevelopmentasamodel,theaveragenumberofdwelling unitsforresidentialareasiscalculated.Censusdataforpersonsperhouseholdareusedto calculatethepopulation. ExistingservicelevelsfortheCityarethenusedtocalculatethedemandforCityservices intheannexationareas.Anequallevelofserviceisappliedtotheannexationareatoyield thedemandforservices.Costsperyearforthedemandedservicesarecalculatedusing costratiostocompensateforthevariednatureofserviceprovidedbydifferent departments.Thisresultsinacostperyeartoprovidetheexistinglevelofservicetothe annexationareas. Revenues Revenuesarecalculatedforpropertytaxes,salestaxes,andutilityfees.Estimatesare basedoncurrentrevenuesfromtheexistingCityappliedtotheprojecteddevelopmentin theannexationareas. Conclusions Thefollowingtablessummarizetheresultsofthefiscalimpactanalysis.Area#1andArea #2havethegreatestpotentialforpositiverevenues.Conversely,Area#3hasthehighest overallcost.Thismodeldoesnotcaptureanyrevenuefrom“onetime”chargessuchas buildingpermitfeesanddevelopmentfees. OveralltheresultsshowthatannexingallthreeareaswouldcosttheCity$215,767 annuallyoncetheseareasarefullydeveloped.Itshouldbenotedthatfuturechangesinthe LandUsePlanordevelopmentpatternswillaffecttheseprojections. 6 SummaryofFiscalImpactAnalysisbyArea Area 1 Costs$66,010 Property TaxRevenues$44,123 Sales TaxRevenues$25,566 UtilityRevenues$30,902 Total$34,581 Area 2 Costs$26,176 Property TaxRevenues$17,497 Sales TaxRevenues$10,138 UtilityRevenues$12,254 Total$13,713 Area 3 Costs$770,492 Property TaxRevenues$222,139 Sales TaxRevenues$128,714 UtilityRevenues$155,578 Total-$264,061 7 SummaryofRevenuesatBuild-out Property TaxRevenue–Area1$44,123 Property TaxRevenue–Area2$17,497 Property TaxRevenue–Area3$222,139 TotalPropertyTaxRevenues$283,759 Sales TaxRevenue–Area1$25,566 Sales TaxRevenue–Area2$10,138 Sales TaxRevenue–Area3$128,714 TotalSalesTaxRevenues$164,418 UtilityRevenues–Area1$30,902 UtilityRevenues–Area2$12,254 UtilityRevenues–Area3$155,578 TotalUtilityRevenues$198,734 TotalRevenues$646,911 TotalCosts$862,678 TotalAnnualFiscalImpact-$215,767 Note: Potentialmiscellaneousrevenues(not includedintheabove)constituteaonetimepositive impactof$595,788overthelifeofthedevelopment. 8 MethodologyforRevenueCalculations PropertyTaxes $173,135=Averagehomesteadvaluationfor“SingleFamilyMedium.”Valueisbasedonaverage providedbyBrazosCountyAppraisalDistrictandcurrentcitypropertytaxrate(43.94centsper$100 ofvaluation). ResidentialUtilityAmounts $14.40=AverageMonthlyResidentialSanitationBill(providedbyUtilityCustomerService) $30.00=AverageMonthlyResidentialWaterBill(staffestimate) RetailsSalesTax Percapitalretailsalestaxwascalculatedbasedonaperpersonsalestaxratecollectionof$190 annually.Thisaveragewasobtainedbytakingatenyearaverageofannualsalestaxrevenue collectedbytheCityanddividingitbytheestimatedpopulation. Theexistingpopulationoftheproposedannexedareawassubtractedfromthefullbuildoutestimated population,andmultipliedbytheestimatedannualsalestaxcollectionperresident. (AnnualSalesTaxCollection/AnnualPopulationEstimate)=AnnualSalesTaxCollectedper Person [(FuturePopulation-ExistingPopulation)*AnnualSalesTaxCollectedperPerson=RetailSales Tax The$190islikelyaconservativeestimateofactualperpersonsalestaxcollections. UtilityCharges Electricity TheproposedannexationareaswillnotbeservedbyCollegeStationUtilities.Therearenoanticipated electricutilityrevenuesfromanyareas. Water Ofthethreeproposedannexationareas,two(areas1and2)arecurrentlyservedbyaspecialutilitydistrict (SUD). Sanitation AllareasintheproposedannexationareaswillhaveCitysanitationservices.Revenueswerecalculatedby multiplyingtheresidentialrate($14.40)bytheestimatednumberofresidentialunitsineacharea. ProjectedMiscellaneousRevenues SinglefamilyunitswerecalculatedbaseduponastandardizedBuildingPermitFeeSchedule.An additional$100isaddedperunittorepresentmiscellaneouspermitfeessuchaselectrical, mechanical,andplumbing. Allinputsarebaseduponaveragecalculatedvalues. 9 è×ÄÛÉûÆ×ÎÇ×ìíúÍÄ ùÍÐÐ×Õ×éÈÛÈÓÍÎè×ÄÛÉ ìÔÍÎ× öÛÄ MEMORANDUM îÍÆ×ÏÚ×Ê èíï×ÏÚ×ÊÉÍÖÈÔ×ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎ öêíïòÛÉÍÎéÙÔÇÚ×ÊÈûóùìéÈÛÖÖìÐÛÎÎ×Ê éçúò÷ùèóÎÙÍÊÌÍÊÛÈÓÍÎÍÖéÇÚØÓÆÓÉÓÍÎê×ÕÇÐÛÈÓÍÎÉÓÎÈÍÈÔ×çøí èÔ×çÎÓÖÓ×Øø×Æ×ÐÍÌÏ×ÎÈíÊØÓÎÛÎÙ×çøíÅÛÉÛØÍÌÈ×ØÓÎ åÔ×ÎÛØÍÌÈ×ØÓÈØÓØÎÍÈ ÓÎÙÍÊÌÍÊÛÈ×ÈÔ×éÇÚØÓÆÓÉÓÍÎê×ÕÇÐÛÈÓÍÎÉÛÎØÈÔ×ùÓÈÃÔÛÉÚ××ÎÅÍÊÑÓÎÕÈÍØ×Æ×ÐÍÌÊ×ÆÓÉ×Ø éÇÚØÓÆÓÉÓÍÎê×ÕÇÐÛÈÓÍÎÉÛÎØÓÎÙÍÊÌÍÊÛÈ×ÈÔ×ÏéÓÎÙ×ÌÊ×ÆÓÍÇÉ×ÖÖÍÊÈÉÈÍÌ×ÊÖÍÊÏÛÉÓÎÕÐ× ÔÍÐÓÉÈÓÙÊ×ÅÊÓÈ×ÍÖÈÔ×Ê×ÕÇÐÛÈÓÍÎÉÔÛÆ×ÎÍÈÚ××ÎÛÈÈÛÓÎ×ØéÈÛÖÖÓØ×ÎÈÓÖÓ×ØÛÏÇÐÈÓÌÔÛÉ×Ø ÛÌÌÊÍÛÙÔ×ÛÊÐÓ×ÊÈÔÓÉÃ×ÛÊèÔÓÉÛÌÌÊÍÛÙÔÅÛÉÈÍÓÎÙÍÊÌÍÊÛÈ×ÈÔ××ÄÓÉÈÓÎÕÉÇÚØÓÆÓÉÓÍÎÊ×ÕÇÐÛÈÓÍÎ ÐÛÎÕÇÛÕ×ÓÎÈÍÈÔ×çøíÅÓÈÔÍÎÐÃÏÓÎÍÊÙÍÊÊ×ÙÈÓÍÎÉÛÎØÈÔ×ÎÛÙÙÍÏÌÐÓÉÔÈÔ×ÉÇÚÉÈÛÎÈÓÆ× Ê×ÆÓÉÓÍÎÉÐÛÈ×Ê ÈÔÊÍÇÕÔØ×ÖÓÎ×ØÌÍÐÓÙÃÛÊ×ÛÉÓÎÍÊØ×Ê ÈÍÏÛÑ×ÈÔ×ÌÊÍÙ×ÉÉÏÍÊ×ÏÛÎÛÕ×ÛÚÐ× óÎÖÇÊÈÔ×ÊØ×Æ×ÐÍÌÓÎÕÈÔÓÉÛÌÌÊÍÛÙÔÓÈÅÛÉÊ×ÙÍÕÎÓÂ×ØÈÔÛÈÓÎÙÍÊÌÍÊÛÈÓÎÕÈÔ×éÇÚØÓÆÓÉÓÍÎ ê×ÕÇÐÛÈÓÍÎÉÓÎÈÍÈÔ×çøíÅÍÇÐØÊ×ËÇÓÊ×ÏÍÊ×ÈÔÛÎÈÔ×ÏÓÎÍÊÙÍÊÊ×ÙÈÓÍÎÉÛÎÈÓÙÓÌÛÈ×ØûÉÉÇÙÔ ÉÍÏ×ÍÖÈÔ×ÕÊÍÅÈÔÏÛÎÛÕ×Ï×ÎÈÓÈ×ÏÉÈÍÛØØÊ×ÉÉÔ×ÛÐÈÔÉÛÖ×ÈÃÛÎØÅ×ÐÖÛÊ×ÙÍÎÙ×ÊÎÉ ÌÛÊÈÓÙÇÐÛÊÐÃÈÔÍÉ×ÓÎÈÔ×÷ÄÈÊÛÈ×ÊÊÓÈÍÊÓÛÐòÇÊÓÉØÓÙÈÓÍÎÅ×Ê×ÙÍÎÉÓØ×Ê×ØÉ×ÌÛÊÛÈ×ÐÃÛÎØÛØÍÌÈ×ØÚà ÈÔ ùÍÇÎÙÓÐÍÎîÍÆ×ÏÚ×Ê èÔ×ÌÊÍÌÍÉ×ØÍÊØÓÎÛÎÙ×ÛÏ×ÎØÏ×ÎÈÓÎÙÍÊÌÍÊÛÈ×ÉÈÔ×éÇÚØÓÆÓÉÓÍÎ ê×ÕÇÐÛÈÓÍÎÉÓÎÈÍÈÔ×çøíÛÎØÏÛÑ×ÉÍÈÔ×ÊÊ×ÆÓÉÓÍÎÉÖÍÊÓÎÈ×ÊÎÛÐÙÍÎÉÓÉÈ×ÎÙÃÛÎØÈÍÛØØÊ×ÉÉ ÙÍÎÙ×ÊÎÉÓØ×ÎÈÓÖÓ×ØÚÃÈÔ×ùÍÇÎÙÓÐìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎÛÎØéÈÛÖÖûØØÓÈÓÍÎÛÐ Ø×ÉÙÊÓÌÈÓÍÎÊ×ÕÛÊØÓÎÕÈÔ×ÎÛÈÇÊ×ÍÖÈÔ×ÙÔÛÎÕ×ÉÅÓÐÐÚ×ÌÊÍÆÓØ×ØÛÈÈÔ×ùÍÏÏÓÉÉÓÍÎÏ××ÈÓÎÕ Attachments ïÛÈÊÓÄÍÖöÍÊÏÛÈÈÓÎÕùÔÛÎÕ×ÉÖÍÊéÇÚê×ÕÉÓÎÈÍçøí íÇÈÐÓÎ×ÍÖûÊÈÓÙÐ×éÇÚØÓÆÓÉÓÍÎø×ÉÓÕÎÛÎØóÏÌÊÍÆ×Ï×ÎÈÉ øÊÛÖÈçøíé×ÙÈÓÍÎ ÛÎØ Ê×Ö×Ê×ÎÙ×ÙÔÛÎÕ×ÉÍÎÐà øÊÛÖÈçøíûÊÈÓÙÐ× ×ÎÈÓÊ×ÛÊÈÓÙÐ× øÊÛÖÈçøíûÊÈÓÙÐ×øÊ×Ö×Ê×ÎÙ×ÙÔÛÎÕ×ÉÍÎÐà øÊÛÖÈçøíûÊÈÓÙÐ××ÎÈÓÊ×ÛÊÈÓÙÐ× øÊÛÖÈçøíûÊÈÓÙÐ× ÛØØ×ØØ×ÖÓÎÓÈÓÍÎÉ HomeofTexasA&MUniversity OutlineofArticle8SubdivisionDesignandImprovements (withSubdivisionRegulationsSections inparentheses) 8.1Purpose(Section2-B) 8.2GeneralRequirementsandMinimumStandardsofDesign A.Urban Standards(Section8) B.RuralResidential Standards(Section12) C.ExtraterritorialJurisdiction Standards(Section13) 8.3Waiverof Subdivision Standards(Section5) 8.4Certifications(AppendixA) 8.5Responsibility forPayment forInstallationCosts(Section9) 8.6Construction,GuaranteeofPerformance,andAcceptanceofInfrastructure (Section7andSection15) 8.7Requirements forParkLandDedication(Section10) Article2.DevelopmentReview Bodies Section2.1CityCouncil Article2.DevelopmentReviewBodies 2.2PlanningandZoning Commission PowersandDuties D. 3.FinalAction ThePlanningandZoningcommissionshallhearandtake finalactiononthe following: a.ApplicableappealsofdecisionsoftheDesign ReviewBoard; b.Preliminaryandfinalplats,replats,developmentplats,andminorplatsnot approvedbystaffasset forth inthePlat ReviewSection inArticle3ofthisUDO; c.Waiversofthestandards inArticle8,SubdivisionDesignandImprovements; d.AppealoftheAdministrator’sdenialofa finalminororamendingplat; e.AppealoftheAdministrator’sdenialtoamendthecolorpaletteforNorthgateroof colors; f.AppealoftheAdministrator’sdenialofanalternativeparkingplan;and g.AppealoftheAdministrator’sinterpretationoftheprovisionsof A RTICLE 8,SubdivisionDesignandImprovements. 2.5Administrator PowersandDuties B. TheAdministratorshallhavethe followingpowersandduties: Interpretation 2. TheAdministratorisresponsibleforinterpretingtheprovisionsofthisUDO.The AdministratorshallmakewritteninterpretationsofthisUDO,whenrequested,setting forththereasonsandexplanationtherefore. 2-1 UnifiedDevelopmentOrdinance12/24/07CityofCollegeStation Article3.DevelopmentReviewProcedures Section3.1 General ApprovalProcedures Article3.DevelopmentReviewProcedures 3.1GeneralApprovalProcedures A.ConformitywithUnifiedDevelopmentOrdinance(UDO)andtheComprehensivePlan TheprovisionsofthisUDOandtheComprehensivePlanshallapplytoandbebindingonany andallpersons,firms,orcorporationswhosinglyorjointlyseektodevelop,redevelop,or otherwisechangeexistinglandwithinthecorporatelimitsoftheCityofCollegeStationand, whereapplicable,itsextraterritorialjurisdiction(ETJ).CompliancewiththeUDOandthe ComprehensivePlanincludesthededicationandconstructionofidentifiedinfrastructure, right-of-wayorimprovementofspecifiedfacilitiesincludingbutnotlimitedtosidewalks, bikeways,thoroughfares,etc. B.PreapplicationConference PriortothesubmissionofanapplicationrequiredbythisUDO,applicantsareencouragedto scheduleandattendanoptionalPreapplicationConferencewiththeDevelopmentStaffprior tosubmittinganyapplication.PreapplicationConferenceswithDevelopmentStaffareto discuss,ingeneral,procedures,standards,orregulationsrelatingtodevelopmentandassist infurtherdevelopingaproposal.IfaPreapplicationConferenceisrequested,the AdministratorwillrequiretheapplicanttosubmitinformationpriortothePreapplication Conferencetoallowstafftimetoreviewtheproposal. C.ApplicationFormsandFees The followingregulationsshallapplytoallapplications: 1.Forms ApplicationsrequiredunderthisUDOshallbesubmittedonforms,withanyrequested informationandattachments,andinsuchnumbers,asrequiredbytheCity,including anychecklists forsubmittals. TheAdministratorshallhavetheauthoritytorequestany otherpertinent informationrequiredtoensurecompliancewiththisUDO. 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 totalamountpaiduponwrittenrequesttotheCity. Thefilingfeerequiredfortext ormapamendmentsshallnotberefundable. d.TheAdministratormaywaiveorreducedevelopment-relatedfeesonacase-by- casebasis.ThefollowingcriteriashallbeusedbytheAdministratortoevaluate suchrequests: Theapplicant isnot financiallyabletopaythefees. 1) TheCity isrequestingachangetotheapprovedplat. 2) D.ApplicationDeadline AllapplicationsshallbecompletedandsubmittedtotheAdministratorinaccordancewitha scheduleestablishedannuallybytheCity.Anapplicationshallnotbeconsideredofficially submitteduntilithasbeendeterminedtobecompleteinaccordancewiththefollowing 3-1 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.1 General ApprovalProcedures paragraph. E.ApplicationCompleteness AnapplicationshallbeconsideredsubmittedonlyaftertheAdministratorhasdetermined it is complete, if it isprovided intherequired form, includesallmandatory information(including allexhibits),and isaccompaniedbytheapplicablefee.Ifanapplication isdeterminedtobe incomplete,no furtherprocessingoftheapplicationshalloccuruntilthedeficienciesare corrected.AnapplicationofanykindunderthisArticleexpiresandapplication fee forfeited th onorafterthe forty-fifth(45)dayaftertheapplication isdeemed incomplete if: 1.Theapplicant failstoprovidedocumentsorother informationnecessarytocomplywith thisUDOasto formandcontentofthesubmittal; 2.TheCitynotifiestheapplicant inwritingthe failuretoprovidespecificdocumentsorother informationwithinten(10)businessdays fromthe filingdate,notingthedatethe applicationwillexpire if same isnotprovided;and 3.Theapplicant failstoprovidethespecifieddocumentsorother informationwithinthetime provided inthenotice. F.RequiredPublicNotice 1.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.RequiredPublicHearings 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) G.SimultaneousProcessingofApplications Twoormoreformsofreviewandapprovalaretypicallyrequiredinthedevelopmentprocess. DevelopmentproposalsthatrequireapplicationsforZoningMapAmendments(Rezoning)are requiredtobeacteduponbytheCityCouncilbeforeplatandotherdevelopmentapplications willbeacceptedforreviewbytheCity.Inaddition,PreliminaryPlatsaretobeacteduponby thePlanning&ZoningCommissionbeforeasubsequentFinalPlatisconsideredfiledwiththe CityandscheduledforaCommissionmeetingforconsideration.Otherapplicationsfor developmentapprovalsmay,attheoptionoftheAdministrator,beprocessedsimultaneously, solongastheapprovalproceduresforeachindividualapplicationcanbecompletedpursuant totherequirementsofthisUDO.Suchprocessingshalloccurattheapplicant’sownrisk. H.DormantProjects 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 3-3 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.1 General ApprovalProcedures theprojector fromthedatevestingoccurspursuanttoChapter245 TL EXASOCAL GC if noprogress ismadetowardscompletionoftheprojector if the OVERNMENTODE expirationdate isnototherwiseextendedpursuanttothetermsofthisUDO. 3.ForpurposesofthisSection,progresstowardscompletionoftheproject isasdefinedby Chapter245 TLGC. EXASOCALOVERNMENTODE I.Appeals Anappealofany finaldecisionshallbe filedwiththeappropriateentitywithinthirty(30)days ofthedecisionbytheAdministratorortheapplicant.Ifnoappealisfiledwithinthirty(30) days,thedecisionshallbe final. 3.2ZoningMapAmendment(Rezoning) Preapplication Conference A.Purpose Toestablishandmaintainsound,stable,anddesirabledevelopment withintheterritoriallimitsoftheCity,theOfficialZoningMapmaybe Application Submittal amendedbaseduponchangedorchangingconditionsinaparticular Staff areaorintheCitygenerally,ortorezoneanareaorextendthe Review boundaryofanexistingzoningdistrict.Allamendmentsshallbein accordancewiththeComprehensivePlan,whichmaybeamended accordingtotheprocedureintheComprehensivePlanAmendment Planning& Zoning Section inArticle3ofthisUDO. Commission B.InitiationofAmendments AnamendmenttotheOfficialZoningMapmaybe initiatedby: 1.CityCouncilon itsownmotion; City 2.ThePlanningandZoningCommission; Council 3.TheAdministrator;or 4.Thepropertyowner(s). C.AmendmentApplication AcompleteapplicationforazoningmapamendmentshallbesubmittedtotheAdministrator asset forth intheGeneralApprovalProceduresSection inArticle3ofthisUDO. 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; 3-4 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.2 ZoningMap Amendment(Rezoning) c.ContactinformationforallNeighborhoodAssociationorHomeownersAssociation committeemembers; d.Alistofsix(6)propertyownersintheneighborhoodtoserveonneighborhood stakeholdercommittee;and e.Achecklistoftheproposed itemstobe included intheConservationStudy. PerOrdinanceNo. 3029(December 13,2007) 4.Applicationrequest foraHistoricPreservationOverlay Districtshallprovidethe followingadditional 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 encouragedtoscheduleandattendanoptionalPreapplicationConferencewiththe DevelopmentStaffpriortosubmittinganyapplication.PreapplicationConferenceswith DevelopmentStaffaretodiscuss,ingeneral,procedures,standards,orregulations relatingtodevelopmentandassistinfurtherdevelopingaproposal.IfaPreapplication Conferenceisrequested,theAdministratorwillrequiretheapplicanttosubmit informationpriortothePreapplicationConferencetoallowstafftimetoreviewthe proposal. IftheAdministratordeterminesthatthemapamendmentrequestisnotinconformity withtheComprehensivePlan,heshallnotaccepttheapplicationforthemap amendment,andnofurtherprocessingshalloccuruntilthemapamendmentisin conformity. 2.Neighborhood Meeting PriortothesubmissionofanapplicationforaZoningMapAmendmentforaNPOor NCOOverlayRezoning,allpotentialapplicantsshallrequesttosetupaNeighborhood MeetingwithCityStaff.PriortothesubmissionofanapplicationforaZoningMap AmendmentforaHistoricPreservationOverlay Districtrezoning,allpotentialapplicants shallrequestaNeighborhoodMeetingwiththeHistoricPreservationOfficer.The purposeofthemeetingistopresentinformationabouttheproposedoverlayand explaintheprocessofrezoningtotheneighborhood. 3-5 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.2 ZoningMap Amendment(Rezoning) PerOrdinanceNo. 3110(September 11,2008) 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. 9.CityCouncilAction a.Notice TheCityCouncilshallpublish,post,andmailpublicnoticeinaccordancewiththe GeneralApprovalProceduresSectioninArticle3ofthisUDO,andholdapublic hearingbeforetakingfinalactiononanapplicationtoamendtheOfficialZoning Map. PerOrdinanceNo. 3110(September 11,2008) 3-6 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.2 ZoningMap Amendment(Rezoning) 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) E.LimitationonReapplication IfanapplicationforrezoningisdeniedbytheCityCouncil,anotherapplicationfor reclassificationofthesamepropertyoranyportionthereofshallnotbeconsideredwithina periodofone-hundredandeighty(180)daysfromthedateofdenial,unlessthePlanningand ZoningCommission findsthatoneofthe following factorsareapplicable: PerOrdinanceNo. 3110(September 11,2008) 1.Thereisasubstantialchangeincircumstancesrelevanttotheissuesand/orfacts consideredduringreviewoftheapplicationthatmightreasonablyaffectthedecision- 3-7 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.2 ZoningMap Amendment(Rezoning) makingbody’sapplicationoftherelevantreviewstandardstothedevelopment proposed intheapplication; 2.Neworadditionalinformationisavailablethatwasnotavailableatthetimeofthe reviewthatmightreasonablyaffectthedecision-makingbody’sapplicationofthe relevantreviewstandardstothedevelopmentproposed; 3.Anewapplicationisproposedtobesubmittedthatismateriallydifferentfromtheprior application(e.g.,proposesnewusesorasubstantialdecreaseinproposeddensities and intensities);or 4.The finaldecisionontheapplicationwasbasedonamaterialmistakeof fact. F.Repealofa Single-FamilyOverlayDistrict Arepealofasingle-familyoverlaydistrictmaybe initiatedby: 1.CityCouncilon itsownmotion; 2.ThePlanningandZoningCommission; 3.TheAdministrator;or 4.Bypetitionofsixtypercent(60%)ofthepropertyowner(s) inthesubjectdistrict. Arepealofasingle-familyoverlaydistrictisconsideredarezoningandissubjecttothe ZoningMapAmendmentrequirementsherein. PerOrdinanceNo. 3029(December 13,2007) 3-8 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview 3.3 PlatReview A.Applicability.ThisSectionappliestothesubdivisionand Preapplication developmentofpropertyasset forthherein. Conference 1.SubdivisionPlatRequired a.SubdivisionofpropertywithintheCity limitsor Application extraterritorialjurisdiction(ETJ)oftheCityofCollege Submittal Station isrequiredtobeapproved inaccordancewith Staff applicablestate lawandasset forthhereinwhenoneor Review moreofthe followingoccurs: Completeness Thedivisionof land(foranypurpose) intotwoor 1)Review moreparcelsto layoutasubdivisionofthetract, includinganadditiontotheCity,to layoutsuburban, building,orother lots,orto layoutstreets,alleys, Parks & squares,parksorotherpartsofthetract intendedto RecreationBoard bededicatedtopublicuseor fortheuseof purchasersorownersof lots frontingontoor adjacenttothestreets,alleys,squares,parksor otherparts; Planning & Developmentonaparcelnotpreviously legally Zoning 2) Commission platted; Resubdivisionof landthathaspreviouslybeen 3) platted;or Amendmentofanyapprovedplat. 4) 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 fromthisSection Adivisionof land intopartsgreaterthan fiveacres,whereeachparthas 1) accessandnopublic improvement isbeingdedicated; 3-9 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview Divisionofpropertythatresults fromagovernmentalentity’s landacquisition 2) forpublic facilitiessuchasexpansionofstreetright-of-way;or Any lotor lots formingapartofasubdivisioncreatedandrecordedpriorto 3) July15,1970,theeffectivedateoftheCityofCollegeStationSubdivision Regulations,orpriortothedate inwhichtheSubdivision Regulationsapplied tothepropertythroughextensionoftheCityofCollegeStationETJ. 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 fileaPreliminaryorFinalSubdivisionPlatby 1) otherrequirementsofthisSection,aDevelopmentPlat isnotrequired in additiontotheSubdivisionPlat.; Thedevelopmentofatractof landwithintheCity limitsortheextraterritorial 2) jurisdiction(ETJ)oftheCityofCollegeStationthatmeetsallofthe following criteria isnotrequiredto filea DevelopmentPlat: (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 encouragedtoscheduleandattendanoptionalPreapplicationConferencewiththe DevelopmentStaffpriortosubmittinganyapplication.PreapplicationConferenceswith DevelopmentStaffaretodiscuss,ingeneral,procedures,standards,orregulations relatingtodevelopmentandassistinfurtherdevelopingaproposal.IfaPreapplication Conferenceisrequested,theAdministratorwillrequiretheapplicanttosubmit informationpriortothePreapplicationConferencetoallowstafftimetoreviewthe proposal. 2.AcompleteapplicationforreviewshallbesubmittedtotheAdministratorincluding paymentofafeeassetforthinthisUDO.AllPlansandPlatsshallbesubmittedupon requestinanelectronicformacceptabletotheAdministratorandcompatiblewiththe City’sGeographicInformationSystem(GIS).Thesignaturesofallownersofland withintheboundaryoftheplatshallberequiredontheapplication.Arepresentativeof anownermaysigntheapplicationprovidedawrittenletterofagencyisprovidedtothe Citywiththeapplication.Ifthepropertyownerisnotanindividualbutanentity(e.g., businessortrust),theapplicationmustbeaccompaniedbyproofofauthorityforthe individualtosignonbehalfoftheentity. 3-10 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview 3.Whenrequiredtosubmitthefollowing,theapplicationsshallcomplywithand/orshow the following information: a.PreliminaryPlats 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; 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; 3-11 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview 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”)copiesoftheplatwillberequested 21) bytheAdministratorwhentheplathasbeenreviewedandhasthepotentialto bescheduled foraPlanningandZoningCommissionmeeting forconsideration. b.FinalPlats(includingReplats,MinorPlats,AmendingPlatsandDevelopment Plats): 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 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. 3-12 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview (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) Electricandstreet lightingplanshowing locationof lights,design,and withspecificationsanddetailedcostestimates. (g) Anyassociatednecessary items, includingbutnot limitedtooff-site publicutilityeasements,permitsorapprovalofgovernmentalagencies. Eleven-inch(11”)byseventeen-inch(17”)copiesoftheplatwillberequested 7) bytheAdministratorwhentheplathasbeenreviewedandhasthepotentialto bescheduled foraPlanningandZoningCommissionmeeting forconsideration. 4.IftheAdministratordeterminesthatanapplicationforaplatisnotinconformitywith theComprehensivePlan,suchshallbedenied.Theapplicantmayamendtherequest tocomplyormaywithdrawtherequest.Thedeterminationthattheplatisnotin compliancewiththeComprehensivePlanmaybeappealedtothePlanningandZoning Commission. C.FilingofPlat ForthepurposesofthisSection,thedateoffilingshallbedeterminedasthedateonwhicha completeapplicationandaplatmeetingallofthetermsandconditionsofthisUDO,orhas filedavariancerequesttothoseSectionsforwhichtheplatdoesnotcomply,issubmitted. OnceacompleteapplicationhasbeenfiledwiththeCity,itwillbescheduledforactionbythe Administratorand/orthePlanningandZoningCommission,asapplicable. D.ReviewProcedure 1.General SubdivisionPlatReview a.PreliminaryPlatReview ReviewandRecommendationbyAdministrator 1) (a) TheAdministratorshallreviewthePreliminaryPlatapplication for compliancewiththe followingelements: 3-13 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview i.City’sComprehensivePlanincludingbutnotlimitedtotheLandUse Plan,ThoroughfarePlan,UtilityMasterPlan,ParksandRecreation MasterPlan,Bicycle,Pedestrian&GreenwaysMasterPlan,Sidewalk MasterPlan. ii.Article8,SubdivisionDesignandImprovementStandards; iii.PlatformandcontentasrequiredintheApplicationRequirements Section; iv.Ifphased,theplatmustdemonstratesufficiencyandviabilityofpublic infrastructure foreachphase; 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 obtained inordertomeetthetermsandconditionsofthisUDOandbe scheduled forPlanningandZoningCommissionconsideration.OncetheBoard hasdeterminedcompliance,theplatandsubsequentplatsmayproceed directlytothePlanningandZoningCommission. ReviewandActionbyPlanningandZoningCommission 3) (a) Withinthirty(30)daysafterthePreliminaryPlat isconsidered filedwith theCity,thePlanningandZoningCommissionshallreceivethe recommendationsoftheAdministratorandtheParksandRecreation AdvisoryBoardandshallapprove,disapprove,orconditionallyapprove theplatwithmodificationsbasedoncompliancewiththesameelements listed intheReviewandRecommendationbyAdministrator. EffectofApproval 4) (a) IfaFinalPlat isnot filedwithintwenty-four(24)monthsoftheeffective dateofapprovalofaPreliminaryPlat,thePlanningandZoning Commissionmay,uponwrittenapplicationoftheapplicant,extendthe approval foraone-timeadditionaltwelve(12)monthperiod. The request forconsiderationofanextensionshallbesubmittedtotheCity beforethePreliminaryPlatapprovalexpires. (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. 