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HomeMy WebLinkAbout2026-4663 - Ordinance - 03/26/2026ORDINANCE NO. 2026-4663 AN ORDINANCE AMENDING APPENDIX A, "UNIFIED DEVELOPMENT ORDINANCE," ARTICLE 3 "DEVELOPMENT REVIEW PROCEDURES", SECTION 3.5 "CONCEPT PLANS (P-MUD AND PDD DISTRICTS)" OF THE CODE OF ORDINANCES OF THE CITY OF COLLEGE STATION, TEXAS, BY AMENDING CERTAIN SECTIONS RELATING TO REQUIREMENTS, CONCEPT PLANS, AND COMMUNITY BENEFITS FOR PDD PLANNED DEVELOPMENT DISTRICTS; PROVIDING A SEVERABILITY CLAUSE; DECLARING A PENALTY; AND PROVIDING AN EFFECTIVE DATE. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEGE STATION, TEXAS: PART 1: That Appendix A, "Unified Development Ordinance," Article 3 "Development Review Procedures", Section 3.5 "Concept Plans (P-MUD and PDD Districts)" of the Code of Ordinances of the City of College Station, Texas, be amended as set out in Exhibit "A" attached hereto and made a part of this Ordinance for all purposes. PART 2: If any provision of this Ordinance or its application to any person or circumstances is held invalid or unconstitutional, the invalidity or unconstitutionality does not affect other provisions or application of this Ordinance or the Code of Ordinances of the City of College Station, Texas, that can be given effect without the invalid or unconstitutional provision or application, and to this end the provisions of this Ordinance are severable. PART 3: That any person, corporation, organization, government, governmental subdivision or agency, business trust, estate, trust, partnership, association and any other legal entity violating any of the provisions of this Ordinance shall be deemed guilty of a misdemeanor, and upon conviction thereof shall be punishable by a fine of not less than twenty five dollars ($25.00) and not more than five hundred dollars ($500.00) or more than two thousand dollars ($2,000) for a violation of fire safety, zoning, or public health and sanitation ordinances, other than the dumping of refuse. Each day such violation shall continue or be permitted to continue, shall be deemed a separate offense. PART 4: This Ordinance is a penal ordinance and becomes effective ten (10) days after its date of passage by the City Council, as provided by City of College Station Charter Section 35. ORDINANCE NO. 2026-4663 Page 2 of 8 PASSED, ADOPTED and APPROVED this 26' clay of March, 2026. ATTEST: APPRC VE ,,_ ,,p,e _. City Secretary Mayor APPROVED: as otA, 1,64o ta City Attorney ORDINANCE NO. 2026-4663 Page 3 of 8 Exhibit A That Appendix A, "Unified Development Ordinance," Article 3 "Development Review Procedures", Section 3.5 "Concept Plans (P-MUD and PDD Districts)" of the Code of Ordinances of the City of College Station, Texas, is hereby amended to read as follows: Sec. 3.5. Concept Plans (P-MUD and PDD Districts). Concept Plan Review Process f Preapplinlian Conference Parks a Recreation Boar( Plana n• CD-1SE C- i A. Applicability. A concept plan shall accompany a P-MUD Planned Mixed -Use District or PDD Planned Development District rezoning application to ensure the intent of the UDO is met by the proposed planned district standards. B. Application Requirements. A complete application for a concept plan shall be submitted to the Administrator with a P-MUD Planned Mixed -Use District or PDD Planned Development District rezoning application as set forth in the General Approval Procedures Section above unless otherwise specified in this Section. C. Concept Plan Approval Process. ORDINANCE NO. 2026-4663 Page 4 of 8 1. Pre -Application Conference. Prior to submitting a concept plan, applicants are encouraged to schedule and attend an optional pre - application conference in accordance with the Pre -Application Conference Subsection of the General Approval Procedures Section above. 2. Review and Report by the Parks and Recreation Advisory Board. If the proposed area involves any required or voluntary parkland dedication, the concept plan must be reviewed by the Parks and Recreation Advisory Board. Parks and Recreation Advisory Board recommendations shall be forwarded to the City Council. 3. Review and Report by the Greenways Program Manager. If the proposed area includes a greenway dedication as shown on the Bicycle, Pedestrian, and Greenways Master Plan, or if the applicant is proposing greenway dedication or voluntary sale, the concept plan must be reviewed by the Greenways Program Manager. The Greenways Program Manager's recommendation shall be forwarded to the City Council. 4. Review and Recommendation by the Administrator. The Administrator shall review the concept plan and recommend approval, approval with conditions, or disapproval of the same. 5. Review and Recommendation by the Planning and Zoning Commission. The Planning and Zoning Commission shall review the concept plan and recommend to the City Council approval, approval with conditions, or disapproval of the same. 6. City Council Final Action. The City Council shall review the concept plan and approve, approve with conditions, or disapprove. D. Concept Plan Requirements. A concept plan shall not be considered or reviewed as a complete site plan application. The concept plan for the proposed development shall include the following: 1. A general layout plan showing the location and relationship of the various land uses permitted in the development which is to include the following as applicable: a. Overall property boundary of the area to be included as part of the PDD Planned Development District or P-MUD Planned Mixed -Use District; b. General arrangement of existing and proposed streets; c. The general location of building and parking areas; d. A range of proposed building heights (minimum and maximum) to be permitted; e. General arrangement of existing and proposed sidewalks to show connectivity provided to adjacent properties; f. Proposed base zoning districts; g• h. General arrangement of lots and/or blocks to be subdivided to illustrate proposed density; Existing land uses on the property and on adjacent properties; i. The general location of detention/retention ponds and other major drainage structures; j• Open spaces, parkland, conservation areas, greenways, parks, trails and other special features of the development; k. Location of landscape buffer to adjacent land uses, or enhanced landscape areas; and ORDINANCE NO. 2026-4663 Page 5 of 8 I. Density of proposed development (residential units per acre). 