HomeMy WebLinkAbout10/24/2003 - Regular Agenda Packet - Design Review Board AGENDA
Design Review Board
CITY OF COLLEGE STATION, TEXAS
Administrative Conference Room
City Council Office
1101 Texas Avenue
Friday, October 24, 2003
10:30 AM
Agenda Item No. 1: Consider absence requests.
George McLean
Agenda Item No. 2: Discussion, consideration and possible action on
signs and fagade changes for Mad Hatter's located at 317 University Drive
in Northgate. (03-188 MH)
Agenda Item No. 3: Discussion, consideration and possible action on a
driveway variance at 5108 Whistling Straits in the Pebble Creek 7-B I
Subdivision. (03-245 BM).
Agenda Item No. 4: Discussion, consideration and possible action on a
driveway variance at 303 Walton Drive in the College Hills Estates
Subdivision. (03-258 BM).
Agenda Item No. 5: Discussion, consideration and possible action on a
site plan for Cross Street Warehouse Apartments located on a portion of the
400 Block of College Main and 400 Block of Tauber in the Boyett Addition
Subdivision in Northgate. (03-241JP)
Agenda Item No. 6: Discussion, consideration and possible action on a
concept plan for Villas of Harvey located off of SH-30 near the intersection
of SH-30 and FM-158. (03-211 KT).
Agenda Item No. 7: Adjourn.
This building is wheelchair accessible. Handicap parking spaces are available. Any
request for sign interpretation services must be made before the meeting. To make
arrangements call 979-764-3517 or(TDD) 1-800-735-2989.
7
10/16/2003 12:37 9797645432 PAGE 02
City of College Station
Absence Request Form
For Elected and Appointed Officers
12. C6:- 1;71C Ze--4,j
Name a f
Request Submitted on Date: 16//10 A-:5
I will not be in attendance at the meeting of, /0 3
for the reason(s)specified: '(Date)
kO,
V§i7p hue
This request shall be submitted to Deborah Grace one week prior to
meeting date Pax 764-3496 or mail to: City of College Station, 1101
Texas Avenue, College Station, Texas 77840 Attn:Deborah Grace
woounoiLlabsertroq.doc
DESIGN REVIEW BOARD
STAFF REPORT
• Project Manager: Molly Hitchcock Date: October 24, 2003
E-mail: mhitchcock@cstx.gov
For
MAD HATTER'S (SNFC) (03-188)
In the design districts (including the WPC, NG-1, NG-2, and NG-3 districts), all substantial
maintenance (including but not limited to rehabilitation, fagade work, and change of exterior materials
or other construction, including the replacement or alteration of signs) shall be subject to the design
district building and sign review process.
Zoning District: NG-1 Core Northgate
Location: 317 University Drive
Applicant: Kerri Brightwell
Item Summary: The Unified Development Ordinance (UDO) allows attached signs in NG-1. They
shall not exceed a total of two square feet per linear foot of the main or entry fagade. With 50 feet of
frontage on University, the maximum amount of signage the building may have is 100 square feet.
The current proposal is for approximately 28 sq.ft. of signage (20 on the front facade and 8 on the
• rear).
Thea applicant has also r
pp proposed to brick the front facade.
Item Background: The "Northgate Design Guidelines" provides guidance on the placement and
design of signs as follows:
■ Signs should relate in placement and size to other building elements.
■ Signs should not obscure other building elements such as window, cornices, or decorative details.
■ Sign material, style, and color should compliment the building facade.
■ Individual shop signs in a single storefront should relate to each other in design, size, color,
placement on the building, and lettering style.
■ Wood or metal is recommended.
■ Illuminated plastic signs are strongly discouraged.
■ Letters exceeding 14" in height are discouraged in pedestrian oriented areas.
In regards to building elements, the guidelines state:
"Materials should appear similar to those used throughout the district"
■ Masonry materials are preferred, primarily stone and brick.
■ Other materials may be considered by the board, but they should appear similar in character to
those used in the district.
Issues/Items for Review:
1. Signs
2. Fagade treatment
Attachments:
• 1. Application
2. Sign proposal
3. Elevations
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FOR OFFICE USE ONLY
Case No..`O-3—5Doi b?)_
Date Submitted -1-31`0-�
I*
SPECIAL DISTRICT
SIGN AND FACADE APPLICATION
(Waif Pen Greek, Univerelty Drive Corridor and Northgate)
MINIMUM BUQMITTAL REQUIREMENTS
0"200.00 Special District review fee
on(10)folded copies of facade details(including signage)with dimensions. (for Facades ortly)
Ten(10)folded copies of sign details with dimensions. (for signs only)
Color asci material samples.
It attached signage is proposed, provide 1-copy of a building elevation showing sign placement.
APPLICATION DATA
NAME OF BUSINESS (Y\ A D 1AA--T"TG Q.s'S
ADDRESS, 1c� .
I FOAL DESCRIPTION )"0+ ! 1 "Ca.-Ro e -mac per, Pa r-Lfi'a v yrs
PRESENT USE OF PROPERTY 1 , o
PROPOSED USE OF PROPERTY Bch
CURRENT ZONING OF PROPERTY N 02,- tf 1
APPLICANTS INFORMATION:
Name,k k'_'-r-ti, n .tt {�t E-Mail ,fi� rnkx�rx8 Q s=i :f ,c Fl,cayyt
Street Address I I I R X W-r
City 0-01 t ov, -c*-%% State-7X Zip Code -77 �Q
Phone NumberFax Number
PROPERTY OWNFR'S INFORMATION:
Name- E-Malt UQ-+corm_
Street Address �-
city �-ULLQCk_ State -rk Zip Code-!-7,1/a 7-, 7=3
Phone Number-L `rove u 1 --9 4 11 Fax Number
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DESCRIPTION OF PROPOSED EXTERIOR CHANGES��+G�--�c-�.��c
AND/OR
[� ATTACHED SIGN ❑ FREESTANDMG SIGN
Square Footagec2mb►► Square Footage
All appk'cations must be reviewed by either the Wolf Pen Creek Design Review Board or the Northgete
Revltelizatlon Board Subcommldee. Once a meeting is schedded, the applicant wil be notified of the date and
Mie so that he can be prosmit to dlscuaa the propooe►l wdfh the Suboomtnittoe. The oppikant has prepared
this applicaftn and ced#los that the facts started herair?and exhibits a#tadted hereto are true and correct,
/03,
Signature of Owner+AqdrANppIlcant Date
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DESIGN REVIEW BOARD
• STAFF REPORT
Project Manager: Brett McCully, P.E. Date: October 16, 2003
E-mail: bmccully@cstx.gov
For
BARRINGTON HOMES (DVWY) (03-00500243)
Zoning District: R-1
Location: 5108 Whistling Straits
Applicant: Barrington Homes
Item Summary: This item is a request for a variance from UDO Section 7.3.C.7.f which
limits the combined widths of residential circular driveways as measured at the property
line to a maximum of 28 feet.