3-14 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview 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 inthePreliminaryPlatReviewandtheCityEngineer’s approvalofthe infrastructureproposed intheconstructiondocuments. Recordation 3) TheFinalPlatshallberecordedintheOfficeoftheCountyClerkofthecounty inwhichthePlatislocatedwhenallrequirementsandconditionshavebeen metincluding:afavorableactiontakenbythePlanningandZoning Commission;andallrequiredpublicinfrastructureshallbeconstructedand acceptedorguaranteedinaccordancewithConstruction,Guaranteeof Performance,andAcceptanceofInfrastructureSection inArticle8ofthisUDO. 2.MinorandAmending SubdivisionPlatReview a.ReviewandActionbyAdministrator. TheplatshallbereviewedbytheAdministrator forcompliancetoallapplicable requirementsofthisUDOandthe following: Within fifteen(15)daysafteraMinororAmendingPlat is filed,the 1) DevelopmentEngineershallrecommendapproval,approvalwithconditions,or denialofsuchPlattotheAdministrator. TheAdministratorshallapprove,approvewithconditions,or forwardtheplat 2) tothePlanningandZoningCommission. If forwardedtothePlanningandZoningCommission,theCommissionshall 3) approve,disapprove,orconditionallyapprovethePlatwithinthirty(30)days oftheAdministrator’sdecisionto forward. 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. 3-15 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview TheAdministratorshallandrecommendapproval,approvalwithconditions,or disapprovalofthesame. b.ReviewandActionbyPlanningandZoningCommission ThePlanningandZoningCommissionshallapproveaDevelopmentPlatifthePlat conformsto: TheCity'sComprehensivePlan; 1) TheCity’splans,rules,andordinancesconcerning itscurrentand future 2) streets,sidewalks,alleys,parks(landdedicationanddevelopment fees), 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. E.Waivers ThePlanningandZoningCommission,whereauthorizedbythisUDO,mayapprove,approve withconditions,ordisapprovewaiversofthestandardsinArticle8,SubdivisionDesignand Improvements. F.Platting inPlannedDevelopmentDistricts(PDDandP-MUD) IfthesubjectpropertyiszonedasaPlannedDevelopmentDistrict(PDD)orPlannedMixed- UseDistrict(P-MUD),theCityCouncilmayapproveaConceptPlanthatprovidesforgeneral modificationstothesitedevelopmentandsubdivisionstandards.Thegeneralmodifications shallbeindicatedontheapprovedConceptPlan.TheAdministratorshalldeterminethe specificstandardsthatcomplywiththegeneralmodificationsofthesubdivisionstandardsat thetimeaplatisapproved.TheapplicantortheAdministratormayhavetheCityCouncil determinethespecificstandardsthatcomplywiththeapprovedConceptPlan. G.Platting inthe ExtraterritorialJurisdiction TheCityofCollegeStationhasenteredintoonemorewrittenagreementswithcountiesin whichithasextraterritorialjurisdiction.Suchagreementsidentifytheauthorityauthorizedto regulateplatswithintheextraterritorialjurisdictionoftheCity,andtheprovisionsofthis Sectionaresubjecttothetermsandconditionsofsuchvalidagreements.Intheeventsuch anagreementcreatesadirectconflictbetweentheregulationshereinandthoseofthe particularCounty,thestricterstandardshallapplyandbeenforcedbytheCity. H.FailuretoObtainPlatApproval 1.Ifplatapproval isrequired forthesubdivisionofpropertyordevelopmentofpropertyand same isnotproperlysecured: a.ProhibitionofRecordation:Itshallbeunlawfultoofferandcausetobe recordedanyplatorreplatof landwithintheCity limitsorETJoftheCityof CollegeStationattheOfficeoftheCountyClerkunlessthesamebearsthe endorsementandapprovalofthePlanningandZoningCommission,the Administrator,orbearsavalidcertificateof NoAction Takenasprovided for inthis UDO. b.Prohibitionof MakingImprovements:Itshallbeunlawfultomakeany 3-16 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.3 SubdivisionPlatReview 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 a.Ifanysubdivisionordevelopmentexists forwhichaplathasnotbeenapprovedor inwhichthestandardscontainedhereinorreferredtohereinhavenotbeen compliedwith in full,theCityCouncilshallpassaresolutionrecitingthe factof suchnoncomplianceor failuretosecureplatapproval,andrecitingthe factthatthe provisionsofthisSectionapply. b.TheCitySecretaryshall,whendirectedbytheCityCouncil,causeacertifiedcopy ofsuchresolutionunderthecorporatesealoftheCitytoberecorded intheDeed RecordsoftheCounty. c.Ifsuchcomplianceandplatapprovalaresecuredaftertherecordingofsuch resolution,theCitySecretaryshall forthwithrecordan instrument inthe Deed RecordsoftheCountystatingthattheproperty isnolonger inviolation. Preapplication 3.4ConceptPlanReview(PDDandP-MUDDistricts) Conference A.Applicability AConceptPlanshallberequiredforallproposedPlanned Application DevelopmentDistrict(PDD)orPlannedMixed-UseDistrict(P- Submittal MUD)rezonings. Staff PerOrdinanceNo. 2981(May24,2007) Review Completeness B.ApplicationRequirements Review AcompleteapplicationforaConceptPlanshallbesubmittedto theAdministratorwithaPDDorP-MUDrezoningapplicationas Parks&Recreation setforthintheGeneralApprovalProceduresSectioninArticle3 Board ofthisUDO,unlessotherwisespecified inthisSection. PerOrdinanceNo. 2981(May24,2007) Planning&Zoning C.ConceptPlanApprovalProcess Commission 1.PreapplicationConference PriortosubmittingaConceptPlan,applicantsare encouragedtoscheduleandattendanoptional City PreapplicationConferencewiththeDevelopmentStaff Council priortosubmittinganyapplication.Preapplication ConferenceswithDevelopmentStaffaretodiscuss,in general,procedures,standards,orregulationsrelatingto developmentandassistinfurtherdevelopingaproposal.IfaPreapplication Conferenceisrequested,theAdministratorwillrequiretheapplicanttosubmit informationpriortothePreapplicationConferencetoallowstafftimetoreviewthe proposal. 2.ReviewandReportbytheParksandRecreationAdvisory Board 3-17 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.4ConceptPlanReview(PDDandP-MUDDistricts) Iftheproposedareainvolvesanyrequiredorvoluntaryparklanddedication,the ConceptPlanmustbereviewedbytheParksandRecreationAdvisoryBoard.Parksand RecreationAdvisoryBoardrecommendationsshallbeforwardedtotheCityCouncil. 3.ReviewandReportbytheGreenwaysProgramManager IftheproposedareaincludesagreenwaydedicationasshownontheGreenways MasterPlan,oriftheapplicantisproposinggreenwaydedicationorvoluntarysale,the ConceptPlanmustbereviewedbytheGreenwaysProgramManager.TheGreenways ProgramManager'srecommendationshallbe forwardedtotheCityCouncil. 4.ReviewandRecommendationbytheAdministrator TheAdministratorshallreviewtheConceptPlanandrecommendapproval,approval withconditions,ordisapprovalofthesame. 5.ReviewandRecommendationbythePlanningandZoningCommission ThePlanning&ZoningCommissionshallreviewtheConceptPlanandrecommendto theCityCouncilapproval,approvalwithconditions,ordisapprovalofthesame. 6.CityCouncilFinalAction TheCityCouncilshallreviewtheConceptPlanandapprove,approvewithconditions,or disapprove. PerOrdinanceNo. 2981(May24,2007) D.ConceptPlanRequirements AConceptPlanshallnotbeconsideredorreviewedasacompletesiteplanapplication.The ConceptPlan fortheproposeddevelopmentshall includethe following: 1.Ageneralplanshowingthelocationandrelationshipofthevariouslandusespermitted inthedevelopment; 2.Arangeofproposedbuildingheights; 3.Awrittenstatementaddressingthedrainagedevelopmentofthesite; 4.Thegeneral locationofdetention/retentionpondsandothermajordrainagestructures; 5.A listofgeneralbulkordimensionalvariationssought; 6.Ifgeneralbulkordimensionalvariationsaresought,providealistofcommunity benefitsand/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.Theproposalwillconstituteanenvironmentofsustainedstabilityandwillbein harmonywiththecharacterofthesurroundingarea; 2.Theproposalisinconformitywiththepolicies,goals,andobjectivesofthe ComprehensivePlan,andanysubsequentlyadoptedPlans,andwillbeconsistentwith the intentandpurposeofthisSection; 3.Theproposal iscompatiblewithexistingorpermittedusesonabuttingsitesandwillnot adverselyaffectadjacentdevelopment; 4.Everydwellingunitneednotfrontonapublicstreetbutshallhaveaccesstoapublic streetdirectlyorviaacourt,walkway,publicarea,orareaownedbyahomeowners association; 3-18 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.4ConceptPlanReview(PDDandP-MUDDistricts) 5.Thedevelopmentincludesprovisionofadequatepublicimprovements,including,but not limitedto,parks,schools,andotherpublic facilities; 6.Thedevelopmentwillnotbedetrimentaltothepublichealth,safety,welfare,or materially injurioustopropertiesor improvements inthevicinity;and 7.Thedevelopmentwillnotadverselyaffectthesafetyandconvenienceofvehicular, bicycle,orpedestriancirculationinthevicinity,includingtrafficreasonablyexpectedto begeneratedbytheproposeduseandotherusesreasonablyanticipatedinthearea consideringexistingzoningand landuses inthearea. PerOrdinanceNo. 2981(May24,2007) F.MinimumRequirements Unlessotherwiseindicatedintheapprovedconceptplan,theminimumrequirementsforeach developmentshallbethosestatedinthisUDOforsubdivisionsandtherequirementsofthe mostrestrictivestandardzoningdistrictinwhichdesignatedusesarepermitted.Modification ofthesestandardsmaybeconsideredduringtheapprovalprocessoftheConceptPlan.If modificationofthesestandardsisgrantedwiththeConceptPlan,theAdministratorwill determinethespecificminimumrequirements. G.CompliancewithOtherRegulations TheapprovalofaConceptPlanshallnotrelievethedeveloperfromresponsibilityfor complyingwithallotherapplicablesectionsofthisUDOandothercodesandordinancesof theCityofCollegeStationunlesssuchrelief isgranted intheapprovedconceptplan. H.OwnersAssociationRequired Anowners’associationwillberequiredifothersatisfactoryarrangementshavenotbeen madeforproviding,operating,andmaintainingcommonfacilitiesincludingstreets,drives, serviceandparkingareas,commonopenspaces,bufferareas,andcommonrecreational areasatthetimethedevelopmentplanissubmitted.Ifanowners’associationisrequired, documentationmustbesubmittedtotheCityatthetimeofplattingtoassurecompliance withtheprovisionsofthisUDO. I.Modifications AnydeviationsfromtheapprovedConceptPlanshallrequireCityCouncilapprovalexceptas provided forbelow. PerOrdinanceNo. 2981(May24,2007) J.MinorAmendmenttoConceptPlan MinoradditionsandmodificationstotheapprovedConceptPlanmeetingthecriteriabelow maybeapprovedbytheAdministrator: 1.MinoradditionstostructuresasdeterminedbytheAdministrator; 2.Minornewaccessorystructuresifthelocationdoesnotinterferewithexistingsite layout(e.g.,circulation,parking,loading,stormwatermanagementfacilities,open space, landscaping,buffering); 3.Minoradditionstoparking lots; 4.Clearingorgradingofareasnotdepictedontheconcept Preapplication planasaconservationarea,greenway,orpark;and Conference 5.Finaldeterminationofthespecificmeritorious modificationssuchassetbacks,lotsize,dimensional standards,etc.,grantedgenerallyaspartoftheConcept Application Submittal Plan. PerOrdinanceNo. 2981(May24,2007) Staff Review Completeness 3.5SitePlanReview Review A.Applicability 1.Priortodevelopmentofanyuseorstructureotherthan Administrator 3-19 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.5 SitePlanReview single-family(excludingManufacturedHomeParks),duplex,ortownhouseresidential development,asiteplanshallbeapprovedbytheCity inaccordancewiththisSection. 2.Nodevelopmentdescribedinparagraph1aboveshallbelawfulorpermittedtoproceed withoutfinalsiteplanapproval.Asiteplanapprovedaspartofaconditionaluse permitshallbeconsideredasiteplanapproval. 3.IfthesubjectpropertyiszonedasaPlannedDevelopmentDistrict(PDD)orPlanned Mixed-UseDistrict(P-MUD),theCityCouncilmayapproveaConceptPlanthatprovides forgeneralmodificationstothesitedevelopmentstandards.Thegeneralmodifications shallbe indicatedontheapprovedConceptPlan. TheAdministratorshalldeterminethe specificstandardsthatcomplywiththegeneralmodificationsofthesitedevelopment requirementsatthetimeasiteplanisapproved.TheapplicantortheAdministrator mayhavetheCityCouncildeterminethespecificstandardsthatcomplywiththe approvedConceptPlan. PerOrdinanceNo. 2981(May24,2007) B.GeneralRequirements Allimprovementsreflectedonapprovedsiteplansmustbeconstructedatthetimeof development.Alltermsandconditionsofsiteplanapprovalmustbemetatthetimeof development. C.ApplicationRequirements AcompleteapplicationforsiteplanapprovalshallbesubmittedtotheAdministratorasset forthintheGeneralApprovalProceduresSectioninArticle3inthisUDO.Theapplication shallincludealandscapeplanillustratingcompliancewiththerequirementsofthe Landscapingand TreeProtectionSection inArticle7ofthisUDO.Whereapplicable,applicants shallsubmitinformation,documents,andmaterialsrequiredintheNon-Residential ArchitecturalStandardsSectionand TrafficImpactAnalysesSection inArticle7ofthisUDO. D.SitePlanApprovalProcess Siteplanreviewapplicationsshallbeprocessedinaccordancewiththefollowing requirements: 1.PreapplicationConference Priortothesubmissionofanapplicationforsiteplanapproval,applicantsare encouragedtoscheduleandattendanoptionalPreapplicationConferencewiththe DevelopmentStaffpriortosubmittinganyapplication.PreapplicationConferenceswith DevelopmentStaffaretodiscuss,ingeneral,procedures,standards,orregulations relatingtodevelopmentandassistinfurtherdevelopingaproposal.IfaPreapplication Conferenceisrequested,theAdministratorwillrequiretheapplicanttosubmit informationpriortothePreapplicationConferencetoallowstafftimetoreviewthe proposal. 2.FinalActionbytheAdministrator Iftheproposedsiteplanisdeterminedtobeconsistentwithallapplicableprovisionsof thisUDO,theAdministratorshallapproveorconditionallyapprovethesiteplan.A determinationthatallsuchrequirementsandprovisionshavenotbeensatisfiedshall result indisapprovalofthesiteplanandnoticeofsuchdisapprovalshallbegiventothe applicantinwriting.Conditionalapprovalmustentailcorrectionsorchangesthatare ministerialandexplicitlyspelledout. 3-20 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.5 SitePlanReview E.SitePlanReviewCriteria TheAdministratormayrequestchangestothesiteplantoaccomplishthefollowing requirements.Inordertobeapproved,asiteplanmustprovide for: 1.Safeandconvenienttrafficcontrol,handling,andvehiclequeuing; 2.Assuredpedestriansafetywhichmayincludetheprovisionofsidewalksalongthe 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.Locationanddensityofbuildingsordwellingswheretopographyorcharacteristicsof thesitecompelalowerdensitythanwouldotherwisebeallowed,orrequirelocation consistentwithacceptedengineeringpracticesandprinciples. F.Appeal AppealsofsiteplansdeniedbytheAdministratorwherethedenialwasbaseduponor conditionimposedtoassurecompliancewiththeSitePlanReviewCriteriadescribedabove, shallbesubmittedtotheDesignReviewBoardwithinthirty(30)daysofthedecision.Ifno appeal is filedwithinthirty(30)days,thedecisionshallbe final. TheDesignReviewBoardshallhavethesameauthorityastheAdministratorinreviewingthe siteplanandtakingfinalaction.TheBoardmayimposereasonablesite-relatedconditionsto mitigatetheimpactsofthedevelopment;however,theyshallnotimposearchitectural changesunlessotherwiseprovided for inthisUDO. 3-21 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.6 WolfPenCreekDesignDistrict SitePlanReview Preapplication 3.6WolfPen CreekDesignDistrictSitePlanReview Conference A.Applicability 1.DesignDistrict Application PriortoanydevelopmentintheWolfPenCreekdistrict Submittal (WPC)excludingminoradditionssuchasstorage Staff Review buildings,fencingandthelike,anapplicantmustobtain designdistrictsiteplanapprovalunderthisSection. Completeness Review Inreviewingaproject,theDesignReviewBoardmay requiretrafficandparkingimpactstudies,areviewof existingoccupancy,andotherreasonabledatato determinethe impactoftheproject. PerOrdinanceNo. 2881(March232006) Design Review Board 2.DesignDistrict SitePlanReviewRequired Noprivatedevelopmentshallbelawfulorpermittedto proceedwithoutfinaldesigndistrictsiteplanapproval. MinoradditionsmaybeapprovedbytheAdministrator.Designdistrictsiteplan approvalshallberequired forallsiteplansaspartofaconditionalusepermit. 3.GeneralRequirements 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.WolfPenCreekDesignDistrict SitePlanApprovalProcess WolfPenCreekdistrictsiteplanreviewapplicationsshallbeprocessedinaccordancewiththe followingrequirements: 1.PreapplicationConference Priortothesubmissionofanapplicationfordesigndistrictsiteplanapproval, applicantsareencouragedtoscheduleandattendanoptionalPreapplication ConferencewiththeDevelopmentStaffpriortosubmittinganyapplication. PreapplicationConferenceswithDevelopmentStaffaretodiscuss,ingeneral, procedures,standards,orregulationsrelatingtodevelopmentandassistinfurther developingaproposal.IfaPreapplicationConferenceisrequested,theAdministrator willrequiretheapplicanttosubmitinformationpriortothePreapplicationConference toallowstafftimetoreviewtheproposal. 3-22 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.6 WolfPenCreekDesignDistrict SitePlanReview 2.ReviewandReportbytheAdministrator Iftheproposeddesigndistrictsiteplanisdeterminedtobeconsistentwithall applicableprovisionsofthisUDO,theCity’sComprehensivePlan,andtheWolfPen CreekMasterPlan,oriftheplanisrecommendedfordenialorconditionalapproval,the Administratorshallreportsuchconsistency,inconsistency,orproposedconditionsto theDesign ReviewBoard. 3.ReviewbytheDesignReview Board TheDesignReviewBoardshallreviewthedesigndistrictsiteplaninapublicmeeting andmayapprove,approvewithconditionsordenytheapplication.Noticeshallbe providedbypublicationoftheagendaofthemeeting. 4.FinalActionbytheDesignReviewBoard Iftheproposedsiteplanisdeterminedtobeconsistentwithallapplicableprovisionsof thisUDO,includingtheapplicabledistrictprovisionsoftheDesignDistrictsSectionin Article5ofthisUDO,andthereviewcriteriabelow,theDesignReviewBoardshall approvethedesigndistrictsiteplan.Adeterminationthatallsuchrequirementsand provisionshavenotbeensatisfiedshallresult indisapprovalofthesiteplan. PerOrdinanceNo. 2881(March23,2006) D.DesignDistrict MinorAdditionsApprovalProcess Minoradditionstoasiteareaccessorybuildingsandstructures,changeofsolidwaste disposallocation,painting,andlandscaping.Allsiteplanreviewapplicationsforminor additionsshallbeprocessed inaccordancewiththe followingrequirements: 1.ReviewbytheAdministrator TheAdministratorshallreviewthedesigndistrictsiteplanforminoradditionsandmay approve,approvewithconditions,ordenythesiteplan.TheAdministratormayalso forwardthesiteplantothe DesignReviewBoard foranyreason. 2.FinalActionbytheAdministrator Iftheproposedsiteplanisdeterminedtobeconsistentwithallapplicableprovisionsof thisUDO,theCity’sComprehensivePlan,andtheWolfPenCreekMasterPlan, including theapplicabledistrictprovisionsoftheDesignDistrictsSectioninArticle5ofthisUDO, andthereviewcriteriabelow,theAdministratorshallapprovethedesigndistrictsite plan.Adeterminationthatallsuchrequirementsandprovisionshavenotbeen satisfiedshallresult indisapprovalofthesiteplan. PerOrdinanceNo. 2881(March23,2006) E.General SitePlanReviewCriteria Inordertobeapproved,asiteplanmustprovide for: 1.Safeandconvenienttrafficcontrol,handling,andvehiclequeuing; 2.Assuredpedestriansafetywhichmayincludetheprovisionofsidewalksalongthe perimeterofthepropertymeetingthespecificationsforsameasoutlinedinArticle8, 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; 3-23 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.6 WolfPenCreekDesignDistrict SitePlanReview 10.Visualscreening fromtheright-of-wayofparking lots; 11.Compliancewithstandards,guidelines,andpoliciesoftheCity'sadoptedStreetscape Plan;and 12.Determinationandclearindicationofwhatconstitutesthebuildingplotforpurposesof 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. 3.7WolfPen CreekDesignDistrictBuildingandSignReview Application A.Applicability Submittal 1.IntheWolfPenCreekdistrict(WPC),allsubstantial Staff Review maintenance(includingbutnotlimitedtorehabilitation, façadework,and,changeorexteriormaterialsorother Completeness construction,includingthereplacementoralterationof Review signs)shallbesubjecttotheWPCdistrictbuildingandsign reviewprocess. PerOrdinanceNo. 2881(March23,2006) 2.Minoradditionstoasite(accessorybuildingsandstructures, Design changeofsolidwastedisposallocation,painting,and Review landscaping)shallbereviewedbytheAdministrator. Board B.Application Acompleteapplication forbuildingorsignreview inadesigndistrictshallbesubmittedtothe Administratorasset forth inthe GeneralApprovalProceduresSection inArticle3ofthisUDO. C.FinalActionbyDesignReviewBoard 1.PublicMeeting TheDesignReviewBoardshallconductdesigndistrictreviewinapublicmeeting. Noticeshallbeprovidedbypublicationoftheagendaofthemeeting. 2.DesignReview Preapplication TheBoardshallapplythestandardsfortheapplicabledistrict Conference assetforthintheDesignDistrictsSectioninArticle5ofthis UDO.Inconsideringsuchmatters,theDesignReviewBoard mayrelyonspecialareaplansorstudiesadoptedbytheCity Council. Application Submittal PerOrdinanceNo. 2881(March23,2006) Staff Review 3.WrittenDecision Ifapprovalisgranted,thedecisionshallbecommunicatedin Completeness writingtotheapplicant. Review 3.8DevelopmentPermit A.Applicability Development Engineer 3-24 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.8DevelopmentPermit Adevelopmentpermitshallberequiredpriortoanydevelopment,asdefinedinArticle11, Definitions,toensureconformancetotheprovisionsandrequirementsofthisUDO.The followingusesareexemptfromthepermittingrequirementsofthisSection,butshall otherwisemeetalloftherequirementsofthisUDOandtheBryan/CollegeStationUnified DesignGuidelines,TechnicalSpecificationsandStandardDetailsandtheDrainageand StormwaterManagementSection inArticle7ofthisUDO: Customaryand incidentalgroundsmaintenance, landscaping,andgardening. 1.Drainage-relatedimprovementsormodificationsbyahomeowneronpropertyusedas theirprincipalresidencewherethatpropertyliesoutsideofthedesignatedAreaof SpecialFloodHazard. 2.Usesbya landowneroftheirproperty forbona fideagriculturalpurposes. PerOrdinanceNo. 2955(February8,2007) B.ApprovalProcess Priortothe issuanceofadevelopmentpermit,the followingrequirementsshallbemet: 1.PreapplicationConference ApreapplicationconferencemaybeheldwiththeDevelopmentEngineer,orhis designatedrepresentative, if thepropertycontainsareasofspecial floodhazard. 2.Application Acompleteapplicationforadevelopmentpermitshallbesubmittedtothe DevelopmentEngineerassetforthintheGeneralApprovalProceduresSectionin Article3ofthisUDO. 3.ReviewandActionbytheDevelopmentEngineer TheDevelopmentEngineershallreviewtherequiredinformationandapplicationform andshalltakeoneofthe followingactions: a.Approvethedevelopmentpermit; b.Disapprovethedevelopmentpermit; c.Approvethedevelopmentpermitwithconditions;or d.Requireadditionalinformationoranengineeringconferencewiththeapplicantor hisengineer. 4.ReviewCriteria ApprovalordenialofadevelopmentpermitbytheDevelopmentEngineershallbe basedonthe followingrelevant factors: 3-25 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.7 WolfPenCreekDesignDistrict Buildingand SignReview 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. 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) WolfPenCreek fromtheEarl RudderFreewaytotheconfluencewithCarter’s 3) Creek;and TheBrazos River. 4) 3-26 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition 3.9CertificateofAppropriateness A.Applicability 1.Priortoanyconstruction,reconstruction,alteration,restoration, Application orrehabilitationofanystructureoranypropertywithina Submittal HistoricPreservationOverlay District,oranymaterialchange inthe light fixtures,signs,sidewalks, fences,steps,paving,or Staff Review otherexteriorelementsvisible fromapublicright-of-waythat affectstheappearanceandcohesivenessofanystructureor Completeness anypropertywithinaHistoricPreservationOverlay District,an Review applicantmustobtainaCertificateofAppropriateness in accordancewiththisSection. 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. 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. 3-27 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness 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. 