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10/21/2021 - Agenda Packet - Planning & Zoning CommissionCollege Station, TX Meeting Agenda Planning and Zoning Commission 1101 Texas Ave, College Station, TX 77840 Internet: https://zoom.us/j/81762753383 Phone: 888 475 4499 and Meeting ID: 817 6275 3383 The City Council may or may not attend the Planning & Zoning Commission Regular Meeting. October 21, 2021 6:00 PM City Hall Council Chambers College Station, TX Page 1 This meeting will offer both in-person and remote participation following both the City’s Guidelines for in-person, virtual attendance, and the speaker protocol in the agenda. The city uses a third-party vendor to help host the meeting and if the call-in number is not functioning access will be through the internet link only. 1.Call to Order, Pledge of Allegiance, Consider Absence Request. 2.Hear Visitors. At this time, the Chairperson will open the floor to visitors wishing to address the Commission on issues not already scheduled on tonight's agenda. An individual who wishes to address the Commission regarding any item on the agenda shall register with the Commission Secretary prior to 4 p.m. on the day of the meeting. To register, the individual must provide a name and phone number by calling 979.764.3751 or emailing khejny@cstx.gov prior to 4 p.m. To submit written comments to the Commission, email khejny@cstx.gov and they will be distributed to the Commission. The visitor 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.) 3.Informational 3.1.Discussion of new development applications submitted to the City. New Development Link: www.cstx.gov/newdev 3.2.Presentation, and discussion regarding an update on items heard: A Comprehensive Plan 10-Year Update updating the City of College Station Comprehensive Plan, and all associated map updates within the Bicycle, Pedestrian, and Greenways Master Plan, the Water System Master Plan, and the Wastewater System Master Plan. The Planning & Zoning Commission heard this item on September 16, 2021 and voted (6-0) to recommend approval. The City Council heard this item on October 14, 2021 and voted (7-0) to approve the request. 3.3.Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings: Thursday, October 28, 2021 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 5:00 p.m. (Liaison - Cornelius) Page 1 of 97 Planning and Zoning Commission Page 2 October 21, 2021 Thursday, November 4, 2021 ~ P&Z/IFAC Meeting ~ 6:00 p.m. Thursday, November 11, 2021 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 5:00 p.m. Thursday, November 18, 2021 ~ P&Z Meeting ~ 6:00 p.m. 3.4.Discussion and review regarding the following meetings: Design Review Board, BioCorridor Board. 4.Consent Agenda All matters listed under the Consent Agenda, are considered routine by the Commission and will be enacted by one motion. These items include preliminary plans 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. Since there will not be separate discussion of these items, citizens wishing to address the Commission regarding one or more items on the Consent Agenda may address the Commission at this time as well. If any Commissioner desires to discuss an item on the Consent Agenda it may be moved to the Regular Agenda for further consideration. 4.1.Consideration, discussion, and possible action to approve meeting minutes: Attachments:1.October 7 2021 4.2.Presentation, discussion, and possible action regarding a Final Plat for Pershing Pointe Subdivision on approximately 5 acres, generally located between Holleman Drive South and Towers Parkway, south of Deacon West Drive. Case #FP2021-000024 Sponsors:Jesse Dimeolo Attachments:1.Staff Report 2.Vicinity Map, Aerial, and Small Area Map 3.Final Plat 4.3.Presentation, discussion, and possible action regarding a Final Plat for The Creek Place on approximately 14 acres, generally located northeast of the intersection of Texas Avenue and Harvey Mitchell Parkway. Case #FP2021-000014 Sponsors:Jesse Dimeolo Attachments:1.Staff Report 2.Vicinity Map, Aerial, and Small Area Map 3.Final Plat 5.Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission action. 6.Regular Agenda 6.1.Public Hearing, presentation, discussion and possible action regarding an ordinance amending Appendix A, "Unified Development Ordinance," Article 4, "Zoning Districts," Section 4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundary from PDD Planned Development District to PDD Planned Development District on approximately 13 acres located at 4003 State Highway 6 South, generally located at the corner of Midtown Drive and the State Highway 6 Frontage Road. Case #REZ2021-000009 Page 2 of 97 Planning and Zoning Commission Page 3 October 21, 2021 (Note: Final action of this item will be considered at the October 28, 2021 City Council Meeting - Subject to change). Sponsors:Jesse Dimeolo Attachments:1.Staff Report 2.Vicinity Map, Aerial, and Small Area Map 3.Rezoning Exhibit 4.Background Information 5.Applicant's Supporting Information 6.Rezoning Map 7.Concept Plan 8.Ordinance #2010-3300 6.2.Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A, "Unified Development Ordinance," Article 8, "Subdivision Design and Improvements," Section 8.8 "Requirements for Park Land Dedication," of the Code of Ordinances of the City of College Station, Texas in its entirety, including amending the official Park Zones Map. Case #ORDA2021-000004 (Note: Final action on this item is scheduled for the October 28, 2021 City Council meeting - subject to change) Sponsors:Michael Ostrowski Attachments:1.Ordinance Amendment - UDO 8.8 Parkland Dedication 2.Ordinance Amendment - UDO 8.8 Parkland Dedication - Redlined 3.Park Zones Map 7.Discussion and possible action on future agenda items. A Planning & 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. 8.Adjourn. The Planning and Zoning Commission may adjourn into Executive Session to consider any item listed on the agenda if a matter is raised that is appropriate for Executive Session discussion. I certify that the above Notice of Meeting was posted on the website and at College Station City Hall, 1101 Texas Avenue, College Station, Texas, on October 15, 2021 at 5:00 p.m. City Secretary This building is wheelchair accessible. Persons with disabilities who plan to attend this meeting and who may need accommodations, auxiliary aids, or services such as interpreters, readers, or large print are asked to contact the City Secretary’s Office at (979) 764-3541, TDD at 1-800-735-2989, or email adaassistance@cstx.gov at least two business days prior to the meeting so that appropriate arrangements can be made. If the City does not receive notification at least two business days prior to the meeting, the City will make a reasonable attempt to provide the necessary accommodations. Penal Code § 30.07. Trespass by License Holder with an Openly Carried Handgun. Page 3 of 97 Planning and Zoning Commission Page 4 October 21, 2021 "Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an Openly Carried Handgun) A Person Licensed under Subchapter H, Chapter 411, Government Code (Handgun Licensing Law), may not enter this Property with a Handgun that is Carried Openly." Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con Licencia. “Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de mano al aire libre con licencia), personas con licencia bajo del Sub-Capitulo H, Capitulo 411, Codigo de Gobierno (Ley de licencias de arma de mano), no deben entrar a esta propiedad portando arma de mano al aire libre.” Page 4 of 97 October 7, 2021 P&Z Meeting Minutes Page 1 of 4 MINUTES PLANNING & ZONING COMMISSION October 7, 2021 6:00 p.m. Phone: *888 475 4499 and Webinar ID: 868 7618 4500 Internet: https://zoom.us/j/86876184500 COMMISSIONERS PRESENT: Dennis Christiansen, Bill Mather, Bobby Mirza, and William Wright COMMISSIONERS ABSENT: Jason Cornelius and Jeremy Osborne COUNCIL MEMBERS PRESENT: John Nichols CITY STAFF PRESENT: Molly Hitchcock, Carol Cotter, Jason Schubert, Anthony Armstrong, Parker Mathews, Brandi Tedrick, Tamanna Tasnum, Leslie Whitten, and Kristen Hejny 1. Call Meeting to Order, Pledge of Allegiance, Consider Absence Request. Chairman Christiansen called the meeting to order at 6:00 p.m. 2.Hear Visitors No visitors spoke. 3.Informational Agenda 3.1 Discussion of new development applications submitted to the City New Development Link: www.cstx.gov/newdev There was no discussion. 3.2 Discussion of Minor / Amending Plats approved by staff: •College Hills Estates Second Installment: Block 10, Lots 16R, 17R & 18R and 0.007 acreROW Dedication ~ Case #FP2021-000015 There was no discussion. 3.3 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings: •Thursday, October 14, 2021 ~ City Council Meeting ~ Council Chambers ~ Open Meeting5:00 p.m. (Liaison – Mather) •Thursday, October 21, 2021 ~ P&Z and IFAC Meeting ~ Council Chambers ~ 6:00 p.m. •Thursday, October 28, 2021 ~ City Council Meeting ~ Council Chambers ~ Open Meeting5:00 p.m. (Liaison – Cornelius) •Thursday, November 4, 2021 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m. There was no discussion. Page 5 of 97 October 7, 2021 P&Z Meeting Minutes Page 2 of 4 3.4 Discussion and review regarding the following meetings: Design Review Board, BioCorridor Board. There was no discussion. Consent Agenda 4.1 Consideration, discussion, and possible action to approve meeting minutes. •September 16, 2021 4.2 Presentation, discussion, and possible action regarding a Final Plat for College Heights Subdivision, Block C, Lot 1R on approximately one acre of land, generally located south of the intersection of University Drive East and Eisenhower Street. Case #FPCO2021-000006 Commissioner Mather motioned to approve the Consent Agenda. Commissioner Mirza seconded the motion, motion passed (4-0). 5. Consideration, discussion, and possible action on items removed from the Consent Agendaby Commission Action. No items were removed. 6.Regular Agenda 6.1 Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A, “Unified Development Ordinance,” Article 4, “Zoning Districts,” Section 4.2 “Official zoning district boundaries from R Rural to GS General Suburban on approximately 30 acres for the property generally located west of the intersection of W.S. Phillips Parkway and Brewster Drive. Case #REZ2021-000008 (Note: Final action on this item is scheduled for the October 28, 2021 City Council Meeting – subject to change). Staff Planner Tedrick presented the Rezoning to the Commission and recommended approval. Commissioner Wright asked for clarification that the intended use is for single-family homes. Staff Planner Tedrick confirmed the use is for single-family homes. Commissioner Mirza asked if the existing gas line will stay. Staff Planner Tedrick confirmed that the gas line will stay. Chairman Christiansen asked if the development is similar to the adjacent development. Staff Planner Tedrick confirmed that the development is similar to the adjacent development. Commissioner Mather asked for lot size. Applicant, Devon Doyen, Schultz Engineering, stated that lot size is 55-feet to 60-feet wide. Page 6 of 97 October 7, 2021 P&Z Meeting Minutes Page 3 of 4 Chairman Christiansen asked for the width of the gas line easement. Mr. Doyen confirmed that the easement is 50-feet. Commissioner Mather asked if the pond is being used for detention or drainage. Mr. Doyen clarified that the pond will be used as detention. Chairman Christiansen opened the public hearing. No visitors spoke. Chairman Christiansen closed the public hearing. Commissioner Mather motioned to recommend approval of the Rezoning. Commissioner Wright seconded the motion, motion passed (4-0). 6.2 Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A, “Unified Development Ordinance,” Article 4, “Zoning Districts,” Section 4.2 “Official zoning district boundaries from GS General Suburban and C-3 Light Commercial to PDD Planned Development District on approximately 0.6 acres for the property located at 1201 Wellborn Road and Southland Street. Case #REZ2021-000007 (Note: Final action on this item is scheduled for the October 28, 2021 City Council meeting – subject to change) Staff Planner Tedrick presented the Rezoning to the Commission and recommended approval. Staff Planner Tedrick presented the Rezoning to the Commission and recommended approval. Commissioner Mather asked for clarification on access to Southland Street. Staff Planner Tedrick clarified that there will be no access to Southland Street and no driveway onto Wellborn Road. Commissioner Mather asked how the development will control light pollution to adjacent properties. Staff Planner Tedrick stated that the development is not allowed to project light horizontally across property lines or face the neighborhood. Chairman Christiansen asked for confirmation on the wall, whether it will be brick or fence. Applicant, Rabon Metcalf, RME Engineers, clarified that the wall would match the existing wall there today as a brick wall. Chairman Christiansen asked for explanation on staff’s process in recommending approval of this rezoning. Staff Planner Tedrick explained that the property is already zoned C-3 Light Commercial, and there was a previous site plan for a laundromat. Ms. Tedrick further explained that this would be rezoning to different type of commercial, that adds more buffer than a laundromat. Page 7 of 97 October 7, 2021 P&Z Meeting Minutes Page 4 of 4 Chairman Christiansen opened the public hearing. Waylon Watts, 105 Southland Street, College Station, spoke with concerns in being required to sell his property. Assistant Director of Planning & Development Services Hitchcock clarified that this rezoning will only affect the property at 1201 Wellborn Road and surrounding properties are not proposed to have a change in land use or rezoning at this time. Chairman Christiansen closed the public hearing. Commissioner Mather motioned to recommend approval of the Rezoning. Commissioner Mirza seconded the motion, motion passed (4-0). 7.Discussion and possible action on future agenda items. A Planning & Zoning Member may inquire about a subject for which notice has not been given. Astatement of specific factual information or the recitation of existing policy may be given. Anydeliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. There was no discussion. 7.Adjourn The meeting adjourned at 6:25 p.m. Approved: Attest: ______________________________ ________________________________ Dennis Christiansen, Chairman Kristen Hejny, Admin Support Specialist Planning & Zoning Commission Planning & Development Services Page 8 of 97 Planning & Zoning Commission October 21, 2021 Scale 32 residential lots on approximately 5 acres Location Generally between Holleman Dr. South and Towers Parkway, south of Deacon West Dr. Property Owner DWS Development Inc. Applicant Schultz Engineering LLC Project Manager Jesse DiMeolo, Staff Planner jdimeolo@cstx.gov Project Overview This plat will establish lots within the Pershing Pointe Subdivision. This phase of the development will consist of 32 residential lots and one common area. The zoning is Planned Development District (PDD) with a base zoning of T Townhouse. Preliminary Plan March 2020 Public Infrastructure N/A Parkland Dedication Parkland dedication fee-in-lieu for 32 single-family lots, totaling $40,352, will be due prior to filing of the plat. Traffic Impact Analysis Not required Compliant with Comprehensive Plan (including Master Plans) and Unified Development Ordinance Yes Compliant with Subdivision Regulations Yes Staff Recommendation Approval Supporting Materials 1. Vicinity Map, Aerial, and Small Area Map 2. Final Plat Final Plat of Pershing Pointe Subdivision Phase 2B FP2021-000024 Page 9 of 97 Page 10 of 97 Page 11 of 97 Page 12 of 97 12 1 12 1 2 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 7 21 23 24 25 26 27 28 29 30 31 32 3322 12 1 12 1 2 19 20 21 22 2 3 4 6 7 8 9 10 14 15 16 17 18 COMMON AREA 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 COMMON AREA 5 & PRIVATE DRAINAGE EASEMENT 5 COMMON AREA 7R 3R 2R 1R 13R 14R12R11R10R9R8R7R6R5R4R BLOCK 4 BLOCK 5 BLOCK 5 BLOCK 1 BLOCK 1 BLOCK 2 BLOCK 4 BLOCK 4 BLOCK 5 BLOCK 5 BLOCK 5 BLOCK 5 BLOCK 4 BLOCK 4 HAYES LANEHOLLEMANDRIVE SOUTHMOMMA BEAR DRIVEMOMMA BEAR DRIVE HAYES LANEHAYES LANE PAPA BEAR DRIVEHAYES LANE MOMMA BEAR DRIVEMOMMA BEAR DRIVE EXPEDITION WAYTOWERS PARKWAYHAYES LANE HAY E S L A N E PAPA BEAR DRIVEPHASE 2A PERSHING POINTE VILLAS PHASE 1 VOL 14370, PG 149 PERSHING POINTE VILLAS PHASE 2A VOL 16057, PG 81 PERSHING POINTE VILLAS PHASE 1 VOL 14370, PG 149 PERSHING POINTE VILLAS PHASE 1 REPLAT VOL 16655, PG 134 BLOCK 4 BLOCK 4 PERSHING POINTE VILLAS PHASE 2A VOL 14370, PG 149 PERSHING POINTE VILLAS PHASE 1 VOL 14370, PG 149 PERSHING POINTE VILLAS PHASE 1 VOL 14370, PG 149 PERSHING POINTE VILLAS PHASE 1 VOL 14370, PG 149 PHASE 2B BLOCK 4 62 61 60 59 58 57 56 55 5354 52 51 50 49 48 47 46 45 44 43 42 41 40 39 38 37 36 35 34 33 32 31COMMON AREA 9 TBPE NO. 12327 911 SOUTHWEST PKWY E. College Station, Texas 77840 www (979) 764-3900 ENGINEER: FINAL PLAT PERSHING POINTE VILLAS SUBDIVISION PHASE 2B 2.905 ACRES 32 LOTS BLOCK 4, LOTS 31-62 COMMON AREA 9 SURVEYOR: Brad Kerr, RPLS No. 4502 Kerr Surveying, LLC 409 N. Texas Ave. Bryan, TX 77803 (979) 268-3195 TBPELS FIRM # 10018500 SCALE 1'' = 40' SEPTEMBER, 2021 OWNER/DEVELOPER: DWS Development Inc. 1289 North Harvey Mitchell Pkwy Bryan, TX 77803 (979) 779-7209 LEGEND LEGEND HOLLEMAN DR S VICINITY MAP NOT TO SCALE DEA C ON W D R WE L L B O R N R D ROC K P R AIRIE R D W DEAC O N W DR T OW E R S P KW Y PAGE 1 OF 2 P:\20-854 Pershing Pointe Phase 2B & 2C - Documents\FINAL PLAT\20-854 Pershing Pointe Ph 2B & 2Cdwg.dwg, FINAL PLAT 1 OF 2Page 13 of 97 TBPE NO. 12327 911 SOUTHWEST PKWY E. College Station, Texas 77840 www (979) 764-3900 ENGINEER:SURVEYOR: Brad Kerr, RPLS No. 4502 Kerr Surveying, LLC 409 N. Texas Ave. Bryan, TX 77803 (979) 268-3195 TBPELS FIRM # 10018500 SCALE 1'' = 40' SEPTEMBER, 2021 PAGE 2 OF 2 METES AND BOUNDS DESCRIPTION OF ALL OF THAT CERTAIN TRACT OF LAND LYING AND BEING SITUATED IN THE CRAWFORD BURNETT LEAGUE, ABSTRACT NO. 7, COLLEGE STATION, BRAZOS COUNTY, TEXAS. SAID TRACT BEING A PORTION OF THE REMAINDER OF A CALLED 23.707 ACRE TRACT AS DESCRIBED BY A DEED TO DWS DEVELOPMENT, INC. RECORDED IN VOLUME 13509, PAGE 164 OF THE OFFICIAL PUBLIC RECORDS OF BRAZOS COUNTY, TEXAS. SAID TRACT BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS: BEGINNING AT A 1/2 INCH IRON ROD WITH CAP MARKED “KERR 4502” FOUND ON THE SOUTHWEST LINE OF TOWERS PARKWAY MARKING THE MOST EASTERLY CORNER OF PERSHING POINTE VILLAS, PHASE 1, ACCORDING TO THE PLAT RECORDED IN VOLUME 14370, PAGE 149 OF THE OFFICIAL PUBLIC RECORDS OF BRAZOS COUNTY, AND THE MOST NORTHERLY CORNER OF SAID REMAINDER OF 23.707 ACRE TRACT (COORDINATES AND BEARING SYSTEM SHOWN HEREIN ARE NAD83 [TEXAS STATE PLANE CENTRAL ZONE GRID NORTH] BASED ON THE PUBLISHED COORDINATES OF CITY OF COLLEGE STATION G.P.S. CONTROL MONUMENT CS94-117 [Y:10191793.14, X:3559913.46] AND AS ESTABLISHED BY GPS OBSERVATION; DISTANCES SHOWN HEREIN ARE GRID DISTANCES; TO DETERMINE SURFACE DISTANCES MULTIPLY BY A COMBINED SCALE FACTOR OF 1.00008633027936 [CALCULATED USING GEOID 12B]); THENCE: S 47° 43' 18” E ALONG THE SOUTHWEST LINE OF TOWERS PARKWAY FOR A DISTANCE OF 87.91 FEET TO THE MOST NORTHERLY CORNER OF PERSHING POINTE VILLAS, PHASE 2A, ACCORDING TO