Item Background: A single-family residence at this address was permitted with a single
access driveway meeting UDO requirements. During a building inspection, it was noted
that a second driveway was added without permit, and that the combination appeared
far in excess of the allowable 28 feet.
• Upon contacting the builder, who is the applicant for this variance, a submittal was
obtained which shows two 20 foot wide drives. A site inspection by the Development
Engineer determined that because the island between the drives did not reach the
property line, that the width as measured along the property line was approximately 70
feet. The application provides no information supporting the variance request, and the
site inspection yielded no obvious need for the excessive width.
Staff Recommendation: Due to the lack of information supporting the request, and the
ability for the circular drive to be modified to meet the UDO requirements, Staff
recommends denial of the variance.
•
IIL
FOR OFFIC� SEQY
CASE NO.: oo��
DATE SUBMITTED: 7,0
SUBMTCfAL CHECKED BY•1 �L ,�
PERMIT TO CONSTRUCT ACCESS DRIVEWAY
FACILITIES ON CITY OF COLLEGE STATION RIGHT-OF-WAY
TO: 1 r?Q 1 N(.-ro k) n C'S
-7-0/ ,I? rrV ",rl:E K
&90 — 78 Dl 77 sry
Dear Sir or Madam:
The City of College Station hereby authorizes the construction on public right-of-way for development of access
to your property which abuts provided you agree to and comply with the
following conditions:
1. Design of facilities shall be as follows and/or as shown on sketch:
' Maintenance of facilities constructed hereunder shall be the responsibility of the property owner, and the
City reserves the right to acquire any changes, maintenance or repairs as may be necessary to provide
protection of life or property on or adjacent to the public right-of-way. Changes in design will be made
only with approval of the City Engineer.
3. The owner shall hold harmless the City and its duly appointed agents and employees against any action
for personal injury or property damage sustained by reason of the exercise of the permit.
The City of College Station will assist as follows:
This permit shall not be valid until owner signs the statement in which he agrees to comply with the conditions
herein. The City Engineer should be contacted at least twenty-four(24)hours before beginning the work
authorized by this permit.
Date:
City of College Station City Engineer
X(We), the undersigned, hereby agree to accept and comply with the terms and conditions set out in this permit
Or construction of access driveway facilities on public right-of-way.
Signed: Date: I(?- 7- d0
CS AOCESS PERmrr 1 oft
AOCESS.DOC 3/23/99
_ -
Access Driveway Regulations-
The State Highway and Public Transportation Commission, in recognition of its responsibilities for the safety and
utility of public highways under its jurisdiction, has directed the adoption of rules and regulations to accomplish a
coordinated development between highways and abutting property. For this purpose, the booklet entitled
":Regulations for Access Driveways to State Highway" was published and adopted, setting, out departmental
policies to regulate construction and maintenance of access driveway facilities.
Sketch of Installation
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S1�g Cvt+�s �.rlNc� STR+��Ts �r�ut=
CS ACCESS PERMrr 2 of 2
ACCESS.DOC 3125/94
Access Driveway Regulations
The State Highway and Public Transportation Commission, in recognitibn of its responsibilities for the safety and
utility of public highways under its jurisdiction, has directed the adoption of rules and regulations to accomplish a
coordinated development between highways and abutting property. For this purpose, the booklet entitled
":Regulations for Access Driveways to State Ifighway" was published and adopted, setting out departmental
policies to regulate construction and maintenance of access driveway facilities.
Sketch of Installation
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CS ACCESS PERMrr 2o(2
ACCESS.oOC 325/'99
• WOLF PEN CREEK DESIGN REVIEW BOARD
STAFF REPORT
Project Manager: Brett McCully, P.E. Date: October 16, 2003
E-mail: bmccully@cstx.gov
For
JOHN HOLLEMAN (DVWY) (03-00500258)
Zoning District: R-1
Location: 303 Walton Drive
Applicant: John Holleman
Item Summary: Request for a variance from Section 7.3.13.1.c to allow a secondary
access driveway from this lot onto Lincoln Avenue.
Item Background: The residence at 303 Walton fronts Walton Drive and has an existing
driveway onto that street. The rear of the property fronts a public alley way that is
overgrown with mature vegetation. Across the alley are fourplex apartment units that
face Lincoln Avenue. A small section of the rear of the property also fronts directly onto
Lincoln, which is designated a Major Collector.
• The house is presently used as a rental unit. The lot also has a detached garage that
the owner uses to store personal equipment and property. It is the desire of the owner
to construct a second driveway into the rear of the lot to be able to occasionally access
the garage without having to move the tenant's vehicles from the existing driveway.
When the Applicant first approached the City, the request was to have the City clear the
alley so he could access the rear of his property consistent with the alley designation.
The Public Works Department responded with the clarification that clearing the alley was
not the responsibility of the City. Upon further investigation of the site, it is clear that the
vegetation in the alley is serving as a significant buffer between the single family and
apartment uses, which would be beneficial to retain.
Therefore the applicant has requested a driveway directly onto Lincoln. While the UDO
prohibits such access directly to a major collector, Staff believes that the occasional use,
coupled with the desire to retain the buffer justify the granting of the variance requested.
Staff Recommendation: Staff recommends approval of the variance to allow the
driveway.
•
kFOR OFFIC S
CASE NO.-
UBbUMD•
SUBbIMAL CHECKED BY-
PERMIT TO CONSTRUCT ACCESS DRIVEWAY
FACILITIES ON CITY OF COLLEGE STATION RIGHT-O&WAY
TO: to 41)etA
20 i Tit vv,,,Id.� -�-�
Dear Sir or Madam:
The City of College Station hereby authorizes the construction on public right-of-way for development of access
to your property which abuts;v&cv1 ►.. provided you agree to and comply with the
following conditions:
1. Design of facilities shall be as follows and/or as shown on sketch:
' Maintenance of facilities constructed hereunder shall be the responsibility of the property owner, and the
City reserves the right to acquire any changes, maintenance or repairs as may be necessary to provide
protection of life or property on or adjacent to the public right-of-way. Changes in design will be made
only with approval of the City Engineer.