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; 3-28 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition 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 forone (1)year fromthedateofthe finaldecisionunlesstheLandmarkCommissionwaivesthetime limitationbecausetheLandmarkCommission findsthattherearechangedcircumstances sufficienttowarrantanewhearing. I.Revocation TheHistoricPreservationOfficermay, inwriting,revokeaCertificateofAppropriateness if: 1.TheCertificateofAppropriatenesswas issuedonthebasisof incorrect information suppliedbytheapplicant,or 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; 3-29 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness 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. F.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 in additionto,andnot in lieuof,anybuildingpermitthatmaybe EconomicReview requiredbyanyotherordinanceoftheCityofCollegeStation. Panel(when necessary) 3.Nopermit forthedemolitionofastructureorpropertywithina HistoricPreservationOverlay District, includingsecondary buildingsand landscape features,shallbegrantedbythe BuildingOfficialwithoutthereviewofacompletedapplication forandapprovalofaCertificateof DemolitionbytheLandmark Commission. Landmark Commission B.ApplicationRequirements Apropertyownerseekingdemolitionorremovalofastructure, includingsecondarybuildingsand landscapefeatures,onaproperty in aHistoricPreservationOverlay Districtshallsubmitacomplete application foraCertificateofDemolitiontotheAdministratorasset forth intheGeneralApprovalProceduresSection inArticle3ofthisUDO. Theapplication shall 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: 3-30 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition 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; 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; 3-31 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness 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. 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 3-32 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition 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: 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. 3-33 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness 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 furtherapplicationsmay beconsidered forthesubjectmatterofthedeniedCertificateofDemolition forone(1)year fromthedateofthe finaldecisionunlesstheLandmarkCommissionwaivesthetime limitationbecausetheLandmarkCommission findsthattherearechangedcircumstances sufficienttowarrantanewhearing. G.ExpirationofApproval ACertificateof Demolitionexpires if theworkauthorizedbytheCertificateof Demolition is notcommencedwithin180days fromthedateof finalapproval.A final,one-timeextension forthecommencementofworkof90daysmaybegrantedbytheAdministratoruponwritten requestbytheapplicantshowingcircumstancesbeyondthecontroloftheapplicant.Ifthe Certificateof Demolitionexpires,anewCertificateofDemolitionmust firstbeobtainedbefore theworkcancommence. H.DemolitionbyNeglect 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. 3-34 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition 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 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: 3-35 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.9Certificateof Appropriateness 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,usingasmanyoftheoriginalmaterialsaspossible,ofthehistoric structure;and c.Restorationofanotherhistoricstructure. PerOrdinanceNo. 3110(September 11,2008) 3.11BuildingPermit A.BuildingPermitRequired Application Nobuildingorotherstructureshallhereafterbeerected,moved, Submittal addedto,structurallyaltered,repaired,demolished,oroccupancy changedwithoutapermitissuedbytheBuildingOfficialexceptin Staff Review conformitywiththeprovisionsofthissectionandthe2003 IBCasadoptedandamendedbytheCity, NTERNATIONALUILDINGODE Completeness unlessotherwiseprovidedforinthe CCSC Review ITYOFOLLEGETATIONODEOF O.NoBuildingPermitissuedundertheprovisionsofthis RDINANCES ArticleforlanduseorconstructionintheCityshallbeconsideredvalid unlesssignedbytheBuildingOfficial. PerOrdinanceNo. 3110(September 11,2008) Building Official B.Application for BuildingPermit 1.ApplicationsforBuildingPermitsforsingle-family,duplex,or townhousestructuresshallbeaccompaniedbyone(1)setof completeplans,drawntoscale,showingtheactualdimensionsandshapeofthelotto bebuiltupon;theexactsizesandlocationsonthelotofbuildingsalreadyexisting,if any;andthelocationanddimensionsoftheproposedbuildingoralteration, easements,andrequiredsetbacks. Applicationsformulti-familyandcommercialstructuresshallbeaccompaniedbythree (3)setsofcompleteplans,drawntoscale,includingtheapprovedsiteplanasrequired intheSitePlanReviewSection inArticle3ofthisUDO. AdditionalsetsofplansshallbesuppliedtotheBuildingOfficialuponrequest. 2.Theapplicationshallincludesuchotherinformationaslawfullymayberequiredbythe BuildingOfficialortheAdministrator,includingexistingorproposedbuildingor alteration;existingorproposedusesofthebuildingandland;thenumberoffamilies, housekeepingunits,orrentalunitsthebuilding isdesignedtoaccommodate;conditions existingonthelot;andsuchothermattersasmaybenecessarytodetermine conformancewith,andprovide fortheenforcementof,thisUDO. 3.OnecopyoftheplansshallbereturnedtotheapplicantbytheBuildingOfficialafterit ismarkedaseitherapproved,approvedwithconditions,ordisapprovedandattested tosamebyhissignatureonsuchcopy.Theoriginalcopyoftheplans,similarly 3-36 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.10CertificateofDemolition marked,andtheassociatedsiteplanshallberetainedbytheBuildingOfficial. 4.Whereapplicable,applicantsshallsubmitinformationandmaterialsrequiredinthe Landscapingand TreeProtectionSection inArticle7ofthisUDO. 5.Whereapplicable,applicantsshallsubmitinformationandmaterialsrequiredinthe Non-ResidentialArchitecturalStandardsSection inArticle7ofthisUDO. C.ReviewandRecommendation TheBuildingOfficialshallreviewallbuildingpermitapplicationstodetermine if intendeduses, buildings,orstructurescomplywithallapplicableregulationsandstandards,includingthis UDO,andapproveordisapprovethesame. D.ReviewandActionby BuildingOfficial 1.TheBuildingOfficialshallmakeafinaldeterminationofwhethertheintendeduses, buildings,orstructurescomplywithallapplicableregulations,standards,andthe BuildingCode.TheBuildingOfficialshallnotissueabuildingpermitunlesstheplans, specifications,andintendeduseofsuchbuildingorstructuresorpartsthereofconform inallrespectstotheprovisionsofthisUDOandtheBuildingCode. 2.IfthesubjectpropertyiszonedasaPlannedDevelopmentDistrict(PDD)orPlanned Mixed-UseDistrict(P-MUD),theCityCouncilmayapproveaConceptPlanthatprovides forgeneralmodificationstothesitedevelopmentstandards.Thegeneralmodifications shallbe indicatedontheapprovedConceptPlan. TheAdministratorshalldeterminethe specificstandardsthatcomplywiththegeneralmodificationsofthesitedevelopment requirementsatthetimeofbuildingpermit.TheapplicantortheAdministratormay havetheCityCouncildeterminethespecificstandardsthatcomplywiththeapproved ConceptPlan. PerOrdinanceNo. 2981(May24,2007) 3.12CertificateofOccupancy A.Applicability ACertificateofOccupancyshallberequired foranyofthe following: 1.Occupancyanduseofabuildinghereaftererectedorenlarged; 2.Change inuseofanexistingbuildingtoadifferentUseCategory; 3.Anychange inanonconforminguseorstructure;or 4.Asrequiredbythe2003 IBC,S110. NTERNATIONALUILDINGODEECTION B.Application OnceallrequiredbuildinginspectionshavebeenreviewedbytheBuildingOfficialandhe findsnoviolationoftheprovisionsofthecode,theBuildingOfficialshallissueaCertificateof Occupancy forthestructureoruse. C.ReviewandActionby BuildingOfficial UpontherequestforaCertificateofOccupancy,theBuildingOfficialshallinspecttheuseor structure.IftheBuildingOfficialdeterminesthattheuseorstructurecomplieswithall applicableprovisionsofthe2006 IBCandthisUDO,aCertificateof NTERNATIONALUILDINGODE Occupancyshallbe issued. D.TemporaryCertificateofOccupancy PendingtheissuanceofaCertificateofOccupancy,aTemporaryCertificateofOccupancy maybeissuedbytheBuildingOfficial.TheTemporaryCertificateofOccupancyshallbevalid foraperiodestablishedbytheBuildingOfficial,pendingcompletionofanadditionorduring partialoccupancyofastructureandasprovidedin S1102006I ECTIONOFTHENTERNATIONAL BC. UILDINGODE E.UnlawfultoOccupyWithout ValidCertificateofOccupancy ItisunlawfultooccupyanybuildingthatdoesnothaveavalidlyissuedCertificateof 3-37 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.14 SignPermit Occupancyor TemporaryCertificateofOccupancy. PerOrdinanceNo. 2879(March9,2006) 3-38 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.13CertificateofCompletion 3.13Certificateof Completion A.Applicability Acertificateofcompletionshallberequired foranyofthe following: 1.Useofaparkinglothereafterconstructedorenlargednotinconjunctionwithabuilding orstructure; 2.Sitechangesincludingbutnotlimitedtolandscaping,parkinglots,façadechangesina designdistrict,orachangetoanexistingsitethatisnotdoneinconjunctionwitha buildingorstructurethatrequiresabuildingpermit;or 3.Site improvementsassociatedwithatelecommunicationstower. B.Application OnceallrequiredbuildinginspectionshavebeenreviewedbytheBuildingOfficialandhe findsnoviolationoftheprovisionsofthecode,theBuildingOfficialshallissueaCertificateof Completion forthestructure. C.ReviewandActionby BuildingOfficial UpontherequestforaCertificateofCompletion,theBuildingOfficialshallinspectthe structure.IftheBuildingOfficialdeterminesthatthestructurecomplieswithallapplicable provisionsofthe IBCandthisUDO,aCertificateofCompletionshall NTERNATIONALUILDINGODE be issued. D.TemporaryCertificateofCompletion PendingtheissuanceofaCertificateofCompletion,aTemporaryCertificateofCompletion maybe issuedbytheBuildingOfficial. The TemporaryCertificateofCompletionshallbevalid foraperiodestablishedbytheBuildingOfficial,pendingcompliancewithapproved developmentplans. E.UnlawfultoUtilizeWithout ValidCertificateofCompletion ItisunlawfultoutilizeanystructurethatdoesnothaveavalidlyissuedCertificateof CompletionorTemporaryCertificateofCompletion. PerOrdinanceNo. 2879(March9,2006) 3.14SignPermit Application Submittal A.SignPermitsRequired 1.Nosignshallhereafterbeinstalled,erected,moved,added Staff Review to,orstructurallyalteredwithoutapermitissuedbythe Administrator,exceptinconformitywiththeprovisionsof Completeness thisSection,unlessheissodirectedbytheZoningBoard Review ofAdjustmentasprovidedbythisUDO. 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: 3-39 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.14 SignPermit a.Realestate, finance,andconstructionsigns; b.Directionaltrafficcontrolsigns; c.Homeoccupationsigns;and d.Noncommercialsigns. 4.Itshallbetheresponsibilityoftheownerortheleasingagenttoassigntheavailable freestandingorbuildingsignsquarefootagetoindividualbuildingtenants.Innocase shallthisbetheresponsibilityoftheAdministrator.Innocasemaythecumulative totalofindividualsignsforamulti-tenantbuildingexceedtheallowableareaavailable orattachedor freestandingsigns. B.Application AcompleteapplicationforasignpermitplanshallbesubmittedtotheBuildingOfficialasset forth intheGeneralApprovalProceduresSection inArticle3ofthisUDO. C.ReviewandActionbytheAdministrator TheAdministratormustrevieweachsignpermitapplicationinlightofthisUDOandactto approve,approvewithconditions,ordenythepermit.TheAdministratormaygrantapproval withconditionsonlytotheextentthatsuchconditionsspecifytheactionsnecessarytobring theapplication intocompliancewiththisUDO. D.MaintenanceandRepair 1.Cleaning,painting,repainting,andothernormalmaintenanceandrepairofasignshall notrequireapermitunlessastructuralorsizechangeismade.Maintenanceincludes replacementofasignface.RepaintingorreplacementofmaterialsintheWolfPen CreekdistrictmustreceiveapprovalofeithertheAdministratorortheDesignReview BoardasprovidedintheWolfPenCreekDistrictBuildingandSignReviewSectionin Article3ofthisUDO. 2.Repairofconformingsigns,damagedasaresultofaccidentsoractsofGod,shallbe exempt frompermit feeswhentheyarebeingrestoredtotheiroriginalcondition. PerOrdinanceNo. 2881(March23,2006) 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 Council submittedtotheAdministratorassetforthintheGeneralApproval ProceduresSectioninArticle3ofthisUDO.Acompletesiteplan mustaccompanyallapplications foraconditionalusepermit. D.ApprovalProcess 1.PreapplicationConference 3-40 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.15ConditionalUsePermit Priortothesubmissionofanapplicationforaconditionalusepermit,applicantsare encouragedtoscheduleandattendanoptionalPreapplicationConferencewiththe DevelopmentStaffpriortosubmittinganyapplication.PreapplicationConferenceswith DevelopmentStaffaretodiscuss,ingeneral,procedures,standards,orregulations relatingtodevelopmentandassistinfurtherdevelopingaproposal.IfaPreapplication Conferenceisrequested,theAdministratorwillrequiretheapplicanttosubmit informationpriortothePreapplicationConferencetoallowstafftimetoreviewthe proposal.. 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 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. 3-41 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.15ConditionalUsePermit 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. 3.16WrittenInterpretation Application A.Applicability Submittal TheAdministratorshallhaveauthoritytomakeallwritten Staff interpretationsconcerningtheprovisionsofthisUDO. Review Completeness B.Request forInterpretation Review Arequestforinterpretationshallbesubmittedtothe AdministratorinaformestablishedbytheAdministrator andmadeavailabletothepublic.Suchrequestshallonly bemadeduringdevelopmentrevieworwhenacode Administrator enforcementrequirement is inquestion. C.InterpretationbyAdministrator 1.TheAdministratorshall: a.ReviewandevaluatetherequestinlightofthetextofthisUDO,theOfficial ZoningMap,theComprehensivePlan,theSubdivisionRegulations,andanyother relevant information; b.Consultwithotherstaff,asnecessary;and c.Renderanopinion. 2.The interpretationshallbeprovidedtotheapplicantinwriting. D.OfficialRecord TheAdministratorshallmaintainanofficialrecordofinterpretations.Therecordof interpretationsshallbeavailable forpublic inspectionduringnormalbusinesshours. E.Appeal AppealsofwritteninterpretationsmadebytheAdministratorshallbefiledonlybyaparty affectedbythewritteninterpretationwiththeZoningBoardofAdjustmentorforappealsof writteninterpretationsoftheSubdivisionRegulations,thePlanning andZoningCommission,withinthirty(30)daysofthedecisionin Application Submittal accordancewiththeproceduresfoundintheAdministrativeAppeals SectioninArticle3ofthisUDO.Ifnoappealisfiledwithinthirty Staff (30)days,thewritten interpretationshallbe final. Review Completeness 3.17AdministrativeAdjustment Review A.Purpose Administrativeadjustmentsarespecifieddeviationsfromotherwise Administrator 3-42 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.17 AdministrativeAdjustment applicabledevelopmentstandardswheredevelopment isproposedthatwouldbe: 1.Compatiblewithsurrounding landuses; 2.Harmoniouswiththepublic interest;and 3.ConsistentwiththepurposesofthisUDO. B.Applicability TheAdministratorshallhavetheauthoritytoauthorizeadjustmentsofuptotenpercent (10%)fromanydimensionalstandardssetforthintheResidentialDimensionalStandards, Non-ResidentialDimensionalStandards,andDesignDistrictDimensionalStandardsSections inArticle5ofthisUDO,andtheOff-StreetParkingStandardsSectioninArticle7ofthisUDO. Anyadjustmentrequestgreaterthantenpercent(10%)shallbetreatedasavariance handledbytheZoningBoardofAdjustmentsubjecttotherequirementsoftheVariances Section inArticle3ofthisUDO. C.Application Acompleteapplicationforanadministrativeadjustmentshallbesubmittedtothe Administratorasset forth inthe GeneralApprovalProceduresSection inArticle3ofthisUDO. D.ReviewandActionbyAdministrator TheAdministratorshallreviewtheapplicationandapprove,approvewithconditions,ordeny theapplicationbaseduponthecriteriabelow.Awrittendecisionincludingaffirmative findingsonthecriteriaset forthbelowshallbesenttotheapplicant. E.AdministrativeAdjustmentCriteria 1.Toapproveanapplicationforanadministrativeadjustment,theAdministratorshall makeanaffirmative findingthatthe followingcriteriaaremet: a.Thatgrantingtheadjustmentwillensurethesamegeneralleveloflanduse compatibilityastheotherwiseapplicablestandards; b.Thatgrantingtheadjustmentwillnotmateriallyoradverselyaffectadjacentland usesorthephysicalcharacterofusesintheimmediatevicinityoftheproposed development;and c.Thatgrantingtheadjustmentwillbegenerallyconsistentwiththepurposesand intentofthisUDO. 2.IntheeventthattheAdministratorfindsthattheapplicanthasnotmettheabove criteria,theapplicantmayrequestthattheapplicationbeforwardedtotheZoning BoardofAdjustmentasavariancerequestsubjecttotherequirementsoftheVariances SectioninArticle3ofthisUDO. 3.18Variance Application Submittal A.Purpose Staff TheZoningBoardofAdjustmentshallhavejurisdictiontohear Review requestsforavariancefromthetermsofthisUDO.TheZoning Completeness BoardofAdjustmentshallbeauthorizedtograntavariance fromthe Review termshereofif,andonlyif,theyfindthatthestrictenforcementof thisUDOwouldcreateasubstantialhardshiptotheapplicantby virtueofuniquespecialconditionsnotgenerallyfoundwithinthe City,andthatthegrantingofthevariancewouldpreservethespirit and intentoftheOrdinance,andwouldservethegeneral interestsof ZoningBoard Of thepublicandtheapplicant.Variancesmaybegrantedonlywhen Adjustment inharmonywiththegeneralpurposeandintentofthisUDOsothat publichealth,safety,andwelfaremaybesecuredandsubstantial justicedone. 3-43 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.18 Variance B.Applicability TheZoningBoardofAdjustmentshallhavetheauthoritytograntvariancesfromthe standards inthisUDOexcept forwaiversofthestandards inArticle8,Subdivision Designand Improvements,whichmaybemadebythePlanningandZoningCommissionduringthe subdivisionprocessandrequestsforrelieffromasiteplanrequirementimposedbythe Administratorwhentherequirementwasnecessarytogaincompliancewiththecriteriafor approvalofasiteplanintheSitePlanReviewSectioninArticle3ofthisUDO,whichmaybe madebytheDesignReviewBoard.Anyvariancerequestuptotenpercent(10%)maybe treatedasanAdministrativeAdjustmentsubjecttotherequirementsoftheAdministrative AdjustmentSection inArticle3ofthisUDO. C.Application AcompleteapplicationforavarianceshallbesubmittedtotheAdministratorassetforthin theGeneralApprovalProceduresSection inArticle3ofthisUDO. D.ActionbytheZoning BoardofAdjustment 1.PublicHearing FollowingnoticeinaccordancewiththeGeneralApprovalProceduresSectioninArticle 3ofthisUDO,theZoningBoardofAdjustmentshallholdapublichearing. 2.VarianceReview Uponcompletionofthepublichearingandafterreviewofthevarianceapplication subjecttothecriterialistedinSectionEbelow,theZoningBoardofAdjustmentshall makeawrittenfindingandgiveitsapproval,approvalwithlimitations,ordisapproval ofthevariance. E.CriteriaforApprovalof Variance 1.RequiredFindings TheZoningBoardofAdjustmentmayauthorizeavariancefromtherequirementsof thisUDOwhenanunnecessaryhardshipwouldresultfromthestrictenforcementof thisUDO.Ingrantingavariance,theZoningBoardofAdjustmentshallprescribeonly limitationsthatitdeemsnotprejudicialtothepublicinterest.Inmakingtherequired findings,theZoningBoardofAdjustmentshalltakeintoaccountthenatureofthe proposeduseofthelandinvolved,theexistinguseoflandinthevicinity,thepossibility thatanuisancewillbecreated,andtheprobableeffectofsuchvarianceupontraffic conditionsanduponpublichealth,convenience,andwelfareofthevicinity.No varianceshallbegrantedunlesstheBoardmakesaffirmativefindingsinregardtoallof the 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. 3-44 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.18 Variance 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. Application 3.19AdministrativeAppeal Submittal A.Applicability Staff Review 1.AppealstotheZoningBoardofAdjustmentmaybetaken byanypersonaggrievedby,oranyofficerordepartment Completeness affectedby,specificpointsfoundinanyofthefollowing Review finaldecisionsoftheAdministrator: a.Written interpretationsofthetextofthisUDO;or b.DenialofBuildingPermitorsiteplanbasedon interpretationofArticle7,GeneralDevelopment Standards. ZoningBoardof Adjustment 2.AppealstothePlanningandZoningCommissionmaybe or takenbyanypersonaggrievedby,oranyofficeror Planning&Zoning Commission departmentaffectedbyspecificpointsfoundinthe Administrator’swritteninterpretationsofthetextofthe Subdivision Regulations. B.EffectofAppeal AnappealtotheZBAstaysalllegalproceedingsinfurtheranceoftheactionappealedfrom, unlesstheAdministratorfromwhomtheappealistakencertifiestotheZoningBoardof Adjustmentafterthenoticeofappealshallhavebeenfiledwithhim,thatbyreasonoffacts statedinthecertificateastaywould,inhisopinion,causeimminentperiltolifeorproperty. Insuchcase,proceedingsshallnotbestayedotherwisethanbyarestrainingorderwhich maybegrantedbytheBoardorbyaCourtofrecordonapplication,onnoticestotheofficer 3-45 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.19 AdministrativeAppeal fromwhomtheappeal istaken,andonduecauseshown. C.Deadline for SubmissionofApplication AnappealfromanyfinaldecisionoftheAdministratororDirectorofPlanningand DevelopmentServicesshallbefiledwiththeAdministratorwithinthirty(30)daysofreceipt ofthedecision.Ifnoappeal is filedwithinthirty(30)days,thedecisionshallbe final. D.Application AcompleteapplicationforanadministrativeappealshallbesubmittedtotheAdministrator asset forth intheGeneralApprovalProceduresSection inArticle3ofthisUDO. E.RecordofAdministrativeDecision TheAdministratorshallforthwithtransmittotheZoningBoardofAdjustmentorthePlanning andZoningCommission,asappropriate,allthepapersconstitutingtherecordoftheaction appealed. F.Hearing TheZoningBoardofAdjustmentorPlanningandZoningCommission,asappropriate,shall heartheappealwithinsixty(60)daysofthedateoftheappealapplicationorsuchextension asrequestedbytheapplicantorAdministrator,givepublicnoticeassetforthintheGeneral ApprovalProceduresSectioninArticle3ofthisUDO,aswellasduenoticetothepartiesin interest,anddecidethesamewithinareasonabletime. G.FinalActionbyZoning BoardofAdjustmentorPlanningandZoningCommission TheZoningBoardofAdjustmentorPlanningandZoningCommission,asappropriate,may onlyconsiderthespecificinterpretivelanguageoftheAdministratorandmayreverseor affirmwhollyorpartly,ormaymodifytheinterpretationappealedfrom.Inanycase,the BoardorCommissionshallonlypresentfindingsregardingspecificerrorsmadeinthe Administrator’s interpretation. 3.20TextAmendment Preparationof A.Purpose Amendment Forthepurposeofestablishingandmaintainingsound,stable, anddesirabledevelopmentwithintheterritoriallimitsofthe City,thetextofthisUDOmaybealtered fromtime-to-time. Planning&Zoning Commission B.InitiationofAmendments AnamendmenttothetextofthisUDOmaybe initiatedby: 1.CityCouncilon itsownmotion; 2.ThePlanningandZoningCommission;or City 3.TheAdministrator. Council C.ApprovalProcess 1.ReviewandReportbyAdministrator TheAdministratorshallreviewtheproposedtextamendmentinlightofthe ComprehensivePlanandgiveareporttothePlanningandZoningCommission. 2.ReferralToPlanningandZoningCommission TheAdministratorshallreferthesametothePlanningandZoningCommissionfor study,hearing,andreport.ThePlanningandZoningCommissionmaydirectstaffto proceedwithdraftingtheamendmentandschedulingthenecessarypublichearings, forwardtheproposedtextamendmenttoCityCouncilfordirection,ordeterminenotto pursuetheproposedamendment.TheCityCouncilmaynotenacttheproposedtext amendmentuntilthePlanningandZoningCommissionmakesitsreporttotheCity Council. 3-46 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.20Text Amendment 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. 3.21 ComprehensivePlanAmendment Application Submittal A.Purpose Staff Review Forthepurposeofestablishingandmaintainingsound,stable, anddesirabledevelopmentwithintheterritoriallimitsofthe Completeness City,theComprehensivePlan,includingspecifically,theLand Review UsePlanandtheThoroughfarePlan,shallbeamendedonly baseduponchangedorchangingconditionsinaparticulararea or intheCity. Planning&Zoning Commission B.InitiationofAmendment Anamendmentmaybe initiatedby: 1.CityCouncilon itsownmotion; 2.ThePlanningandZoningCommission; City 3.TheAdministrator;or Council 4.Thepropertyowner(s). C.AmendmentApplication AcompleteapplicationforaComprehensivePlanamendment shallbesubmittedtotheAdministratorassetforthintheGeneralApprovalProcedures Section inArticle3ofthisUDO. D.ApprovalProcess 1.ReviewandReportbyAdministrator Oncetheapplicationiscomplete,theAdministratorshallreviewtheproposed amendmentinlightoftheremainderoftheComprehensivePlanandconditionsinthe City,andgiveareporttotheCommissionandCouncil. 