THE PLAT RECORDED IN VOLUME 16057, PAGE 81 OF THE OFFICIAL PUBLIC RECORDS OF BRAZOS COUNTY, TEXAS, FOR REFERENCE A ½ INCH IRON ROD FOUND MARKING THE EAST CORNER OF SAID REMAINDER OF 23.707 ACRE TRACT ON THE NORTHWEST LINE OF A CALLED 23.00 ACRE TRACT AS DESCRIBED BY A DEED TO HENRY P. MAYO AND WIFE, SANDRA K. MAYO RECORDED IN VOLUME 1253, PAGE 878 OF THE OFFICIAL RECORDS OF BRAZOS COUNTY, TEXAS, BEARS: S 47° 43' 18” E FOR A DISTANCE OF 187.12 FEET; THENCE: ALONG THE COMMON LINE OF SAID REMAINDER OF 23.707 ACRE TRACT AND SAID PHASE 2A FOR THE FOLLOWING CALLS: S 03° 13' 53” E FOR A DISTANCE OF 35.04 FEET TO THE NORTHWEST LINE OF MOMMA BEAR DRIVE (50' R.O.W.); S 41° 21' 39” W ALONG THE NORTHWEST LINE OF MOMMA BEAR DRIVE FOR A DISTANCE OF 1085.35 FEET; S 86° 22' 48” W FOR A DISTANCE OF 35.37 FEET TO THE BEGINNING OF A CLOCKWISE CURVE ON THE NORTHEAST LINE OF PAPA BEAR DRIVE (50' R.O.W.) HAVING A RADIUS OF 185.00 FEET; ALONG THE NORTHEAST LINE OF PAPA BEAR DRIVE AND ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 26° 33' 21” FOR AN ARC DISTANCE OF 85.75 FEET (CHORD BEARS: N 35° 19' 22” W - 84.98 FEET) TO THE END OF SAID CURVE; N 22° 02' 42” W CONTINUING ALONG THE NORTHEAST LINE OF PAPA BEAR DRIVE FOR A DISTANCE OF 5.35 FEET; THENCE: N 41° 21' 39” E CONTINUING ALONG THE COMMON LINE OF SAID REMAINDER OF 23.707 ACRE TRACT, SAID PHASE 2A AND SAID PHASE 1 (PLAT 14370/149) FOR A DISTANCE OF 1114.74 FEET TO THE POINT OF BEGINNING CONTAINING 2.905 ACRES OF LAND, MORE OR LESS, AS SURVEYED ON THE GROUND. OWNER/DEVELOPER: DWS Development Inc. 1289 North Harvey Mitchell Pkwy Bryan, TX 77803 (979) 779-7209 FINAL PLAT PERSHING POINTE VILLAS SUBDIVISION PHASE 2B 2.905 ACRES 32 LOTS BLOCK 4, LOTS 31-62 COMMON AREA 9 P:\20-854 Pershing Pointe Phase 2B & 2C - Documents\FINAL PLAT\20-854 Pershing Pointe Ph 2B & 2Cdwg.dwg, FINAL PLAT 2 OF 2Page 14 of 97 Planning & Zoning Commission October 21, 2021 Scale 3 lots and 1 common area on approximately 14 acres Location Generally located northeast of the intersection of Texas Avenue and Harvey Mitchell Parkway Property Owner Great Aggie Land LLC Applicant Mitchell & Morgan Project Manager Jesse DiMeolo, Staff Planner jdimeolo@cstx.gov Project Overview Three lots and a common area are being created with this final plat. This plat will consist of commercial retail, multifamily dwelling units, and a common area consisting largely of floodway, all of which conform to UDO standards. Parkland Dedication on the multifamily will be paid at the time of permitting. Preliminary Plan May 2020 Public Infrastructure The plat requires 339 feet of Public Water line to be extended to serve Lot 2. Parkland Dedication Total fees of $687 per BR Traffic Impact Analysis A traffic impact analysis (TIA) was submitted with the rezoning and analyzed intersections in the area. The intersection of Texas Avenue and Harvey Mitchell Parkway is anticipated to have unacceptable levels of service (LOS) in the background condition but the proposed development falls below the 5% threshold to require mitigation by the development. Compliant with Comprehensive Plan (including Master Plans) and Unified Development Ordinance Yes Compliant with Subdivision Regulations Yes Staff Recommendation Approval Supporting Materials 1. Vicinity Map, Aerial, and Small Area Map 2. Final Plat Final Plat of The Creek Place Being a Replat of Lakeview Acres Lots 1C and 2A and a Final Plat of an Unplatted 9.094 Acre Tract A004601, M RECTOR (ICL) Tract 46 (FPCO2021-000014) Page 15 of 97 Page 16 of 97 Page 17 of 97 Page 18 of 97 Page 19 of 97 Page 20 of 97 October 21, 2021 Regular Agenda Rezoning – Baylor Scott & White Medical Clinic PDD To: Planning & Zoning Commission From: Jesse DiMeolo, Staff Planner Agenda Caption: Public hearing, presentation, discussion and possible action regarding an ordinance amending Appendix A, “Unified Development Ordinance, “Article 4, Zoning Districts,” Section 4.2 “Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundary from PDD Planned Development District to PDD Planned Development District on approximately 13 acres located at 4003 State Highway 6 South, generally located at the corner of Midtown Drive and the State Highway 6 Frontage Road. Case # REZ2021-000009 (Note: Final action of this item will be considered at the October 28, 2021 City Council Meeting – Subject to change). Recommendation: Staff recommends approval of the rezoning request and associated concept plan. Summary: The subject property is identified as Tract 6 in the original Scott & White PDD Planned Development District (Ordinance #2010-3300), which requires Tracts 2-7 to obtain approved, revised Concept Plans prior to site plan approval or the issuance of permits for the development of the property. This rezoning request proposes a Concept Plan for Tract 6 in accordance with the existing PDD district zoning. No other changes are proposed to the PDD. REZONING REVIEW CRITERIA 1. Whether the proposal is consistent with the Comprehensive Plan: The Comprehensive Plan Future Land Use and Character Map designates the subject property as General Commercial. This property is also part of the College Station Medical District Master Plan that was approved in October 2012. The Medical District Master Plan includes areas appropriate for medically related uses, including the region’s two major hospitals, and supporting office, commercial, and residential uses. With the recent 10-year update to the Comprehensive Plan, the land use designation on this property was changed from Medical Use to General Commercial to allow for more flexibility and increased commercial uses on the subject property, which is located near State Highway 6 and its Frontage Road. The Comprehensive Plan generally describes the General Commercial land use designation as follows: General Commercial – Concentrated areas of commercial activities that cater to both nearby residents and to the larger community or region. Generally, these areas tend to be large and located along regionally significant roads. Due to their context, these areas tend to prioritize automobile mobility. General Commercial allows for many of the same medical, office, and supporting uses as outlined in the Medical District Master Plan. The proposal for a medical clinic to be built at this site is consistent with the Comprehensive Plan. Page 21 of 97 2. Whether the uses permitted by the proposed zoning district will be appropriate in the context of the surrounding area: The property has frontage on State Highway 6 to the west. Adjacent properties to the north and east are zoned PDD Planned Development District and are partially developed with medical facilities, general commercial uses, and senior housing. College Station’s new water tower is currently under construction on the R Rural property to the south and to the southeast is undeveloped City of College Station parkland. The proposed PDD zoning is appropriate in the context of the surrounding area. 3. Whether the property to be rezoned is physically suitable for the proposed zoning district: The applicant is proposing an updated concept plan for Tract 6, totaling approximately 13 acres, fronting on Midtown Drive and the State Highway 6 Frontage Road. The tract is part of the larger Medical District Master Plan and is suitable for development because it is a permitted use, fits the surrounding area and has access to a public road. 4. Whether there is available water, sanitary sewer, storm water, and transportation facilities generally suitable and adequate for uses permitted by the proposed zoning district: Water and sewer service will be provided by the City of College Station. There are existing water and sewer lines along Midtown Drive. There is adequate capacity of both water and sewer for this development. Drainage and other public infrastructure required with site development shall be designed and constructed in accordance with the BCS Unified Design Guidelines. The subject property has frontage on State Highway 6 South which is designated as a Freeway/Expressway and Midtown Drive which is designated a Major Collector on the City’s Thoroughfare Plan. 5. The marketability of the property: Since the property is adjacent to an existing hospital, the addition of a medical clinic would be highly marketable. REVIEW OF CONCEPT PLAN The Concept Plan provides an illustration of the general layout of the proposed building areas as well as other site related features. In proposing a PDD, an applicant may also request variations to the general platting and site development standards provided that those variations are outweighed by demonstrated community benefits of the proposed development. The Unified Development Ordinance provides the following review criteria as the basis for reviewing PDD Concept Plans: 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 Page 22 of 97 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. Purpose, Intent and Community Benefit: The adopted Planned Development District for this property outlines the purpose, intent, and community benefit of the proposed development, which is to promote and encourage innovative development that is sensitive to surrounding land uses and to the natural environment. The intent is to provide medically related uses that support the nearby Baylor Scott & White hospital and the surrounding areas. This benefits the community as a whole as the need for a strong healthcare industry continues to grow. Land Uses: The adopted PDD allows the following land uses on Tract 6: • Extended Care Facility I Convalescent I Nursing Home • Educational Facility, College & University • Educational Facility, Indoor Instruction • Educational Facility, Outdoor Instruction • Educational Facility, Primary & Secondary • Educational Facility, Tutoring • Educational Facility, Vocational I Trade • Government Facilities • Health Care, Hospitals • Health Care, Medical Clinics • Parks • Places of Worship • Animal Care Facility, Indoor • Art Studio I Gallery • Car Wash * • Commercial Garden I Greenhouse I Landscape Maint.* • Commercial Amusements* • Conference I Convention Center • Country Club • Daycare, Commercial • Drive-in I thru window • Dry Cleaners & Laundry • Fraternal Lodge • Fuel Sales* • Health Club I Sports Facility, Indoor+ Page 23 of 97 • Health Club I Sports Facility, Outdoor • Hotels • Night Club. Bar or Tavern (C) • Offices • Parking as Primary Use • Personal Service Shop • Printing I Copy Shop • Radio I TV Station I Studios • Restaurants • Retail Sales - Single Tenant over 50,000 SF • Retail Sales & Service* • Retail Sales & Service -Alcohol* • Theater • Storage, Self Service • Vehicular Sales, Rental, Repair and Service* • Scientific Testing I Research Laboratory • Utility * • Wireless Telecommunication Facilities- Intermediate* • Wireless Telecommunication Facilities- Major (C) • Wireless Telecommunication Facilities- Unregulated * Land Use with Supplemental Standards (Refer to Article 6 of the Unified Development Ordinance) + Health clubs are limited to 20,000 s.f. (C) Conditional Use Permit Lighting The adopted PDD states that: The Concept Plan includes restrictions on site lighting such that Tracts 2-5 will be limited to a maximum mounting height of 12 feet and Tracts I, 6, and 7 will be limited to a maximum mounting height of 30 feet. The zoning provides for a more residential scale of lighting on the tracts identified as either General Suburban or Suburban Commercial and allows for the higher intensity commercial areas to use a type of lighting more appropriate to a general commercial development. Floodplain and Detention: As was defined in the adopted PDD, detention was provided for this tract with the development of the Baylor Scott & White Hospital. There is no existing floodplain on this property. Base Zoning Districts and Modifications: The PDD Planned Development District zoning includes the base zoning district of GC General Commercial, with modifications. There are no proposed changes to the base zoning or modifications. Previously adopted modifications that may apply to Tract 6 are: 1. Section 7.2.I "Number of Off-Street Parking Spaces Required" of the UDO The following are the modified parking requirements: Page 24 of 97 In addition, any use not specifically listed shall refer to the Unified Development Ordinance and may be reduced by 20%. 2. Section 7.2.C "Dimensions & Access" of "Off-Street Parking Standards" of the UDO The minimum parking space size is not less than nine feet by eighteen feet six inches (9' x 18.5'). 3. Section 5.4 "Non-Residential Dimensional Standards" of the UDO The following are the setbacks and height limitations for Tracts 1-7: 4. Section 7.9.E.3 " Additional Standards for 50,000 s.f. or Greater" "Landscaping" of the UDO Trees generally required to be planted in tree wells within a sidewalk along primary facades are permitted to be planted in landscape areas instead. Shade structures or plantings shall be located along the sidewalks. 5. Section 7.9.F.4 "Additional Standards for 150,000 s.f. or Greater” of the UDO Parking screening berms are not required for parking areas located beyond 100 feet from the public right-of- way if the area between the parking and the right-of-way remains as open space. The parking shall be screened using another method such as landscaping. The proposed concept plan shows a single, medical office building at the hard corner of Midtown Drive and the State Highway 6 Frontage Road. The building and surrounding parking area occupy approximately two acres out of the total 13 acres. In the future, when the remainder of the tract is developed, an additional revised concept plan will be required as set forth in the original PDD language. STAFF RECOMMENDATION Staff recommends approval of the rezoning request and associated concept plan. Page 25 of 97 SUPPORTING MATERIALS 1. Vicinity, Aerial, and Small Area Map 2. Rezoning Exhibit 3. Background Information 4. Applicant’s Supporting Information 5. Rezoning Map 6. Concept Plan 7. Ordinance #2010-3300 Page 26 of 97 Page 27 of 97 Page 28 of 97 Page 29 of 97 SIDEWALKSIDEWALKSIDEWALKSIDEWALK X X XCM STSTSTSTSTSASASASASASTSASASASASASASAST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST STSASASASASASASASASASTSTSTSTSTSTSTSTST 21492289.729GI/GUT21493289.628GI/GUT21494289.513GI/GUT21495289.569GI/GUTGV1/2" CIRF STAMPED "JACOBS"5/8" IRF1/2" CIRF STAMPED "JACOBS"1/2" IRFLAKEWAY DRIVE(80' R.O.W.)PER PLATSTSADETENTIONPONDFHFHcoSTTRANSFORMERFHSTTRANSFORMERELECTRIC VAULTELECTRIC VAULTGVSTTRANSFORMERELECTRIC VAULTLPLPVAULTcocoSASALPSTSTcocoTPTRANSFORMERELECTRIC VAULTSTFIBER OPTIC VAULTSTFIBER OPTIC VAULTTRANSFORMERELECTRIC VAULTSASTLPSASALPFIBER OPTIC VAULTELECTRIC VAULTSTELECTRIC VAULTVAULTVAULTVAULTVAULTSTPPPPPPPPO E O E O E O E O E O E O E O E O E O E O E O E O E O E O E O E O E O E O E O E STPPSAPPOE OE OE OE OE OE OE OE OE OE OECM1/2" CIRF STAMPED "JACOBS"BAYLOR SCOTT& WHITE SIGNCITY OF COLLEGE STATIONDOCUMENT NO. 1131539O.P.R.B.C.T.LOT 2, BLOCK 4SCOTT & WHITE HEALTHCARE SUBDIVISIONVOL. 10179, PG. 50O.P.R.B.C.T.3 0 . 0 ' P . U . E . PE R P L A T 15.0' C O M M O N A R E A PER P L A T 1 5 .0 ' COMM O N A R E A P E R P L A T COMMON AREAPER PLAT20.0' P.U.E. & P.A.E.PER PLAT24.0' P.A .E .PER PLAT50.0' P.U.E.PER PLAT25.0' P.U.E.VOL. 945, PG. 388O.P.R.B.C.T.20.0' R.O.W.E.VOL. 98, PG. 73D.R.B.C.T.SCOTT & WHITE HEALTHCAREWEINGARTEN / INVESTMENTS, INC.ROCK PRAIRIE DEVELOPMENTDOCUMENT NO. 1092162O.P.R.B.C.T.LOT 1, BLOCK 4SCOTT & WHITE HEALTHCARE SUBDIVISIONVOL. 10179, PG. 50O.P.R.B.C.T.M. D. WHEELER, LTD., A TEXASLIMITED PARTNERSHIPVOL. 3007, PG. 341O.P.R.B.C.T.CITY OF COLLEGE STATIONDOCUMENT NO. 1363819O.P.R.B.C.T.OGC CS HUNTINGTONAPARTMENTS, LP.,A TEXAS LIMITED PARTNERSHIPVOL. 15442, PG. 145O.P.R.B.C.T.LOT 1, BLOCK 1M. D. WHEELER, PHASE ONEVOL. 15386, PG. 84O.P.R.B.C.T.BLOCK 1, PARKLAND DEDICATIONM. D. WHEELER, PHASE ONEVOL. 15386, PG. 84O.P.R.B.C.T.STATE HIGHWAY 6UE1/2" CIRF STAMPED "JACOBS"(S 4 1 ° 1 5 ' 3 9 " W 9 1 1 . 4 9 ' )(N 32°11'00" W 488.84')(N 57°49'00" E 336.93')(S 67°49'42" E 270.31')S 4 1 ° 1 6 ' 0 1 " W 9 1 1 . 3 5 ' (S 57°49'00" W 226.25')(N 34°26'19" W 307.89')S 57°51'24" W 226 . 1 5 'N 34°26'18" W 307.81'N 32°11'10" W 488.79'N 57°49'22" E 336.93'S 67°47'46" E 270.27'R = 760.00' (760.00')A =720.99' (720.99')Δ =54°21'18" (54°21'18")CB = N 85°00'02" E (N84°59'39")CL = 694.26' (694.26')V A R I A B L E W I D T H P . U . E . & P . A . E . P E R M . D . W H E E L E R PH A S E O N E P L A T 25 . 0 ' P . U . E . PE R M . D . W H E E L E R P H A S E O N E P L A T FHWWWWWWATER STUBSCOTT & WHITE HEALTHCAREBLOCK 3, LOT 1ACRES: 5.35ZONING: PDDLAND USE - MEDICALSCOTT & WHITE HEALTHCAREBLOCK 3, LOT 1 (PT OF)ACRES: 36.12ZONING: PDDLAND USE - MEDICALSCOTT & WHITE HEALTHCAREBLOCK 5, LOT 1ACRES: 0.68ZONING: PDDLAND USE - MEDICALACRES: 5.30ZONING: PDDLAND USE - MEDICALACRES: 18.08ZONING: R - RURALLAND USE - PARKACRES: 8.98ZONING: R - RURALLAND USE - NATURALAREA - RESERVEDACRES: 1.81ZONING: PDDLAND USE - MEDICALACRES: 24.37CURRENT ZONING: PDDPROPOSED ZONING: PDDLAND USE - MEDICALN 30°16'17" W 2944.29'C.S MONUMENT 130SCOTT & W HI T E HE A LT H C AR EWEINGART E N / I N V ES T ME N T S, I N C. ROCK PR A I R IE D EV E L OP M EN TDOCUMEN T NO . 1 09 2 1 6 2 O.P.R.B.C . T . LOT 1, B LO C K 4SCOTT & WH I T E H EA L TH C AR E SU B DI V I S IO N VOL. 10 1 7 9 , P G . 5 0O.P.R.B.C . T .ACRES: 24 . 