3. The owner shall hold harmless the City and its duly appointed agents and employees against any action
for personal injury or property damage sustained by reason of the exercise of the permit.
The City of College Station will assist as follows:
Vawla ,cedrivewaJ r v., nwiIr,--6
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This permit shall not be valid until owner signs the statement in which he agrees to comply with the conditions
herein. The City Engineer should be contacted at least twenty-four(24)hours before beginning the work
authorized by this permit.
Date:
City of College Station City Engineer
I(We), the undersigned, hereby agree to accept and comply with the terms and conditions set out in this permit
0 ..br construction of acces driveway facilities on public right-of--way.
7: Date: 10 3J0-3
1 l ors
AOCESSMOC 3123/99
Access Driveway Regulations-
•The State Highway and Public Transportation Commission, in recognition of its responsibilities for the safety and
utility of public highways under its jurisdiction, has directed the adoption of rules and regulations to accomplish a
coordinated development between highways and abutting property. For this purpose, the booklet entitled
":Regulations for Access Driveways to State f-Lghway" was published and adopted, setting, out departmental
policies to regulate construction and maintenance of access driveway facilities.
Sketch of Installation
•
•
CS ACCESS PERMrr 2 of 2
ACCESSMOC 3/25/99
Exhibit A. Pigure 4
• 5'
EXPANSION JOINT
REQUIRED
7o'
7I
MAX 28'
MIN +I or -
•
REMOVE ENTIRE CURB AND
OUT ER SECTION MINIMUM SLOPE 5%
MAXIMUM SLOPE 105%
E}f15TING, NEW DRIVEWAY
PAVEMENT
10,
REINFORCED CONCRETE
6' THICK
#3 BARS 18" C-C
RESIDENTIAL DRIVEWAY
5 ' STRAIGHT FLARE
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S.SPE DEED DESIRICTIONf RECORDED 1M VOL.. :.94.to.DOVOL.DI,M. 125:VOL.
M.4M KED IECONDS. HO VOL.SEND.P0. IN OF M OFFICIAL RECa103 a MANOR
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IS4 aFICIAL KCOROf'a MISm COUNTY. YEW
M.FEE 0.D C-1N CONTRACT KCOM.MAJORCOMTY.TEM"RELATING TO UTILITY
SERVICES RATED DEC. 10. 11Hm.
SURVEY PLAT:
1. TEM.MODS.RALS Isw NA IEDEMY CERTIFY Mf MIS KAT If A OAR ` OF LOT 12 8 THE ADJOINING 35 FEET OF
KINK Aft4T IND a•31MYE.ON O i M OROIRO YNOER ND f10N Illi Am I. 4
MK ME 11a EMCIOAONEMIf i Mil 1DKi ENCEIi AN w10uI q Nolte KKi. � F
�f' iE'Fcfs LOT 11, BLOCK 2
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..o.sow loll• ...... ......
COLLEGE fT.11i. TE u3 F*..:-Oli. 'r:•- 1880 THE DEED RECORDS OF BRAZOS COUNTY,
„-ra.-:rN:•.Ff-Pa. rti9o� �.:a TEXAS
OFFICE OGI3m Sy IMM- -TEIND p••.ESSN.." COLLEGE STATION, BRAZOS COUNTY,
KirtD'LOGO
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TEXAS
• DESIGN REVIEW BOARD
STAFF REPORT
Project Manager: Jennifer Prochazka Date: October 17, 2003
E-mail: jprochazka@cstx.gov
For
CROSS STREET WAREHOUSE (SDSP) (03-241)
Zoning District: NG-1 Historic Northgate
Location: The property is located in the 400 Block of College Main, Lots 1, 2, 3, and in
the 400 Block of Tauber, Lots 14, 15, 16 of the Boyett Addition.
Applicant: Randy Klein, President, Radakor, L.L.C.
Item Summary: The property is currently developed as duplex and multi-family units.
The applicant's proposal consolidates the properties for redevelopment and is in line with
the stated redevelopment goals in the Comprehensive Plan.
The proposed apartment development will have 43 multi-family dwelling units: 21 - 2
bedroom units, 7 - 3 bedroom units, and 15 - 4 bedroom units, for a total of 123
• bedrooms. There is also proposed retail space on the ground floor of this development.
The proposed site plan shows 36 on-site parking spaces and 4 off-site spaces located
on the adjacent property.
The property is located on the corner opposite the Northgate parking garage. The
garage has a total of 725 parking spaces. Cross Street Warehouse will have an option
of leasing up to 70 parking spaces per year in the Northgate garage. Parking spaces
are also available for lease by any individual on a monthly basis.
This development is required to have one interior-parking island, provided somewhere
within the interior-parking row. The applicant is requesting a variance to this
requirement in order to use this area for an extra parking space. Interior islands are
generally required to break up a sea of parking. In this case, the parking lot is
completely enclosed and screened from the right-of-way and adjacent properties by
gates and a wall.
Recommendation: Staff recommends approval with "Staff Comments#1."
Item Background: This property was rezoned from NG-3 Residential Northgate to NG-1
Historic Northgate to allow for a mix of uses in this development. This project went
before the Project Review Committee for a parking determination in August of 2002. A
parking ratio of 0.91 parking spaces per dwelling unit, 0.32 parking spaces per bedroom
was approved. The number of spaces provided on-site and on the adjacent lot meets
this parking requirement.
•
Issues/items for Review:
1. Site design
• Building orientation
• Mitigation of negative visual impacts
2. Landscaping requirements
• Streetscaping/landscaping
• Sidewalks
Dumpsters
3. Bicycle parking requirements
• Bicycle parking location
• Bicycle rack design/color
Bicycle parking signage
4. Building design
• Materials
• Colors
5. Street Hardware
Supporting Materials:
1. Site/ Landscape plan
2. Staff Comments#1
3. Project Review Committee Minutes, August 22, 2002
FOR OFFICE USE ONLY
CASE NO.: OPz-,-�Ak)1009_00fe
V DATE SUBMITTED:/07-,03
DESIGN DISTRICT SITE PLAN REVIEW APPLICATION
Design Review Board
(Check one) NG-1 ❑ NG-2 ❑ NG-3 ❑ WPC ❑Ov
MINIMUM SUBMITTAL REQUIREMENTS '
X Special District site plan application completed in full.