2. For a PDD Planned Development District encompassing twenty (20) acres or more, the development may be phased into areas to provide more detailed Concept Plans. If phased, the Concept Plan would not need to include above referenced items but shall provide an overall general layout of areas to include the proposed zoning and vehicular circulation. If development is to be phased, the Concept Plan must state the phases which are intended to be developed in sequential order. Prior to development of each phase as identified on the Concept Plan, a Concept Plan for each phase must meet all of the requirements above and shall be required to be submitted for review to the Planning and Zoning Commission and adoption by City Council. Each phase must be stated in the ordinance and provide reference to the original Concept Plan. 3. A written statement addressing the drainage development of the site; 4. A list of general bulk or dimensional modifications sought; and 5. If general bulk or dimensional modifications are sought, provide a list of tangible community benefits and/or innovative design concepts to justify the request. For City consideration, each tangible community benefit and/or innovative design concepts must be enforceable via site plan or subdivision plat regulations. Community benefits include items which provide an offset to the modifications being requested. Examples include, but are not limited to those items listed in the Minimum Requirements Subsection below. E. Review Criteria. The Administrator and Planning and Zoning Commission shall recommend approval and the City Council may approve a concept plan if, in addition to the Review Criteria Subsection of the Official Zoning Map Amendments (Rezonings) Section of Article 3, Development Review Procedures, it finds that the concept plan meets the following criteria: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area; 2. The proposal conforms with the policies, goals, and objectives of the Comprehensive Plan, including any associated plans or studies subsequently adopted by the City Council, and will be consistent with the intent and purpose of this Section; 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development; 4. The development includes the provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities; 5. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity; and 6. 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 development reasonably anticipated in the area; and 7. The development will provide a greater level of building design quality, community amenities, or connectivity than would be required if the project were not being developed in a PDD Planned Development District or P-MUD Planned Mixed -Use District. F. Minimum Requirements. Unless otherwise indicated in the approved Concept Plan, the minimum requirements for each development shall be those stated in this UDO for subdivisions and the requirements of the most restrictive standard zoning district in which designated uses are permitted. Modification of these standards may be considered ORDINANCE NO. 2026-4663 Page 6 of 8 during the approval process of the Concept Plan. If modification of these standards is granted with the concept plan, the Administrator will determine the specific minimum requirements. 1. A PDD Planned Development District five (5) acres or more must comply with the following requirements: a. Provide at least ten (10) percent of the property as common open space. Common open space may include amenities such as, but not limited to, private outdoor recreation facilities, natural areas, trails, agricultural lands, or stormwater management facilities designed as a neighborhood amenity, all subject to approval by Administrator; and b. For non-residential or multi -family development, exceed the minimum landscape points required in the Landscaping and Tree Protection Subsection of Article 7, General Development Standards of this UDO by ten (10) percent or more. 2. All PDD Planned Development Districts must provide tangible community benefits to offset the modifications requested. Each community benefit will be reviewed and subject to approval by the Administrator to determine appropriateness based on the modification requested, proposed development, and existing surrounding development. Suggested tangible community benefits, listed below in order of generally more substantial to less substantial, include but are not limited to: a. Increasing the landscape buffer planting requirements as determined in the Buffer Requirements Subsection of Article 7, General Development Standards of this UDO by an additional fifty (50) percent; b. Increasing the landscape buffer width requirements as determined in the Buffer Requirements Subsection of Article 7, General Development Standards of this UDO by an additional fifty (50) percent; c. Providing connectivity to at least one (1) adjacent development through pedestrian facilities (via internal sidewalks) within the property; d. Providing parking screening from all property lines for all off-street parking spaces where not required by the Landscaping and Tree Protection Subsection of Article 7, General Development Standards of this UDO; e. Increasing the landscaping point requirements as determined in the Landscaping