3 7CURRENT Z O N IN G : PD D PROPO S E D Z O NI N G : P D DLAND USE - ME D I CA L LAKEWAY DRIVENVICINITY MAPNOT TO SCALEISSUE DATE:PROJECT #:DRAWN BY:CHECKED BY:CORPORATE OFFICE401 W 26TH STBRYAN, TEXAS 77803www.gessnerengineering.comBRENHAM979.836.6855BRYAN979.680.8840FORT WORTH817.405.0774GEORGETOWN512.930.5832SAN ANTONIO210.305.4792TBPELS FIRM REGISTRATION NUMBERS:F-7451 & F-101914599CIV IL | CMT | GEOTECHN ICALSTRUCTURAL | SURVEYCKDD08-31-202121-0488REZONING SURVEYEXHIBIT700 SCOTT & WHITE DR.COLLEGE STATION, TEXAS 77845ROBERT STEVENSON LEAGUE, ABSTRACT NO. 54BRAZOS COUNTY, TEXASREZONING EXHIBITBAYLOR SCOTT & WHITE MIDTOWN CLINICLOT 1, BLOCK 4SCOTT & WHITE HEALTHCARE SUBDIVISIONVOLUME 10179, PAGE 50OFFICIAL PUBLIC RECORDS OF BRAZOS COUNTY, TEXASLEGENDCIRFO.P.R.B.C.T.POWER POLECLEAN OUTWATER METERCAPPED IRON ROD FOUNDOFFICIAL PUBLIC RECORDS OFBRAZOS COUNTY, TXSUBJECT TRACT BOUNDARY LINEADJOINER BOUNDARY LINECHAIN FENCE LINESURVEY MONUMENTCAPPED IRON ROD SETMARKED 'GESSNER'LIGHT POLEIRRIGATION CONTROL VALVEPPGAS VALVEOEOVERHEAD ELECTRIC LINEP.A.E.PUBLIC ACCESS EASEMENTP.U.E.PUBLIC UTILITY EASEMENTR.O.W.E.RIGHT OF WAY EASEMENTSCALE: 1" = 50'0'50'100'SUBJECT TRACTHEALING WAYSCOTT & WHITE DRIVESTATE HIGHWAY 6ROCK PRAIRIE RD.MEDICAL AVENUEBIRMINGHAM RD.GRAHAM RD.LPGVWATER VALVEFIRE HYDRANTFHcoSASTSANITARY MANHOLESTORM MANHOLESTORM GRATETELEPHONE PEDESTALSIGNTPXXWIRE FENCE LINESTSTORM SEWER LINESASANITARY SEWER LINEUEUNDERGROUND ELECTRIC LINEEASEMENT LINECONTOUR LINECMCONTROLLING MONUMENT(R)RECORD DATAWWATER LINEREVISED DATE: 09-28-21NOTES:1.BEARINGS AND COORDINATE VALUES ARE GRID REPRESENTATIONS AND REFER TO THE TEXASSTATE PLANE COORDINATE SYSTEM, CENTRAL ZONE (4203), NAD83 DATUM, AS OBTAINED BY GPSOBSERVATIONS AND REFERENCED TO THE LEICA SMARTNET NETWORK OF NORTH AMERICA,COORDINATES CAN BE CONVERTED TO SURFACE MEASUREMENTS USING THE FOLLOWING TXDOTCALCULATED SCALE FACTOR: 1.00012.NOTE: THE PDD BASE ZONING DISTRICTIS GC GENERAL COMMERCIAL. PLEASEREFER TO ORIGINAL PDD ORDINANCE NO.2010-3300 FOR ALL MERITORIOUSMODIFCATIONSPage 30 of 97 BACKGROUND INFORMATION NOTIFICATIONS Advertised Commission Hearing Date: October 21, 2021 Advertised Council Hearing Date: October 28, 2021 The following neighborhood organizations that are registered with the City of College Station’s Neighborhood Services have received a courtesy letter of notification of this public hearing: None Property owner notices mailed: 7 Contacts in support: None at the time of this report Contacts in opposition: None at the time of this report Inquiry contacts: None at the time of this report ADJACENT LAND USES Direction Comprehensive Plan Zoning Land Use North Medical Use PDD Planned Development District Baylor Scott & White Hospital and Rock Prairie Marketplace South Medical Use & Natural Areas - Reserved PDD Planned Development District & R Rural College Station water tower and undeveloped land East Medical Use & Natural Areas - Reserved PDD Planned Development District The Huntington Senior Living West n/a n/a State Highway 6 DEVELOPMENT HISTORY Annexation: 1983 Zoning: A-O Agricultural Open upon annexation A-O rezoned C-1 General Commercial (2009) C-1 General Commercial rezoned PDD Planned Development District (2010) Final Plat: Scott & White Healthcare Subdivision Block 4, Lot 1 (2011) Site development: Undeveloped Page 31 of 97 Page 1 of 4 REZONING PDD APPLICATION SUPPORTING INFORMATION Name of Project: New medical clinic building within BSW Hospital PDD Address: 4003 STATE HIGHWAY 6 S Legal Description: Scott & White Healthcare Subdivision, Block 4, Lot 1 Total Acreage: 13.2 acres Applicant: WALTER P. MOORE AND ASSOCIATES Property Owner: ROCK PRAIRIE DEVELOPMENT LTD List the changed or changing conditions in the area or in the City which make this zone change necessary. The existing property is currently undeveloped adjacent to an existing hospital Indicate whether or not this zone change is in accordance with the Comprehensive Plan. If it is not, explain why the Plan is incorrect. This zone change is in accordance with the comprehensive plan How will this zone change be compatible with the present zoning and conforming uses of nearby property and with the character of the neighborhood? The current land is undeveloped and has utility connections available to serve a new building. Explain the suitability of the property for uses permitted by the rezoning district requested. Since the existing property is adjacent to an existing hospital and is zoned for healthcare development it is suitable for this use. Page 32 of 97 Page 2 of 4 Explain the suitability of the property for uses permitted by the current zoning district. Since the existing property is adjacent to an existing hospital and is zoned for healthcare development it is suitable for this use. Explain the marketability of the property for uses permitted by the current zoning district. Since this property is adjacent to an existing hospital the addition of a medical clinic building would be highly marketable. List any other reasons to support this zone change. N/A Building Heights. <30' Proposed Drainage. Proposed drainage for the site will connect an existing 36"x96" box culvert. Variations Sought. N/A Community Benefits. The community will benefit from an added healthcare facility near an existing hospital. Page 33 of 97 Page 3 of 4 Sustained Stability. The surrounding area to this site is intended for healthcare facilities and given the availability of utilities and access this site will be sustainable. Conformity. This development is in keeping with the comprehensive plan that intends for this area to be used for healthcare facilities. Compatibility with use. Medical Clinic is currently one of the approved uses for this property under the existing PDD Access to Streets. The proposed development will access Midtown drive with a new driveway Public Improvements. There are no additional public improvements required to support this development Public Health. The development of this project will only improve public health by providing a healthcare facility and is not anticipated to create any adverse impact to the adjacent properties Safety. Because proposed roadway access is within the bounds of the existing PDD and curb ramps will be installed at new driveway crossings there are no negative impacts to public safety anticipated with this project. Page 34 of 97 Page 4 of 4 Page 35 of 97 WWXLPLPLPLPBM 1PPPPPPPPPPPPOEOEOEOEOEOEOEOEPPPPO E OE O E O E O E PROPOSED BUILDINGFFE 287.50– Walter P Moore and Associates, Inc.1301 McKinney, Suite 1100Houston, Texas 77010713.630.7300X:\C02\2021\21001-00 BSW CS MidTown Clinic\2-Design\04-Exhibits\Concept Plan Exhibit\C02-21001-00-CONCEPT PLAN EXHIBIT.dwgSep 30, 2021 - 11:52am DESIGNED BYNO.REVIEWED BYDRAWN BYPROJECT NO.DATEREVISIONSDBSW CS MIDTOWNCLINICCopyright C WALTER P MOORE AND ASSOCIATES, INC. 2021DLNSC02-21001-00DATE09-29-2021ORIGINAL ISSUEISSUE FOR PERMIT130058DAVID S. LUNDBERGWalter P. Moore and Associates, Inc.TBPE Firm Registration No. 18561CONCEPTUAL SITE PLANNOTE: THE PDD BASE ZONING DISTRICTIS GC GENERAL COMMERCIAL. PLEASEREFER TO ORIGINAL PDD ORDINANCE NO.2010-3300 FOR ALL MERITORIOUSMODIFCATIONSPage 37 of 97 ORDINANCE NO. 2010-3300 AN ORDINANCE AMENDING CHAPTER 12, "UNIFIED DEVELOPMENT ORDINANCE," SECTION 4.2, "OFFICIAL ZONING MAP," OF THE CODE OF ORDINANCES OF THE CITY OF COLLEGE STATION, TEXAS, BY CHANGING THE ZONING DISTRICT BOUNDARIES AFFECTING CERTAIN PROPERTIES AS DESCRIBED BELOW; DECLARING A PENALTY; AND PROVIDING AN EFFECTIVE DATE. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEGE STATION, TEXAS: PART 1: That Chapter 12, "Unified Development Ordinance," Section 4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas, be amended as set out in Exhibit "A" attached hereto and made a part of this ordinance for all purposes. PART 2: That any person, firm, or corporation violating any of the provisions of this chapter shall be deemed guilty of a misdemeanor, and upon conviction thereof shall be punishable by a fine of not less than Twenty-five Dollars ($25.00) nor more than Two Thousand Dollars ($2,000.00). Each day such violation shall continue or be permitted to continue, shall be deemed a separate offense. Said Ordinance, being a penal ordinance, becomes effective ten (10) days after its date of passage by the City Council, as provided by Section 35 of the Charter of the City of College Station. PASSED, ADOPTED and APPROVED this 22nd day of November, 2010 ATTEST: City Secret APPROVED: a14Cityttorne Y APPROVED: MAYOR ' 311(11.-LriV Page 38 of 97 ORDINANCE NO. 2010-3300 Page 2 EXHIBIT "A" That Chapter 12, "Unified Development Ordinance," Section 4.2, "Official Zoning Map," of the Code of Ordinances of the City of College Station, Texas, is hereby amended as follows: The following property is rezoned from A -O Agricultural Open, C-1 General Commercial, C-2 Commercial Industrial, and R-4 Multi -Family to PDD Planned Development District, with the restrictions listed in Exhibit "B" and in accordance with the Concept Plan shown in Exhibit "C" and Exhibit "D" and the Concept Plan Notes listed in Exhibit "E", and as shown graphically in Exhibit "F": PROPERTY DESCRIPTION DESCRIPTION OF A 97.932 ACRE TRACT IN THE THOMAS CARUTHERS LEAGUE ABSTRACT NUMBER 9, AND THE ROBERT STEVENSON LEAGUE ABSTRACT NUMBER 54 IN BRAZOS COUNTY, TEXAS BEING ALL OF A CALL 4.31 ACRE TRACT AS DESCRIBED IN A WARRANTY DEED TO WEINGARTEN INVESTMENTS INC., AND RECORDED IN VOLUME 7583 PAGE 108 OF THE OFFICIAL PUBLIC RECORDS OF BRAZOS COUNTY, TEXAS, ALL OF A CALL 6.566 ACRE TRACT AS DESCRIBED IN A WARRANTY DEED TO WEINGARTEN INVESTMENTS INC., AND RECORDED IN VOLUME 7282 PAGE 72 OF THE OFFICIAL PUBLIC RECORDS OF BRAZOS COUNTY, TEXAS, ALL OF A CALL 17.21 ACRE TRACT AS DESCRIBED IN A WARRANTY DEED TO WEINGARTEN INVESTMENTS INC., AND RECORDED IN VOLUME 8948 PAGE 46 OF THE OFFICIAL PUBLIC RECORDS OF BRAZOS COUNTY, TEXAS, ALL OF A CALL 5.576 ACRE TRACT AS DESCRIBED IN A CONTRIBUTION DEED TO WEINGARTEN INVESTMENTS INC., AND RECORDED IN VOLUME 7488 PAGE 256 OF THE OFFICIAL PUBLIC RECORDS OF BRAZOS COUNTY, TEXAS, ALL OF A CALL 19.1 ACRE TRACT AS DESCRIBED IN A CONTRIBUTION DEED TO WEINGARTEN INVESTMENTS INC., AND RECORDED IN VOLUME 7488 PAGE 248 OF THE OFFICIAL PUBLIC RECORDS OF BRAZOS COUNTY, TEXAS, ALL OF A CALL 7.158 ACRE TRACT AS DESCRIBED IN A CONTRIBUTION DEED TO WEINGARTEN INVESTMENTS INC., AND RECORDED IN VOLUME 7680 PAGE 227 OF THE OFFICIAL PUBLIC RECORDS OF BRAZOS COUNTY, TEXAS, ALL OF A CALL 5.917 ACRE TRACT AS DESCRIBED IN A WARRANTY DEED TO WEINGARTEN INVESTMENTS INC., AND RECORDED IN VOLUME 7310 PAGE 98 OF THE OFFICIAL PUBLIC RECORDS OF BRAZOS COUNTY, TEXAS, AND ALL OF A CALL 30.00 ACRE TRACT AS DESCRIBED IN A WARRANTY DEED TO COLLEGE STATION INDEPENDENT SCHOOL DISTRICT AS RECORDED IN VOLUME 1033 PAGE 534 OF THE DEED RECORDS OF BRAZOS COUNTY, TEXAS, SAID 97.932 ACRE TRACT BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS WITH ALL BEARINGS BEING GRID AND REFERENCE TO THE TEXAS COORDINATE SYSTEM NAD 83 CENTRAL ZONE AND THE SURVEY CONTROL NETWORK OF THE CITY OF COLLEGE STATION, TEXAS: Page 39 of 97 ORDINANCE NO. 2010-3300 Page 3 BEGINNING at a TXDOT Type 1 concrete monument found in the easterly right -of way line of State Highway 6, and the northwesterly right-of-way line of Old Rock Prairie Road, being the southerly corner of a call 0.9877 acre tract as described in a deed to Weingarten Investments Inc., and recorded in Volume 7819 Page 266 of the Official Public Records of Brazos County, Texas, same being the southerly corner of Lot 1, Block 1, of Rock Prairie Marketplace, a subdivision of record in Volume 9506 Page 205 of the Official Public Records of Brazos County, Texas and being a westerly corner of Old Rock Prairie Road right-of-way and of the herein described tract; THENCE departing the said easterly right-of-way of State Highway 6 N 48°24'40" E with a line common to the said 0.9877 acre tract, of Lot 1 Block 1 of Rock Prairie Marketplace, and the said northwest right-of-way line for a distance of 595.11 feet to an iron rod with cap stamped "JACOBS" set monumenting the easterly corner of the said Lot 1 Block 1 and the southerly corner of the said 4.31 acre tract; THENCE departing the said northwest right-of-way line of Old Rock Prairie Road with the common line of the said Lot 1 Block 1 Rock Prairie Market Place and the 4.31 acre tract N 47°41'31" W for a distance of 868.04 to an iron rod with cap stamped Pate Eng RPLS 5647 found in the arc of a curve to the right In the southerly right-of-way line of Rock Prairie Road as described in a Right -of -Way Agreement to the City of College Station and recorded in Volume 4123 Page 1 of the Deed Records of Brazos County, Texas, said iron rod with cap being the most westerly corner of the herein described tract; THENCE with the said southerly and southeasterly right-of-way line of Rock Prairie Road and with the arc of said curve to the right passing through a central angle of 34°06'14" to an iron rod with cap stamped Strong RPLS 4961 found at the Point of Tangency, said curve having a radius of 955.00 feet, an arc length of 568.44 feet, and a long chord bearing N 76°29'39" E for a distance of 560.08 feet; THENCE continuing with the south right-of-way line of the said Rock Prairie Road S 86°27'05" E a distance of 1,203.23 feet to an iron rod with cap stamped Strong RPLS 4961 found monumenting the northeast corner of the said 17.21 acre tract and being in the west line of the said College Station Independent School District 30.00 acre tract; THENCE with the said west line of the 30.00 acre tract N 03°21'05" E for a distance of 13.12 feet to a calculated point for the northwest corner of the said 30.00 acre tract and being in the south right-of-way line of Rock Prairie Road (same being Old Rock Prairie Road right-of-way); THENCE with the said south right-of-way line S 86°38'36" E for a distance of 737.90 feet to a calculated point for the northeast corner of the said 30.00 acre tract and the northwest corner of a call 25.79 acre tract as described in a General Warranty Deed to Perry Brian Howard and recorded in Volume 1980 Page 272 of the Deed Records of Brazos County, Texas; Page 40 of 97 ORDINANCE NO. 2010-3300 Page 4 THENCE departing the said south right-of-way line and with a line common to the said 30.00 acre tract and the 25.79 acre tract the following two (2) courses and distances; 1. S 02°42'50" E for a distance of 1054.75 feet to a calculated angle point the said common line, 2. S 50°49'56" W for a distance of 930.53 feet to a calculated point in the northeasterly line of the aforementioned 5.576 acre Weingarten investments Inc., tract same being the southerly corner of the said 30.00 acre tract, THENCE with a line common to the said 5.576 acre tract and the 25.79 acre tract S 47°37'11" E a distance of 128.13 feet to a 1" inch iron pipe found in the westerly line of a call 61.48 acre tract as described in a deed to M.D. Wheeler LTD., as recorded in Volume 3007 Page 341 of the Deed Records of Brazos County, Texas, said iron pipe being the most easterly corner of the said 5.576 acre tract and a easterly corner of the herein described tract, THENCE with a line common to the said 61.48 acre tract S 41°15'39" W passing at a distance of 366.35 feet an 1" inch iron pipe found monumenting the southerly corner of the said 5.576 acre tract and the most easterly corner of the said 19.10 acre tract, in all 1224.85 feet to an iron rod with cap stamped "JACOBS" set in the east right-of-way line of State Highway 6 and monumenting the most southerly corner of the said 19.10 acre tract and the southerly corner of the herein described tract; THENCE with the said east right-of-way line of State Highway 6 the following four (4) courses and distances; 1. N 34°26'19" W for a distance of 228.75 feet to a calculated point, from which a disturbed TXDOT Type 1 concrete monument bears N 89°47'02" E for a distance of 0.38 feet, 2. N 32°11'00" W for a distance of 1033.48 feet to a calculated point, from which a disturbed TXDOT Type 1 concrete monument bears S 10°54'36" W for a distance of 0.24 feet, 3. N 21°52'19" W for a distance of 554.64 feet to a punch hole set in a broken TXDOT Type 1 concrete monument found, said monument being the west corner of the said 5.917 acre tract and the southerly corner of Old Rock Prairie Road right-of-way, 4. N 13°01'53" W with the west line of Old Rock Prairie Road for a distance of 66.50 feet to the POINT OF BEGINNING of the herein described tract and containing 97.932 acres of land more or less. Page 41 of 97 ORDINANCE NO. 20103300 Page 5 The foregoing metes and bounds description was generated from and on the ground survey by Jacobs Engineering Group of the Weingarten Tracts and an office survey of the deed description of the College Station Independent School District tract for zoning es and is not to be used for land title transfer. 421, David Paul rr RPLS Texas Registration No. 3997 Page 42 of 97 ORDINANCE NO. 2010-3300 Page 6 EXHIBIT `B" Purpose & Intent: Hospital, Medical Clinic, Medical Office, and future development." Permitted Uses: Tract 1: Extended Care Facility / Convalescent / Nursing Home Educational Facility, College & University Educational Facility, Indoor Instruction Educational Facility, Outdoor Instruction Educational Facility, Vocational / Trade Health Care, Hospitals Health Care, Medical Clinics Offices Scientific Testing / Research Laboratory Wireless Telecommunication Facilities- Intermediate* Tract 2: Extended Care Facility / Convalescent / Nursing Home Educational Facility, College & University Educational Facility, Indoor Instruction Educational Facility, Primary & Secondary Government Facilities Health Care, Medical Clinics Parks Places of Worship Animal Care Facility, Indoor Art Studio / Gallery Commercial Amusements (C) Daycare, Commercial Drive-in / thru window # (drive-thru with a restaurant only permitted on the portion ofthe property previously zoned C-1 General Commercial, as indicated on the Concept Plan). Dry Cleaners & Laundry* Health Club / Sports Facility, Indoor# Offices Personal Service Shop Printing / Copy Shop Restaurants Retail Sales & Service* Retail Sales & Service — Alcohol* Scientific Testing / Research Laboratory Utility * Wireless Telecommunication Facilities- Intermediate* Wireless Telecommunication Facilities- Unregulated Page 43 of 97 ORDINANCE NO. 2010-1300 Tract 3: Extended Care Facility / Convalescent / Nursing Home Educational Facility, College & University Educational Facility, Indoor Instruction Educational Facility, Primary & Secondary Government Facilities Health Care, Medical Clinics Parks Places of Worship Animal Care Facility, Indoor Art Studio / Gallery Commercial Amusements (C) Daycare, Commercial Drive-in / thru window*+ Dry Cleaners & Laundry* Health CIub / Sports Facility, Indoor+ Offices Personal Service Shop Printing / Copy Shop Restaurants Retail Sales & Service* Retail Sales & Service -- Alcohol* Scientific Testing / Research Laboratory Utility * Wireless Telecommunication Facilities- Intermediate* Wireless Telecommunication Facilities- Unregulated Tract 4: Extended Care Facility / Convalescent / Nursing Home Educational Facility, College & University Educational Facility, Indoor Instruction Educational Facility, Primary & Secondary Educational Facility, Tutoring Educational Facility, Vocational / Trade Government Facilities Health Care, Medical Clinics Parks Places of Worship Animal Care Facility, Indoor Art Studio / Gallery Daycare, Commercial Drive-in / thru window*+ Dry Cleaners & Laundry* Health Club / Sports Facility, Indoor+ Offices Personal Service Shop Printing / Copy Shop Radio / TV Station / Studios Page 7 Page 44 of 97 ORDINANCE NO. 2010-3300 Retail Sales & Service* Retail Sales & Service — Alcohol* Scientific Testing / Research Laboratory Utility * Wireless Telecommunication Facilities- Intermediate* Wireless Telecommunication Facilities- Major (C) Wireless Telecommunication Facilities- Unregulated Tract 5: Extended Care Facility / Convalescent / Nursing Home Educational Facility, College & University. Educational Facility, Indoor Instruction Educational Facility, Primary & Secondary Educational Facility, Tutoring Educational Facility, Vocational / Trade Government Facilities Health Care, Medical Clinics Parks Places ofWorship Animal Care Facility, Indoor Art Studio / Gallery Daycare, Commercial Drive-in / thru window* Offices Parking as Primary Use (C) Personal Service Shop Printing / Copy Shop Radio / TV Station / Studios Scientific Testing / Research Laboratory Utility * Wireless Telecommunication Facilities- Intermediate* Wireless Telecommunication Facilities- Major (C) Wireless Telecommunication Facilities- Unregulated Tract 6: Extended Care Facility / Convalescent / Nursing Home Educational Facility, College & University Educational Facility, Indoor Instruction Educational Facility, Outdoor Instruction Educational Facility, Primary & Secondary Educational Facility, Tutoring Educational Facility, Vocational / Trade Government Facilities Health Care, Hospitals Health Care, Medical Clinics Parks Places of Worship Animal Care Facility, Indoor Art Studio / Gallery Page 8 Page 45 of 97 ORDINANCE NO. 2010-3300 Page 9 Car Wash * Commercial Garden / Greenhouse / Landscape Maint.