$200.00 Application Fee. See Bridgette
_xL$200.00 Special District Review Fee (not required for OV district)
$200.00 Development Permit Application Fee.
$600.00 Public Infrastructure Inspection Fee if applicable. (This fee is payable if construction of a public
waterline, sewerline, sidewalk, street or drainage facilities is involved.)
X Ten (10) folded copies of site plan, landscape plan, and dimensioned building elevations (including
signage)
X Color and material samples.
X A copy of the site plan checklist with all items checked off or a brief explanation as to why they are not
checked off.
X Parkland Dedication requirement approved by the Parks & Recreation Board, please provide proof of
approval (if applicable).
*ate of Required Preapplication Conference:
NAME OF PROJECT Cross Street Warehouse
ADDRESS Cross Street at Colleae Main
LEGAL DESCRIPTION Lots 1.2.3. 14. 15. and 16 Bovett. Block 4
APPLICANT/PROJECT MANAGER'S INFORMATION (Primary Contact for the Project):
Name Randv Klein. President. Radakor. L.L.C.
Street Address 1710 Droxford City Houston
State TX Zip Code 77008 E-Mail Address rklein17108-aol.com
Phone Number (713)829-3808 Fax Number (713)782-2626
PROPERTY OWNER'S INFORMATION:
Name Cross Street 1. L.P.
Street Address 1710 Droxford City Houston
State TX Zip Code 77008 E-Mail Address rklein1710(Maol.com
Phone Number (713)829-3808 Fax Number (713)782-2626
ARCHITECT OR ENGINEER'S INFORMATION:
Name Hill& Frank(Gary Hill)
• Street Address 1800 St. James#205 City Houston
State TX Zip Code 77056 E-Mail Address aarvna-hfi-architects.com
Phone Number (713)877-1274 Fax Number (713)877-1276
6/13/03 Page 1 of 6
r
OTHER CONTACTS (Please specify type of contact, i.e. project manager, potential buyer, local contact, etc.)
Name
Street Address City
• State Zip Code E-Mail Address
Phone Number Fax Number
PRESENT USE OF PROPERTY Multifamilv (6-Nex. 4-plex. and duplex)
PROPOSED USE OF PROPERTY Mixed use (multifamilv and retail)
VARIANCE(S) REQUESTED AND REASON(S) Reauestina to not be required to have an interior Darkino
island due to the size constraints of the siaht and cost and difficulty in acouirina additional Dropertv.
#OF PARKING SPACES REQUIRED Unknown #OF PARKING SPACES PROVIDED 39
MULTI-FAMILY RESIDENTIAL PARKLAND DEDICATION
isTotal Acreage 0.9 acres #of Multi-Family Dwelling Units
Floodplain Acreage 0 43 X$345 =$ 14.835
Housing Units 0 #of acres in floodplain
0 #of 1 Bedroom Units 0 #of acres in detention
21 #of 2 Bedroom Units 0 #of acres in greenways
7 #of 3 Bedroom Units 0 date dedication approved by Parks Board
15 #of 4 Bedroom Units COMMERCIAL
FOR 2 BEDROOM UNITS ONLY Total Acreage
0 # Bedrooms = 132 sq. ft. Building Square Feet
0 # Bedrooms < 132 sq. ft. Floodplain Acreage
NOTE: Parkland Dedication fee is due prior to the issuance of a Building Permit.
The applicant has prepared this application and certifies that the facts stated herein and exhibits attached
Oto are true and correct.
Signature of Owner, Agent or Applicant Date
6/13/03 Page 2 of 6
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• STAFF REVIEW COMMENTS NO. 1
Project: CROSS STREET WAREHOUSE (SDSP) — 03-00500241
PLANNING
1. All plans must include the following in the title block:
• Name, address, location and legal description of project.
• Name address and telephone number of applicant / developer/ owner / architect
/ engineer
• Total site area
• Date of submittal
2. Please provide the ownership and current zoning of parcel and all abutting parcels
on the site plan.
3. If the property is not within the 100 year flood plain, please note this on the site plan
and provide the FEMA/ FIRM map number that verifies this.
4. Please show location of all meters, includinq irriqation and locate building
transformer location. All utility connection points and transformers must be
screened from the right-of-way and adjacent properties.
5. Please show color and design specs of proposed gates.
6. Please show the location of the closest fire hydrants.
• 7. Where is the Fire Department Connection (FDC) located?
8. Please state the density and Floor Area Ratio (FAR) of the proposed project on the
site plan.
9. Please provide a sanitary sewer and water legend to include water demands and
sewer loading on the site plan.
10.Please indicate the material of the proposed sidewalks. The Northgate Design
Guidelines encourage the use of stamped dyed concrete that resembles brick
pavers. (There are City specs available)
11.1 show a larger right-of-way than 50 ft. on College Main. I also show a slightly
different right-of-way width on Tauber. Can you please verify.
12.An end island is required at the end of every parking row. The plan is currently not
showing an end island at the northern end of the parking row adjacent to the pool.
This island needs to be 180 sf minimum. You may loose a parking space because
of this.
13.Please dimension a typical parking space (including length) and any that are not
typical. (including those shown to be located on adjacent property.)
14.Please provide more information on the site plan for the off site parking area.
Please insure that all minimum parking lot standards are met including drive aisle
width requirements, driveway width, etc. The off-site parking may need to be 90
degree parking to eliminate backing maneuvers onto Tauber.
15.A private access and parking easement will be required for the proposed shared
access and off site parking.
• 16.Please dimension the drive aisle width to show where this measurement is taken
from.
NOTE: Any changes made to the plans,that have not been requested by the City of College Station, must be explained in your
next transmittal letter and"bubbled"on your plans.Any additional changes on these plans that have not been pointed out
to the City,will constitute a completely new review.
Page 3 of 6
• 17.Please dimension the driveway width to show if you are measuring face of curb or
back of curb.
18.Please call out the driveway radius. (should be between 20' and 30' for multi-family
residential.)
19.Any parking island that does not include grass must include enhanced paving.