2.RecommendationbyPlanningandZoningCommission a.Notice ThePlanningandZoningCommissionshallpublishandpostpublicnoticein accordancewiththeGeneralApprovalProceduresSectioninArticle3ofthisUDO, andshallrecommendtotheCityCouncilsuchactionastheCommissiondeems proper. 3-47 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article3.DevelopmentReviewProcedures Section3.21ComprehensivePlan Amendment 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. c.ReviewandFinalActionbyCityCouncil TheCityCouncilshallreviewtheamendmentandapprove,approvewith conditions,ordenytheapplication. E.LimitationonReapplication IfapetitionforaplanamendmentisdeniedbytheCityCouncil,anotherpetitionfor reclassificationofthesamepropertyoranyportionthereofshallnotbeconsideredwithina periodofone-hundredandeighty(180)days fromthedateofdenial,unlessthePlanningand ZoningCommission findsthatoneofthe following factorsareapplicable: 1.Thereisasubstantialchangeincircumstancesrelevanttotheissuesand/orfacts consideredduringreviewoftheapplicationthatmightreasonablyaffectthedecision- makingbody’sapplicationoftherelevantreviewstandardstothedevelopment proposed intheapplication;or 2.Neworadditionalinformationisavailablethatwasnotavailableatthetimeofthe reviewthatmightreasonablyaffectthedecision-makingbody’sapplicationofthe relevantreviewstandardstothedevelopmentproposed;or 3.Anewapplicationisproposedtobesubmittedthatismateriallydifferentfromtheprior application(e.g.,proposesnewusesorasubstantialdecreaseinproposeddensitiesor intensities);or 4.The finaldecisionontheapplicationwasbasedonamaterialmistakeof fact. 3-48 UnifiedDevelopmentOrdinance9/22/08CityofCollegeStation,Texas Article5.DistrictPurposeStatementsand Supplemental Standards 5.8OverlayDistricts Article5.DistrictPurposeStatementsandSupplementalStandards 5.9Single-FamilyOverlayDistricts Districts D. 2. NeighborhoodConservationOverlayDistricts(NCO) OptionsforInclusion d. Minimumlotsize 3) b)LotsizeasprovidedforinthePlattingandReplattinginOlderResidential NeighborhoodssubsectioninArticle8,SubdivisionDesignand Improvements;or Article 8. Subdivision Design and Improvements Section 8.1. Purpose Article 8. Subdivision Design and Improvements 8.1Purpose The subdivision of land is a major factor in the process of sound community growth and ultimately becomes a public responsibility in that the streets must be maintained and various public services customary to urban areas must be provided. The welfare of the entire community is thereby affected in many important respects. Therefore, it is to the interest of the public, to the developer, and to the future owners, that the subdivisions be conceived, designed, and developed in accordance with sound rules and proper minimum standards. It is in the intent of these regulations to encourage the growth of the City of College Station in an orderly manner. 8.2General Requirements and Minimum Standards of Design A.Urban Standards Community Assets 1. In all subdivisions, due regard shall be shown for all natural features such as trees, watercourses, historical spots, and similar community assets, which, when preserved, will add attractiveness and value to the property. 2.Suitability of Lands The Commission shall not approve the subdivision of land if, from adequate investigations conducted by all public agencies concerned, it has been determined that in the best interest of the public, the site is not suitable for platting and development purposes of the kind proposed. Land subject to flooding and land deemed to be topographically unsuitable shall not be platted for residential occupancy, nor for such other uses as may increase danger to health, life, or property, or aggravate erosion or flood hazard. Such land within the plat shall be set aside for such uses as shall not be endangered by periodic or occasional inundation or shall not produce unsatisfactory living conditions. 3.Large Tracts or Parcels When land is subdivided into larger parcels rather than ordinary building lots, such parcels shall be arranged so as to allow for the opening of future streets and logical further subdivisions. If the Comprehensive Plan of the City requires thoroughfares to cross the subdivision, the right-of-way shall be dedicated to the public. 4.Zoning and Other Regulations No plat of land within the force and effect of an existing zoning ordinance shall be approved unless it conforms to such zoning or other pertinent regulations. 5.Reserved Strips Prohibited There shall be no reserved strips controlling access to land dedicated or intended to be dedicated to the public. 6.Standards All construction on streets, alleys, or easements shall be designed and constructed in accordance with the Bryan/College Station Unified Design Guidelines and the Bryan/College Station Unified Technical Specifications and all applicable state and federal requirements. Where there is a conflict of standards, the more stringent standard as determined by the City Manager, or his designee, shall apply. The City shall accept for public use only streets, alleys, water and sewer main extensions that comply with these standards for construction. 8-1 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 General Requirements and Minimum Standards of Design 7.Streets a. Street Layout Adequate streets shall be provided by the subdivider such that the arrangement, character, extent, width, and grade of each shall conform to the Comprehensive Plan of the City and shall be considered in their relation to existing and planned streets, to the topographical conditions, to the public safety and convenience, and to their appropriate relationship to the proposed use of the land to be served by such streets. b. Relation to adjoining Street Systems Where necessary to the neighborhood pattern, existing streets in adjacent or adjoining areas shall be continued, in alignment therewith. Where adjoining areas are not subdivided, the arrangement of streets in the subdivision shall make provision for the proper projection of streets into such areas. No tract, lot or parcel shall be subdivided unless the required internal street system adjoins an existing, paved public right-of-way. c. Street Jogs Whenever possible, street jogs with center-line offsets of less than one hundred twenty-five feet (125') shall be avoided. d. Half Streets No half streets shall be platted. e. Dead-end Streets Dead-end streets shall be prohibited except short stubs to permit extension. Temporary turnarounds may be required. f. Cul-de-Sacs Cul-de-sacs shall have twenty-four (24) or fewer lots, and shall terminate in a turnaround not less than one hundred feet (100’) in diameter, with a pavement diameter of eighty feet (80’). g. Street Intersections Acute angles between streets at their intersections are to be avoided. h. Streets on the Thoroughfare Plan Where subdivision embraces or is adjacent to a thoroughfare as shown on the Thoroughfare Plan of the City, such streets shall be platted to maintain continuity in the approximate location as shown, and of the type indicated. In certain cases the City may have constructed a street through the area to be subdivided, in which case the subdivider shall develop the necessary street intersections at his expense, in accordance with the requirements of this Section. The Commission may require that, where practical, residential lots adjacent to arterial and collector be platted or restricted so as to prevent driveways opening into such streets. i. Local Streets Local streets shall be laid out to discourage their use of through traffic. 8-2 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. General Requirements and Minimum Standards of Design j. Geometric Standards, Street Design Criteria Design criteria for urban and rural streets and alleys are contained in the Bryan/College Station Unified Design Guidelines and the Bryan/College Station Unified Technical Specifications. k. Street Names New streets shall not only be named so as to provide continuity of existing streets, but shall be named to prevent conflict with identical or similar names in other parts of the City. New streets shall not be named after any living person. 8.Alleys a. Alleys may be required at the rear of all lots intended to be used for business purposes and may be provided in residential areas. b. Alleys shall generally be parallel to the street and shall be paved. The right- of-way for alleys shall be dedicated to the public. c. Where two (2) alleys intersect, or where an alley turns, additional width may be required to allow turning of vehicles or guying of utility poles. d. Dead-end alleys shall not be permitted, except where the alley is one hundred feet (100') or less in length. 9.Easements a. Drainage Easements Where a subdivision is traversed by a watercourse, drainage way, natural channel or stream, there may be required a drainage easement or right-of- way conforming substantially to the limits of such watercourse, plus additional width to accommodate future needs as determined by the City Engineer. No construction, including fences, shall impede, constrict, or block the flow of water in any easement or natural watercourse. Such easement shall not be considered a part of the lot area for purposes of minimum lot size requirements of this UDO. Drainage easements may be used for utilities. b. Utility Easements 1)Each block that does not contain an alley as provided in this Section, shall have a utility easement at the rear of all lots, reserved for the use of all utility lines, conduit, and equipment. These utility easements shall be twenty feet (20') in width, taken ten feet (10') from each lot where the rear of the lots abut each other, and shall be continuous for the entire length of a block. These easements shall be parallel as closely as possible to the street line frontage of the block. 2)Normal curb section shall be required where utility easements intersect streets. 3)Where utility easements are not themselves straight within each block, or if the same do not connect on a straight course with utility easements of adjoining blocks, then an additional easement shall be provided for the placement of guy wires on lot division lines in order to support poles set on curving or deviating rights-of-way or easements. 4)Utility easements may be required across parts of lots other than as described above upon recommendation of the City Engineer. Where the proposed subdivision adjoins an unplatted area, the full twenty foot (20') 8-3 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 General Requirements and Minimum Standards of Design width of easement may be required along the rear of lots adjoining the unplatted area. 5)Utility easements may be fenced if unlocked gates are provided to allow free movement of excavating machines, maintenance equipment, and personnel throughout the full length of the easement. 10.Blocks a. Blocks generally shall be platted to provide two (2) tiers of lots with a utility easement or alley between them, with proper regard for drainage channels, wooded areas and other topographical features lending themselves to attractive treatment. b. Block length shall not exceed one thousand two hundred feet (1,200') in single-family residential areas and shall not exceed eight hundred feet (800') in other areas. In blocks over eight hundred feet (800') in length, there may be required, near the center of the block, an access way as hereafter defined. An access way may be required at the end of a cul-de-sac to facilitate pedestrian traffic movement. 11.Lots a. Lot Configuration 1)Side lot lines which make acute angles with front lines shall be avoided where practical. In general, an arrangement placing adjacent lots at right angles to each other shall be avoided. 2)Lot size and setback lines shall be in accordance with zoning requirements. Lots abutting on access ways shall be treated as corner lots. b. Platting and Replatting within Older Residential Subdivisions 1)This section applies to all property in which any portion of that property meets the following criteria: (a)Any portion of the property is currently zoned or developed for single family residential uses as of January 1, 2002 with the exception of NG-1, NG-2, NG-3, NPO, and NCO zoning districts; and, (b)The subject property is part of a lot or building plot that was created prior to July 15, 1970. This also includes lots that may have been vacated or replatted after July 15, 1970 but where the original plat predates July 15, 1970. 2)In addition to the other provisions of this ordinance, no plat, replat, vacating and resubdividing plat or other plat intended to provide for the resubdivision of an existing lot or lots in a residential subdivision may be approved unless: (a)The plat does not create an additional lot or building plot. (b)A plat which does create an additional lot or building plot must meet or exceed the average width of the lots along the street frontage, for all lots in the block and contain at least eight- thousand and five-hundred (8,500) square feet of space for each dwelling unit. 8-4 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. General Requirements and Minimum Standards of Design For the purpose of this section, a lot shall be defined to include the lot, lots and/or portions of lots that have been combined and used as a residential plot, as of July 15, 1970. 3)It is the applicant’s responsibility to provide documentation during the application process regarding the original plat in which the lot was created. c. Lot Line Construction The following requirements apply to all single-family residential development. 1)Description A zero lot line development is where houses in a development on a common street frontage are shifted or offset to one side of their lot. This provides for greater usable yard space on each lot. These developments require that planning for all of the house locations be done at the same time. Zero lot line developments are allowed by right. Review for compliance with the standards of this Section shall occur during the subdivision platting process. Restrictions that assure the minimum distance between houses and any required easements must be recorded on the plats of the applicable lots. Proof of such recordation must be submitted as part of the building permit application. 2)Setbacks The side building setback shall be zero on one side of the house. This reduction does not apply to the street side setback or to the interior side setback adjacent to lots that are not part of the zero lot line project. The minimum distance between all buildings in the development must be fifteen feet. 3)Additional Standards (a)Eaves Eaves may project a maximum of eighteen (18) inches, excluding non-combustible gutters, over the adjacent property line. (b)Maintenance Easement A maintenance easement shall be dedicated between the two property owners to allow for maintenance or repair of the house built on the lot line. The easement shall be unobstructed, located on the adjacent property abutting the side wall and must be a minimum of seven and one-half (7.5) feet in width. Required maintenance easements shall be shown on the recorded plat. (c)Privacy Windows or other openings that allow for visibility into the side yard of the adjacent lot are not allowed. Windows that do not allow visibility into the side yard of the adjacent lot, such as a clerestory window or a translucent window, are allowed. All materials within three feet of the property line shall be fire-rated to meet building code requirements. d. Cluster Development 1)A cluster development is a residential subdivision in which the lots are allowed to be smaller (in area and width) than otherwise required for the underlying, base zoning district, but in which the overall density cannot exceed the maximum density limit for the underlying zoning district. Through the cluster development option, a subdivision can contain no more lots than would otherwise be allowed for a conventional subdivision 8-5 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 General Requirements and Minimum Standards of Design in the same zoning district, but the individual lots within the development could be smaller than required in a conventional subdivision. Smaller lot sizes within a cluster development are required to be offset by a corresponding increase in open space. 2)Conflict with Other Regulations If there is a conflict between the cluster development standards of this Section and any other requirement of this UDO, the standards of this Section control. Where no conflict exists, a cluster development is subject to all other applicable requirements of this UDO. (a)Where Allowed Cluster developments are allowed in all zoning districts. (b)Approval Procedure Cluster Developments are subject to the subdivision procedures set forth in herein. (c)Lot Size There is no set minimum lot width or depth requirement within a cluster development; however, the lot size (area) may be reduced by up to twenty-five percent (25%) as long as individual lot sizes are adequate to meet all required density, district, and development standards. (d)Setbacks and Building Separations The minimum setback standards of the base zoning district apply along the perimeter of a cluster development. All detached structures within a cluster development must be separated by a minimum distance of ten (10) feet. (e)Open Space i.On-Site Open Space Cluster developments shall be subject to the minimum on-site open space standards of the base zoning district, if applicable. 8-6 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. General Requirements and Minimum Standards of Design ii.Common Open Space a.Minimum Requirement. Common open space is required within a cluster development to ensure that the overall density within the development does not exceed the maximum density allowed by the underlying zoning district. Common open space must be provided in an amount at least equal to the difference between: i.The actual, average lot area per dwelling unit within the cluster development; and ii.The required lot area per dwelling unit for conventional development within the underlying base zoning district. b.Use of Common Open Space. Common open space must be set aside and designated as an area where no development will occur, other than project-related recreational amenities or passive open space areas. The Commission may require that up to fifty percent (50%) of required common open space be useable recreational space, if deemed necessary by the Commission to ensure adequate recreational amenities for residents of the development. 12.Access Way Access ways, where required, shall have a ten foot (10') right-of-way, dedicated to the public. A four foot (4') sidewalk shall be constructed in the center of the right- of-way conforming to the City Engineering standards. 13.Sidewalks a. Sidewalks shall be required on both sides of all streets having a right-of-way width equal to or greater than sixty feet (60'). A sidewalk shall be required on one (1) side of all streets with a fifty foot (50') right-of-way with the exception of cul-de-sac streets. A sidewalk may be required on cul-de-sac streets if needed to provide through pedestrian access. Sidewalks shall be placed within the right-of-way as determined by the City Engineer and when so specified. b. The subdivider shall construct all sidewalks according to one of the following placement alternatives: 1)sidewalks shall be in accordance with the Bryan/College Station Unified Design Guidelines and the Bryan/College Station Unified Technical Specifications and all applicable state and federal requirements; AND 2)the subdivider shall assure that these minimums are sufficient to meet the anticipated pedestrian demand in the area. c. Given that a combination or variation from the two placement methods as described above is necessary or desired or that an obstruction is located within the paved area, the following criteria must be satisfied. 1)All radii in the transition section must be a minimum of ten feet (10'). 2)All transition sections must be approved by the City Engineer. d. In order to provide safe and adequate access on City sidewalks, all sidewalks shall meet minimum clear width requirements around all obstructions, natural or manmade, as described herein. Clear width shall mean the distance as 8-7 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 General Requirements and Minimum Standards of Design measured from the outside edge of the obstruction to the outside edge of the sidewalk or from the inside edge of the obstruction to the inside edge of the sidewalk. If the clear width is to be obtained between the inside edge of the sidewalk and the obstruction, given that the sidewalk is placed against the back of curb, the clear width shall be a minimum of six feet (6'). In all other cases, the minimum clear width shall be four feet (4'). e. All sidewalks must be constructed concurrently with the thoroughfare or, if the thoroughfare is already constructed, prior to acceptance of any improvements. f. Exceptions to or partial waiver of the requirements of this Section may be granted by the Commission when it has been determined that satisfactory alternative pedestrian ways or pedestrian/bikeways have been or will be provided outside the normal right-of-way; or that unique circumstances or unusual topographic, vegetative, or other natural conditions prevail to the extent that strict adherence to said requirements would be unreasonable and not consistent with the purposes and goals of this UDO or the Comprehensive Plan. 14.Bikeways a. General Bikeways will be required in accordance with the Bikeway Master Plan. Bikeway facilities are planned and located to integrate with the existing City street and park system. The facilities are strategically located so as to minimize their numbers and to provide bikeways to certain areas or neighborhoods within the City. b. Types of Bikeways There are three (3) types of bikeway facilities that shall be utilized. These are as follows: 1)Bike Path, a facility completely separated from auto traffic and within an independent right-of-way or within the right-of-way of another facility; 2)Bike Lane, a facility where part of the roadway or shoulder is striped, signed, and marked for exclusive or preferential bicycle use and where vehicle parking is not permitted, unless otherwise specified; and 3)Bike Route, a facility designated by signing to help make motorists aware of the presence of bicycles which share the right-of-way with motor vehicles. c. Bikeway Location Criteria Bikeways shall be located to integrate with the existing City street and park system. Important criteria used in determining bikeway facility types and locations are: 1)Safety. Existing street width. 2)Existing and potential demand for use. 3)Continuity and directness. 4)Spacing. Relationship to other bikeway facilities. 5)Location of schools and other public facilities frequented by bicycle riders. 