* Commercial Amusements* Conference / Convention Center Country Club Daycare, Commercial Drive-in / thru window Dry Cleaners & Laundry Fraternal Lodge Fuel Sales* Health Club / Sports Facility, Indoor+ Health Club / Sports Facility, Outdoor Hotels Night Club. Bar or Tavern (C) Offices Parking as Primary Use Personal Service Shop Printing / Copy Shop Radio / TV Station / Studios Restaurants Retail Sales — Single Tenant over 50,000 SF Retail Sales & Service* Retail Sales & Service — Alcohol* Theater Storage, Self Service Vehicular Sales, Rental, Repair and Service* Scientific Testing / Research Laboratory Utility * Wireless Telecommunication Facilities- Intermediate* Wireless Telecommunication Facilities- Major (C) Wireless Telecommunication Facilities- Unregulated Tract 7: Extended Care Facility / Convalescent / Nursing Home Educational Facility, College & University Educational Facility, Indoor Instruction Educational Facility, Primary & Secondary Educational Facility, Tutoring Educational Facility, Vocational / Trade Government Facilities Health Care, Medical Clinics Parks Places of Worship Animal Care Facility, Indoor Art Studio / Gallery Car Wash * Commercial Garden / Greenhouse / Landscape Maint.* Commercial Amusements* Daycare, Commercial Page 46 of 97 ORDINANCE NO. 2010-3300 Page 10 Drive-in / thru window* Dry Cleaners & Laundry Fuel Sales* Health Club / Sports Facility, Indoor+ Hotels Night Club. Bar or Tavern (C) Offices Personal Service Shop Printing / Copy Shop Radio / TV Station / Studios Restaurants Retail Sales -- Single Tenant over 50,000 SF Retail Sales & Service* Retail Sales & Service — Alcohol* Theater Scientific Testing / Research Laboratory Utility * Wireless Telecommunication Facilities- Intermediate* Wireless Telecommunication Facilities- Major (C) Wireless Telecommunication Facilities- Unregulated Land Use with Supplemental Standards (Refer to Article 5 of the Unified Development Ordinance) Drive-in / thru windows shall be limited to not include restaurants and Health clubs are limited to 20,000 s.f. Health Clubs are limited to 20,000 square feet and Restaurant Drive-Thru permitted only on portion of Tract 2 previously zoned C-1 General Commercial C) Conditional Use Permit Access Driveway locations limited to those shown on the Concept Plan for Tracts 1 and 4, and exclude any further driveway access to Rock Prairie Road or State Highway 6, except where a an existing access easement is located on Tract 2 providing cross access with the adjacent property owner. All access points will have to meet any conditions required by a revised Transportation Impact Analysis. Architectural Design Structures on Tracts 2, 3, 5, and the first 400 feet from Rock Prairie Road on Tract 4, the buildings architecture, styles, and facades ofthe structures will be similar to and consist of similar materials of those present in the neighborhoods located across Rock Prairie Road. The roof pitch is 4:12. The architectural standards for Tract 4 and along Rock Prairie Road extend a minimum of 400 feet from Rock Prairie Road and relate to the "first layer" of buildings off of Rock Prairie Road, regardless of the distance from Rock Prairie Road. The architectural and height limitations in this PDD are included to create the desired character along the Rock Prairie corridor in that area. The Hospital buildings will meet ail minimum ordinance requirements besides those granted as meritorious modifications. The following information relates to the architectural design on Tract 1— the hospital building: Exterior materials of the front elevation's two-story base will include stone, brick and glass. The addition of architectural metal panels will complete the material pallet for the upper three floors. A strong vertical motif is developed with the stone pillars along the two-story lobby/waiting concourse. The stone pillars are six feet wide and occur along the concourse on 15 -foot centers. The space between the pillars is recessed 18 inches and in -filled with glass curtain wall providing a regular pattern of articulation along the two-story Page 47 of 97 ORDINANCE NO. 2010-3300 Page 11 base. The extension of the Gift Shop, Entry Vestibule and Chapel outward along the concourse will provide additional articulation elements. On the upper three floors the windows will protrude outward from the building three feet continuing the articulation of the facade of the building. Lighting The Concept Plan includes restrictions on site lighting such that Tracts 2-5 will be limited to a maximum mounting height of 12 feet and Tracts 1, 6, and 7 will be limited to a maximum mounting height of 30 feet. The zoning provides for a more residential scale of lighting on the tracts identified as either General Suburban or Suburban Commercial and allows for the higher intensity commercial areas to use a type of lighting more appropriate to a general commercial development. Drainage & Stormwater The Concept Plan includes a wet pond on site for increased water quality and includes the following information regarding the wet pond: This best management practice (BMP) will treat the entire site ofTract 1 for water quality and provide approximately 93% total suspended solids (TCC) removal efficiency. In addition to provide water quality, the pond will also detain the 2-, 10-, 25-, and 100- year storm events. The pond will also serve as an aesthetic landscape feature and serve as the main focal point as you enter the site. Stormwater run-off from the developed portions of the site will be collected in roof drains, area inlet and curb inlets. The captured stormwater will be conveyed in below -grade storm sewer conduit to the earth - wall wet pond providing both detention and water quality. The wet pond will also serve as a source of landscape irrigation water, ensuring the re -use of the stormwater at least once. Base Zoning and Meritorious Modifications C-1 General Commercial is the base, underlying zoning district for standards not identified in the PDD. At the time of site plan and plat, the project will need to meet all applicable site, architectural and platting standards required by the Unified Development Ordinance except where meritorious modifications are granted with the PDD zoning. Meritorious Modifications Granted: 1. Section 7.2.1 "Number of Off -Street Parking Spaces Required" of the Unified Development Ordinance The following are the modified parking requirements: CUse... '' , C 'wXKt"¢z' 2a a , R:Ir' f'' - ... rill ,wr ..' paced[ rti 11 ^C'+' 9 f":n" ..i'Yi' r! •, , } O,Re. iffir ent. q Day Care Center 250 s.f. 0.8 1 Hospital Bed 2 As determined by the Administrator Medical or Dental Clinic < 20,000 s.£ 200 s.f. 0.8 1 Office Building 250 s.f. 0.875 1 In addition, any use not specifically listed shall refer to the Unified Development Ordinance and may be reduced by 20%. 2. Section 7.2.0 "Dimensions & Access" of "Off -Street Parking Standards" The minimum parking space size is not less than nine feet by eighteen feet six inches (9'x18.5'). Page 48 of 97 ORDINANCE NO. 2010-3300 3. Section 5.4 "Non -Residential Dimensional Standards" of the Unified Development Ordinance The following are the setbacks and height limitations for Tracts 1-7: Page 12 tirggil.._.-: e ra< c. _CP F , r: u -.x, Min. Lot Area None None None None None None None Min. Lot Width N/A 24' 24' 24' 24' 24' 24' Min. Lot Depth N/A 100' 100' 100' 100' 100' 100' Min. Front Setback 50' 35' 35' 35' 24' 35' 35' Min. Side Setback 50' 15' 15' A)(B) A)(B) A)(B) A)(B) Min. S.S. Setback 25' 25' 25' 15' 15' 15' 15' Min. Rear Setback 25' 25' 25' 15' 15' 15' 15' Max. Height 6 stories 96') 2 stories 30') 2 stories 30') 4 stories 50') (D) 2 stories 30') (C) 4 stories 50') 4 stories 50') C — Single- Family Height /Setback applies. D — Buildings located on Tract 4 shall be limited to a maximum of2 stories from Rock Prairie Road to a depth of500 feet. Beyond the 500 feet heights may rise to 3 stories and buildings adjacent to Tract 1 shall be allowed to be up to 4 stories. 4. Section 7.3.C.7 "Geometric Design of Driveway Access" of the Unified Development Ordinance The modification allows for medians within driveways. The total pavement width (minus the median) will be in the range of 24 and 36 feet. At the time of site plan, all drives will be designed to the satisfaction of the Fire Department and meet minimum sight distance requirements. 5. Section 7.4 "Signs" of the Unified Development Ordinance A special sign package is permitted for Tract 1, the hospital property, and is attached as a part of "EXHIBIT G." The proposal includes 29 signs that, due to their size, are considered freestanding signs by the Unified Development Ordinance. In addition, the hospital is permitted to utilize their corporate logo flag alongside the Country and State flags. Each tract (Tracts 2-7) is permitted only one freestanding sign and the maximum height is 16 feet (relating to the height ofthe primary sign for the hospital tract). All other sign standards will be those ofthe C-1 General Commercial zoning district, with the exception that freestanding signs will not be permitted on Tracts 4 and 5 low profile only), and roof signs will not be permitted on Tracts 2-5. 6. Section 7.9 B.3 "Building Materials" of the Unified Development Ordinance Up to 30% high-grade architectural metal is permitted on the hospital structure on Tract 1. Metal is limited on other structures to a maximum of 15%. In addition, each tract shall meet the highest architectural standards of the Unified Development Ordinance, architectural standards for building plots over 150,000 square feet of building area (regardless of the building sizes constructed). 7. Section 7.9.E.3 " Additional Standards for 50,000 s.f. or Greater" "Landscaping" of the Unified Development Ordinance Trees generally required to be planted in tree wells within a sidewalk along primary facades are permitted to be planted in landscape areas instead. Shade structures or plantings shall be located along the sidewalks. 8. Section 7.9.F.4 "Additional Standards for 150,000 s.f. or Greater of the Unified Development Ordinance Parking screening berms are not required for parking areas located beyond 100 feet from the public right-of- way if the area between the parking and the right-of-way remains as open space. The parking shall be screened using another method such as landscaping. Page 49 of 97 ORDINANCE NO. 2010-3300 Page 13 9. Table V "Streets and Alleys" of the Bryan/College Station Unified Design Guidelines A 2 -lane Major Collector right-of-way width of 60 feet (Scott & White Drive, Medical Avenue, Healing Way) is permitted with bike lanes. The 4 -Lane Major Collector (Lakeway) is permitted to have a right-of-way width of 80 feet with bike lanes. Specific Conditions of Zoning: Tracts 2-7 will require approved revised Concept Plans prior to site plan approval or the issuance of permits for development ofthe property. Tracts 2-7 will need to provide proof of adequate public facilities, including sewer service, prior to approval ofrevised Concept Plans on those tracts. An additional Traffic Impact Analysis (TIA) will be required with Concept Plans for Tracts 2-7. Development resulting in the additional allocated trips, as described in the staffreport, be limited to Tracts 6 or 7. No additional trips shall be generated by development on Tracts 2, 3, 4, or 5 without the development of a revised TIA and associated improvements on Rock Prairie Road. Ifthe Spring Creek District Plan is completed prior to revised Concept Plans being approved for Tracts 2-7, those Concept Plans will need to be in compliance with the district plan. At the time of site plan, all drives are designed to the satisfaction of the Fire Department and meet minimum sight distance requirements. The alignment ofLakeway Drive will be such that it provides access to both the adjacent tracts currently owned by Wheeler and Perry). The roads and utilities projecting from Medical Avenue to the adjacent property to the east (through Tract 5) will be built with the first phase ofroad and utility construction. Page 50 of 97 ORDINANCE NO. 2010-3300 EXHIBIT "D" Page 15 Page 51 of 97 ORDINANCE NO. 2010-3300 EXHIBIT "E" Page 16 Page 52 of 97 zoningDlstrlcts A— A- OR R —1 R -1B R — 2 Agricuttural Open RuraFResdentia! S b aliSingleFamilyResldetli& Sunrie Fant Residentlal Duplex Residenliel R - 3 Townhouse R — 4' Multi Farnlly R — 6 High Density rlulti-Famiy R — 7 Manulactured Hanes Park A— P Mrnu' stretive&Professicnat C-1 GeneralCattmerotal C — 2 Cunmerclal-Industrial C-3 M-1 M-2 C—U R&D P -MUD PDD Light Commercial Light Industrial Heavy Industrial Ccfege and :University Research and Development Planned Mixed-Use.Development Planaed.Devetopment District WPC NG -1 NG— 2 NG -3 OV RDD KO Wolf Pen Creek pev, Corridor Core NarMgate bnsitiienal Northgate ResidentialNerthgate Carrldor Overlay Redevelopment .DlstdGh Kreriek Tap.Overlay r' DEVELOPMENT REVIEW SCOTT & WHITE HOSPITAL Case: 10-189 REZONING A,, . I, ISIHX' 3 0 m 0 oocc-oroz Page 53 of 97 ORDINANCE NO. 2010-3300 EXHIBIT "G" See Attached Scott & White Proposal Page 18 Page 54 of 97 Planned Development District Submitted to: 4--/P CITY OF COT :T.FGE STATION Prepared for: 2401 South 31st Street Temple, Texas 76508 August 25, 2010 Revised: October 11, 2010 October 25, 2010 October 28, 2010 November 12, 2010 Prepared by: JACOBS 2705 Bee Cave Road, Suite 300 Austin, Texas 78746 Page 55 of 97 PROJECT DESCRIPTION EXECUTIVE SUMMARY Tract 1 A new, 330,000 -square -foot (SF), five -story (plus mechanical penthouse), freestanding, 143 -bed acute care Scott & White Hospital at College Station and a 10,000 -square -foot (SF) Central Utility Plant (CUP) is planned at the Southeast intersection of Rock Prairie and Highway 6. The proposed Hospital tract (Tract 1) will encompass approximately 38.9 -acres of the 97.9 -acre site. A separate 150,000 -square -foot (SF), five -story, Clinic building is planned to be constructed adjacent to the Hospital. The future Clinic will connect to the Hospital northwest corner of the first level only. The facility will have five use -categorized entries to the facility including a main entrance for visitors, a staff entry, a delivery entrance, an ambulance Emergency Department (ED) entrance and a walk-in ED entrance. There will be a circulation drive around the Hospital and clinic that will provide access from these primary entry points. Much of the required parking, 880 spaces (two per bed and four per 1,000 SF of clinic) will be inside of the circulation drive with minimal crossing of driveways. The Hospital will be designed to accommodate expansion at a later date; a one-story expansion at the east side; a two-story expansion at the south side; and a three-story addition at the west end. In addition, a future clinic and/or medical office building is proposed for up to five stories east of the clinic. This future square footage will be approximately 350,000 square feet. The bed units will be provide for: Intensive Care (ICU) providing continuous observation of high acuity patients; Neonatal Intensive Care (NICU) providing that same level of care for infants; Post Partum Unit; Intermediate Care Unit (IMCU); and Medical/Surgical (M/S) Unit. Patient rooms will be private and there will be a minimum of one isolation room per unit and two for every 24 beds in M/S. The Hospital will contain required ancillary and support departments. The ED will contain exam rooms and treatment bays. Imaging will contain treatment modalities required for an acute care facility, including general radiology, CT and MRI. Space' is allocated in the Hospital for a PET scanner. At opening this modality will be provided with a mobile unit. Along with eight operating rooms in the Surgical Department there will be cardiac catheterization labs, endoscopic procedure rooms and a procedure center for EEG's and EKG's. Laboratory and pharmacy space will be provided to support patient needs. The hospital will contain a full-service kitchen to support the patients, staff and visitors and a dining room. The design will include kitchen and support equipment. Administrative services and an Education/ Conference Center will also be included. The 10,000 SF CUP will be in a separate structure adjacent to the Hospital. Exterior materials of the front elevation's 2 -story base will include stone, brick and glass. The addition of architectural metal panels will complete the material pallet for the upper three floors. A strong vertical motif is developed with the stone pillars along 2 story lobby/waiting concourse. The stone pillars are 6 ft wide and occur along the concourse on 15 ft centers. The space between the pillars is recessed 18" and in -filled with glass curtain wall providing a regular pattern of articulation along the 2 story base. The extension of the Gift Shop, Entry Vestibule and Chapel outward along the concourse will provide additional articulation elements. On the upper three floors the windows will protrude outward from the building 3 ft continuing the articulation of the fagade of the building. The 30 -foot horizontal module and the 16 -foot floor -to -floor height allows for windows and door openings to work well with standard masonry dimensions at all levels. At the building base, the openings are recessed into the brick and stone. The 2 -story lobby/waiting area will be the focal point for public interaction, with clinical patient areas designed to have animated features and varying heights working within the vertical and horizontal module. Page 56 of 97 Canopies will be simple horizontal elements with a metal panel fascia, serving as an icon that becomes recognizable at the public entries. This element will float over the length of the lobby area. Outdoor areas will include the healing garden and exterior waiting areas, featuring trellises to provide sun protection. Tracts 2-7 These tracts will be available for future development and entitled . by this PDD and will require approved revised Concept Plans prior to site plan approval or the issuance of permits for development of the property. Tracts 2-7 will need to provide proof of adequate public facilities, including sewer service, prior to approval of revised Concept Plans on those tracts. An additional Traffic Impact Analysis (TIA) will be required with Concept Plans for Tracts 2-7. Development resulting in the additional allocated trips, as described in the staff report, be limited to Tracts 6 or 7. No additional trips shall be generated by development on Tracts 2, 3, 4, or 5 without the development of a revised TIA and associated improvements on Rock Prairie Road. If the Spring Creek District Plan is completed prior to revised Concept Plans being approved for Tracts 2-7, those Concept Plans will need to be in compliance with the district plan. CIVIL/ SITE The development of this site will be subject to the rules and regulations established by the City of College Station except as amended here in this PDD; the Environmental Protection Agency (EPA); the Texas Commission on Environmental Quality (TCEQ); the Texas Department of Licensing and Regulation (TDLR); Rockford Energy, due to their lease rights of the existing oil well at the northeast corner of the site; Bryan Texas Utilities (BTU), College Station Electric (CS Electric) and Atmos Energy. This project site is comprised of numerous existing tracts and an existing oil well within the site. The site has an existing road, Old Rock Prairie, which will be removed, and overhead electric lines