Please provide a detail of the enhanced paving for any island that is not grass.
Please also clearly call out all sodded areas.
20.A PIP will be required for all plantings and architectural details located in the ROW.
21.Please call out the size of all existing and proposed utilities.
22.Are any signs proposed at this time? Any future sign proposed will need to be
approved by the Design Review Board.
23.Please show the distance from the proposed curb cut to all existing adjacent and
opposite drive way cuts and streets.
24.Please provide the overall height of the building on the site plan.
25.Please provide details for any streetscape elements such as benches, trash
receptacles, decorative railings, etc.
26.Please dimension the dumpster pads (12' x12' minimum) and provide a detail for
the enclosure.
27.Please show in the concrete paving detail that the concrete is at least 5" thick,
except in all sanitation truck approaches, which must be 6" thick. The concrete curb
detail (in the upper left corner of the page) is not acceptable. Please contact our
department for the approved concrete curb details.
• 28.Please show the parking lot entrance / exits as one way out to College Main. As
discussed in the Pre Application Conference, there is not enough throat depth off of
College Main for this to be a gated ingress. The College Main curb cut, if gated, will
have to be the egress.
29.Provide a general note that all roof and ground-mounted mechanical equipment
shall be screened from view or isolated so as not to be visible from any public right-
of-way or residential district within 150' of the subject lot, measured from a point five
feet above grade. Such screening shall be coordinated with the building
architecture and scale to maintain a unified appearance.
Reviewed by: Jennifer Prochazka Date: October 8, 2003
LAN DSCAPING/STREETSCAPING/BU FFER
30.Please include a landscape legend that differentiates between the different species
of plantings and states their size (in caliper inches for all trees and gallons for
shrubs).
31.Please note on the site plan that all disturbed earth must be 100% covered with
established grass or groundcover prior to C.O.
32.Please provide an irrigation plan or note on the site plan that an irrigation plan must
meet all requirements and be submitted to and approved by our department prior to
• C.O.
NOTE: Any changes made to the plans,that have not been requested by the City of College Station, must be explained in your
next transmittal letter and"bubbled"on your plans.Any additional changes on these plans that have not been pointed out
to the City,will constitute a completely new review.
Page 4 of 6
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• 33.Live Oaks must be planted at a minimum of 30 feet behind the street curb. For any
that do not currently meet this requirement, I would suggest replacing it with another
approved species of canopy tree.
34.Please dimension the area between the parking spaces and the proposed
vegetation. 2-feet is required between parking and landscape areas to ensure that
the vehicles do not disturb plantings.
35.Please show that all utility connection points, dumpsters, any untreated concrete,
and any other visually offensive areas are properly screened.
Reviewed by: Jennifer Prochazka Date: October 8, 2003
ENGINEERING
1. Construction drawings show connection to an "existing 12-in water line" along Cross
Street. That line is 2-in. It appears this project must extend a water line from the
existing 12-in line along College Main to the subject tract. Please note, a fire flow
calculation must be performed to ensure line size and capacity for this project.
Please contact this office for additional details if needed.
2. Please square sidewalk along Tauber and Cross Street.
3. This project should install a new sewer manhole at the north edge of property. A
• private sewer can then be extended from that point on. If the existing sewer
remains, it is a part of the public system and would involve easement dedication
and, if replaced, would have to conform to TCEQ standards. Please ensure the 6"
has capacity for this project.
4. Please see the City's Drainage Policy and Design Standards. Is this Site Plan
accommodating compliance with regulations?
Reviewed by: Spencer Thompson Date: October 16, 2003
ELECTRICAL
1. Developer installs conduit per city specs and design.
2. Developer provides 30' of#4 rigid conduit for riser poles. Developer installs
first 10'. City installs remainder.
3. Developer pours transformer pad(s) per city specs and design.
4. Developer installs pull boxes as per city specs and design.(pull boxes
provided by the city.
5. Developer provides digital AutoCAD 14 version of plat and/or site plan.
email to rbolinO.ci.college-station.tx.us
6. Developer provides load data for project.
• 7. Developer provides temporary blanket easement for construction
purposes.
NOTE: Any changes made to the plans,that have not been requested by the City of College Station, must be explained in your
next transmittal letter and"bubbled"on your plans.Any additional changes on these plans that have not been pointed out
to the City,will constitute a completely new review.
Page 5 of 6
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• 8. Developer provides easements for electric infrastructure as installed for
electric lines (including street lights).
Reviewed by: Ronnie Bolin Date:
MISCELLANEOUS
1. Irrigation system must be protected by either a Pressure Vacuum Breaker, a
Reduced Pressure Principle Back Flow Device, or a Double-Check Back Flow
Device, and installed as per City Ordinance 2394.
2. All BackFlow devices must be installed and tested upon installation as per City
Ordinance 2394.
•
•
NOTE: Any changes made to the plans,that have not been requested by the City of College Station, must be explained in your
next transmittal letter and"bubbled"on your plans.Any additional changes on these plans that have not been pointed out
to the City,will constitute a completely new review.
Page 6 of 6
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City of College Station
R 00
Development Services
f� P. O. Box 9960— 1101 Texas Avenue
COLLLGE STATIONCollege Station, Texas 77842
(979) 764-3570
PROJECT REVIEW COMMITTEE (PRC) MEETING
August 22, 2002
TO: Randy Klein, President, Radakor, L.L.C. and Dale O'Reilly,
via fax 713-782-1616
Gary Hill, Hill & Frank Architect, via fax 713-877-1276
FROM: PRC Review Subcommittee:
Wallis McMath, P&Z Commissioner
Phil Trapani, P&Z Commissioner
Staff Attending:
Jennifer Flanery, Staff Planner
• Jennifer Reeves, Staff Planner
Kim Foutz, Director of Economic Development
Charles Wood, Senior Economic Development Analyst
Tammy Macik, Secretary
SUBJECT: Cross Street Warehouse Apartments - Discussion and possible
action on a parking determination for a portion of the 400 Block of
College Main and 400 Block of Tauber(02-166)
The PRC held a meeting on Wednesday, August 21, 2002 to review the above-
mentioned project. Staff Planner Flanery began by stating that she was
recommending for approval of the 39 spaces proposed. She felt that the goal for
the area is to reach more of urban density than what is currently there. This
project is also in close proximity of the City of College Station Parking Garage. If
the market demanded more parking spaces for the success of the project, the
applicant would contract for parking spaces in the garage. It is also a pedestrian
oriented area and in close proximity to the campus and services.