6)Location of linear parks and greenbelts. d. Geometric Design Criteria All facilities shall be designed to meet or exceed standards set forth in the "Guide for Development of Bicycle Facilities" published by the American Association of State Highway and Transportation Officials (AASHTO). Signing 8-8 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. General Requirements and Minimum Standards of Design and pavement markings for such facilities shall be in accordance with the Manual on Uniform Traffic Control Devices (MUTCD). Geometric design criteria for each type of bikeway facility are as follows: 1)Bike Routes The placement of bike route signing identifies bicycle compatible streets that will serve as bike routes. Bike route identification and directional signs shall be located and installed as indicated on the Bikeway Master Plan. Bike Routes provide an important function in that they provide for continuity in the overall bikeway system. Typically most bike routes will occur on local and collector streets as they are often most compatible for bicycle use without additional pavement. A minimum of 16 feet outer lane for collector and arterial streets measured from the outer lane line to the back of curb shall be required for bike routes. A typical bicycle compatible street is shown in Figure 1. Bike route signing should not end at a barrier. Information directing the bicyclist around the barrier should be provided. The roadway width, along with factors such as the volume, speed, and type of traffic; parking conditions; grade; and sight distance should be considered when determining the feasibility of a bike route. Roadway improvements, such as safe drainage grates, railroad crossings, smooth pavements, maintenance schedules, and signals responsive to bicycles, should always be considered before a roadway is identified as a bike route. 8-9 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 General Requirements and Minimum Standards of Design 2)Bike Lanes The bike lane is located within the vehicular roadway in the outside lane and is intended for the exclusive use of bicycles. Bike lanes in the City of College Station must be developed as one-way facilities and carry traffic in the same direction as adjacent motor vehicle traffic. Two-way bike lanes are not permitted because: They require unconventional turns at intersections, They are conducive for bicyclists having to go the "wrong way" and to weave across traffic to bike in the proper lane, and They require that bicyclists travel in a direction opposite the adjacent auto lane. Typical bike lane design and layout is illustrated in Figure 2. A one-way bike lane against the curb requires a minimum of 5 feet (5’) measured from the edge of pavement, not including the gutter. The bike lane shall be delineated by a continuous painted stripe. The diamond preferential lane symbol (as designated in MUTCD) shall be located immediately after each intersection to inform motorists turning of the restricted nature of the lane. At intersections, bicyclists proceeding straight and motorists turning right must cross paths. Striping and signing configurations which encourage these crossings in advance of the intersection, in a merging fashion, shall be preferred to those that force the crossing in the immediate vicinity of the intersection. Typical treatment of bike lanes at intersections is illustrated in Figures 3 and 4. Adequate pavement surface, bicycles safe grate inlets, safe railroad crossings, and traffic signals responsive to the bicyclist shall be provided on roadways where bike lanes are designated. Raised pavement markings and raised barriers can cause steering difficulties for bicyclists and should not be used to delineate bike lanes. In general, parking in bike lanes is prohibited. However, parking may be permitted in a bike lane in specific areas during specified times. Where parking in a bike lane is permitted, signs shall be installed to provide notice to bicyclists of when parking is allowed. Parking in a bike lane shall be limited primarily to spillover parking for public uses or events, but parking for non-public uses may also be considered. 8-10 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. General Requirements and Minimum Standards of Design 8-11 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 General Requirements and Minimum Standards of Design úÓÑ× ìÛÈÔÉ 3) Bike paths are facilities used exclusively for bike traffic with minimal cross flow by motor vehicles. They should be located primarily in greenbelt areas or park-type areas. If a bike path is to be located in the right-of-way of an adjacent roadway there should be a minimum of five feet (5') separating the bike path from the roadway. The paved width and the operating width required for a bicycle path are primary design considerations. Figure 5 depicts a bicycle path on a separated right-of-way. Under most conditions, a recommended all-paved width for a two-directional bicycle path is ten feet (10'). In some instances, however, a minimum of eight feet (8') can be adequate. This minimum should be used only where the following conditions prevail: (1) bicycle traffic is expected to be low, even on peak days or during peak hours (2) pedestrian use of the facility is not expected to be more than occasional, (3) there will be good horizontal and vertical alignment providing safe and frequent passing opportunities, (4) the path will not be subjected to maintenance vehicle loading conditions that would cause pavement edge damage. Under certain conditions it may be necessary or desirable to increase the width of a bicycle path to twelve feet (12'); for example, because of substantial bicycle volume, probable shared use with joggers and other pedestrians, use by large maintenance vehicles, steep grades and where bicyclists will be likely to ride two abreast. The minimum width of a one-directional bicycle path is five feet (5'). It should be recognized, however, that one-way bicycle paths often will be used as two-way facilities unless effective measures are taken to assure one-way operation. Without such enforcement, it should be assumed that bicycle paths will be used as two-way facilities and designed accordingly. A minimum of two-foot width graded area should be maintained adjacent to both sides of the pavement; however, three feet (3') or more is desirable to provide clearance from trees, poles, walls, fences, guard rails, or other lateral obstructions. A wider graded area on either side of the bicycle path can serve as a separate jogging path. The vertical clearance to obstructions should be a minimum of eight feet (8'). However, vertical clearance may need to be greater to permit passage of maintenance vehicles and, in under crossings and tunnels, a clearance of ten feet (10') is desirable. 8-12 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. General Requirements and Minimum Standards of Design 15.Water Supply All subdivisions shall be provided with water supply and distribution systems for fire protection and domestic use. All water mains, distribution and service lines shall be constructed as provided by theBryan/College Station Unified Design Guidelines and the Bryan/College Station Unified Technical Specifications and all applicable state and federal requirements. Where there is a conflict of standards, the more stringent standard as determined by the City Manager, or his designee, shall apply. The City shall accept for public use only water mains, distribution and service lines that comply with these standards for construction. 16.Sanitary Sewers a. All subdivisions shall be provided with an approved sanitary sewerage system meeting the standards of the City Engineering department. Curved sewers of not less than one hundred foot (100') radius are accepted, as are manholes of not over five hundred foot (500') spacing. b. If the sewerage system includes treatment facilities, the plan must be approved by the Texas State Department of Health, and the subdivider must have a permit for the discharge of effluent from the Texas Water Quality Board, before the approval by the Commission. c. On-site waste water disposal systems, including private septic systems, may be used in areas where topography, density of development and/or other factors make sewer collection facilities impractical. Such systems, when allowed, must meet the requirements of Brazos County. 17.Drainage All drainage shall be designed and constructed in accordance with the Bryan/College Station Unified Design Guidelines and the Bryan/College Station Unified Technical Specifications, Chapter 13 Flood Hazard Protection Ordinance and all applicable state and federal requirements. 18.Utility Lines All utility lines that pass under streets or alleys shall be installed before the street or alley is paved, with embedment, backfill, and depths as approved by the City Engineer, or the crossing shall be bored. 19.Gas or Oil Lines High pressure flammable gas or fuel lines are defined as those which are operated or may be expected in the future to operate at a pressure of over sixty (60) pounds per square inch. High pressure flammable gas or fuel lines, installed on public property, shall be buried with a minimum cover of thirty inches (30"), and shall be marked by an all-weather typed sign, installed at each crossing and at intervals of not more that three hundred feet (300'). The signs shall be installed by the utility company, state that the line is high pressure, and shall name the product or products transported therein. 20.Street Lights a. Basic Policy It shall be the policy of the City of College Station that adequate street lighting for the protection of the public and property be installed in all new subdivisions. Installation procedures and acceptable standards for street 8-13 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 General Requirements and Minimum Standards of Design lights shall be governed by the utility standards of the College Station Utilities in effect at the time of subdivision construction or addition thereto. b. General Standards 1)The actual number of street lights to be required, as well as the type and size of luminaire, and the installation, location and size of street light services, shall be determined by the Electrical Engineer for College Station Utilities. Pole type for mounting of street lights shall be selected by the Developer, subject to the approved street light pole standards of the College Station Utilities. 2)Street lights shall normally be required at all street intersections and access ways, in cul-de-sacs, and at generally three hundred feet (300') intervals or less on tangent streets. 3)The developer shall furnish satisfactory easements for the installation of services to street lights, with said easements to normally be five feet (5') in width. 4)The installation of subdivision lighting shall be performed by either of the following: (a)By the City, subject to cost reimbursement as provided in this UDO. (b)By the developer or his authorized construction representative, subject to compliance with the utility street light installation standards of College Station Utilities. 21.Electric Service Installation a. All electric utility service shall be installed underground in residential, multi- family residential, commercial and industrial subdivisions. All lateral electric lines and service lines supplying electric utility service shall be placed underground. b. Overhead feeder lines may be placed within the above-listed subdivisions in the following locations: 1)Along the perimeter of the platted subdivision. 2)Adjacent to or within the right-of-way of thoroughfares identified on the current thoroughfare plan of the City of College Station and approved for the location of overhead utilities. 3)Within alleys or dedicated easements identified for the location of aerial utility service on the approved subdivision plat. 8-14 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. General Requirements and Minimum Standards of Design c. The Subdivider shall dedicate easements upon forms approved by City for the installation of utilities, including electric. All liens and other ownership interests shall be subordinated to the easement use. d. Where the electric service is placed underground, all street lighting and site lighting equipment shall be placed underground except for the poles on which the lights are to be affixed. e. The Subdivider shall be responsible for furnishing and installing, and the expenses related thereto, of conduit for the installation of all on-site underground development feeder, lateral and service lines utilized to provide electric utility service to the subdivision. The specifications for the conduit shall be approved by College Station Utilities prior to installation. f. Where electric service is placed underground, all auxiliary equipment for such service, including but not limited to transformers, junction enclosures and switching devices, shall be pad-mounted on grade or shall be placed underground. g. Temporary utility service may be provided via overhead line extension. 22.Monuments and Corner Markers a. All block corners, angle points and points of curves, and all corners of boundary lines of subdivisions shall be marked with a one-half inch (1/2") steel rod, two feet (2') in length, set in the center of a concrete monument six inches (6") in diameter and thirty inches (30") deep, with the top flush with the finished ground surface. b. Where, due to topographic conditions, permanent structures or other conditions, the view is obstructed between any two (2) adjacent monuments, intermediate monuments shall be set as to assure a clear view between adjacent monuments. c. Corner markers, consisting of a one-half inch (1/2") steel rod or three-fourths inch (3/4") pipe, two feet (2') in length, shall be driven flush with the ground surface to mark the corners of all lots. 23.Gating of Roadways a. Purpose: To achieve orderly development of a secured (gated) community. To protect and promote the health, safety, and general welfare of the City. b. General Requirements 1)Gating of a public roadway is prohibited. 2)Driveways are considered roadways for the purpose of these gating requirements. 3)The gate shall not block area-wide through routes or block access for roadways to serve future development. 4)Access shall be provided at all times for police, fire, city inspection, mail delivery, garbage pickup, dial-a-rides, utility, school buses, and other health and safety related vehicles. Access must not require drivers to exit their vehicle. 5)A private street subdivision will not cross an existing or proposed thoroughfare as shown on the City’s Thoroughfare Plan. A private street subdivision will not disrupt or cross an existing or proposed City of College Station public pedestrian pathway, hike and bike trial or park as shown on the City’s Parks and Open Space Plan. 8-15 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 General Requirements and Minimum Standards of Design 6)The gate design and implementation shall be such that it does not pose a threat to public health, safety and welfare. 7)The infrastructure main lines (electrical, water, and sewer) shall be maintained by the City of College Station. c. Homeowners Association (HOA) 1)A Homeowners Association shall be established with direct responsibility to, and controlled by, the property owners involved to provide for operation, repair and maintenance of all common areas, fences, walls, gate equipment, landscaping, and all other common facilities, including private streets and sidewalks, which are part of the subdivision (the “Common Facilities”). 2)All property owners within an existing residential area that is proposed to be gated shall agree to become members of an operative Homeowners Association (HOA). 3)The HOA shall prepare and file for record a legal instrument establishing a plan for the use and permanent repair and maintenance of the Common Facilities and demonstrating that the association is self- perpetuating and adequately funded to accomplish its purpose. 4)The budget for the HOA shall include a fund reserved for the repair and maintenance of Common Facilities in the amount approved by the city staff. 5)The legal instrument establishing the Homeowners Association, street maintenance agreement, the approval of the reserve fund by the City Engineer or Director of Public Works, and written permission for the City’s access to the subdivision will be submitted for approval by the City Attorney prior to the submission of the final plat. 6)The City will be given written permission for practical access at any time without liability when on official business. The City will also be given written permission to remove obstructions including any gate and guard (house) upon non-compliance by the HOA of any terms of this ordinance or if necessary for the emergency vehicle access. In the event the City must remove obstructions to access the development, the HOA will be assessed all costs of removal. 7)In the event the City deems that repairs to private street(s) within a gated community are necessary in order to insure safe access and passage for emergency service vehicles, the City will notify the HOA and a public hearing will be set for input on the projected repairs. Should the HOA fail to provide the satisfactory repairs deemed necessary in a time frame set by the City at the public hearing, then the City will make the necessary repairs and assess the HOA all costs borne by the City in repair of the private street(s). Should the HOA fail to reimburse the City within 90 days, the HOA shall be subject to lien and possibly foreclosure of all assets including but not limited to the maintenance reserve fund. d. Geometric Design Guidelines 1)All streets in the development shall be constructed in accordance with city standards. 2)The gate(s) location shall not be placed on a public right-of-way or easement. 8-16 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. General Requirements and Minimum Standards of Design 3)All gate mechanical or manual operating functions shall meet Fire Department requirements and provide passage with unobstructed vertical clearance. 4)Gated entry way throat length designs taking access from residential, major and minor collector roadways shall meet the following requirements (Ref. Figures 1 & 2): (a)A minimum of 20 feet for one residential single family lot. (b)A minimum of 60 feet for up to twenty-five (25) single family lots. (c)A minimum of 100 feet for twenty-six (26) single family lots or greater 5)The gated entry way lengths taking access from major and minor arterials shall be determined and approved on a case by case basis by the City Planning Department. 6)Gated entry ways shall provide adequate access for pedestrians and bicycles. 7)Gated entry ways to subdivisions shall provide adequate turnaround areas for vehicles that are denied access in order to prevent backing into a public street. (Ref. Figures 1 & 2) 8-17 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 General Requirements and Minimum Standards of Design 8-18 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. General Requirements and Minimum Standards of Design 8)The gated entry way driveway pavement widths to subdivisions, for both egress and ingress, shall be a minimum of 20 feet per driveway and are required to provide a minimum 4 feet center median. (Ref. Figures 1 & 2) 9)The gated area shall provide a minimum unobstructed vertical clearance of 14 feet 6 inches from finished roadway surface over the entire width of the entry roadway. 10)Public safety elements and signing shall be included in the gate entry way design. e. Converting Private Streets to Public Streets 1)Upon a written request signed by HOA officers and submitted to the City Council of the City of College Station, dedication of private streets to the public may be accomplished providing the private streets are brought up to the standards for the public streets in the City and the City Council has agreed to accept the streets. 2)The written request by the HOA officers will be accompanied by a petition containing the signatures of the owners of 100% of the existing lots in the subdivision, except when in the public interest. 3)All repairs or reconstruction of private streets must be accepted by the City prior to conversion. All conversion dedication costs will be paid by the HOA. f. Indemnity The Association hereby unconstitutionally and irrevocably agrees to indemnify, defend and hold the City and the City’s officials, agents, employees and contractors harmless, from and against any loss, liability, demand damage, judgment, suite, claim deficiency, interests, fee, charge, cost or expense (including, without limitation, interest, court cost and penalties, attorney’s fees and disbursement and amounts paid in settlement, or liabilities resulting from any charge in federal, state or local law or regulation or interpretation hereof) of whatever nature, even when caused in whole or in part by the City’s negligence or the joint or concurring negligence of the City and any other person or entity, which may result or to which the City and/or any of the City’s officials, agents, employees and contractors may sustain, suffer, incur or become subject to in connection with or arising in any way whatsoever out of the maintenance, repair use or occupation of the common facilities, or any other activity of whatever nature in connection therewith, or arising out of or by reason of any investigation, litigation or other proceedings brought or threatened, arising out of or based upon the operation, management, maintenance, repair and use of the common facilities, or any other activity in the subdivision. g.Existing Gates Any gate as defined by this ordinance existing at the time of adoption of these provisions (Ordinance #2280) which has received an approval from either the City or the County is deemed exempt from the requirements of this Section. 8-19 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 General Requirements and Minimum Standards of Design B.Rural Residential Standards 1.General The requirements outlined herein are intended to allow the development of rural residential subdivisions within the corporate boundary of the City of College Station, Texas. It is the intent of this section that these regulations be used to create a rural type atmosphere for development in areas where the Council through zoning deems it appropriate (See Zoning Section below). It is not the intent of this Section to sacrifice the integrity of the City of College Station’s current or future infrastructure systems. 2.Community Assets In all subdivisions, attention shall be given to all natural features such as trees, watercourses, historical sites, and similar community assets, which, when preserved, will add attractiveness and value to the property. 3.Suitability of Lands The Commission shall not approve the subdivision of land, if from adequate investigations conducted by staff, it has been determined that in the best interest of the public, the site is not suitable for platting and development purposes of the kind proposed. Land located within FEMA designated floodway and land deemed to be topographically unsuitable shall not be platted for residential occupancy, nor for such other uses as may increase danger to health, life, or property, or aggravate erosion or flood hazard. Development of the flood fringe shall be controlled and designed in accordance with the City of College Station Drainage Ordinance. Such land within the plat shall be set aside for uses that shall not be endangered by periodic or occasional inundation or shall not produce unsatisfactory living conditions. 4.Large Tracts or Parcels When land is subdivided into larger parcels rather than ordinary lots, as defined in this UDO, such parcels shall be arranged so as to allow for the opening of future streets and logical further subdivisions. If the City’s Comprehensive Plan requires thoroughfares to cross the interior of the subdivision or lie anywhere within the subdivision, the right-of-way shall be dedicated to the public. 5.Zoning No plat of land within the force and effect of an existing zoning ordinance shall be approved unless it conforms to such zoning or other pertinent regulations. Rural residential subdivisions can only develop in A-O or A-OR zoning districts. 6.Reserved Strips Prohibited There shall be no reserved strips controlling access to land dedicated or intended to be dedicated to the public. 7.Standards All construction on streets or easements shall be designed and constructed in accordance with City Engineering standards and specifications. 