and Tree Protection Subsection of Article 7, General Development Standards of this UDO (i.e. ten (10), twenty-five (25), fifty (50) percent or more); f. Providing Non -Residential Architectural relief elements as found in the Non -Residential Architectural Standards Subsection of Article 7, General Development Standards of this UDO required on all facades (not facing or visible), regardless of building orientation at one (1) element for every forty (40) feet; g• Providing Low -Density Residential Height Protection for property adjacent to a residential zoning district or use where not required by the General Provisions Subsection of Article 7, General Development Standards of this UDO; h. Reducing the maximum building height as found in the Residential District Dimensional Standards Subsection of Article 5, and/or Non -Residential District Dimensions Standards Subsection of Article 5, District Purpose Statements and Supplemental Standards by ten (10) feet when adjacent to a residential zoning district or use or limiting to one (1) story when adjacent to a residential zoning district or use; ORDINANCE NO. 2026-4663 Page 7 of 8 i. Preserving existing canopy trees at least six (6) inches to eight (8) inches as found in the Landscaping and Tree Protection Subsection of Article 7, General Development Standards of this U DO; j. Meeting the building material requirements as listed in the Non -Residential Architectural Standards Subsection of Article 7, General Development Standards of this UDO; k. Providing thirty (30) percent building transparency between zero (0) feet and eight (8) feet on all facades facing right-of-way; I. Meeting the SC Suburban Commercial Non -Residential Architectural Standards relief element requirements where not already required as found in the Non -Residential Architectural Standards Subsection of Article 7, General Development Standards of this UDO; m. Exceeding the number of Non -Residential Architectural relief elements found in the Non - Residential Architectural Standards Subsection of Article 7, General Development Standards of this UDO by more than twenty-five (25) percent or two (2) elements whichever is greater where required; n. Allowing only Attached signs where only Low -Profile signs are allowed as determined in the Signs Subsection of Article 7, General Development Standards of this UDO; o. Allowing only Low -Profile signs where Freestanding signs are allowed as determined in the Signs Subsection of Article 7, General Development Standards of this UDO; p. Prohibiting internally lit signage when property is adjacent to a residential zoning district or use; q. Removing more intense uses from proposed base zoning that may be incompatible with the surrounding area as determined by the Administrator; r. Providing mechanical equipment screening where not already required for properties zoned SC Suburban Commercial as found in the Non -Residential Architectural Standards Subsection of Article 7, General Development Standards of this UDO; and/or s. Other items determined to be tangible community benefits and/or innovative design concepts as approved by the Administrator. G. Compliance with Other Regulations. The approval of a concept plan shall not relieve the developer from responsibility for complying with all other applicable sections of this UDO and other codes and ordinances of the City of College Station unless such relief is granted in the approved concept plan. H. Owners Association Required. An owners association will be required if other satisfactory arrangements have not been made for providing, operating, and maintaining common facilities including streets, drives, service, and parking areas, common open spaces, buffer areas, and common recreational areas at the time the development plan is submitted. If an owners association is required, documentation must be submitted to the City at the time of platting to assure compliance with the provisions of this UDO. I. Modifications. Any deviations from the approved concept plan shall require City Council approval except as provided in the Minor Amendment to Concept Plan Subsection below. J. Minor Amendment to Concept Plan. ORDINANCE NO. 2026-4663 Page 8 of 8 1. Minor additions and modifications to the approved concept plans for areas less than twenty (20) acres meeting the following criteria may be approved by the Administrator provided they do not: a. Change the total square footage of each building by more than the lesser of ten (10) percent or two thousand five hundred (2,500) square feet; b. Substantially alter the arrangement of buildings from the original Concept Plan; c. Increase the number of buildings (which are greater than one hundred twenty (120) square feet); d. Change the use of a building; e. Change a required setback; f. Increase the height of a building by more than ten (10) percent; g. Substantially alter the configuration of streets, parking areas, drive aisles or lots from the original Concept Plan; h. Reduce common open space areas; i. Propose the clearing or grading of areas depicted on the Concept Plan as a conservation area, greenway, or park; j. Change the final determination of the specific meritorious modifications such as setbacks, lot size, dimensional standards, etc., granted generally as part of the Concept Plan; or k. Conflict with other regulations established for the PDD Planned Development Districts. 2. Minor additions and modifications to the approved Concept Plan for a PDD Planned Development District twenty (20) acres or more meeting the following criteria may be approved by the Administrator provided they do not: a. Change the arrangement or size of base zoning districts; or b. Change the final determination of the specific meritorious modifications such as setbacks, lot size, dimensional standards, etc., granted generally as part of the Concept Plan.