Mr. O'Reilly stated he is excited about the project and wants the city's approval.
He also clarified that the landscape has not been finalized because they need to
get together with the city. They would like to work in conjunction with the city to
• landscape the street right-of-ways to make it look more attractive from a
R:\HTLTR\PZLTR\PROD\PZ2002\P0006558.DOC
_ r
• pedestrian standpoint. Mr. O'Reilly stated that they also want to get together
with someone with the city to find out the future of the streets.
Staff Planner Flanery stated that they would need to get with Transportation
Planner Ken Fogle or someone from the Public Works department.
Commissioner McMath clarified that review of all the outside items like parking,
bicycles, and landscape will come at a later time.
Commissioner Trapani asked the applicant if they planned on contracting parking
spaces in the parking garage. Mr. O'Reilly stated that they have already
requested to contract spaces.
Mr. O'Reilly added that the way it is designed right now there is 123 beds. If
there is more of a commercial interest, they will take out the beds and put
additional retail space on the bottom floor. Since this a pedestrian oriented area,
it would not require a lot of parking.
Commissioner McMath made the motion to approve on the parking.
Commissioner Trapani second and the motion passed 2-0.
•
•
R:\HTLTR\PZLTR\PROD\PZ2002\PO006558.DOC
r
• DESIGN REVIEW BOARD
PDD CONCEPT PLAN
STAFF REPORT
Project Manager: Kelly Templin Date: October 24, 2003
E-mail: ktemplin@cstx.gov
For
VILLAS @ HARVEY (CONCEPT) (03-211)
A Concept Plan shall be required prior to any development of property zoned Planned Development
District(PDD) or Planned Mixed-Use District(P-MUD).
Zoning District: PDD
Approved Land Uses: Duplexes, public and private parks, and open space
Location: 105.834 acres off of SH 30 located near the intersection of SH 30 and FM 158
Applicant: Morris Hamilton as agent for Carrara Realty, Ltd. and Isabel Harte Trust No. 1
Item Summary: The applicant is proposing to construct attached residences on individually platted
lots (as indicated by the numbers A& B lots on the concept plan). Park, detention, open space and
landscape areas are illustrated on the plan. A decorative main entry with water features from Harvey
• Road is contingent upon approval of the design by the Army Corps of Engineers.
Allowable building heights are listed from 15 to 35 feet. Requested building setbacks are requested
as follows (LIDO standards follow in parenthesis):
Front: 20' minimum, 25' maximum (25')
Side: 5' (7.5')
Side street: 12.5' (15')
Rear: 15' (20')
Lot dimensions are proposed as follows:
Minimum lot area: 3500 square feet (3500 sq.ft.)
Minimum lot width: 32' at setback/21' at the right-of-way (35' at setback)
Access easements to the parks, open space and property to the west are located within the plan.
The applicant has indicated that he will have prototype renderings of dwelling types and additional
information regarding the "Greenbelt/Landscape Area" shown along Harvey Road available at the
meeting.
Parks and Recreation Board Recommendations: The submitted concept plan has been reviewed
and approved by the Parks Board.
•
Greenways Program Manager Recommendations: A recommendation from the Greenways
Program Manager is required where the property includes a greenway shown on the Greenways
Master Plan. No greenways are contained on the property; however, the applicant has agreed to
consider dedication of some or all of the proposed open space if the Program Manager is interested in
the property.
Administrator Recommendations: The Administrator recommends approval of the plan as
submitted.
Review 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 is in conformity with the policies, goals, and objectives of the Comprehensive Plan,
and any subsequently adopted Plans, and will be consistent with the intent and purpose of this
Section;
3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely _.
affect adjacent development;
4. Every dwelling unit need not front on a public street but shall have access to a public street directly
or via a court, walkway, public area, or area owned by a homeowners association;
5. The development includes provision of adequate public improvements, including, but not limited to,
parks, schools, and other public facilities;
6. The development will not be detrimental to the public health, safety, welfare, or materially injurious
to properties or improvements in the vicinity; and
• 7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or
pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the
proposed use and other uses reasonably anticipated in the area considering existing zoning and
land uses in the area.
Minimum Requirements: Unless otherwise indicated in the approved Concept Plan, the minimum
requirements for this development shall be those stated in the Unified Development Ordinance for R-2
Duplexes.
Attachments:
1. Application
2. Concept Plan
3. Concept Plan Requirements & Review Criteria (UDO Sections 3AD & E)
•
40 FOR OFFICE USE ONLY
CASE No. V `�
(,UJ DATE SUBMITTED
CONCEPT PLAN REVIEW FOR PDD / P-MUD
X PDD-H (Housing) o PDD-I (Industrial) o PDD-B (Business) o P-MUD
MINIMUM SUBMITTAL REQUIREMENTS
X Application completed in full.
X $200.00 application fee.
X Ten (10) copies of the Concept Plan in accordance with Section 3.4.D of the LIDO.
X Written legal description of subject property (metes & bounds or lot & block of subdivision, whichever is
applicable).
X Concept Plan Information sheet completed in full.
* Proof that the Greenways Manager has reviewed and approved your conceptual plan.
* Proof that the Parks and Recreation Advisory Board has reviewed and approved your conceptual plan.
* Under review and consideration
Date of Required Preapplication Conference: Julv 21, 2003
APPLICANT'S INFORMATION:
Name(s) Morris Hamilton
•Street Address 3131 Briarcrest Drive. Suite 111 City Brvan
State TX Zip Code 77802 E-Mail Address bhamilton(a)imh-Dci.com
Phone Number (979)776-16461776-2300 Fax Number (979) 731-8809
PROPERTY OWNER'S INFORMATION:
Names) Carrera Realtv. Ltd. /Isabel Harte Trust No. 1
Street Address 40 Northeast Loop 410. Suite 562 City San Antonio
State TX Zip Code 78216 E-Mail Address
Phone Number Fax Number (830) 438-3084
This property was conveyed to owner by deed, dated 7-6-83. 1-27-82 and recorded in
Volume/Page 586/488. 507/565 & 568 of the Brazos County Deed Records.