8.Streets a. Goal The goal of this section is to provide each lot in a rural residential subdivision with access to a durable and maintainable public/private street with adequate 8-20 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. General Requirements and Minimum Standards of Design capacity, while retaining rural aesthetics and cost effectiveness, and without compromise to the City of College Station Thoroughfare Plan. b. Street Layout Adequate streets shall be provided by the subdivider such that the arrangement, character, extent, width, and grade of each shall conform to the Thoroughfare Plan of the City and shall be considered in their relation to existing and planned streets, to the topographical conditions, to the public safety and convenience, and to their appropriate relationship to the proposed use of the land to be served by such streets. c. Relation to Adjoining Street Systems Where necessary to the neighborhood pattern, existing streets in adjacent or adjoining areas shall be continued, in alignment therewith. Where adjoining areas are not subdivided, the arrangement of streets in the subdivision shall make provision for the proper projection of streets into such areas. d. Street Jogs Whenever possible, street jogs with center-line offsets of less than one hundred twenty-five feet (125’) shall be avoided. e. Half Streets No half streets shall be platted. f. Dead-end Streets Dead-end streets shall be prohibited except short stubs to permit extension. Temporary turnarounds may be required. g. Cul-de-Sacs Cul-de-sacs shall not exceed two thousand feet (2000’) in length to radius point, and shall terminate in a turnaround not less than one hundred feet (100’) in diameter, with a pavement diameter of eighty feet (80’). The number of dwelling units may not exceed thirty (30) on any cul-de-sac, regardless of length. h. Street Intersections Acute angles between streets at their intersections are to be avoided. i. Thoroughfares on Master Plan Where a subdivision embraces or is adjacent to a thoroughfare as shown on the City of College Station Thoroughfare Plan, such street shall be platted to maintain continuity in the approximate location as shown, and of the type indicated. In certain cases the City may have constructed a street through the area to be subdivided, in which case the subdivider shall develop the necessary street intersections at his expense, in accordance with the requirements of this UDO. The Commission may require that, where practical, residential lots adjacent to arterial streets or parkways be platted or restricted so as to prevent driveways opening into such streets. All thoroughfares (if they will be continuous beyond the rural residential subdivision) shall be constructed to urban standards as contained in this Article All residential streets and those collectors, which are wholly contained within the rural residential subdivision and provide internal circulation for the rural residential subdivision(s) only, may be constructed to the standards contained within this Section. 8-21 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 General Requirements and Minimum Standards of Design j. Local Streets Local streets shall be laid out to discourage through traffic. k. Geometric and Pavement Standards Design criteria for urban and rural streets and alleys are contained in the Bryan/College Station Unified Design Guidelines and the Bryan/College Station Unified Technical Specifications. l. Standard Details and Specifications Refer to the City of College Station Street Specifications for the standard pavement cross-section detail and specifications regarding all pavement materials. m. Street Names New streets shall not only be named so as to provide continuity of existing streets, but shall be named to prevent conflict with identical or similar names in other parts of the City. New streets shall not be named after any living person. 9.Easements a. Drainage Easements Where a subdivision is traversed by a watercourse, drainage way, natural channel or stream, there may be required a drainage easement or right-of- way conforming substantially to the limits of such watercourse, plus additional width to accommodate future needs as determined by the City Engineer. The City of College Station Drainage Policy and Design Standards shall be used as a guideline for easement sizing. No construction, including fences, shall impede, constrict, or block the flow of water in any easement or natural watercourse. Such easement shall not be considered a part of the lot area for purposes of minimum lot size requirements of this UDO. b. Utility Easements 1)Utility Layout A utility layout is required for all rural residential subdivisions, which shall include all utilities proposed to be installed in the subdivision, as well as any future utilities. Based on this layout, all lines shall have adequate clearance from other utilities and each block shall have a utility easement either at the rear or the front of all lots, reserved for the use of these utility lines, conduit, and equipment. These utility easements shall be twenty feet (20’) in width, and shall be continuous for the entire length of a block. If taken at the rear of the lots, it shall be taken as ten (10’) feet from each lot where the rear of the lots abut each other. These easements shall be parallel as closely as possible to the street line frontage of the block. The City’s electrical engineer will design the electrical system in all subdivisions. 2)Additional Easement Where utility easements are not themselves straight within each block, or if the same do not connect on a straight course with utility easements of adjoining blocks, then an additional easement shall be provided for the placement of guy wires on lot division lines in order to support poles set on curving or deviating rights-of-way or easements. 3)Easements Required by City Engineer Utility easements may be required across parts of lots other than as described above upon recommendation of the City Engineer. Where the 8-22 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. General Requirements and Minimum Standards of Design proposed subdivision adjoins an unplatted area, the full twenty foot (20’) width of easement may be required along the rear of lots adjoining the unplatted area. 4)Fencing in Easements Utility easements may be fenced if unlocked gates are provided to allow free movement of excavating machines, maintenance equipment, and personnel throughout the full length of the easement. 10.Blocks a. General Blocks generally shall be platted to provide two (2) tiers of lots with a utility easement between them, with proper regard for drainage channels, wooded areas and other topographical features lending themselves to attractive treatment. b. Block Lengths Block length shall not exceed one thousand fifteen hundred feet (1,500’) in rural residential subdivisions. In blocks over eight hundred feet (800’) in length, there may be required, near the center of the block, an access way as hereafter defined. An access way may be required at the end of a cul-de-sac to facilitate pedestrian traffic movement. 11.Lots a. Lot Configuration Side lot lines which make acute angles with front lines shall be avoided where practical. In general, an arrangement placing adjacent lots at right angles to each other shall be avoided. b. Lot Size and Setbacks Lot size and setback lines shall be in accordance with zoning requirements. Lots abutting on access ways shall be treated as corner lots. 12.Access Ways Access ways, where required, shall have a ten foot (10’) right-of-way, dedicated to the public. A four foot (4’) sidewalk shall be constructed in the center of the right- of-way conforming to City Engineering standards and specifications. 13.Sidewalks Sidewalks are not required on residential and collector streets that are wholly contained within the rural residential subdivision(s). If they are provided, they shall meet all sidewalk regulations in the Urban Standards Section and shall be constructed away from the roadway surface to provide adequate safety for pedestrians. All sidewalks shall be a minimum of four feet (4’) in width and constructed in accordance with City Engineering standards and specifications. Sidewalks are required on all major and minor arterials and collectors that will continue beyond the rural residential subdivision and are required to be constructed to urban street standards. Sidewalks on these streets shall meet all requirements sidewalks as given in the Urban Standards Section. 14.Bikeways Bikeways will be required in accordance with the Bikeway Master Plan. Refer to the Urban Standards Section for requirements. 8-23 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 General Requirements and Minimum Standards of Design 15.Water Supply a. Goal All rural residential subdivisions shall be provided with a safe, reliable public/private water supply to each platted lot, without compromising the City of College Station’s future water distribution system. b. Determination of Water Supplier All subdividers of rural residential subdivisions shall ascertain which local water supplier is certificated to serve the proposed subdivision. If the supplier is not the City of College Station, a predevelopment meeting is encouraged and shall be held between the subdivider, proposed water supplier and the City Engineer, in order to assure that adequate water supply will be available to all lots within the subdivision. c. City of College Station as Water Supplier If the water supplier is the City of College Station, waterlines shall be sized to accommodate both domestic use and fire protection to the subdivision. The design of the waterlines shall be in accordance with all applicable city, state and federal regulations, City of College Station design standards and construction specifications and acceptable engineering standards. The design shall be approved by the City Engineer. Adequately sized waterlines shall be provided by the subdivider such that they conform to the City’s Utility Master Plan. d. Rural Water Supplier Water for all rural subdivisions shall be as provided by the City Standards. The requirements will include the fire flow requirements as provided by the International Fire Code and the Bryan/College Station Unified Design Guidelines and the Bryan/College Station Unified Technical Specifications and all applicable state and federal requirements.” 16. Sanitary Sewage a. Goal To provide adequate sanitary sewer service to all lots within rural residential subdivisions, that does not compromise public health or the future of the City of College Station gravity sewer collection system. b. Gravity Sanitary Sewer System Required At the time of zoning, a determination shall be made as to whether the subdivision must connect to the existing sanitary sewer system or if an on-site sewage disposal system (private septic system) will be allowed. If it is determined at the time of zoning that a gravity sewer system is required, the design of such shall meet the Bryan/College Station Unified Design Guidelines and the Bryan/College Station Unified Technical Specifications and all applicable city, state and federal regulations. Adequately sized sewerlines shall be provided by the subdivider such that they conform to the needs of the sewer service area and the City’s Utility Master Plan. c. Sanitary Sewer Master Plan If it is determined at the time of zoning that on-site sewage disposal systems (private septic systems) will be allowed, a gravity sanitary sewer master plan shall be designed for the subdivision. This master plan is required to assure that all lots, at some future date, can be connected by gravity service line to the future sewer collection system. Adequately sized sewerlines shall be provided within the subdivision’s sewer master plan such that they conform to the City’s Utility Master Plan All lines designed within this master plan shall meet all applicable city, state and federal regulations, City design standards 8-24 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. General Requirements and Minimum Standards of Design and acceptable engineering standards. This master plan shall consist of: verbiage explaining all design assumptions, plan and profile layouts of all future gravity lines to be constructed within the subdivision, and a minimum finished floor elevation established for each lot to assure a connection to the future gravity sewer collection system. All minimum finished floors established by this master plan shall be placed on the respective lots on the final plat. Said master plan shall be adopted by ordinance by Council prior to final plat approval by the Planning & Zoning Commission. d. Private Septic System Licenses On-site sewage disposal systems (private septic systems) shall be designed to meet all requirements of the applicable County Health Department. The system shall be licensed through the same agency and the license shall be kept current. A note shall be provided on the plat as such above. 17.Drainage a. Goal To provide adequate drainage facilities within rural residential subdivisions, that do not compound flooding and provide roadway facilities with adequate drainage to allow safe ingress/egress. b. Drainage Design Drainage shall be provided to handle runoff from the subdivision in accordance with the Bryan/College Station Unified Design Guidelines and the Bryan/College Station Unified Technical Specifications, Chapter 13 Flood Hazard Protection Ordinance and all applicable state and federal requirements. . c. Roadside Ditches Roadside ditches shall be designed in accordance with the City of College Station Drainage Policy and Design Standards. They shall be a minimum of eighteen inches (18”) deep, except in areas where the topography deems it inappropriate. d. Culverts Culverts shall be designed in accordance with the City of College Station Drainage Policy and Design Standards. The minimum size of any culvert shall be eighteen inches (18”). Safety end treatments, headwalls or wingwalls are required as appropriate. 18.Utility Lines All utility lines that pass under streets shall be installed before the street is paved, with embedment, backfill, and depths in accordance with City engineering design standards and specifications, or the crossing shall be bored. 19.Gas or Oil Lines High pressure flammable gas or fuel lines are defined as those which are operated or may be expected in the future to operate at a pressure of over sixty (60) pounds per square inch. High pressure flammable gas or fuel lines, installed on public property, shall be buried with a minimum cover of thirty inches (30”), and shall be marked by an all-weather typed sign, installed at each crossing and at intervals of not or than three hundred feet (300’). The signs shall be installed by the utility company, state that the line is high pressure, shall name the product or products transported therein, the utility company name and an emergency phone number. 8-25 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 General Requirements and Minimum Standards of Design 20.Street Lights a. Goal To provide adequate street lighting for the protection of property and the public, while in keeping with a rural setting subdivision. b. Standards Installation procedures and acceptable standards for street lights shall be governed by the utility standards of College Station Utilities in effect at the time of subdivision construction or addition thereto. 1)The type and size of luminaire, and the installation and size of street light services, shall be determined by the Electrical Engineer for College Station Utilities. Pole type for mounting of street lights shall be selected by the Developer, subject to the approved street light pole standards of College Station Utilities. 2)The developer shall furnish satisfactory easements for the installation of services to street lights, with said easements to normally be five feet (5’) in width. 3)The installation of subdivision lighting shall be performed by either of the following: (a)By the City, subject to cost reimbursement as provided in Responsibility For Payment For Installation Costs Section herein. (b)By the developer or his authorized construction representative, subject to compliance with the utility street light installation standards of College Station Utilities. c. Locations Street lights shall be required at the following locations within rural residential subdivisions: 1)At all street intersections, and 2)At the end of all cul-de-sacs greater than 300’ in length. The subdivider may request street lights at other locations within the subdivision, given that the locations do not exceed the current standard for street light provision as outlined in Street Lights in the Urban Standards Section contained herein. 21.Electric Service a. Goal To provide adequate electrical service to all lots within a rural residential subdivision, that is in keeping with a rural setting and does not compromise the integrity of the City of College Station electrical distribution system. b. Determination of Supplier All subdividers of rural residential subdivisions shall ascertain which local electric supplier is certificated to serve the proposed subdivision. Where the supplier of electric service is other than the City of College Station, the supplier must meet all the applicable City ordinances and have construction specifications approved by the City’s electrical engineer. c. Installation At the developers discretion, lateral electric lines and service lines supplying electric utility service shall be placed either overhead or underground. 8-26 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. General Requirements and Minimum Standards of Design d. Easements The subdivider shall dedicate easements upon forms approved by City for the installation of utilities, including electric. All liens and other ownership interests shall be subordinated to the easement use. e. Underground Service Where underground electric service is selected, all street lighting and site lighting equipment shall be placed underground except for the poles on which the lights are to be affixed. f. Underground Conduit The subdivider shall be responsible for furnishing and installing, and the expenses related thereto, conduit for the installation of all on-site underground development feeder, lateral and service lines utilized to provide electric utility service to the subdivision. The specifications for the conduit shall be approved by the electrical department prior to installation. g. Auxiliary Equipment Where electric service is placed underground, all auxiliary equipment for such service, including but not limited to transformers, junction enclosures and switching devices, shall be pad-mounted on grade or shall be placed underground. 22.Monuments and Corner Markers All monumentation for a rural residential subdivision shall be in accordance with Monuments and Corner Markers in the Urban Standards Section contained herein. 8-27 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 General Requirements and Minimum Standards of Design C.Extraterritorial Jurisdiction Standards The requirements of the Rural Residential Standards above, shall apply as applicable to all subdivisions and developments within the City of College Station Extraterritorial Jurisdiction, with the following modifications: 1.Streets Streets shall be in conformity with the requirements of the Streets subsection, except that rural sections, as defined in the Bryan/College Station Unified Design Guidelines and the Bryan/College Station Unified Technical Specifications shall be used. The minimum right-of-way width shall be seventy feet (70'), and if a thoroughfare, as shown on the City’s or County’s Thoroughfare Plan, crosses or forms a boundary of the subdivision, a rural collector section shall be required. 2.Lot Size The minimum lot size shall be one (1) acre. 3.Lot Width The minimum lot width shall be one-hundred feet (100'). 4.Water Supply Water for all ETJ subdivisions shall be as provided by the City Standards. The requirements will include the fire flow requirements as provided by the International Fire Code and the Bryan/College Station Unified Design Guidelines and the Bryan/College Station Unified Technical Specifications and all applicable state and federal requirements. 5.Sanitary Sewers A.Private Septic System Licenses On-site sewage disposal systems (private septic systems) shall be designed to and meet all requirements of the applicable County Health Department. These systems shall be licensed through the same agency and the license shall be kept current. A note shall be provided on the plat indicated such as above. B.Gravity Sanitary Sewer System Gravity Sanitary Sewer Systems shall be in accordance with the Bryan/College Station Unified Design Guidelines and the Bryan/College Station Unified Technical Specifications and all applicable state and federal requirements. 6.Drainage Drainage shall be in accordance with the applicable County standards. 7.Street Lights Street lights are not required. 8.Electric Service Electric service will not be supplied by the City. 9.City Participation The City will not participate in the cost of the subdivision or utilities outside the City limits, including garbage collection and street maintenance except for utilities dedicated to the City of College Station with a Development Agreement. Such utility service shall be in accordance with City Council Resolution #2-9-2006-13.04 (as amended) Regarding the Extension of Water and Sewer Utility Services to Properties within the Extraterritorial Jurisdiction (ETJ). 8-28 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. Waiver of Subdivision Standards 8.3Waiver of Subdivision Standards A.The Commission may authorize a waiver from the regulation when, in their opinion, undue hardship will result from requiring strict compliance. In granting a waiver, the Commission shall prescribe only conditions that it deems not prejudicial to the public interest. In making the findings hereinbefore required, the Commission shall take into account the nature of the proposed use of the land involved, the existing use of land in the vicinity, the number of persons who will reside or work in the proposed subdivision, the possibility that a nuisance will be created, and the probable effect of such waiver upon traffic conditions and upon public health, convenience, and welfare of the vicinity. No waiver shall be granted unless the Commission finds: 1.That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; 2.That the waiver is necessary for the preservation and enjoyment of a substantial property right of the applicant; 3.That the granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and 4.That the granting of the waiver will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this UDO. B.Such findings of the Commission, together with the specific facts upon which such findings are based, shall be incorporated into the official minutes of the meetings at which such waiver is granted. Waivers may be granted only when in harmony with the general purpose and intent of this UDO so that public health, safety, and welfare may be secured and substantial justice done. C.Waiver from Water Flow Requirements It is specifically intended and hereby provided that the various waiver provisions of this Section shall not apply to fire flow provisions set out in the Water Supply subsection of the Urban Standards, Rural Residential Standards, and Extraterritorial Jurisdiction Standards contained herein. D.Waiver from Lot Size It is specifically intended and hereby provided that the various waiver provisions of this Section shall not apply to Lot Size provisions set out in the Extraterritorial Jurisdiction Standards contained herein. 