running through the middle that will be relocated. It is covered with natural grass vegetation and has three buildings that will be demolished. No portion of the site is within existing Federal Emergency Management Agency (FEMA) floodplain. The site topography falls from north to south with average slopes on the range of two percent to four percent. The soils and geotechnical site conditions have been described in a geotechnical report previously prepared. A revised geotechnical report and pavement recommendations will be prepared by Terracon who has been retained by the Owner. Future neighbors include the residential subdivision to the north and undeveloped property to the east, neither of which currently have a direct connection to the proposed project. Zoning Current zoning will be changed to Planned Development District (PDD) utilizing a base zoning of C-1 general commercial). The PDD zoning ordinance will be written to support variances to the base zoning of C-1 for a building height maximum of six stories, landscape, signage, lighting, thoroughfare plan and parking. Thoroughfare Plan and Access Access to the site will be provided from two existing roads, Rock Prairie Road and the northbound Highway 6 frontage road, as well as four proposed roads as required by the City's Thoroughfare Plan: Medical Avenue, Scott & White Drive, Healing Way, and Lakeway Drive as this site is within part of the City's Thoroughfare Plan. Parking Parking for the new development will be provided on surface parking lots. The main circulation drives will be heavy duty concrete or asphalt pavement and the parking areas will be light duty concrete or asphalt pavement. Driveways from public streets, loading areas, ambulance drives, service courts and paved areas under canopies will be concrete or asphalt pavement. At the time of site plan, all drives Page 57 of 97 are designed to the satisfaction of the Fire Department and meet minimum sight distance requirements. Stormwater Stormwater runoff from these developed portions of the site will be collected in roof drains, area inlets and curb inlets. The captured stormwater will be conveyed in below -grade storm sewer conduit to an earth -wall wet pond providing both detention and water quality. Detention is required in the City and providing water quality will be an added benefit to the environment. The wet pond will also serve as a source of landscape irrigation water thus ensuring re -use of the stormwater-at least once. Wastewater Service Wastewater will be collected from the site through a system of gravity lines leading to a lift station, which will pump to an existing on-site manhole. The City has verified limited existing capacity for wastewater service to this site. The City is currently undertaking wastewater studies to master plan wastewater service for the entire system in this region. Water Service Initial meetings with City engineers have dictated the design of the water system, which is sized to serve the site with a looping water line around both the Hospital and Clinic. Proper placement of fire hydrants will meet the fire protection requirements necessary for this project. The fire lanes of at least 23 feet (face of curb) in width and parking lot radii of 25 feet will be provided to give adequate access to the new facilities. AS this site is part of a City Water Master Plan an 18 inch waterline will be installed along the Highway 6 frontage Road. Electric Service Routed across the site is Old Rock Prairie and overhead electric lines. The existing road will be abandoned but the overhead electric lines will be relocated. Both CS Electric and BTU have lines that must be relocated to the frontage road of Highway 6. Natural Gas Service This site is served by Atmos Energy. A new service line will be extended to the site along the frontage road of Highway 6. From this service line, a feed will be extended to serve the Hospital and clinic and a feed will be extended to the CUP. Telecommunications Service This site is served by Suddenlink and all components to serve this site will be installed to their standards. LANDSCAPE The design focus for the project will be to provide landscaped entries, landscape areas defining parking areas, and islands within the parking lots with shade trees and lining pedestrian isles. In addition, irrigation may be provided through the collection of rainwater harvesting and air conditioning condensation collection and distributed in best management practices for irrigation system to reduce water costs. Project design elements include planting a Texas vernacular landscape utilizing native and adaptive native plant material, the use of indigenous hardscape materials, such as Austin Stone and decomposed granite. Other hardscape materials will be proposed, such as concrete or concrete pavers, cast stone planters of various sizes to display seasonal color, water features (either self contained pumping system or pool design), and tree grates for planting trees in pavement. These materials will create shaded walkways, benches for the exterior of the building, arbors in the courtyards and moveable tables and chairs to provide seating for the courtyard spaces. At least two proposed courtyard spaces located adjacent to the proposed Hospital building are being planned at easily accessible locations for patients, their families and staff. The courtyards will be designed to address the needs of this special user group and pedestrian flow patterns. The main areas of this design focus include a healing garden and outdoor waiting plazas. Page 58 of 97 WAYFJNDING A complete wayfinding package will be developed to meet Scott & White standards. Exterior sign types include, but not limited to, an Illuminated entry monument, secondary monument, primary hospital building mounted identification, building top identification logo, emergency identification on building, vehicular and pedestrian directional signage, and parking lot identification. Interior sign types include, but not limited to, information kiosk, mission statement, building directory host, directionals, room identification, room numbers, restroom identification, interpretative services sign, elevator fire evacuation and stair identification. Page 59 of 97 DEVELOPMENT STANDARDS The development of this site will be subject to the rules and regulations established by the City of College Station for the C-1 Base Zoning except as amended here: Article 5. District Purpose Statements and Supplemental Standards 5.3 Non -Residential Zoning Districts B. General Commercial (C-1) This district is designed to provide locations for general commercial purposes, that is, retail sales and service uses that function to serve the entire community and its visitors. 5.4 Non -Residential Dimensional Standards The following table establishes dimensional standards that shall be applied within the Non -Residential Zoning Districts, unless otherwise identified in this UDO: Non -Residential Zoning Districts Tract 1 Tract 2 Tract 3 Tract 4 Tract 5 Tract 6 Tract 7 Min. Lot Area None None None None None None None Min. Lot Width N/A 24' 24' 24' 24' 24' 24' Min. Lot Depth N/A 100' 100' 100' 100' 100' 100' Min. Front Setback 50' 35' 35' 35' 24' 35' 35' Min. Side Setback 50' 15' 15' A)(B) A)(B) A)(B) A)(B) Min. St. Side Setback 25' 25' 25' 15' 15' 15' 15' Min. Rear Setback 25' 25' 25' 15' 15' 15' 15' Max. Height(95 6 Stories feet) 2 Stories 30 feet) 2 Stories 30 feet) 4 Stories 50 f( D) 2 Stories C) 4 Stories 50 feet) 4 Stories 50 feet) Notes: A) A minimum side setback of 7.5 feet shall be required for each building or group of contiguous buildings. B) Lot line construction on interior lots with no side yard or setback is allowed only where the building is covered by fire protection on the site or separated by a dedicated public right-of-way or easement of at least 15 feet in width. C) See Section 7.1.H, Height. (below) D) Buildings located on Tract 4 shall be limited to a maximum of 2 stories from Rock Prairie Road to a depth of 400 feet. Beyond the 400 feet heights may rise to 3 stories and buildings adjacent to Tract 1 shall be allowed to be up to 4 stories. 5.5 Planned Districts (P -MUD and PDD) A. The Planned Mixed -Use District (P -MUD) and the Planned Development District (PDD) are intended to provide such flexibility and performance criteria which produce: 1. A maximum choice in the type of environment for working and living available to the public; 2. Open space and recreation areas; 3. A pattern of development which preserves trees, outstanding natural topography and geologic features, and prevents soil erosion; 4. A creative approach to the use of land and related physical development; 5. An efficient use of land resulting in smaller networks of utilities and streets, thereby lowering development costs; 6. An environment of stable character in harmony with surrounding development; and Page 60 of 97 7. A more desirable environment than would be possible through strict application of other sections or districts in this UDO. C. Planned Development District (PDD) The purpose of the Planned Development District is to promote and encourage innovative development that is sensitive to surrounding land uses and to the natural environment. If this necessitates varying from certain standards, the proposed development should demonstrate community benefits. The PDD is appropriate in areas where the land use plan reflects the specific commercial, residential, or mix of uses proposed in the PDD. A PDD may be used to permit new or innovative concepts in land utilization not permitted by other zoning districts. While greater flexibility is given to allow special conditions or restrictions that would not otherwise allow the development to occur, procedures are established to insure against misuse of increased flexibility. Article 6. Use Regulations 6.2 Types of Use C. Use Table Except where otherwise specifically provided herein, regulations governing the use of land and structures with the various zoning districts and classifications of planned developments are hereby established as shown in the following Use Table. 1. Permitted Uses A "P" indicates that a use is allowed by right in the respective district. Such uses are subject to all other applicable regulations of this UDO. 2. Permitted Uses Subject to Specific Standards A "P*" indicates a use that will be permitted, provided that the use meets the provisions in Section 6.3, Specific Use Standards. Such uses are also subject to all other applicable regulations of this UDO. 3. Conditional Uses A "C" indicates a use that is allowed only where a conditional use permit is approved by the City Council. The Council may require that the use meet the additional standards enumerated in Section 6.2, Specific Use Standards. Conditional uses are subject to all other applicable regulations of this UDO. USE TABLE Non -Residential Districts Specific Uses Tract 1 Tract 2 Tract 3 Tract 4 Tract 5 Tract 6 Tract 7 RESIDENTIAL Boarding & Rooming House Extended Care Facility / Convalescent / Nursing Home P P P P P P P Dormitory Duplex Fraternity / Sorority Manufactured Home Mufti -Family Multi -Family built prior to January 2002 Single -Family Detached Townhouse PUBLIC, CIVIC AND INSTITUTIONAL Educational Facility, College & University P P P P P P P Educational Facility, Indoor Instruction P P P P P P P Page 61 of 97 Educational Facility, Outdoor Instruction P P Educational Facility, Primary & Secondary P P P P P P Educational Facility, Tutoring P P P P Educational Facility, Vocational / Trade P P P P P Governmental Facilities P P P P P P Health Care, Hospitals P P Health Care, Medical Clinics P P P P P P P Parks P P P P P P Places of Worship P P P P P P COMMERCIAL, OFFICE AND RETAIL Agricultural Use, Barn or Stable for Private Stock Agricultural Use, Farm or Pasturage Agricultural Use, Farm Product Processing Animal Care Facility, Indoor P P P P P P Animal Care Facility, Outdoor Art Studio / Gallery P P P P P P Car Wash P* P* Commercial Garden / Greenhouse / Landscape Maint. P* P* Commercial Amusements C C P* P* Conference / Convention Center P Country Club P Day Care, Commercial P P P P P P Drive-in / thru window P*# P*+ P*+ P* P P Dry Cleaners & Laundry P* P* P* P P Fraternal Lodge P Fuel Sales P* P* Funeral Homes Golf Course or Driving Range Health Club / Sports Facility, Indoor P# P+ P+ P P Health Club / Sports Facility, Outdoor P Hotels P P Night Club, Bar or Tavern C C Offices P P P P P P P Parking as a Primary Use C P Personal Service Shop P P P P P P Printing / Copy Shop P P P P P P Radio / TV Station / Studios P P P P Restaurants P P P P Retail Sales - Single P P Page 62 of 97 Tenant over 50,000 SF Retail Sales and Service P* P* P* P* P* Retail Sales and Service - Alcohol P* P* P* P* P* Sexually Oriented Business (SOB) Shooting Range, Indoor Theater P P Retail Sales, Manufactured Homes Storage, Self Service P Vehicular Sales, Rental, Repair and Service P* Wholesales / Services Bulk Storage Tanks / Cold Storage Plant Industrial, Light Industrial, Heavy Recycling Facility - Large Salvage Yard Scientific Testing / Research Laboratory P P P P P P P Storage, Outdoor - Equipment or Materials Truck Stop / Freight or Trucking Terminal Utility P* P*. P* P* P* P* Warehousing / Distribution Waste Services Wireless Telecommunication Facilities -- Intermediate P* P* P* P* P* P* P* Wireless Telecommunication Facilities - Major C C C C Wireless Telecommunication Facilities - Unregulated P P P P P P Multi -family residential uses located in stories or floors above retail commercial uses are permitted by right. District with Supplemental Standards (Refer to Article 5). Drive-in / thru windows shall be limited to not include restaurants and Health clubs are limited to 20,000 s.f. Health clubs are limited to 20,000 s.f. and Drive-in / thru windows shall be limited to only the area identified as C-1 Zoning. 6.4 Accessory Uses A. Accessory Uses Accessory uses are allowed with permitted, established primary structures and uses subject to the following: 1. The use or structure is subordinate to and serves a primary use or principal structure; 2. The accessory use shall be subordinate in area, extent, and purpose to the primary use served; 3. The accessory use shall contribute to the comfort, convenience, or necessity of occupants of the primary use served; 4. The accessory use shall be located within the same zoning district as the primary use is permitted; and Page 63 of 97 5. Accessory uses located in residential districts shall not be used for commercial purposes other than permitted home occupations. B. Accessory Structures 1. No accessory structure shall be erected in any required setback area. Excluded from this requirement is any portable storage building or structure if the Building Official has determined that it does not require a Building Permit. 2. On lots with approved rear access all setbacks shall be measured from the nearest boundary of the access easement or alley. On all other Tots rear setbacks shall be measured from the rear property line. In no event shall more than 30 percent of the rear yard area (that portion of the yard between the rear setback line of the principal structure and the rear property line) be covered with accessory buildings, structures, or uses. 3. The following restrictions shall apply to accessory buildings, structures, or uses other than garages, carports, and living quarters for family or servants: a. A minimum rear setback of 15 feet; and, b. A maximum building eave height of eight feet (8'). Article 7. General Development Standards 7.1 General Provisions D. Required Yards (Setbacks) 3. Features Allowed Within Required Yards The following features may be located within a required yard but may be subject to additional regulations applied herein: o. Signage as indicated on the Proposed Signage Plan Exhibit. H. Height 1. Building Height Building height refers to the vertical distance measured from the finished grade, or the base flood elevation where applicable, and the following points: a. The average height level between the eaves and ridge line of a gable, hip, or gambrel roof; b. The highest point of a mansard roof; or c. The highest point of the coping of a flat roof. 2. Single Family Protection a. With the exception of Tract 1, no multi -family or nonresidential structure shall be located nearer to any property line adjacent to or across the street from a single-family use or townhouse development than a horizontal distance (B to C) of twice the vertical distance height, A to B) of the structure as illustrated in the graphic below. A b. No additional multi -family or non-residential structures shall penetrate an imaginary line, illustrated by the inclined plane in the graphic above, connecting points A and C. c. Calculation of the height limits shall be to the highest point of the structure. Equipment such as satellite dishes and heating and air conditioning units may be installed on top of buildings provided that they are screened from horizontal view and included in the height limitations. d. Unless otherwise stated in this PDD, the height limitations herein shall not apply to any of the following: Page 64 of 97 1) Utility structures such as elevated water storage tanks and electrical transmission lines; 2) Architectural elements such as flagpoles, belfries, cupolas, spires, domes, monuments, chimneys, bulkheads, elevators, or chimney flues; or any other similar structure extending above the roof of any building where such structure does not occupy more than 33 percent of the area of the roof; or 3) Residential radio/television receiving antennas. 3. Maximum Building Heights a. Tract 1: 6 stories (96 feet) b. Tract 2: 2 stories (30 feet) c. Tract 3: 2 stories (30 feet) d. Tract 4: 4 stories (50 feet); Buildings located on Tract 4 shall be limited to a maximum of 2 stories from Rock Prairie Road to a depth of 400 feet. Beyond the 400 feet heights may rise to 3 stories and buildings adjacent to tract 1 shall be allowed to be up to 4 stories. e. Tract 5: per UDO A -P zoning requirements. f. Tract 6: 4 stories (50 feet) g. Tract 7: 4 stories (50 feet) 7.2 Off -Street Parking Standards B. Off -Street Parking Spaces Required 2. Where off-street parking facilities are provided in excess of the minimum amounts specified by this Section, or when off-street parking facilities are provided but not required, said off- street parking facilities shall comply with the minimum requirements for parking and maneuvering space as specified in this Section. C. Dimensions and Access This Section applies to any development or redevelopment of uses other than single-family residential, duplexes, or townhouses unless otherwise noted. 