General Location of Property: SH 30(Harvev Road) and FM 158
Address of Property: 1906 FM 158
Legal Description: J.W. Scott Leaaue. A-49. Brazos Countv, Texas
Total Acreage: 105.834 acres
Existing Zoning: A-0 Requested Zoning: Planned Development District Housina. PDD-H
Present Use of Property: Vacant
0posed Use of Property: Hiah-Densitv Residential, park. open-space. landscaped area
I of 4
CONCEPT PLAN INFORMATION,
�rpose and intent of proposed development, as approved by the City Council as part of the PDD zoning: The
purpose and intent of this Planned Develovment District is a high densitv residential communitv with amenities that provide for an
enhanced auality of life. This develooment is intended to comply with the Comvrehensive Plan. 30160 Area. of the Citv of College
Station.
List and explanation of the land uses approved by the City Council as part of the PDD zoning: The land use for
this development is high density residential with 2-unit attached dwellings on individual lots. Additional land uses
include a neighborhood nark. open space. and landscaped areas. which may be located to preserve existing vegetation.
What is the range of future building heights: 15'-35'
Please provide a general statement regarding the proposed drainage: A storm sewer system will be constructed
to capture the runoff and discharge it into the existing drainages and/or detention ponds. A draina-ae report will be
prepared to verify the proposed development is in compliance with the Citv of College Station Drainage Ordinance.
List the general bulk or dimensional variations sought: One 2-dwelling-unit structure with each dwelling unit on
individual lots. building setback line distances. and minimum lot size and dimensions.
If variations are sought, please provide a list of community benefits and I or innovative design concepts to
justify the request: The land use for this development is high density residential with 2-unit attached dwellings on
individual lots. Each dwelling unit will be required to have a 2-car garage, and the front building setback distance will
Oimited to a minimum of 20 feet and a maximum of 25 feet to prohibit front parking areas. Additional land uses
include a neighborhood park. open space. and landscaped areas. which may be located to preserve existing vegetation.
These areas will be approximately 4 times greater than the Citv of College Station parkland dedication reauirements.
Additional amenities will include a decorative street entrance to the subdivision with a water feature on either side of the
entrance. as well as extensive landscaping to create a screen along State Highwav 30. Other restrictions will be devised
to restrict building materials.parking. and architectural standards with a Home Owners'Association as an enforcement
mechanism.
4
(Please note that a "complete site plan" must be submitted to Development Services for a formal
review after the "conceptual" plan has been approved by the Design Review Board prior to the
issuance of a building permit-except for single-family development)
The applicant has prepared this application and supporting information and certifies that the facts stated
herein and exhibits attached hereto are true and correct. IF APPLICATION IS FILED BY ANYONE
OTHER THAN THE OWNER OF THE PROPERTY, APPLICATION MUST BE ACCOMPANIED BY A
POWER OF ATTORNEY STATEMENT FROM THE OWNER.
•
Signature of owner or applicant Date
Concept Plan Revie\N App-1-096-8-21-03 doc 8/21,'200; 2 of 4
r
rfug cc ua un: ,.ba P. J
Rug 21 03 03:35p TEXCON ENGINEERING 9797647759 P•3
CONCEPT PIAN INFORMATION
• Purpose and intent of proposed development,as approved by the City Council as part of the POD zoning,i*e
burp ar.meet imp-yr of[his Plnrrn.:rl rr_cielen[ial cmanswnirf N•itl{�mrr»iri�c Ihnr t,rtivir/r kn nn
/�nnc<vl�rnh�'of l[fr. 71iis Atwr/vP,rcrt it inu n�/��1►n tOmnhl wish/ht'Cinnhrrhrnsife!'tern.iU/GU Al4•,r,,f rhe C7[u utC id/r br
Strrrioh.
List and explanation of the land uses approved by the City Council as part of the PDD zoning: Me fund lar All
this drrwvr•/nn near is hit►h density rc.rdential with 2-oyer a[tuc.'hed 1twelling.v na individual!n[r. AddirirIone!
-14..rs
include a ncighhurhejodjpr-,nrcn snaee.urtd lunelreuped areas, whi!:h dray Ix lsxirrted Io pretccnar r:xis[ink;vc Pc rrtlian.
What is the range of future building heights: 15•-35'
Please provide a general statement regarding the proposed drainage._A stern[.vewcr nyvte?x will hc:t:nmrnrcied
LQSpture the runre and discharge'it inti[tlfe axi.q nX druinggo[(red/nr drtentiuqponds. A drefinave rrjwwf will be
pyre:Mired ro verify►Ac nr.WAed dcwYlopnwnt•Lc in cyomalkincc with thee CS r►:C:r,llc•..` It Druinave Ordinans'V; _.
List the general bulk or di nensional variations sought: On(!2-dwelling-unit ntrurture with arch dwelling[shit un
indiv'&I loll. &uddine.vethat.k lint'divranr rte.and winfitwm/sN si7w u»d dintunsioric.
If variations are sought,please provide a list of community benefits and/or innovative design concepts to
justify the request: Lhe.land use or 1/1.c dc:vc4a me nt is high dt:nrity retcidential with 2-unit allache:d dwc'llinf!r on
i iv' al late. truth c/welliffe unit_will lm r4--guirtxl rn have a 1-cur arug<t.end the Irani bwildine sirthurA rli lance.will
lot•limited io u minimum of2Qfee/and u moxi►rtutn uj2S feet to prnitih►'t tont arkinr ureas. Additional/rtrul lues
include a ad ehhurlgiKKllrark.open apace.and lanricexspc%t/areos,._which rnalocated ro prgrerve existing weetutiun.
• There ort'crs will!x:anyroainrutcly 4 Iirnev greaten duty The('ire ofColiggc S[a[ion rklrtnd dedication regetirernm7t .
Additional umrw ties will include a decorative.street morunty to the suhdivisian with v wails fcalrtreon e'irhrr side of[/rr.
antruncr_,as well as r_rt(e11r1W luntlrcanincr to crt'orC usrrr en ale g•SnCte!Li"pliwar3,i0 nlher reviricrion_e will he de-114-ved
to resteiri and archireetural stawfardy with a liorne UK•ner.'Assuciatien as an enforcen tri
mechanism
(Please note that a"Complete site plan"must be submitted to Development Services for a formal
review after the-conceptuar plan has been approved by the Design Review Board prior to thebtni
Issuance of a building permit-except for single- ly development)
The applicant has prepared this appiicaban and supporting information and certifies that the facts stated
herein and exhibits attached herb are true and correct iF APPLICATION /S FILED BY ANYONE
OTHER THAN THE OWNER OF THE PROPERTY, APPLICATION MUST BE ACCOMPANIED BY A
POWER OF ATTORNEY STA1 EMENT FROM THE OWNER.