8-29 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 Certifications 8.4Certifications CERTIFICATE OF OWNERSHIP AND DEDICATION STATE OF TEXAS ) ) COUNTY OF BRAZOS ) I (we) ______________________________, owner(s) and developer(s) of the land shown on this plat, and designated herein as the ___________________________ Subdivision to the City of College Station, Texas, and whose name(s) is/are subscribed hereto, hereby dedicate to the use of the public forever all streets, alleys, parks, infrastructure, easements, and public places thereon shown for the purpose and consideration therein expressed. ___________________________________ ___________________________________ Owner(s) STATE OF TEXAS ) ) COUNTY OF BRAZOS ) Before me, the undersigned authority, on this day personally appeared ____________________________ known to me to be the person(s) whose name(s) is/are subscribed to the foregoing instrument, and acknowledged to me that he/they executed the same for the purpose and consideration therein stated. Given under my hand and seal on this ________ day of ________________, 20 __. ___________________________________ Notary Public, Brazos County, Texas (Seal) CERTIFICATE OF SURVEYOR AND/OR ENGINEER STATE OF TEXAS ) ) COUNTY OF BRAZOS ) I,_______________________, Registered Public Surveyor (Engineer), No.___________, in the State of Texas, hereby certify that this plat is true and correct and was prepared from an actual survey of the property and that property markers and monuments were placed under my supervision on the ground. ___________________________________ 8-30 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. Certifications CERTIFICATE OF CITY ENGINEER I, ________________________________, City Engineer of the City of College Station, Texas, hereby certify that this Subdivision Plat conforms to the requirements of the Subdivision Regulations of the City of College Station. ___________________________________ City Engineer City of College Station APPROVAL OF PLANNING AND ZONING COMMISSION I,__________________________________, Chairman of the Planning and Zoning Commission of the City of College Station, hereby certify that the attached plat was duly approved by the Commission on the day of ______________________, 20___. ___________________________________ Chairman ATTEST: _____________________________ City Secretary CERTIFICATE OF THE COUNTY CLERK STATE OF TEXAS ) ) COUNTY OF BRAZOS ) I,___________________________________, County Clerk, in and for said county, do hereby certify that this plat together with its certificates of authentication was filed for record in my office the________________________________________ day of, 20___, in the Deed Records of Brazos County, Texas, in Volume ________ Page ___________. WITNESS my hand and official Seal, at my office in Bryan, Texas. ___________________________________ County Clerk (SEAL) Brazos County, Texas 8-31 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 CERTIFICATE OF GREENWAY DEDICATION STATE OF TEXAS ) ) COUNTY OF BRAZOS ) I (we) __________________________________, owner(s) and developers of the land shown on this plat, and described herein as ________________________ Subdivision in the City of College Station, Texas, and whose name(s) is/are subscribed hereto, hereby dedicate in fee simple to the use of the public forever all greenways thereon shown for the purpose and consideration therein expressed. ___________________________________ ___________________________________ Owner(s) CERTIFICATE OF NO ACTION TAKEN I, __________________, Chairman of the Planning and Zoning Commission, hereby certify that the plat was filed with the Planning and Development Services Department on the ______day of __________, _______and that the Planning and Zoning Commission failed to act on the plat within 30 days after the plat was filed. 8-32 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. Responsibility for Payment for Installation Costs 8.5Responsibility for Payment for Installation Costs A.Oversize Participation – subject to statutory restrictions (LGC Chapter 212, Subchapter C) and approval of the City Council, the City may make a contract with a developer of a subdivision to construct public infrastructure improvements and may participate in the cost of public infrastructure improvements. The City’s participation may not exceed thirty percent (30%) of the total contract price. The City’s cost may not exceed one- hundred percent (100%) of the total cost for any oversizing of improvements required by the municipality, including but not limited to increased capacity of improvements to anticipate other future development in the area. The City is liable only for the agreed payment of its share, which shall be determined in advance of commencing of construction. B.Street Lights The developer shall pay the entire cost of the subdivision street light installation, including the cost of service lines to supply electricity to the street lights, and all engineering design costs. Once satisfactorily installed, approved, and accepted, the maintenance of the street lights and the furnishing of electric energy to the street lights shall be provided by the City. C.Street Signs The developer will provide and install, at no cost to the City, all street name signs and associated poles, and hardware. 8-33 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 D.Engineering Inspection and Testing 1.The City will charge for engineering inspection during construction and for final inspection as established by Council resolution from time to time; however, it is to be understood that the City will do no layout work or daily inspection. 2.The City requires testing by an independent laboratory acceptable to the City of College Station to ensure compliance with the Bryan/College Station Unified Design Guidelines and the Bryan/College Station Unified Technical Specifications and approved plans and specifications of the construction of the infrastructure before final inspection and approval of that infrastructure. Charges for such testing shall be paid by the project owner / developer. 8.6Construction, Guarantee of Performance, and Acceptance of Infrastructure A.Construction 1.Development Permit The construction documents when duly signed by the Development Engineer with a Development Permit are authority to proceed with the construction of streets and utilities. Nothing in the procedure authorizes construction on private property. Neither the developer nor the contractor nor the subcontractor shall make a connection to or tap into the City water distribution system, electric system, or sanitary sewer system. The developer shall furnish all necessary materials to make the final tap or connection 2.Letter of Completion and Acceptance When the developer constructs the required improvements prior to recording of the plat, after such plat has been conditionally approved by the Planning and Zoning Commission, all such construction shall be inspected while in progress, by the City Engineering Division, and must be approved upon completion by the City Engineer. A Letter of Completion will be issued by the City Engineer when: a. The construction conforms to the approved plans and Bryan/College Station Unified Design Guidelines and the Bryan/College Station Unified Technical Specifications and all applicable city, state and federal regulations. b. The developer’s contractor shall provide construction red-lined as-builts acceptable to the City Engineer and shall contain the following attestation: ”I, _____________________, General Contractor for ___________________ development, certify that the improvements shown on this sheet were actually built, and that said improvements are shown substantially hereon. I hereby certify that to the best of my knowledge, that the materials of construction and sizes of manufactured items, if any are stated correctly hereon.” ___________________ General Contractor c. The developer shall require his construction contractors, with whom he contracts for furnishing materials and for installation of the improvements required under this chapter, and shall himself be required to sign the Letter of Completion which furnishes the City a written guarantee that all workmanship and materials shall be free of defects for a period of one (1) year from the date of acceptance by the City Engineer. d. Executed final plat mylar and off-site easements have been recorded or are acceptable to be recorded. 8-34 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. Construction, Guarantee of Performance, and Acceptance of Infrastructure 3.Upon completion by the developer, and acceptance by the City, though issuance of the Letter of Completion, of the streets, alleys, sidewalks, parks, drainage facilities, and utilities required to be installed by the developer, they shall become the property of the City of College Station, Texas. B.Guarantee of Performance 1.If the developer decides or elects to file security in lieu of completing construction prior to final plat approval, he may utilize one (1) of the following methods of posting security. If the developer elects to file security, the plat shall not be recorded unless the developer has done one (1) of the following: a. Performance Bond Has filed with the City Engineer a bond executed by a surety company holding a license to do business in the State of Texas, and acceptable to the City of College Station on a form approved by the City, in an amount of the improvements as acceptable by the City Engineer. The performance bond shall be approved as to form and legality by the City Attorney; or b. Trust Agreement Has placed on deposit in a bank or trust company in the name of the City, and approved by the City, in a trust account, a sum of money equal to the estimated cost of all improvements required by this chapter, the cost and the time of completion as acceptable by the City Engineer; selection of the trustee shall be subject to approval by the City and the trust agreement shall be executed on the form provided by the City and approved as to form and legality by the City Attorney. Periodic withdrawals may be made from the trust account for a progress payment of installation costs. The amount of withdrawals shall be based upon progress work estimates approved by the City Engineer. All such withdrawals shall be approved by the trustee; or c. Unconditional Guarantee from Local Bank or Local Savings & Loan Association or Other Financial Institution as Approved by the City of College Station Has filed with the Administrator a letter, in a form approved by the City, signed by a principal officer of a local bank, local savings and loan association, or other financial institution, acceptable to the City, agreeing to pay to the City of College Station, on demand, a stipulated sum of money to apply to the estimated cost of installation of all improvements for which the developer is responsible under this Section. The guaranteed payment sum shall be the estimated costs and scheduling as prepared by the developer's engineer and approved by the City Engineer. The letter shall state the name of the subdivision and shall list the improvements which the developer is required to provide. 8-35 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 2.If one (1) of the three (3) types of security is filed by the developer as described above, the City Engineer shall inspect the construction of improvements while in progress, and, shall inspect such improvements upon completion of construction. After final inspection, he shall notify the developer and the City Attorney in writing as to its acceptance or rejection. He shall reject such construction only if it fails to comply with the standards and specifications contained or referred to herein. If he rejects such construction, the City Attorney shall, on direction of the City Council, proceed to enforce the guarantees provided in this Section. 3.When good cause exists, the City Engineer may extend the period of time for completion of construction noted in this Section. Such extension of time shall be reported to the Commission and recorded in the minutes. No such extension shall be granted unless security, as provided in herein, has been provided by the developer covering the extended period of time. 8.7Requirements for Park Land Dedication A.Purpose This Section is adopted to provide recreational areas in the form of neighborhood park facilities as a function of subdivision and site development in the City of College Station and its Extra-Territorial Jurisdiction (ETJ). This section is enacted in accordance with the home rule powers of the City of College Station, granted under the Texas Constitution, and the statutes of the State of Texas, including, but not by way of limitation, Texas Local Government Code Chapter 212 (Vernon 1999; Vernon Supp. 2004-2005) as amended from time to time. It is hereby declared by the City Council that recreational areas in the form of neighborhood parks are necessary and in the public welfare, and that the only adequate procedure to provide for neighborhood parks is by integrating such a requirement into the procedure for planning and developing property or subdivisions in the City and its ETJ, whether such development consists of new construction on vacant land or rebuilding and remodeling of structures on existing residential property. Neighborhood parks are those parks providing for a variety of outdoor recreational opportunities and located within convenient distances from a majority of the residences to be served thereby. The park zones established by the Parks and Recreation Department and shown on the official Parks and Recreation map for the City of College Station shall be prima facie proof that any park located therein is within such a convenient distance from any residence located therein. The primary cost of neighborhood parks should be borne by the ultimate residential property owners who, by reason of the proximity of their property to such parks, shall be the primary beneficiaries of such facilities. Therefore, the following requirements are adopted to effect the purposes stated above and shall apply to any land to be used for residential purposes: B.General Requirements The City Manager or his designee shall administer this Section with certain review, recommendation and approval authorities being assigned to the Planning and Zoning Commission and the Parks and Recreation Advisory Board as specified herein. Dedications shall cover both land acquisition and development costs for neighborhood park land for all types of residential development. Dedications shall be based on actual dwelling units for the entire development. Increases or decreases in final unit count prior to final plat will require an adjustment in fees paid or land dedicated. If the actual number of dwelling units exceeds the original estimate additional park land shall be dedicated in accordance with the requirements in this Section with the filing of a final plat. 8-36 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. Requirements for Park Land Dedication The methodology used to calculate fees and land dedications is attached hereto as Appendix I and incorporated and made a part of this ordinance for all purposes. Fees paid under this Section may be used only for development or acquisition of neighborhood parks located within the same Zone as the development. 1.Land Dedication For residential developments the area of land to be dedicated for neighborhood park land purposes shall be determined by the procedures described in Appendix I. The total amount of land dedicated for the development shall be dedicated in fee simple by plat: a. Prior to the issuance of any building permits for multi-family development, b. Concurrently with the final plat for a single phase development, c. For a phased development the entire park shall be either platted concurrently with the plat of the first phase of the development or d. The developer may provide the City with financial security against the future dedication by providing a bond, irrevocable letter of credit, or other alternative financial guarantee such as a cash deposit in the amount equal to the number of acres park land required. The amount of the financial guarantee is calculated by multiplying the number of acres of park land required to be dedicated by $24,000 as the estimated value of an acre of land in the proposed subdivision. The financial guarantee will be released to the developer, without interest, upon the filing of the final plat for the subsequent phase that dedicates the required park land. 2.Fee in Lieu of Land The amount of the Fee-in-Lieu of Land (“Fee”) shall be set at an amount sufficient to cover the costs of the acquisition of neighborhood park land. A landowner may elect to meet the requirements of Land Dedication within this Section, in whole or in part, by paying a fee in the amount set forth in Appendix I. Before making this election, for any required dedication greater than three (3) acres, or for any development containing floodplain or greenway, the landowner must: 8-37 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 Requirements for Park Land Dedication a. Obtain a recommendation from the Parks and Recreation Advisory Board, and b. Obtain approval from the Planning & Zoning Commission pursuant to the Plat Approval Procedures Section in Article 3 of this UDO. For neighborhood park land, the fee shall be calculated using the procedure described in the Land Dedication within this Section to value the land, and the procedure shown in Appendix I to calculate the total amount of the fee which shall be remitted: Prior to the issuance of any building permits for multi-family development; or Upon submission of each final plat for single family, duplex or townhouse development. Fees may be used only for acquisition or development of a neighborhood park facility located within the same Zone as the development. The City Manager or his designee is authorized to accept the Fee for dedications of fewer than three (3) acres where: There is a sufficient amount of park land existing in the park zone of the proposed development or The proposed dedication is insufficient for a Neighborhood Park site under existing park design standards. This determination shall be made based on the Recreation, Park & Open Space Master Plan, as amended from time to time. 3.Park Development Fee In addition to the land dedication, there shall also be a fee established that is sufficient to develop the land to meet the Manual of Park Improvements Standards to serve the zone in which such development is located. This fee and the estimate of neighborhood park improvement costs shall be computed as shown in Appendix I. The total fee shall be paid upon submission of each final plat or upon application for a building permit, whichever is applicable. Park Development Option in Lieu of Fee 4. A landowner may elect to construct the neighborhood park improvements in lieu of paying the Park Development Fee under the following terms and conditions: a. A park site plan, developed in cooperation with the Parks and Recreation Department staff, must be submitted to the City Manager or his designee for review. A site plan approved by the Director of Parks and Recreation and Parks and Recreation Advisory Board is required upon submission of each final plat or upon application for a building permit, whichever is applicable. b. Within twelve (12) months from the date of said submission or application the landowner shall submit detailed plans and specifications in compliance with the site plan to the City Manager or his designee for review and approval. c. All plans and specifications shall meet or exceed the Manual of Park Improvement Standards in effect at the time of the submission. d. If the improvements are constructed on land that has already been dedicated to and/or is owned by the City, then the Developer must post Payment and Performance Bonds to guarantee the payment to subcontractors and suppliers and to guarantee Developer completes the work in accordance with the approved plans, specifications, ordinances, other applicable laws and that City has issued a Certificate of Completion for the improvements. 8-38 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. Requirements for Park Land Dedication e. The construction of all improvements must be completed within two (2) years from the date of the approval of the plans and specifications. A final, one-time extension of twelve months may be granted by the Administrator upon demonstration that said improvements are at least fifty percent (50%) constructed. f. Completion and Acceptance – Park development will be considered complete and a Certificate of Completion will be issued after the following requirements are met: 1)Improvements have been constructed in accordance with the Approved Plans, 2)All Park Land upon which the improvements have been constructed has been dedicated as required under this ordinance and 3)All manufacturers' warranties have been provided for any equipment. g. Upon issuance of a Certificate of Completion, Landowner warrants the improvements for a period of one (1) year as per the requirements in the Manual of Park Improvements Standards. h. The developer shall be liable for any costs required to complete park development if: 1)Developer fails to complete the improvements in accordance with the Approved Plans 2)Developer fails to complete any warranty work 5.Reimbursement for City Acquired Park Land The City may from time to time acquire land for parks in or near an area of actual or potential development. If the City does acquire park land in a park zone, the City may require subsequent Park Land dedications for that zone to be in Fee-in Lieu-of-Land only. This will be to reimburse the City for the cost(s) of acquisition. Once the City has been reimbursed entirely for all such Park Land within a park zone, this Section shall cease to apply. C.Prior Dedication or Absence of Prior Dedication If a dedication requirement arose prior to enactment of this Section that dedication requirement shall be controlled by the ordinance in effect at the time such obligation arose, except that additional dedication shall be required if the actual density of structures constructed upon property is greater than the former assumed density. Additional dedication shall be required only for the increase in density and shall be based upon the ratio set forth in the General Requirements within this Section. (Credit shall be given for land dedicated or fees paid pursuant to prior Park Land Ordinance Nos. 690, 983 or 2546.) D.Comprehensive Plan Considerations The Recreation, Park and Open Space Master Plan is intended to provide the College Station Parks and Recreation Advisory Board with a guide upon which to base its recommendations. Because of the need to consider specific characteristics in the site selection process, the park locations indicated on the Plan are general. The actual locations, sizes, and number of parks will be determined when development occurs. The Plan will also be used to locate desirable park sites before development occurs, and those sites may be acquired by the City or received as donations. Park Zones are established by the City’s Comprehensive Plan, in the Recreation, Park and Open Space Master Plan and are configured to indicate service areas for neighborhood parks. Zone boundaries are established that follow key topographic features such as major thoroughfares, streams, city limit and ETJ boundary lines Park 8-39 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 Requirements for Park Land Dedication Zones may be created or amended by the Recreation, Park and Open Space Master Plan as dedications or circumstances dictate. E.Special Fund; Right to Refund 1.All Park Land fees will be deposited in a fund referenced to the park zone involved. Funds deposited into a particular park zone fund may only be expended for land or improvements in that zone. 2.The City shall account for all fees-in-lieu-of land paid under this Section with reference to the individual plat(s) involved. Any fees paid for such purposes must be expended by the City within five (5) years from the date received by the City for acquisition and/or development of a neighborhood park as defined herein. Such funds shall be considered to be spent on a first-in, first-out basis. If not so expended, the landowners of the property on the expiration of such period shall be entitled to a prorated refund of such sum, computed on a square footage of area basis. The owners of such property must request such refund within one (1) year of entitlement, in writing, or such right shall be barred. F.Park Land Guidelines and Requirements Parks should be easy to access and open to public view so as to benefit area development, enhance the visual character of the city, protect public safety and minimize conflict with adjacent land uses. The following guidelines and requirements shall be used in designing parks and adjacent development. 