1. Each off-street parking space for automobiles shall have an area of not less than nine by eighteen feet six inches (9' x 18'-6") and each stall shall be striped. This standard shall apply for off-street parking for all uses. 2. An 18 -foot paved space (90 degree only) may be utilized where the space abuts a landscaped island with a minimum depth of four feet (4'). An 18 -foot space may also be used when adjacent to a sidewalk provided that the minimum width of the sidewalk is six feet. 5. All parking spaces, aisles, and modules shall meet the minimum requirements, as shown in the following table. All dimensions are measured from wall to wall, or stripe to stripe. ARKING SPACE AND AISLE DIMENSIONS E. Interior Islands 1. All interior islands shall be evenly distributed throughout the interior of the parking area. 2. For every fifteen (15) interior parking spaces, 180 square feet of landscaping must be provided somewhere in the interior rows of the parking lot. Interior island areas may be grouped and configured as desired provided that circulation aisles remain clear and the minimum island area is not less than 180 square feet. Interior islands may have sidewalks through them. I. Number of Off -Street Parking Spaces Required S. When the developer of a large-scale development can demonstrate that such development will require fewer parking spaces than required by the standards of this Section, the Administrator may permit a reduction in the number of required parking spaces for the A B C D E F Angle degrees) Width of stall Depth of stall 90° to aisle Width of aisle Width of stall parallel to aisle Module width One way Two way One way Two way All Tracts 90 9 feet 18.5 feet 23.0 feet 23.0 feet 9.0 feet 60 60 E. Interior Islands 1. All interior islands shall be evenly distributed throughout the interior of the parking area. 2. For every fifteen (15) interior parking spaces, 180 square feet of landscaping must be provided somewhere in the interior rows of the parking lot. Interior island areas may be grouped and configured as desired provided that circulation aisles remain clear and the minimum island area is not less than 180 square feet. Interior islands may have sidewalks through them. I. Number of Off -Street Parking Spaces Required S. When the developer of a large-scale development can demonstrate that such development will require fewer parking spaces than required by the standards of this Section, the Administrator may permit a reduction in the number of required parking spaces for the Page 65 of 97 development. Such a reduction in parking spaces shall be justified through the development of a parking study prepared by a professional engineer or transportation planner and submitted to the Administrator. The balance of the land necessary to meet these requirements shall be held in reserve as an undeveloped area, to meet any future needs generated by an expansion of the business, a change in land use, or underestimated parking demand; MINIMUM OFF-STREET PARKING REQUIREMENTS Use Unit Spaces/ Unit Plus Spaces For: Day Care Center 250 s.f. 8 Hospital As determined by the Administrator 2/Bed Medical or Dental Clinic < 20,000 s.f. 200 s.f. 8 Office Building 250 s.f. 875 s.f." = square footage. All unpaved spaces shall be shown on site plan and organized for efficient traffic circulation using wheel stops and other appropriate measures as required by the Administrator. No more than 25% of any shopping center square footage shall be utilized for intense uses (uses that, individually, have a parking requirement greater than 1:250 in C-1 or C-3 and 1:350 in C-2) unless additional parking is provided in accordance with the above requirements for that square footage of such uses in excess of 25%. Any allowed uses not listed above shall refer to the City's UDO for parking requirements and may be reduced by 20%. K. Alternative Parking Plans 2. Applicability Applicants who wish to provide fewer or more off-street parking spaces than allowed above shall be required to secure approval of an Alternative Parking Plan, in accordance with the standards of this Section. The Administrator may require that an Alternative Parking Plan be submitted in cases where the Administrator deems the listed standard to be inappropriate based on the unique nature of the use or in cases where the applicable standard is unclear. 7.3 Access Management and Circulation C. Driveway Access Location and Design 2. Location of Driveway Access Driveway locations shall be as shown on the PDD Concept Site Plan for Tract 1 & 4. 7. Geometric Design of Driveway Access e. The maximum width of commercial driveway approaches for two-way operation shall not exceed thirty-six feet (36') of pavement, except that the Administrator may issue permits for driveway approaches greater than thirty-six feet (36') in width on major streets to handle special traffic conditions. The minimum width of commercial and multi- family driveway approaches for two-way operation shall be not less than twenty-four feet 24`) of pavement. Page 66 of 97 7.4 Signs C. Summary of Permitted Signs The following signs are permitted in the relevant zoning districts of the City: D. Prohibited Signs The following signs shall be prohibited in the City of College Station: 3. Inflated signs, pennants, tethered balloons, and/or any gas filled objects for advertisement, decoration, or otherwise, except as permitted in Section 7.4.P, Grand Opening Signs and Section 7.4.U, Special Event Signs. 5. Excluding the flags of any country, state, city, or school, are prohibited in residential zones and on any residentially -developed property (except when flags are used as subdivision signs). F. Sign Standards The following table summarizes the sign standards for the City of College Station: Sign Type Tract 1 Tract 2 Tract 3 Tract 4 Tract 5 Tract 6 Tract 7 Apartment/Condominium/ Manufactured Home Park Identification Signs Area Identification AsperPreliminarySiteSign LocationsPlan perUDO AsperPreliminarySiteSign LocationsPlan 16feet. AsperPreliminarySiteSign LocationsPIan Area Identification/ Subdivision Signs X X X X X X X Attached Signs X X X X X X X Commercial Banners X X X X X X Development Signs X X X X X X X Directional Traffic Control Signs X X X X X X X Freestanding Signs X X X Signs X X Home Occupation Signs Low Profile Signs X X X X X X X Non -Commercial Signs X X X X X X Real Estate, Finance, and Construction Signs X X X X X X X Roof Signs X X X D. Prohibited Signs The following signs shall be prohibited in the City of College Station: 3. Inflated signs, pennants, tethered balloons, and/or any gas filled objects for advertisement, decoration, or otherwise, except as permitted in Section 7.4.P, Grand Opening Signs and Section 7.4.U, Special Event Signs. 5. Excluding the flags of any country, state, city, or school, are prohibited in residential zones and on any residentially -developed property (except when flags are used as subdivision signs). F. Sign Standards The following table summarizes the sign standards for the City of College Station: Sign Type Max -mum Area Tract 1 s.€.)* Tracts 2-7 Maximum Height Tract 1 ft.) Tracts 2-7 Setback ROW Tract 1 From ft.) Tracts 2-7 Number Allowed Tract 1 Tracts 2-7 Area Identification AsperPreliminarySiteSign LocationsPlan perUDO AsperPreliminarySiteSign LocationsPlan 16feet. AsperPreliminarySiteSign LocationsPIan AsperPreliminarySiteSign LocationsPlan Signs Attached Signs Development Signs Residential Collector Street 0 0 Arterial Street a) a.) Freeway (As designated on Pk s Thoroughfare Plan) Directional Traffic Control Signs Freestanding Signs Page 67 of 97 Low Profile Signs In lieu of permitted Freestanding Sign) Real Estate, Finance, and Construction Signs Up to 150 -foot frontage Greater than 150 -foot frontage Roof Signs Except as provided for in Section 7.4.N.10, Freestanding Commercial Signs. The area of a sign is the area enclosed by the minimum imaginary rectangle or vertical and horizontal lines that fully contains all extremities (as shown in the illustration below), exclusive of supports. r7, -TOWS 1 IF WIDTH 4 1 MULTIPLE ELEMENTS wIDTH iJHANNEL J EPdeS LOGO 4- G. Area Identification and Subdivision Signs I. Area Identification Signs shall be permitted upon private property in any zone to identify multiple -lot subdivisions of 10 to 50 acres in size and subject to the requirements set forth in Section 7.4.F, Sign Standards above. Area Identification Signs may also be used within a Targe subdivision to identify distinct areas within that subdivision, subject to the requirements in Section 7.4.F, Sign Standards above. Page 68 of 97 3. Both Area Identification and Subdivision Signs must be located on the premises as identified by a preliminary or master preliminary plat of the subdivision. Subdivision Signs will be permitted only at major intersections on the perimeter of the subdivision (intersection of two collector or larger streets). At each intersection either one or two Subdivision Signs may be permitted so long as the total area of the signs does not exceed 150 square feet. Flags may be utilized in place of a Subdivision Identification Sign, but the overall height shall not exceed 20 feet and 25 square feet in area in a residential zone and 35 feet in height and 100 square feet in area in industrial or commercial districts. L. Directional Traffic Control Sign 1. Directional Traffic Control Signs may be utilized as traffic control devices in off-street parking areas subject to the requirements set forth in Section 7.4.F, Sign Standards above. 2. For multiple lots sharing an access easement to public right-of-way, there shall be only one directional sign located at the curb cut. 3. Logo or copy shall be less than 50% of the sign area. 4. No Directional Traffic Control Sign shall be permitted within or upon the right-of-way of any public street unless its construction, design, and location have been approved by the City Traffic Engineer. M. Flags 1. One freestanding corporate flag per premise, not to exceed 35 feet in height or 100 square feet in area, is allowed in multi -family, commercial, and industrial districts. 2. Flags used solely for decoration and not containing any copy or logo and located only in multi -family, commercial, and industrial districts or developments are allowed without a permit. In multi -family developments, such flags will be restricted to 16 square feet in area. In all permitted zoning districts such flags will be restricted to 30 feet in height, and the number shall be restricted to no more than 6 flags per building plot. N. Freestanding Commercial Signs 1. Any development with over 75 linear feet of frontage will be allowed one Freestanding Commercial Sign. All Freestanding Commercial Signs shall meet the following standards: a. Allowable Area Allowable Fronta • e Feet Area For Freestanding Signs Maximum Area s.f. Tract 1 Tracts 2-5 0-75 AsperConceptualSite SignLocationPlan PerUDO 76-100 101-150 151-200 201-250 251-300 301-350 351-400 401-450 451-500 501-550 551-600+ d. Allowable Height 1) The allowable height of a Freestanding Commercial Sign is determined by measuring the distance from the closest point of the sign to the curb or pavement edge and dividing this distance by two. No Freestanding Commercial Sign shall exceed 35 feet in height. 2) For the purposes of this Section, height of a sign shall be measured from the elevation of the curb or pavement edge. Page 69 of 97 3) For the purposes of this Section, the distance from curb shall be measured in feet from the back of curb or pavement edge to the nearest part of the sign. 5. A premise with more than 150 feet of frontage shall be allowed to use one Freestanding Commercial Sign or any number of Low Profile Signs as long as there is a minimum separation between signs of 150 feet. In lieu of one Low Profile Sign every 150 feet, hospital uses may have one low profile sign located at each driveway. 7. No more than one Freestanding Commercial Sign shall be allowed on any premises except when the site meets one of the following sets of criteria: a. The building plot, as recognized on an approved Plat or Site Plan, must be 25 acres or more in area with at least 1,000 feet of continuous unsubdivided frontage on any major arterial street or higher (as classified on the Thoroughfare Plan) toward which one additional Freestanding Commercial Sign may be displayed (see diagram below); or b. The Building plot, as recognized on an approved Plat or Site Plan, must be 15 acres or more in area with at least 600 feet of continuous unsubdivided frontage on any major arterial street or higher (as classified on the Thoroughfare Plan) and the site must have additional frontage on a street classified as a minor arterial or greater on the Thoroughfare Plan, toward which the additional Freestanding Commercial Sign may be displayed. T. Roof Signs 1. Signs mounted to the structural roof shall be regulated as Freestanding Commercial Signs. 7.5 Landscaping and Tree Protection C. Landscaping Requirements 1. The landscaping requirements shall be determined on a point basis as follows: a. Minimum Landscape Points required: 30 points per 1,000 square feet of site area; 1) Tract 1 requires 50,874 points [(1,695,791/1000 * 30] 2) Tracts 2-7 per UDO6 has no required landscaping 6. All new plantings must be irrigated. An irrigation system shall be designed so that it does not negatively impact existing trees and natural areas. Soaker hose and drip irrigation system designs shall be permitted. D. Streetscape Requirements 1. The streetscaping requirements shall be determined along all major arterials, freeways, and expressways as follows: a. Within 50 feet of the property line along the street, one canopy tree for every 25 linear feet of frontage shall be installed. Two non -canopy trees may be substituted for each one canopy tree; 1) Tract l: Rock Prairie frontage requires 4 canopy trees (102 I.f./25) 2) Tracts 2-7: Per UDO b. Canopy and non -canopy trees must be selected from the College Station Streetscape Plant List and may be grouped as desired; and c. One existing tree (minimum four -inch caliper) may be substituted for a new tree. Existing trees must be of acceptable health, as determined by the Administrator. 2. The streetscaping requirements shall be determined along all other roadways by the following: a. Within 50 feet of the property line along the street, one canopy tree for every 32 feet of frontage shall be installed. Two non -canopy trees may be substituted for one canopy tree; 1) Tract 1: Medical Avenue frontage requires 25 canopy trees (799 I.f./32) Scott & White Drive frontage requires 27canopy trees (867 I.f. /32) Page 70 of 97 Lakeway Drive frontage requires 26 canopy trees (828 I.f./32) Healing Way frontage requires 29 canopy trees (914 I.f./32) 2) Tracts 2-7: Per UDO b. Canopy and non -canopy trees must be selected from the Administrator's Streetscape Plant List and may be grouped as desired; and c. One existing tree (minimum four -inch caliper) may be substituted for a new tree. Existing trees must be of acceptable health, as determined by the Administrator. 3. Three hundred additional landscape points shall be required for every 50 linear feet of frontage on a right-of-way. Driveway openings, visibility triangles, and other traffic control areas may be subtracted from total frontage. The additional landscape points can be dispersed throughout the site. a. Tract 1 requires an additional 21,060 points [(3,510 I.f./50) * 300] b. Tracts 2-7 per UDO 7.9 Non -Residential Architectural Standards B. Standards for All Non -Residential Structures The following table summarizes the Non -Residential Architectural Standards for the City of College Station: 3. Building Materials 5) Stainless steel, chrome, standing sears metal and premium grade architectural metal may be used as an architectural accent and shall not cover greater than thirty percent 30%) of any facade for Tract 1 and 15% for Tracts 2-7. For Tracts all of 2-3 & 5, and within 400 feet of Rock Prairie Road of tract 4 the building architecture, styles and facades of the structures will be similar to and consist of similar materials as those present in the subdivisions across Rock Prairie Road (Stonebrook, etc), The pitch will be a minimum of 4:12, or as approved by the City's design review board. D. Additional Standards for 20,000 S.F. or Greater In addition to the standards set out in Section 7.9.B, the following shall apply to any single building or combinations of buildings of 20,000 gross square feet in area, whether connected or not, but determined to be a single building plot. E. Additional Standards for 50,000 S.F. or Greater In addition to the standards set out in this Section 7.9.B and 7.9.D, the following shall apply to any single building or combinations of buildings of 50,000 gross square feet in area or greater, whether connected or not, but determined to be a single building plot. 3. Landscaping These requirements are in addition to and not in lieu of the requirements established in Section 7.5 Landscaping and Tree Protection. a. The minimum required landscape points for a site shall be double (2 x minimum landscape points) of that required for developments of less than 50,000 gross square feet in area. The minimum allowable tree size is two inch (2") caliper. Streetscape point requirements remain the same and shall count toward the landscape point requirement. 1) Tract 1 requires a total 122,808 points (50,874*2 + 21,060) 2) Tracts 2-7 per UDO b. Trees are required along fifteen percent (15%) of the linear front of any facade facing a public right-of-way and shall include a minimum of one (1) canopy tree for every required six feet (6') in length. Non -canopy trees may be substituted in the tree wells provided that the number required shalt be doubled. This landscaping shall count toward the overall landscape requirement. Trees may be at grade or may be raised a maximum of thirty inches (30") in height, so long as the soil is continuous with the soil at grade. If the trees are located within interior Page 71 of 97 parking islands, then the islands shall not count toward the required interior parking islands as described in Section 7.2.E Interior Islands. F. Additional Standards for 150,000 S.F. or Greater In addition to the standards set out in Sections 7.9.B, 7.9.D, and 7.9.E, the following shall apply to any single building or combinations of buildings of 150,000 gross square feet in area or greater, whether connected or not but determined to be a single building plot. 3. The minimum allowable tree size is two and one half inches (2.5") caliper. 4. All parking areas must be screened from the public right-of-way using berms without exception for parking areas within 100 feet of the public right of way. Parking areas beyond 100 feet from the public right of way may choose to not provide berms so long as the area between the right of way and parking is open space area. 7.10 Outdoor Lighting Standards It is recognized that no design can eliminate all ambient light from being reflected or otherwise being visible from any given development; however, the following requirements shall be followed to the fullest extent possible in order to limit nuisances associated with lighting and resulting glare. All lighting within each Tract shall meet the requirements of this Section. A. Site Lighting Design Requirements 1. Fixture (luminaire) The light source shall not project below an opaque housing. No fixture shall directly project light horizontally. 2. Light Source (lamp) Only incandescent, florescent, metal halide, mercury vapor, or color corrected high pressure sodium may be used. The same type must be used for the same or similar types of lighting on any one site throughout any master -planned development. 