&)) I Zll03
Signature of owner or applicant Date
e•an«til I'I:uk�h'1C1�' •\�fl•lirlU�!1-[l.0 tkh �•�I •'Ul)i ••1'.1
•
This checklist must be submitted with the
application. All items must be checked off or
a memo provided explaining why they are
not.
CONCEPTUAL PDD SITE PLAN MINIMUM REQUIREMENTS
(ALL CITY ORDINANCES MUST BE MET)
INCLUDING BUT NOT LIMITED TO THE FOLLOWING:
r� 1. A key map (not necessarily to scale).
2. Title block to include:
o Name, address, location, and legal description.
o Name, address, and telephone number of applicant
o Name, address, and telephone number of developer/owner (if differs from applicant)
o Name, address, and telephone number of architect/engineer(if differs from applicant)
o Date of submittal
o Total site area
+� 3. North arrow.
4. 100-year floodplain and floodway (if applicable) on or adjacent to the proposed project site, note if
there is none on the site.
?5. Show the approximate location of the following:
o Parking areas
o Building sites and an indication of their use
o Artificially lit areas
o Open spaces/conservation areas
o Greenways
o Streets and access
o Parks
o Schools
o Trails
o Buffer areas (or a statement indicating buffering proposed)
o Other special features
vb 6. Approximate accessways, pedestrian and bikeways.
7. Common and open space areas.
•
8,21200' z ofa
PDD POLICY
AS APPROVED BY THE CITY OF COLLEGE STATION CITY COUNCIL
AUGUST 2001
goal of the Planned Development District is to promote and encourage innovative development that is sensitive to
surrounding land uses and to the natural environment. In order to justify varying from certain standards, the proposed
development should demonstrate community benefits. To achieve this goal, the City of College Station has adopted the
following policies:
1. CONCEPTS ONLY: A PDD should not be used to guarantee specific site or building characteristics within a
development. A PDD should be submitted for multiple sites, and should not be used to apply additional development
standards to a single site.
2. RELIANCE ON EXISTING PERFORMANCE STANDARDS: A PDD should not be used to require buffering or other
standards that are over and above existing district standards. If the existing buffering standards are deemed
inadequate, the standards themselves should be reviewed and upgraded.
3. INNOVATIVE DESIGN: A PDD application should be encouraged where a development is to follow a modern trend
style such as new urbanism, mixed use, or cluster, and that includes all or some of the following elements:
❑ Preservation of open space in prominent locations with good vehicular, pedestrian, and bicycle access
❑ Preservation of wetlands, ponds, or other natural resources
❑ Good connectivity within the development as well as connectivity to surrounding neighborhoods and
thoroughfares
❑ Significant amenities located in highly visible locations with good vehicular, pedestrian, and bicycle access
❑ Preservation of significant tree stands
❑ Inclusion of neighborhood supporting uses such as workplaces, recreation, shopping, and personal services with
orientation to the neighborhood and good pedestrian and bicycle access
❑ Incorporation of public transit waiting stations in pedestrian friendly areas
❑ Accommodation of the existing topography to minimize required grading
❑ A mix of residential densities and housing styles
• ❑ Inclusion of urban open spaces such as plazas or marketplaces
❑ Location of elementary school sites in areas easily accessible by pedestrians and cyclists
❑ Connectivity of natural areas within the development and to those in surrounding areas
❑ Avoidance of cul-de-sacs
❑ Traffic calming features
❑ Vistas
❑ Pedestrian and/or bicycle trails and paths
❑ Parking located such that it is screened or hidden from view
❑ Avoidance of a monotonous"superblock"
❑ A commercial frontage that is two or three stories,with architectural embellishments
❑ Street trees and peripheral landscaping
❑ Streetscape features
4. SENSITIVE AREAS: A PDD should be required in infill areas to assure similar residential densities to those of the
surrounding area.
5. MERITORIOUS MODIFICATIONS: A developer may choose to request a PDD if the proposed development will result
in alternative bulk standards than currently exist in the City of College Station development regulations. These may
include variations such as:
> Decreased lot size
> Decreased lot dimensions
> Decreased right-of-way and/or street widths
> Alternative access to the public street requirements for lots, such as may be desired for traffic calming or to
create vistas/views to internal or external amenities
> Reduction in standard buffering requirements or fencing requirements
> Increase in height restrictions
> Alternative sidewalk requirements
• > Alternative site landscaping requirements
If the developer requests significant variations from the above list, the plans should also include a significant amount
of elements from the first list of beneficial development elements.
8l21,'2003 4 of'J
3.4 Concept Plan Review
• 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 plan showing the location and relationship of the various land uses
permitted in the development;
2. A range of future building heights;
3. A written statement addressing the drainage development of the site;
4. The general location of detention/retention ponds and other major drainage
structures;
S. A list of general bulk or dimensional variations sought;
6. If general bulk or dimensional variations are sought, provide a list of
community benefits and/or innovative design concepts to justify the request;
7. The general location of parking areas;
S. Open spaces, parkland, conservation areas, greenways, parks, trails and
other special features of the development; and
9. Buffer areas or a statement indicating buffering proposed.
E. Review Criteria
• The Administrator shall recommend approval and the Design Review Board shall
approve a Concept Plan if it finds that the 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 is in conformity with the policies, goals, and objectives of the
Comprehensive Plan, and any subsequently adopted Plans, and will be
consistent with the intent and purpose of this Section;
3. The proposal is compatible with existing or permitted uses on abutting sites
and will not adversely affect adjacent development;
4. Every dwelling unit need not front on a public street but shall have access to
a public street directly or via a court, walkway, public area, or area owned by
a homeowners association;
S. The development includes provision of adequate public improvements,
including, but not limited to, parks, schools, and other public facilities;
6. The development will not be detrimental to the public health, safety, welfare,
or materially injurious to properties or improvements in the vicinity; and
7. The development will not adversely affect the safety and convenience of vehicular,
bicycle, or pedestrian circulation in the vicinity, including traffic reasonably
expected to be generated by the proposed use and other uses reasonably anticipated
in the area considering existing zoning and land uses in the area.
•