8-40 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. Requirements for Park Land Dedication 1.Any land dedicated to the city under this section must be suitable for park and recreation uses. The dedication shall be free and clear of any and all liens and encumbrances that interfere with its use for park purposes. The City Manager or his designee shall determine whether any encumbrances interfere with park use. Minerals may be reserved from the conveyance provided that there is a complete waiver of the surface use by all mineral owners and lessees. A current title report must be provided with the land dedication. The property owner shall pay all taxes or assessments owed on the property up to the date of acceptance of the dedication by the City. A tax certificate from the Brazos County Tax Assessor shall be submitted with the dedication or plat. 2.Consideration will be given to land that is in the floodplain or may be considered “floodable” even though not in a federally regulated floodplain as long as, due to its elevation, it is suitable for park improvements. Sites should not be severely sloping or have unusual topography which would render the land unusable for organized recreational activities. 3.Land in floodplains or designated greenways will be considered on a two for one basis. Two acres of floodplain or greenway will be equal to one acre of park land. 4.Where feasible, park sites should be located adjacent to greenways and/or schools in order to encourage both shared facilities and the potential co-development of new sites. 5.Neighborhood park sites should be adjacent to residential areas in a manner that serves the greatest number of users and should be located so that users are not required to cross arterial roadways to access them. 6.Sites should have existing trees or other scenic elements. 7.Detention / retention areas will not be accepted as part of the required dedication, but may be accepted in addition to the required dedication. If accepted as part of the park, the detention / retention area design must be approved by the City Manager or his designee and must meet specific parks specifications in the Manual of Park Improvements Standards. 8.Where park sites are adjacent to Greenways, Schools existing or proposed subdivisions, access ways may be required to facilitate public access to provide public access to parks. 9.It is desirable that fifty percent (50%) of the perimeter of a park should abut a public street. G.Consideration and Approval Any proposal considered by the Planning and Zoning Commission under this Section shall have been reviewed by the Parks and Recreation Advisory Board or the City Manager or his designee as provided herein, and a recommendation given to the Commission. The Commission may make a decision contrary to the recommendation by a majority vote. H.Review of Land Dedication Requirements and Dedication and Development Fee The City shall review the Fees established and amount of land dedication required at least once every three (3) years. The City shall take into account inflation as it affects land acquisition and park development costs as well as changes in the City’s existing level of service. Fees are authorized to be set by resolution of the City Council. I.Warranty Required: All materials and equipment provided to the City shall be new unless otherwise approved in advance by the City Manager or his designee and that all work will be of good quality, free from faults and defects, and in conformance with the designs, plans, specifications, and drawings, and recognized industry standards. This warranty, any other warranties 8-41 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7 Requirements for Park Land Dedication express or implied, and any other consumer rights, shall inure to the benefit of the City only and are not made for the benefit of any party other than the City. All work not conforming to these requirements, including but not limited to unapproved substitutions, may be considered defective. This warranty is in addition to any rights or warranties expressed or implied by law. Where more than a one (1) year warranty is specified in the applicable plans, specifications, or submittals for individual products, work, or materials, the longer warranty shall govern. This warranty obligation shall be covered by any performance or payment bonds tendered in compliance with this Ordinance. Defective Work Discovered During Warranty Period. If any of the work is found or determined to be either defective, including obvious defects, or otherwise not in accordance with this ordinance, the designs, plans, drawings or specifications within one (1) year after the date of the issuance of a certificate of Final Completion of the work or a designated portion thereof, whichever is longer, or within one (1) year after acceptance by the City of designated equipment, or within such longer period of time as may be prescribed by law or by the terms of any applicable special warranty required by this ordinance, Developer shall promptly correct the defective work at no cost to the City. During the applicable warranty period and after receipt of written notice from the City to begin corrective work, Developer shall promptly begin the corrective work. The obligation to correct any defective work shall be enforceable under this code of ordinances. The guarantee to correct the defective work shall not constitute the exclusive remedy of the City, nor shall other remedies be limited to the terms of either the warranty or the guarantee. If within twenty (20) calendar days after the City has notified Developer of a defect, failure, or abnormality in the work, Developer has not started to make the necessary corrections or adjustments, the City is hereby authorized to make the corrections or adjustments, or to order the work to be done by a third party. The cost of the work shall be paid by Developer. The cost of all materials, parts, labor, transportation, supervision, special instruments, and supplies required for the replacement or repair of parts and for correction of defects shall be paid by Developer, its contractors, or subcontractors or by the surety. The guarantee shall be extended to cover all repairs and replacements furnished, and the term of the guarantee for each repair or replacement shall be one (1) year after the installation or completion. The one (1) year warranty shall cover all work, equipment, and materials that are part of the improvements made under this Section of the UDO. 8-42 Unified Development Ordinance City of College Station, Texas Article 8. Subdivision Design and Improvements Section 8.7. Requirements for Park Land Dedication APPENDIX I PARK LAND DEDICATION FEE METHODOLOGY Neighborhood Park Requirements I. Land Requirements for Neighborhood Parks The current level of service is one (1) acre per 276 people. 2006Total Population - 77,261. 2.80 Persons per Household (PPH) for Single Family and 2.28 PPH for Multi-Family based on Census information for owner and renter occupied units. Single Family Multi-Family 276 people / 2.80 PPH = 98 DUs 276 people / 2.28 PPH= 121 DUs 1 Acre per 98 DUs 1 Acre per 121 DUs II. Neighborhood Park Acquisition Costs (Determines Fee in Lieu of Land) One (1) acre costs $24,000 to purchase. Single Family Multi-Family $24,000 /98 DUs = $245 per DU $24,000 / 121 DUs = $198 per DU III. Neighborhood Park Development Costs (Determines Fee for Development) a The cost of improvements in an average Neighborhood Park in College Station is $516,450. One Neighborhood Park serves 2,207 people, based on a total city population of 77,261 being served by 35 parks (count includes neighborhood parks and 6 mini parks). It costs $234 per person to develop an average intergenerational neighborhood park. Single Family Multi-Family $234 x 2.80 PPH = $655 per DU $234 x 2.28 PPH = $533 per DU IV. Total Neighborhood Park Fee: Single Family Multi-Family $245 + $655 = $900 $198 + $533 = $731 8-43 Unified Development Ordinance City of College Station, Texas DefinitionsAddedtoUDO Section11.2DefinedTerms Alley:Aminorpublicwaywhichprovidesasecondarymeansofvehicularaccesstotheabutting propertyotherwiseserved fromapublicstreet. AccessWay:Apublicright-of-waynot lessthantenfeet(10’) inwidthbetweenproperty lines,witha pavedsidewalk,whichprovides forpedestriancirculation. Block:Atractorparcelof landdesignatedassuchonadulyrecordedplat,surroundedbystreetsor otherphysicalobstructions. CityCouncil: ThedulyandconstitutionallyelectedgoverningbodyoftheCityofCollegeStation, Texas. City Engineer: ThepersonemployedasCityEngineeroftheCityofCollegeStation, Texas,orhis designee. ComprehensivePlan: TheCityofCollegeStation’sComprehensivePlansupplementedbyanyother landuse,thoroughfareormasterplansasapprovedbyCityCouncilasadoptedoramended fromtime totime. Cul-de-Sac:Astreethavingbutone(1)outlettoanotherstreetandterminatingontheotherend in avehicularturnaround. DeadEnd Street:Astreet,otherthanacul-de-sac,withonlyone(1)outlet. ùóèãíöùíðð÷õ÷éèûèóíî ìðûîîóîõø÷æ÷ðíìï÷îèé÷êæóù÷é è×ÄÛÉûÆ×ÎÇ×ìíúÍÄ ùÍÐÐ×Õ×éÈÛÈÓÍÎè×ÄÛÉ ìÔÍÎ× öÛÄ MEMORANDUM DATE: îÍÆ×ÏÚ×Ê TO: ï×ÏÚ×ÊÉÍÖÈÔ×ìÐÛÎÎÓÎÕâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎ FROM: ðÛÇÊ×ÎûôÍÆØ×éÈÛÖÖìÐÛÎÎ×Ê SUBJECT: ûÊÈÓÙÐ×ÍÖÈÔ×çÎÓÖÓ×Øø×Æ×ÐÍÌÏ×ÎÈíÊØÓÎÛÎÙ× Itemsummary: ìÇÚÐÓÙÔ×ÛÊÓÎÕÌÊ×É×ÎÈÛÈÓÍÎÌÍÉÉÓÚÐ×ÛÙÈÓÍÎÛÎØØÓÉÙÇÉÉÓÍÎÍÎÛÎÛÏ×ÎØÏ×ÎÈ ÈÍÈÔ×çÎÓÖÓ×Øø×Æ×ÐÍÌÏ×ÎÈíÊØÓÎÛÎÙ×ûÊÈÓÙÐ×õ×Î×ÊÛÐø×Æ×ÐÍÌÏ×ÎÈéÈÛÎØÛÊØÉÛÉÓÈÊ×ÐÛÈ×É ÈÍØ×È×ÎÈÓÍÎÌÍÎØÉÛÎØÉÈÍÊÏÅÛÈ×ÊÏÛÎÛÕ×Ï×ÎÈØ×ÉÓÕÎ Itembackground: íÎòÛÎÇÛÊà ÛÖÈ×ÊÛØÓÉÙÇÉÉÓÍÎÍÎÉÈÍÊÏÅÛÈ×ÊØÊÛÓÎÛÕ×ÅÓÈÔ ÈÔ× ÛÙÈÓÎÕùÓÈÃ÷ÎÕÓÎ××ÊùÍÏÏÓÉÉÓÍÎ×ÊúÓÐÐøÛÆÓÉÊ×ËÇ×ÉÈ×Ø ÈÔÛÈÛÖÇÈÇÊ×ÛÕ×ÎØÛÓÈ×ÏÚ× ÉÙÔ×ØÇÐ×ØÍÎ ÈÔ×Ø×ÉÓÕÎÍÖØ×È×ÎÈÓÍÎÛÎØÊ×È×ÎÈÓÍÎÖÛÙÓÐÓÈÓ×ÉÓÎ ÈÔ×ùÍÐÐ×Õ×éÈÛÈÓÍÎÛÊ×ÛèÔ× ÉÌ×ÙÓÖÓÙÈÍÌÓÙÊ×ÕÛÊØÓÎÕ ÈÔ×É×ÖÛÙÓÐÓÈÓ×ÉÅÛÉÈÔÛÈÍÖÛ×ÉÈÔ×ÈÓÙÉèÔ×ÉÇÚÉ×ËÇ×ÎÈÉÈÇØÃÈÔÛÈÅÛÉ ÙÍÏÌÐ×È×ØÖÍÙÇÉ×ØÍÎÐÃÍÎØ×È×ÎÈÓÍÎÛÎØÊ×È×ÎÈÓÍÎÌÍÎØÛ×ÉÈÔ×ÈÓÙÉÛÎØØÓØÎÍÈ×ÄÛÏÓÎ×ÛÎà ÍÈÔ×ÊÙÔÛÊÛÙÈ×ÊÓÉÈÓÙÉÉÇÙÔÛÉÅÛÈ×ÊÖÓÐÈÊÛÈÓÍÎÍÊØÊÛÓÎÛÕ×ÙÍÎÈÊÍÐûÌÊ×É×ÎÈÛÈÓÍÎ ÈÍ ÈÔ×ìÐÛÎÎÓÎÕ ÛÎØâÍÎÓÎÕùÍÏÏÓÉÉÓÍÎÍÎø×Ù×ÏÚ×Ê ÌÊ×É×ÎÈ×ØÈÔ×ÖÓÎØÓÎÕÉÍÖÈÔÛÈÉÈÇØà èÔ×Ö××ØÚÛÙÑÊ×Ù×ÓÆ×ØÖÊÍÏÈÔ×ùÍÏÏÓÉÉÓÍÎÅÛÉÌÍÉÓÈÓÆ×èÔ×Ê×Å×Ê×É×Æ×ÊÛÐÙÍÏÏ×ÎÈÉ ×ÄÌÊ×ÉÉÓÎÕÛÌÌÊÍÆÛÐÍÖÓÏÌÊÍÆÓÎÕÈÔ×Û×ÉÈÔ×ÈÓÙÉÍÖØ×È×ÎÈÓÍÎÌÍÎØÉåÔÓÐ×ÓÈÅÛÉØ×ÙÓØ×ØÈÔÛÈ Ê×È×ÎÈÓÍÎÌÍÎØÉÉÔÍÇÐØÎÍÈÚ×ÛÖÍÙÇÉÛÈÈÔÓÉÌÍÓÎÈ ÈÔ×ùÍÏÏÓÉÉÓÍÎØÓØÌÍÓÎÈÈÍÉ×Æ×ÊÛÐÓÉÉÇ×É ÓØ×ÎÈÓÖÓ×ØÓÎÈÔ×ÌÊ×É×ÎÈÛÈÓÍÎÈÔÛÈØ×É×ÊÆ×ØÛØØÓÈÓÍÎÛÐÛÈÈ×ÎÈÓÍÎèÔÓÉÊ×ÉÇÐÈ×ØÓÎÛØÓÊ×ÙÈÓÆ×ÈÍ ÌÊÍÆÓØ×ÛØØÓÈÓÍÎÛÐÐÛÎØÉÙÛÌÓÎÕÛÎØØ×ÉÓÕÎÍÌÈÓÍÎÉÛÎØÉÈÛÎØÛÊØÉÉÌ×ÙÓÖÓÙÛÐÐÃÖÍÊØ×È×ÎÈÓÍÎÌÍÎØ Û×ÉÈÔ×ÈÓÙÉèÔ×ÌÊÓÏÛÊÃÖÍÙÇÉÍÖÈÔ×ÙÇÊÊ×ÎÈÌÊÍÌÍÉÛÐÓÉÈÍÛÏ×ÎØ ÈÔ×çÎÓÖÓ×Øø×Æ×ÐÍÌÏ×ÎÈ íÊØÓÎÛÎÙ×çøíÈÍ Ê×ÏÍÆ×Ø×È×ÎÈÓÍÎÌÍÎØÉÙÊ××ÎÓÎÕÊ×ÕÇÐÛÈÓÍÎÉÈÔÛÈØ×ÈÊÛÙÈÖÊÍÏÈÔ×Û×ÉÈÔ×ÈÓÙÉÍÖÛÉÓÈ× ÌÊÍÆÓØ×ÛÐÈ×ÊÎÛÈÓÆ×ÉÈÍ×ÄÓÉÈÓÎÕÏÛÈ×ÊÓÛÐÛÎØØ×ÉÓÕÎÍÌÈÓÍÎÉ ÓÎÙÊ×ÛÉ×ÖÐ×ÄÓÚÓÐÓÈÃÈÍð÷÷øÉÈÛÎØÛÊØÉÛÎØ ÛØØÊ×ÕÇÐÛÈÓÍÎÉÊ×ÕÛÊØÓÎÕ×ÄÌÍÉ×ØÙÍÎÙÊ×È×ÓÎÆÍÐÆ×ØÓÎÉÈÍÊÏÅÛÈ×ÊÏÛÎÛÕ×Ï×ÎÈ éÈÛÖÖÔÛØÈÔ×ÍÌÌÍÊÈÇÎÓÈÃÈÍÏ××ÈÅÓÈÔÈÔ×úÇÓÐØÓÎÕÛÎØðÛÎØø×Æ×ÐÍÌÏ×ÎÈöÍÊÇÏúðøöÍÎ òÇÐà ÈÍØÓÉÙÇÉÉÈÔ×ÌÍÉÉÓÚÓÐÓÈÃÍÖÌÊÍÆÓØÓÎÕÓÎÙ×ÎÈÓÆ×ÉÈÍÈÔ×Ø×Æ×ÐÍÌÏ×ÎÈÙÍÏÏÇÎÓÈÃÈÍ ÓÎÙÊ×ÛÉ×ÈÔ×Û×ÉÈÔ×ÈÓÙÉÍÖØ×È×ÎÈÓÍÎÌÍÎØÉèÔÍÇÕÔÈÔ×ÛÈÈ×ÎØÓÎÕÏ×ÏÚ×ÊÉ×ÎÙÍÇÊÛÕ×ØéÈÛÖÖªÉ ÓÎÓÈÓÛÈÓÆ×ÈÔ×Ê×ÅÛÉÎÍÈÛÎÓÎÙ×ÎÈÓÆ×ÈÔÛÈ ÈÔ×ìÐÛÎÎÓÎÕÛÎØø×Æ×ÐÍÌÏ×ÎÈé×ÊÆÓÙ×Éø×ÌÛÊÈÏ×ÎÈ ÅÛÉÛÚÐ×ÈÍÌÊÍÆÓØ×ÈÔÛÈÅÍÇÐØÍÖÖÉ×È ÈÔ×ÛØØÓÈÓÍÎÛÐ×ÄÌ×ÎÉ×ÉÍÖÙÊ×ÛÈÓÎÕÛØ×È×ÎÈÓÍÎÌÍÎØ ÅÔÓÙÔÅÍÇÐØÚ×ÛÉÓÈ×ÛÏ×ÎÓÈÃåÓÈÔ ÈÔÓÉÓÎÖÍÊÏÛÈÓÍÎÉÈÛÖÖÅÛÉÈÛÉÑ×ØÅÓÈÔÛØÛÌÈÓÎÕÈÔ× ÐÛÎÕÇÛÕ×ÍÖÈÔ×çøíÈÍÚ×ÙÍÏ×ÏÍÊ×ÖÐ×ÄÓÚÐ×ÈÍÙÊ×ÛÈÓÆ×Ø×ÉÓÕÎÓÎÓÈÓÛÈÓÆ×ÉÚÊÍÇÕÔÈÖÍÊÅÛÊØÚà Ø×Æ×ÐÍÌ×ÊÉÛÉÅ×ÐÐÛÉÍÌ×ÎÓÎÕ ÈÔ×ÙÓÈà ÈÍÎ×Åð÷÷øÉÈÛÎØÛÊØÉ RemovalofRegulation èÔ×çøíé×ÙÈÓÍÎú ÉÈÛÈ×É ÈÔÛÈ©ø×È×ÎÈÓÍÎÌÍÎØÉÉÔÛÐÐÚ×ÉÙÊ××Î×ØÇÉÓÎÕÚ×ÊÏÉÉÔÊÇÚÉ ÚÊÓÙÑ ÉÈÍÎ× ÏÛÉÍÎÊÃÅÛÐÐÉÍÊÛÙÍÏÚÓÎÛÈÓÍÎÍÖÈÔ×É×ÈÍÛÙÔÓ×Æ×Û ÖÍÍÈÔÓÕÔÉÙÊ××ÎÛÚÍÆ×ÈÔ× ÆÓÉÓÚÐ×Ì×ÊÓÏ×È×ÊÍÖ ÈÔ×ÌÍÎتÉÖÓÎÓÉÔ×ØÕÊÛØרûÉÌÊ×ÆÓÍÇÉÐÃØÓÉÙÇÉÉ×ØÅÓÈÔÈÔ×ìâÈÔÓÉ Ê×ÕÇÐÛÈÓÍÎÈ×ÎØÉÈÍØÊÛÅÛÈÈ×ÎÈÓÍÎ ÈÍØ×È×ÎÈÓÍÎÌÍÎØÉÊÛÈÔ×ÊÈÔÛÎÉÙÊ××ÎÈÔ×ÏèÔ×ÖÓÊÉÈÉÈÛÖÖ ÌÊÍÌÍÉÛÐÈÍÓÎÙÊ×ÛÉ×Ø×È×ÎÈÓÍÎÌÍÎØÛ×ÉÈÔ×ÈÓÙÉÓÉÈÍÊ×ÏÍÆ×ÈÔÓÉÉÈÛÎØÛÊØ AlternativeMaterialsandDesign Options éÈÛÖÖÓÉÌÊÍÌÍÉÓÎÕÈÔ×ÇÉ×ÍÖÌ×ÊÏ×ÛÚÐ×ÙÍÎÙÊ×È×ÓÎØ×È×ÎÈÓÍÎÌÍÎØÉÛÉÅ×ÐÐÛÉÖÍÊÎÍÎÌÇÚÐÓÙ ÛÐÐÅ×ÛÈÔ×ÊØÊÓÆÓÎÕÉÇÊÖÛÙ×ÉûÈÌÊ×É×ÎÈ ÈÔ×çøíØÍ×ÉÎÍÈ×ÄÌÐÓÙÓÈÐÃÏ×ÎÈÓÍÎÌ×ÊÏ×ÛÚÐ× ÙÍÎÙÊ×È×ÛÉÛÎÍÌÈÓÍÎÖÍÊØ×Æ×ÐÍÌ×ÊÉì×ÊÏÓÈÈÓÎÕ ÈÔ×ÇÉ×ÍÖÈÔ×É×ÏÛÈ×ÊÓÛÐÉÅÍÇÐØÛÐÐÍÅ Ø×Æ×ÐÍÌ×ÊÉÈÍÌÇÊÉÇ×ÈÔ×É×ÍÌÈÓÍÎÉÓÎ ÈÔ×ÓÊÉÓÈ×ÌÐÛÎÉÈÍÔ×ÐÌÉÛÈÓÉÖÃÉÈÍÊÏÅÛÈ×ÊÏÛÎÛÕ×Ï×ÎÈ ÕÇÓØ×ÐÓÎ×É ûÎÍÈÔ×ÊÌÊÍÌÍÉ×ØØ×ÉÓÕÎÍÌÈÓÍÎÓÉÊ×ÐÛÈ×ØÈÍÈÔ×ÇÉ×ÍÖØ×ÙÍÊÛÈÓÆ×ÉÈÍÊÏÅÛÈ×ÊÏÛÎÛÕ×Ï×ÎÈ ÓÎÓÈÓÛÈÓÆ×ÉÓÎÈ×ÕÊÛÈ×ØÅÓÈÔÈÔ×ÚÇÓÐØÓÎÕûÎÓÎÙÊ×ÛÉ×ØÛ×ÉÈÔ×ÈÓÙÉ×ÈÈÓÎÕÅÍÇÐØÊ×ÉÇÐÈÖÊÍÏÌ×ÊÓÍØÉ ÍÖÊÛÓÎÖÛÐÐÛÎØÛÐÐÍÅØ×Æ×ÐÍÌ×ÊÉÛÎØÛÊÙÔÓÈ×ÙÈÉÈÍØ×Æ×ÐÍÌÏÍÊ×ÇÎÓËÇ×ÉÓÈ×ÌÐÛÎÉÛÎØÚÇÓÐØÓÎÕ Ø×ÉÓÕÎÉéÈÛÖÖÅÍÇÐØÐÓÑ×ÈÍÛØØÈÔÓÉØ×ÉÓÕÎÍÌÈÓÍÎ ÈÍÈÔ×ÐÓÉÈÍÖÛÊÙÔÓÈ×ÙÈÇÊÛÐÖ×ÛÈÇÊ×É ÈÔÛÈÏÛà Ú×ÇÉ×ØÈÍÏ××ÈÎÍÎÊ×ÉÓØ×ÎÈÓÛÐÛÊÙÔÓÈ×ÙÈÇÊÛÐÉÈÛÎØÛÊØÉ èÔ×ÙÇÊÊ×ÎÈçøíØÍ×ÉÎÍÈ×ÛÉÓÐÃÛÐÐÍÅð×ÛØ×ÊÉÔÓÌÓÎ÷Î×ÊÕÃÛÎØ÷ÎÆÓÊÍÎÏ×ÎÈÛÐø×ÉÓÕÎð÷÷ø ÓÎÓÈÓÛÈÓÆ×ÉÈÍÚ×ÇÎØ×ÊÈÛÑ×ÎØÇ×ÈÍÓÈÉÊ×ÉÈÊÓÙÈÓÆ×ÐÛÎÕÇÛÕ×ÓÎÊ×ÕÛÊØÉÈÍØ×È×ÎÈÓÍÎÌÍÎØ Û×ÉÈÔ×ÈÓÙÉÛÎØØ×ÙÍÊÛÈÓÆ×ÉÈÍÊÏÅÛÈ×ÊÏÛÎÛÕ×Ï×ÎÈéÈÛÖÖÓÉÌÊÍÌÍÉÓÎÕÈÍÛØØÐÛÎÕÇÛÕ×ÓÎÈÍ ÈÔ× çøí ÈÔÛÈÅÓÐÐÛÐÐÍÅéÈÛÖÖÈÍÔÛÆ×ÏÍÊ×ÖÐ×ÄÓÚÓÐÓÈÃÓÎÊ×ÆÓ×ÅÓÎÕÉÇÙÔÌÊÍÒ×ÙÈÉÈÔÛÈÅÓÉÔÈÍÇÈÓÐÓÂ× Î×ÅÈ×ÙÔÎÍÐÍÕÃÖÍÊ×ÎÆÓÊÍÎÏ×ÎÈÛÐÐÃÖÊÓ×ÎØÐÃÉÈÍÊÏÅÛÈ×ÊÏÛÎÛÕ×Ï×ÎÈÏ×ÈÔÍØÉ AdditionalRegulations óÈÓÉÌÊÍÌÍÉ×ØÈÔÛÈ×ÄÌÍÉ×ØÙÍÎÙÊ×È×ÇÉ×ØÓÎØ×È×ÎÈÓÍÎÌÍÎØÉÊ×ÈÛÓÎÓÎÕÅÛÐÐÉÍÊÍÈÔ×ÊÉÈÍÊÏ ÅÛÈ×ÊÏÛÎÛÕ×Ï×ÎÈÏ×ÈÔÍØÉÚ×ÈÊ×ÛÈ×ØÈÍÊ×ÌÐÓÙÛÈ×ÛÎÛÈÇÊÛÐÏÛÈ×ÊÓÛÐÉÇÙÔÛÉÉÈÍÎ×ÍÊÅÍÍØ ÅÔ×ÎÓÈÅÍÇÐØÚ×É××ÎÖÊÍÏÈÔ×ÊÓÕÔÈÍÖÅÛÃÍÊÎ×ÓÕÔÚÍÊÓÎÕÌÊÍÌ×ÊÈà Attachments: 1. ê×ØÐÓÎ×ØçøíûÊÈÓÙÐ×õ×Î×ÊÛÐø×Æ×ÐÍÌÏ×ÎÈéÈÛÎØÛÊØÉÌÛÊÈÓÛÐ Article7. GeneralDevelopment Standards Article7.GeneralDevelopmentStandards 7.2Off-StreetParking Standards G. Surfacing General 1. Allsurfacingofoff-streetparkingareasshallbeconstructedofeitherasphaltor concreteasdescribedinthe CCSSDS.Alternatives ITYOFOLLEGETATIONITEESIGNTANDARDS tothestandardsmaybeapprovedbytheAdministratorifitisdemonstratedthatthe materialsanddesignareequalorsuperiortotherequirements inthe S.Alloff- TANDARDS streetparkingareasshallbegradedtodrainandmaintainedsoastodisposeofsurface wateraccumulatedwithinthearea.Parkingspacesshallbesoarrangedandmarkedso astoprovide fororderlyandsafeparkingofvehicles. Non-Public,All-WeatherDrive Surfaces 2. Temporaryorpermanentdrivesurfacesthatarerequiredforemergencyaccessor turnaroundforemergencyvehiclesmustbeconstructedtofunctionunderallweather conditions.Toaccommodateaprojectduringconstruction,phasing,orpermanent installation,drivesurfacesthatdonotmeettherequirementsforpermanentpavement surfacesmaybeallowedatthediscretionoftheAdministratorforthespecific conditionsstatedbelow: TemporaryAll-WeatherSurface(DuringConstruction) a. Astructureunderconstructionmustbeaccessiblebyanall-weatherdrivesurface asspecifiedinthe CCSSDS.Thistemporary ITYOFOLLEGETATIONITEESIGNTANDARDS all-weathersurfacemustbereworkedorreplacedtomeetthepermanent pavementstandardasdescribedinthe CCSSD ITYOFOLLEGETATIONITEESIGN Spriorto issuanceofaCertificateofOccupancy; TANDARDS Semi-PermanentAll-WeatherSurface(DuringPhasing) b. Incasesduringphasingofalargeproject,emergencyaccessandturnarounds oftenmustbeaddedasatemporarymeasureuntiladditionalphasesare constructed.Theseemergencyaccessareasmayconsistofpermanentpavement surfaceasspecifiedinthe CCSSDS.Whenthe ITYOFOLLEGETATIONITEESIGNTANDARDS additionalphaseisconstructed,theseareasmustberemovedorreworkedto meetthepermanentpavementstandardsasdescribedinthe CC ITYOFOLLEGE SSDS; TATIONITEESIGNTANDARDS PermanentSurfaces c. All-WeatherSurface(Permanent) 1) Insomedevelopmentscenarios,anemergencyaccessorturnaroundmustbe constructedtomeetemergencyaccesspurposesandisnotrequiredforpublic traffic,servicevehiclesorsanitationvehicles.Inthesecases,thearearequired foremergencyaccessonlymayconsistofpermanentpavementsurfaceas specified inthe CCSS DS. ITYOFOLLEGETATIONITEESIGNTANDARDS PerOrdinanceNo. 2902(June8, 2006) Permeable Surface 2) Theuseofporousmaterials(suchaspermeableconcreteandpavers) (a) tomitigatestormwatersheetingandpoolingofwateronparkingareas andpedestriansurfacesmaybeusedinoff-streetparkingareasthey meetvehicular loadingstandardsand isapprovedbytheAdministrator. Firelanesmayalsobeconstructedofsuchmaterial,solongasitis (b) demonstratedthatthepermeablesurfacecanobtainsufficientlandand compactionratingsforitsapplicationasapprovedbyTheCityof CollegeStationFireandSanitationDepartments. Approvedpermeablesurfacesshallbemaintainedinaccordancewith (c) industrystandardsandtomaintainefficiency.Whenitisevidentthat UnifiedDevelopmentOrdinanceCityofCollegeStation Article7.GeneralDevelopmentStandards surfaceareashavenotbeenservicedtomaintainefficiency, maintenancemustoccurwithin45daysofnotificationbythe Administrator.Failuretomaintainthesesurfaces,asrequiredbythe Administrator,shallconstituteaviolationoftheSectionoftheUDOfor whichpenaltyprovisionsmaybe involved. 7.5LandscapingandTreeProtection C.LandscapingRequirements 1. The landscapingrequirementsshallbedeterminedonapointbasisbythe following: a.LandscapePointsrequired:30pointsper1,000squarefeetofsitearea; b. Theminimumnumberofpoints foranydevelopment is800points; c.Undevelopedfloodplainsmayberemovedfromsitesizecalculations;however, existingtreeswithinthat floodplainshallnotbeclaimed forpoints;and d.Projectsmaybephasedwiththephaselinesbeingdrawn20feetbeyondanynew siteamenity.Theportionleftforsubsequentphasesshallbeofdevelopablesizeand quality. 2.Pointvalueswillbeawardedforanytypeofcanopytree,non-canopytree,orshrub, providedthatthespeciesclaimedforpointcreditarenotlistedontheNon-PointTreeListas preparedbytheAdministrator.Allcalipermeasurementsshallbetwelveinches(12”)above grade. a.Landscapingpointsareaccruedas follows: PlantMaterialPoint Values PointsAccruedInstalledSizeCaliper PlantMaterial (perPlant)(Inches) NewPlantings 751.5to2 1502.1to3.4 Canopy Tree 3003.5and larger Non-canopy Tree401.25and larger Shrubs10Min.5gallon* ExistingTreeswithnoBarricadeProtectionArea Canopy Tree404to14.5 Non-canopy Tree352and larger ExistingTreesWithinBarricadeProtectionArea 300Between4and8 Canopy Tree 4008and larger 150Between2and4 Non-canopy Tree 2004and larger *Shrubsnotusedforscreeningmaybeaminimumof1galloninsizeandaccrue1 pointperplant. b.Toreceivelandscapepointsforexistingtrees,allexistingtreesmustbeingoodform andconditionandreasonably freeofdamageby insectsand/ordisease. c.Toreceivebarricadedpointsforexistingtrees,theymustbebarricadedonefootper caliperinch.Abarricadedetailmustbeprovidedonthelandscapeplan.Barricades mustbeinplacepriortoanyactivityonthepropertyincluding,butnotlimitedto, grading.Ifinanyeventtherequiredbarricadesarenotinplacepriortoanyactivity andmaintainedduringconstruction,barricadedpointswillbe forfeited. Onehundredpercentcoverageofgroundcover,decorativepaving,decorativerock,ora 3. UnifiedDevelopmentOrdinanceCityofCollegeStation Article7. GeneralDevelopment Standards perennialgrassisrequiredinparkinglotislands,swalesanddrainageareas,andthe parkinglotsetbackunlessotherwiselandscapedorexistingplantsarepreserved.One hundredpercentcoverageofgroundcoverorperennialgrassisalsorequiredinall unpavedportionsofstreetorhighwayright-of-wayoronadjacentpropertythathas beendisturbedduringconstruction.Ifgrassistobeusedforgroundcover,100%live grassgroundcoverisrequiredwhetherbysolidsodoverlayorpre-plantingand successfultakeoverofgrasses. Nopointvalueshallbeawarded forgroundcover. Everyprojectmustexpendaminimumof50%of itspointtotaloncanopytrees. 4. Forexistingplantings,theAdministratormayrequireahealthappraisal. 5. Allnewplantingsmustbeirrigated.Anirrigationsystemshallbedesignedsothatit 6. doesnotnegativelyimpactexistingtreesandnaturalareas.Soakerhoseanddrip irrigationsystemdesignsmaybepermittedastheAdministratordeemsappropriate. AdditionalPointCredits 7. A10percentpointcreditwillbeawardedwheretheirrigationsystememployedis a. arecognizedwater-conservingsystem. A10percentpointcreditwillbeawardedif25percentormoreofparkingarea b. consistsofenhancedpaving. A10percentpointcreditwillbeawardedforeveryonepercentofsitearea c. devotedtospecialfacilitiesincludingwaterfeatures,publicart,orotherpublic featuresdeterminedbytheAdministrator. Alllandscapematerialsshallbeinstalledinaccordancewiththecurrentplanting 8. proceduresestablishedbythemostrecentadditionofTheAmericanStandardfor NurseryStock,aspublishedbytheAmericanAssociationof Nurserymen. Landscapingmustbereasonablydispersedthroughoutallvisibleareasofthesite, 9. includingagrasseddetentionpondarea. 7.8.Drainageand Stormwater Management AnyreferencetothisSectionshallalsoapplytoChapter13oftheCO,F ODEOFRDINANCESLOOD HP. AZARDROTECTION A.DetentionPondAestheticDesign Detentionpondsshouldbetreatedasaestheticsiteamenities,addingqualityanddepthtothe visualenvironmentofthesite. Therefore,thedetentionpondareashallbe integrated intothe overall landscapingdesignofthesitebyreasonablydispersingtherequired landscaping points. 1.Unlessthe landscapeplan issealedbya landscapearchitectandapprovedbythe Administrator,onlyplantings found intheCollegeStationPlanList forDetentionPond Areasmaybeused inadetentionarea. 2.Ifvisible fromanyright-of-wayorabuttingproperty,concretestructures(suchasweirs, outlets,andspillways)andretainingwallsover6” inheightshallbetreatedsoasto replicatestone,wood,orotheralternativesapprovedbytheAdministrator. Thetreatment shallbecomplementarytothestructuresonthesite. 3.VariationstotherequirementsofthisSectionmaybeapproved if thedevelopmentproject isemployingLeadership inEnergyandEnvironmental Design(LEED)development standards,usingstormwatermanagementtoacquireLEEDpoints. Theprojectmustbe LEEDcertifiable(itdoesnothavetoberegisteredasaLEEDprojectbutmustbeeligible forcertification),besealedbyaLandscapeArchitect,andshowreasonableevidencethat therequirementsasset forth inthisSectionwereusedasaguide. UnifiedDevelopmentOrdinanceCityofCollegeStation Article7.GeneralDevelopmentStandards 7.9Non-ResidentialArchitecturalStandards B.StandardsforAllNon-Residential Structures RequiredScreening 1. Allmechanicalequipmentshallbescreenedfromvieworisolatedsoasnottobevisible fromanypublicright-of-wayorresidentialdistrictwithin150feetoftheperimeter boundaryofthesubjectlotortract,measuredfromapointfive(5’)feetabovegrade. Suchscreeningshallbecoordinatedwiththebuildingarchitecture,materials,colors andscaletomaintainaunifiedappearance.Acceptablemethodsofscreeningare: encasement,parapetwalls,partitionscreens,brick/stone/masonrywallsor fences. Detentionpondsshallbeintegratedintotheoveralllandscapingthemeanddesignof thesiteasdescribed inSection7.8.A, DetentionPondAesthetic Design. 2.BuildingMassandDesign Inordertoprovidevisualinterest,thefirsttwo(2)storiesofanyfaçadefacingapublic right-of-wayshallusearchitecturalreliefeveryforty-fivehorizontalfeet(45’)by incorporatingaminimumoftwo(2)differentdesignelementswithineachforty-five foot(45’)section fromtheoptionsbelow.Allother façadesshall incorporateaminimum oftwo(2)differentdesignelementswithineachsixty-foot(60’)sectionasdescribed above.Wallsectionslessthanforty-fivefeet(45’)orsixtyfeet(60’)respectively,shall alsoberequiredtoprovidethetwo(2)differentdesignelements. Canopies,permanentdecorativeawnings,orwindowsaccompaniedby x overhangs; Wallplaneprojectionsorrecessionswithaminimumof four foot(4’)depth; x Pilastersorcolumns; x Recessedentries,stoops,porches,orarcades; x Balconiesthatextend fromthebuilding; x Boxedorbaywindows; x Decorativestormwatermanagement initiativesphysically integratedwiththe x building,asapprovedbytheAdministrator.Examplesareshownbelow. UnifiedDevelopmentOrdinanceCityofCollegeStation Article7. GeneralDevelopment Standards Picturesusedwithpermission fromtheCityofPortland,EnvironmentalServices(2008) RooforParapet Min.2' Max.66%of length Asrepresentedabove,onbuildingsthree(3)storiesorless,thehorizontallineofaflat roof(orparapet)alongany façade facingapublicright-of-wayshallvarybyaminimum oftwofeet(2’)feetupordownsothatnomorethansixty-sixpercent(66%)ofthe roofline isonthesameelevation. 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