3. Mounting Fixtures shall be mounted in such a manner that the projected cone of light does not cross any property line. a. Tracts 2 thru 5 shall be limited to a maximum mounting height of 12 feet. b. Tracts 1, 6 & 7 shall be limited to a maximum mounting height of 30 feet. B. Specific Lighting Requirements 1. Facade and flagpole lighting must be directed only toward the facade or flag and shall not interfere with the night -visibility on nearby thoroughfares or shine directly at any adjacent residential use. 2. All lighting fixtures incorporated into non -enclosed structures (i.e., gas pump canopies, car washes, etc.) shall be fully recessed into the underside of such structures. 7.12 Traffic Impact Analyses A TIA has been submitted for the Proposed PDD Concept Plan, and was prepared according to the methodology approved by the City. Article 8. Subdivision Design and Improvements 8.2 General Requirements and Minimum Standards of Design A. Urban Standards 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. Page 72 of 97 Even though the City of College Station does not have a water quality requirement, we will still be providing water quality via a Wet Pond. This best management practice (BMP) will treat the entire site of Tract 1 for water quality and provide approximately 93% total suspended solids (TSS) removal efficiency. In addition to providing water quality the pond will also detain the 2, 10, 25, and 100 year storm events. The pond will also serve as an aesthetic landscape feature, and serve as the main focal point as you enter the site. Site Design Minimum Standards for Commercial and Multi -Family Projects Sign Standards Sign Visibility As per Preliminary Site Sign Locations Plan for Tract 1. Bryan/College Station Unified Design Guidelines, 2009, Streets and Alleys Table V Minor Collectors (Scott & White Drive, Medical Avenue, Healing Way) Right -of -Way width shall be 60 feet. Major Collector (Lakeway Drive) Right -of -Way width shall be 80 feet. Page 73 of 97 0102 'SZ 8390130 sso3vr• Nv'lcl :t.i.US (lQd -1vn.1,11,1)NoD SVx3 j, 'NOI.LVLS d0ITIOD - 'IVIIdSOH REHM :L,LODS hIrcKnxea: • w.,,,1) • IJ 4,0110,0 Page 74 of 97 Site Plan „s Note: Building footprint and sign locations shown are preliminary St nT e' Size Qty Square FtYP Primary Identification 164h x 10'w 3 180 sq, ft. ea. a Secondary Identification 9'-9"h x 6'- 6"w 4 63 sq. ft. ea. Tertiary Identification 9'- 3`h x 4'- 3`w 1 40 sq. ft. ea. Vehicular Directional 5'- 3"h x 4'- 9 w 4 25 sq. ft. ea. Hospital Building Identification 4'- 0'h x 46' Letters Logo and Name 10' x 10' logo 3 600 sq. ft.± ea. MEI Hospital Building Logo 10' x 10' logo 1 100 sq. ft. ea. II® Hospital Emergency Identification 1'-6"h x 20' letters 1 30 sq. ft. ea. Clinic & Future Building Identification 2'-0"h x 113' letters 6 36 sq. ft. ea. S Vehicular Directional 5'- 3"h x 4'- 9"w 17 25 sq. ft. ILE.. vial bk. fromPublic 01h1ofWay) Scott & White Hospital :: Central Texas Environmental Graphics Program Jankedesign y;51332311343 95123246195 1103 IN,130e St, Ausun, TX 78703 Prepared for: Jacobs Preliminary 11 Oct 2010 Issue: P00 Documentation Date: 0011, 2010 Scala: WS Preliminary Site Sign Locations G11.O Page 75 of 97 Signage Examples Hospital Building Identification 4'- 0' Cap. Ht. Letters — 192 sq, ft. lestimatad} Ambulance Entrance Receiving Secondary Identification Sign x 6'- 6'nr— 63 sq. ft. Hospital Building Logo 10' x 10' — 100 sq. ft. festimatedi. ENTRANCE Tertiary Identification Sign 9'- 3'h x4' --31w— 40 sq. ft. SCOTT&WHITE Healthcare Primary Identification Sign 16'h x 10'w— 160 sq. ft. STOP To Unfversity.Blvd, Vehicular Directional Sign 5'-3'h x 4'•S'w-26 sq. ft. Scott & White Hospital :: Central Texas Environmental Graphics Program Jankedesign r. 512 329133‘3 1:512 329 6195 x:1100 W. 6[hSt. kis.. 1N ]6]03 Notes: 1. Clinic Building identification example not shown. 2. Wayfinding messages and project name to vary. Preliminary 11 OctY 2010 Issue: PPD Documentation Date: Oct 11, 2310 Scala: WA Scott & White Signage Examples G 12.0 Page 76 of 97 October 21, 2021 Item No. 6.2. Parkland Dedication Ordinance Amendment Sponsor:Michael Ostrowski, Director of Planning and Developement Reviewed By CBC:Parks & Recreation Board Agenda Caption:Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A, "Unified Development Ordinance," Article 8, "Subdivision Design and Improvements," Section 8.8 "Requirements for Park Land Dedication," of the Code of Ordinances of the City of College Station, Texas in its entirety, including amending the official Park Zones Map. Case #ORDA2021-000004 (Note: Final action on this item is scheduled for the October 28, 2021 City Council meeting - subject to change) Relationship to Strategic Goals: Financial Sustainability Core Services & Infrastructure Diverse & Growing Economy Recommendation(s): Staff recommends approval. Summary: For parkland dedication purposes, developers are required to dedicate either land and/or fee in lieu of land for new residential development (both single-family and multi-family). The intent is that this dedication or fee will offset the demand that the new residents will place of the parks system. In addition to land, developers are also required to either construct or provide a fee for the improvements of the parks facilities. These funds are not to be used for maintenance or current parks facilities, but rather new or improved parks facilities. The land and improvements required for each development are to be located within the same park zone where the development is taking place. Through a couple of City Council work sessions, the City Council has directed staff to make several changes to the parkland dedication requirements within the Unified Development Ordinance (UDO). The proposed changes are broken down into three categories (1) zones, (2) fees, and (3) credits. Zones With respect to zones, the current ordinance breaks park zones into two different categories (community and neighborhood). Within these categories, there are two community park zones and 16 neighborhood park zones. To help provide for a more effective distribution of parkland dedication funds, it has been requested to eliminate the distinction of categories for ordinance requirements, and to reduce the number of parkland dedication zones down to four. The proposed ordinance has been reflected as such. Furthermore, a new map has been created to identify the four different zones. Fees In terms of fees, City Council has directed staff to ensure that (1) there is a standard review of fees, (2) we update the cost per acre to reflect market conditions, and (3) the park development fee Page 77 of 97 recognizes passive parks. It is proposed that fees will be updated every five years. When staff updates the fees in the future, staff will adjust for market prices for land and ensure that the improvement fee recognizes passive parks. While the dedication and fee requirements are proposed to be changed in this ordinance amendment, they are only changing because of the elimination of the two different categories. They are being combined into a single category, and the dedication and fee requirements will be reflected of that. Essentially, the total combined dedication/fee will not change for this year. It is anticipated that new dedication/fee requirements will be reviewed and proposed for next year. The only change in fee will be to Extraterritorial Jurisdiction (ETJ) projects. Currently, these projects only pay the community park fee. Since this ordinance is eliminating the distinctions of parks, the fee for ETJ projects would be 50% of the fee for in-City projects. Credits Direction was also given to provide a credit to developers who construct private parks. The thought behind this is that with the construction of private parks in new developments, some of the demand that is created by the new residences will be offset by the private park. However, those residents will also likely use other parks in the City and therefore, some dedication and/or fees should still be provided. Therefore, it is recommended that a 25% credit be given for private parks that are constructed to certain standards and approved by the City. In addition, to the changes above, staff has made other cleanup changes throughout the section and is therefore recommending to amend Section 8.8 in its entirety. Budget & Financial Summary: N/A Attachments: 1.Ordinance Amendment - UDO 8.8 Parkland Dedication 2.Ordinance Amendment - UDO 8.8 Parkland Dedication - Redlined 3.Park Zones Map Page 78 of 97         Page 1 of 8   Sec. 8.8. Requirements for Park Land Dedication.  A. Purpose.  It is hereby declared by the College Station City Council that public park, conservation, and greenway areas  are valuable assets that advance the public’s health, safety, and welfare. This Section is adopted to provide  active and passive recreational areas in the form of park facilities as a function of subdivision and site  development in the City of College Station and its Extraterritorial 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 as may be amended from time to time.   This Section recognizes that parkland dedication is a fair, reasonable, and uniform method of financing these  assets that does not impose an unfair burden on new or existing development. The intent is to require new  development to pay its proportionate costs that are associated with providing new, expanded, and  renovated parks, so they are borne by the new residents who are responsible for creating the additional  demand. This is done by integrating such requirements 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 multi‐family dwellings that results in an increase in the number  of bedrooms on existing residential property.   The intent of these assets is to provide a variety of outdoor recreational opportunities for new residents  within reasonable proximity of their homes. The primary cost of purchasing, developing, or improving parks  should be borne by the landowners of residential property who, by reason of the proximity of their property  to such parks, shall be the primary beneficiaries of such facilities. To ensure this nexus, park zones have been  established by the College Station City Council. They are shown on the Park Zones Map and they shall be  prima facie proof that any park area located therein is within a convenient distance from any residence  located therein.  Parkland dedication is consistent with, and furthers the objectives and policies of, the City’s Comprehensive  Plan and the Recreation, Park, & Open Space Master Plan to protect the health, safety, and general welfare  of the public. It is coordinated with other city policies, ordinances, and resolutions by which the City seeks to  ensure the provision of adequate park facilities in conjunction with the development of land.  B. Applicability.  This Section applies to a landowner who develops land for residential use located within the City or within its  ETJ.   C. Park Zones.  The City is hereby divided into park zones, as shown on the official Park Zones Map, together with all  explanatory matter thereon, and adopted by reference and declared to be a part of this UDO.  Zone boundaries typically follow key topographic features such as major thoroughfares, streams, City limit,  and ETJ boundary lines. New park zones may be created or existing zones amended pursuant to procedures  for amending the UDO.   D. Requirements.  1. General.  The City Manager or his/her designee shall administer this Section with certain review,  recommendation, and approval authorities being assigned to the Planning and Zoning Commission, the  Parks and Recreation Advisory Board, and various City departments as specified herein.   Generally, the developer of residential property must address the following requirements pursuant to  this Section: dedication of land for park use or payment of a fee in lieu thereof, and payment of a  Page 79 of 97         Page 2 of 8  development fee for park improvements necessary to transform the land into a useable park.   Requirements herein are based on actual dwelling units or bedrooms for an entire development.  Increases or decreases in final unit or bedroom count may require an adjustment in fees paid or land  dedicated. If the actual number of dwelling units or bedrooms exceeds the original estimate, additional  park land and additional park development fees may be required in accordance with the requirements  in this Section.   The schedule of fees and required land dedications are identified in Subsection K. The delineation of  park zones is identified in Subsection C.   2. Land Dedication.  a. The amount of land to be dedicated for park purposes shall be as set forth in Subsection K.   The total amount of land dedicated for the development shall be dedicated to the City in fee  simple:   1) Prior to the issuance of any building permits for multi‐family development,   2) Concurrently with the final plat for each phase of the development, or   3) In accordance with the terms of a valid Development Agreement associated with the  property.  If land dedication is to occur in future phases of a multiple‐phase development, the developer  may provide the City with financial security against the current dedication requirements 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 and, in a form  acceptable to the City. The amount of the financial guarantee shall be the amount of fee in lieu  of land dedication and improvements as set forth in Subsection K. 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 and pays for the fee for the required improvements.    b. It is likely that residents living in the ETJ will use the City’s park facilities. Hence, they should  contribute to the cost of providing them. As a result of the difficulty faced by the City in  maintaining property outside its corporate limits, the City will generally require a fee in lieu  rather than the dedication of land. Alternatively, the dedication requirements of this Section may  be met through the creation of private parkland in the same amount required as set forth in  Subsection K provided the developer enters into a written agreement that all such private  parkland be dedicated to the City at the time of full purpose annexation into the City and  provided that any plat related to such development, is inscribed with a notation regarding same.  If the private parkland option is chosen, a provision for private upkeep of the facilities as  described in Subsection H shall be made.  3. Fee in Lieu of Land.  In lieu of dedicating land for parks, a developer may request to meet some or all of the land dedication  requirements through payment of a fee in lieu thereof in the amounts set forth in Subsection K.  Such  fees shall be due at the same time as fees are due for final platting or for issuance of a building permit,  whichever occurs first.   4. City Final Approval.  The City shall have the final authority in determining what proportion of land or fee may be accepted in  lieu of required land dedication. The City may, from time to time, require that a fee be submitted in  lieu of land dedication in amounts as set forth in Subsection K for the park land dedication. Likewise,  the City may, from time to time, require that land be dedicated in amounts as set forth in Subsection K  and that no fee in lieu of land will be accepted.   Page 80 of 97         Page 3 of 8  5. Approval Process for Park Land Dedication.  a. For land dedication of five (5) acres or more to be accepted by the City, the landowner must:   1) Obtain a recommendation from the Parks and Recreation Advisory Board, and   2) Obtain approval from the Planning and Zoning Commission pursuant to the Plat Review in  Article 3 of this UDO.   The Planning and Zoning Commission shall consider the recommendation from the Parks and  Recreation Advisory Board but may make a decision contrary to its recommendation by majority  vote.   b. For land dedication of less than five (5) acres the City Manager or his/her designee is authorized  to accept and approve land dedications of less than five (5) acres if the following criteria are met:   1) The proposed dedication or fee provides a sufficient amount of park land existing in the  park zone of the proposed development for required park land dedication;   2) The proposed dedication has especially attractive park features, as determined by the City  Manager or his/her;  3) Where the proposed dedication is insufficient for a park site under existing park design  standards, some or all of the dedication requirements may be in the form of a fee in  amounts as set forth in Subsection K; and  5) The proposed development of the park is consistent with College Station's Recreation,  Park, & Open Space Master Plan, as may be amended from time to time.   In making his/her decision, the City Manager or his/her designee may choose to submit such  application to the Parks and Recreation Advisory Board for its recommendation. In such event,  the City Manager or his/her designee shall consider such recommendation but may make a  decision contrary in accordance with the criteria set forth herein.   6. Park Development Fee.  In addition to the land dedication requirements for parks, there are also park development fees  established herein sufficient to develop parks in ways that meet the City Park Facility and Equipment  Standards. The amount of development fees assessed to a developer subject to this Section for parks is  as shown in Subsection K. The process for the approval and collection of development fees shall be the  same as for the park land dedication requirements to which the development relates, and shall be  processed simultaneously with the park land dedication requirements.   7. Construction of Park Improvements in Lieu of Development Fee.  A developer may elect to construct park improvements in lieu of paying the associated development  fees as set forth herein. In such event:   a. A park site plan, developed in cooperation with the Parks and Recreation Department staff, must  be submitted and approved by the Director of Parks and Recreation Department or his/her  designee and the Parks and Recreation Advisory Board upon submission of final plat or upon  application for a site plan and/or building permit, whichever is applicable.   b. Detailed plans and specifications for park improvements hereunder shall be due and processed in  accordance with the procedures and requirements pertaining to public improvements for final  plats, site plans, and for building permits issuance, whichever is applicable.   c. All plans and specifications shall meet or exceed the City Park Facility and Equipment Standards  in effect at the time of the submission.   Page 81 of 97         Page 4 of 8  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 equal to park  development fees to guarantee the payment to subcontractors and suppliers and to guarantee  the developer completes the work in accordance with the approved plans, specifications,  ordinances, and other applicable laws.   e. The construction of all improvements must be completed in accordance with the requirements  relating to the construction of public improvements for final plats, site plans, and issuance of  building permits, whichever is applicable. This includes the guaranteeing of performance in lieu  of completing the park improvements prior to final plat approval. Notwithstanding any other  applicable ordinances, park improvements should be completed within two (2) years from the  date of the approval.   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 Section; and   3) All manufacturers' warranties have been provided for any equipment installed in the park  as part of these improvements.   g. Upon issuance of a Certificate of Completion, the developer warrants the improvements for a  period of one (1) year as set forth in the requirements in the City Park Facility and Equipment  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; or   2) Developer fails to complete any warranty work.   8. Submitting Fee.  Any fees required to be paid pursuant to this Section shall be remitted:   a. Prior to the issuance of any building permits for multi‐family development; or   b. Upon the submission of each final plat for single‐family, duplex, or townhouse development.   9. Use of Fees.  Fees may be used only for the acquisition, development, and/or improvement of park facilities to  which they relate. Fees in lieu of land dedication may only be used for purchase, development and/or  improvement of parks located within the same zone as the development.   10. Reimbursement for City Acquired Park Land.  The City may from time to time acquire land for parks in advance of actual or potential development. If  the City does take such action, then it may require subsequent dedications to be in fee in lieu of land  only. The fees will serve to reimburse the City for the cost(s) of acquisition.   E. Prior Dedication or Absence of Prior Dedication.  If a dedication requirement arose prior to enactment or amendment of this Section, subsequent  development for the subject tract to which the dedication requirements applies may be subject to vesting as  set forth in Chapter 245 Texas Local Government Code. Depending on the circumstances, additional  Page 82 of 97         Page 5 of 8  dedication may be required for the increase in dwelling units or bedrooms from what was originally  proposed.   F. Comprehensive Plan Considerations.  The City's Recreation, Park, & Open Space Master Plan is intended to provide the 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 and future development, the park locations indicated on  the Plan are general. The actual locations, sizes, and number of parks will be determined when development  occurs or when sites are acquired by the City, including by donations.   G. Special Fund; Right to Refund.  1. All parkland dedication fees will be deposited in a fund referenced to the park zone to which it relates.  2. The City shall account for all fees in lieu of land and all development fees paid under this Section with  reference to the individual plat(s) involved. Any fees paid for such purposes must be encumbered or  expended by the City within 10 years from the date received by the City for acquisition, development,  and/or improvement of a park as required herein. Such funds shall be considered to be spent on a first‐ in, first‐out basis. If not so encumbered by contract or purchase order or expended, the landowners of  the property on the expiration of such period shall be refunded a prorated refund of such sum,  computed on a square footage of area basis by the City.   H. Credit for Private Park Amenities.  1. Up to 25% of the total fee in lieu and park development fee required by this Section to be paid by a  developer may be eligible for reimbursement if the developer provides private park land and/or  amenities on the site. The remaining percentage is retained for deposit in the City's parkland  dedication fund for the purpose of defraying the financial burden that new residential units impose on  the existing public park system in the City.  2. Private facilities eligible for credit are those outdoor amenities typically found in city public parks,  which will substitute for the improvements otherwise funded by a dedication fee to meet the outdoor  recreation needs of residents.   3. The amount of credit shall be based on actual out‐of‐pocket dollar costs that the developer incurred in  providing the outdoor recreation amenities:  a. The improvements must be constructed in accordance with the City Park Facility and Equipment  Standards.  b. The developer is required to submit to the City all paid invoices paid toward the construction of  the private amenities.  c. In order to receive the credit, the improvement must be inspected and approved by all  appropriate City staff.  4. Yards, court areas, setbacks, and other open areas required to be maintained under the City’s UDO,  and other regulations, shall not be included in the credit computation.  5. Private recreation improvements shall be owned by an incorporated nonprofit homeowners’  association comprised of all property owners in the subdivision. The organization should operate under  recorded land agreements through which each property unit owner in the subdivision is automatically  a member, and each unit is subject to a charge for a proportionate share of expenses for maintaining  the facilities.   6. Should the homeowners’ association fail to maintain the developer‐provided private park facilities in  compliance with City standards, each property owner agrees that the City may access the facilities to  operate, maintain, and repair them. The costs of such maintenance, operations, and repairs shall be  charged to the homeowners’ association.   Page 83 of 97         Page 6 of 8  7. Use of the private park shall be restricted for park and recreation purposes by recorded covenant,  which runs with the land in favor of future owners of the property, and which cannot be defeated or  eliminated without the written consent of the City.  8. Facilities must be similar or comparable to what would be required to meet public park standards and  recreational needs as set forth in Section.   9. The design of private park amenities must be reviewed and approved by the City prior to final plat  approval.  10. All private park amenities shall be constructed  in accordance with Subsection D (7).  I. 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.   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/her 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 recreational activities, as set forth in the City Park Facility and Equipment  Standards.  3. At the discretion of the City, land in floodplains will be considered on a three (3) for one (1) basis.  Three (3) acres of floodplain will be equal to one (1) acre of park land.   4. Where feasible, park sites should be located adjacent to greenways and/or schools in order to  encourage shared facilities and joint development of new sites.   5. Unless intended to serve a larger area, park sites should be adjacent to residential areas in a manner  that serves the greatest number of users and should be located to minimize users having to cross  arterial roadways to access them.  Furthermore, park sites should not be encumbered by overhead  utility lines or easements which may limit the opportunity for park development.  6. Where appropriate, sites with existing trees or other scenic elements are preferred.   7. Detention/retention areas may not be considered to meet dedication requirements, but may be  accepted in addition to the required dedication. If accepted as part of the park, the  detention/retention area design must meet specific parks specifications in the City Park Facility and  Equipment Standards.   8. Where park sites are adjacent to greenways, schools, or existing or proposed subdivisions, access ways  may be required to facilitate public access to parks.   9. It is desirable that 50% of the perimeter of a park should abut a public street.   J. Warranty Required.  1. All materials and equipment provided to the City shall be new unless otherwise approved in advance  by the City Manager or his/her designee and all work shall be of good quality, free from faults and  Page 84 of 97         Page 7 of 8  defects, and in conformance with the designs, plans, specifications, and drawings, and recognized  industry standards. This warranty, any other warranties 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.   2. All work by the developer or landowner not conforming to these requirements, including but not  limited to unapproved substitutions, may be considered defective.   3. This warranty is in addition to any rights or warranties expressed or implied by law.   4. 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.   5. This warranty obligation may be covered by any performance or payment bonds tendered in  compliance with this Section.   6. If any of the work performed by the developer or landowner is found or determined to be either  defective, including obvious defects, or otherwise not in accordance with this Section, 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.   7. 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.   8. 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.   9. 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.   10. 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 ordinance.   K. Park Land Dedication and Development Fees.  Parkland dedication and development fees are indicated below.  For developments located in the ETJ, the  land dedication and development fee requirements shall be reduced by 50%.  1. Land dedication  Single‐Family: One (1) acre per 61 Dwelling Units (DU)   Multi‐Family: One (1) acre per 145 bedrooms (BR)   2. Fee in lieu of land dedication  Single‐Family: $524.00 per Dwelling Unit (DU)   Multi‐Family: $220.00 per Bedroom (BR)   Page 85 of 97         Page 8 of 8  3. Park development fee  Single‐Family: $737.00 per Dwelling Unit (DU)   Multi‐Family: $467.00 per Bedroom (BR)   4. Total park fees  Single‐Family: $1,261.00 per Dwelling Unit (DU)   Multi‐Family: $687.00 per Bedroom (BR)     Page 86 of 97         Page 1 of 10   Sec. 8.8. Requirements for Park Land Dedication.  A. Purpose.  It is hereby declared by the College Station City Council that public park, conservation, and greenway areas  are valuable assets that advance the public’s health, safety, and welfare. This Section is adopted to provide  active and passive recreational areas in the form of neighborhood park facilities as well as community park  facilities as a function of subdivision and site development in the City of College Station and its Extra‐ TerritorialExtraterritorial 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 as may be amended from  time to time.   It is hereby declared by the City Council that recreational areas in the form of neighborhood parks and  community parks are necessary and in the public welfare, and that the only adequate procedure to provide  for neighborhood parks and community parks isThis Section recognizes that parkland dedication is a fair,  reasonable, and uniform method of financing these assets that does not impose an unfair burden on new or  existing development. The intent is to require new development to pay its proportionate costs that are  associated with providing new, expanded, and renovated parks, so they are borne by the new residents who  are responsible for creating the additional demand. This is done by integrating such requirements 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 structuresmulti‐ family dwellings that results in an increase in the number of bedrooms on existing residential property.   Neighborhood parks are those parks providing forThe intent of these assets is to provide a variety of outdoor  recreational opportunities and locatedfor new residents within convenient distances from a majority of the  residences to be served thereby located within park zones established by the City. The park zones  established by the College Station Parks and Recreation Department and shown on the official Parks and  Recreation map for the Cityreasonable proximity of College Station shall be prima facie proof that any park  located therein is within such a convenient distance from any residence located therein.their homes. The  primary cost of purchasing, developing, or improving neighborhood parks should be borne by the  landowners of residential property who, by reason of the proximity of their property to such parks, shall be  the primary beneficiaries of such facilities. Typically, the landowner of a proposed residential development is  the developer. To ensure this nexus, park zones have been established by the College Station City Council.  They are shown on the Park Zones Map and they shall be prima facie proof that any park area located  therein is within a convenient distance from any residence located therein.  A typical community park in College Station is designed to serve the needs of residents from several  neighborhoods located within one‐half‐ to three‐mile radius. Community parks provide amenities that  should complement neighborhood parks. Together, neighborhood parks and community parks can meet  more of the recreational needs of residents.   Community parks are generally twenty‐five (25) to seventy (70) acres in size. However, larger and smaller  community parks may be purchased, developed and/or improved to meet specific requirements of a  particular area of town.   Community parks, by their nature, serve both active and passive leisure needs of residents, and use by  organizations and individuals from surrounding areas larger than for neighborhood parks. The acquisition,  development, and improvement of the "basic" infrastructure and facilities for the usage of these community  parks should be based upon the demand from the area residents it is intended to serve.   Therefore, the following requirements are adopted to affect the purposes stated above.   Parkland dedication is consistent with, and furthers the objectives and policies of, the City’s Comprehensive  Plan and the Recreation, Park, & Open Space Master Plan to protect the health, safety, and general welfare  Page 87 of 97         Page 2 of 10  of the public. It is coordinated with other city policies, ordinances, and resolutions by which the City seeks to  ensure the provision of adequate park facilities in conjunction with the development of land.  B. Applicability.  This Section applies to a landowner who develops land for residential use located within the City or within its  extraterritorial jurisdictionETJ.   C. Park Zones.  The City is hereby divided into park zones, as shown on the official Park Zones Map, together with all  explanatory matter thereon, and adopted by reference and declared to be a part of this UDO.  Zone boundaries typically follow key topographic features such as major thoroughfares, streams, City limit,  and ETJ boundary lines. New park zones may be created or existing zones amended pursuant to procedures  for amending the UDO.   D. Requirements.  1. General.  The City Manager or his/her designee shall administer this Section with certain review,  recommendation, and approval authorities being assigned to the Planning and Zoning Commission, the  Parks and Recreation Advisory Board, and various City departments as specified herein.   Generally, the developer of residential property must address the following requirements pursuant to  this Section: dedication of land for neighborhood park use or payment of a fee in lieu thereof,  dedication of land for community parks or payment of a fee in lieu thereof, payment of a development  fee for neighborhood parks or construction of the neighborhood park improvements to which such fee  relates, and payment of a development fee for community parks or construction of the community  parkspark improvements necessary to which such fee relates.transform the land into a useable park.   Requirements herein are based on actual dwelling units or bedrooms for an entire development.  Increases or decreases in final unit or bedroom count may require an adjustment in fees paid or land  dedicated. If the actual number of dwelling units or bedrooms exceeds the original estimate, additional  park land and additional park development fees may be required in accordance with the requirements  in this Section.   The schedule of fees and required land dedications is attached hereto as Appendix I and incorporated  and made a part of this Section for all purposes. The identification of park zones for neighborhood  parks is as shown on City's Recreation, Park and Open Space Master Plan referenced herein and  incorporated by referenceare identified in Subsection K. The delineation of park zones is identified in  Subsection C.   2. Land Dedication.  a. The amount of land to be dedicated for neighborhood park land purposes and for community  park purposes shall be as set forth in Appendix ISubsection K.   The total amount of land dedicated for the development shall be dedicated to the City in fee  simple:   1) Prior to the issuance of any building permits for multi‐family development,   2) Concurrently with the final plat for a singleeach phase of the development, or   3) For a phased development the entire park shall be either platted concurrently with the plat  of the first phase of the development or   4) The3) In accordance with the terms of a valid Development Agreement associated  with the property.  Page 88 of 97         Page 3 of 10  If land dedication is to occur in future phases of a multiple‐phase development, the developer  may provide the City with financial security against the futurecurrent dedication requirements 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 and, in a form  acceptable to the City. The amount of the financial guarantee shall be the amount of fee in lieu  of land dedication and improvements as set forth in Appendix ISubsection K. 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.  and pays for the fee for the  required improvements.    b. For development located within the extraterritorial jurisdiction of the Cityb. It is likely that  residents living in the ETJ will use the City’s park facilities. Hence, they should contribute to the  cost of providing them. As a result of the difficulty faced by the City in maintaining property  outside its corporate limits, the City will generally require a fee in lieu rather than the dedication  of land. Alternatively, the dedication requirements of this Section may be met through the  creation of private parkland in the same amount required as set forth in Appendix ISubsection K  provided the developer enters into a written agreement that all such private parkland be  dedicated to the City at the time of full purpose annexation into the City and provided that any  plat related to such development, is inscribed with a notation regarding same. If the private  parkland option is chosen, a provision for private upkeep of the facilities as described in  Subsection H shall be made.  3. Fee in Lieu of Land.  In lieu of dedicating park land for neighborhood parks and for community parks, a developer may  request to meet some or all of the neighborhood park land dedication requirements, and some or all of  the community park land dedication requirements through payment of a fee in lieu thereof in the  amounts set forth in Appendix I.Subsection K.  Such fees shall be due at the same time as fees are due  for final platting or for issuance of a building permit, whichever occurs first.   4. City Final Approval.  The City shall have the final authority in determining how much, if any,what proportion of land or fee  may be accepted in lieu of required land dedication. The City may, from time to time, require that a fee  be submitted in lieu of land dedication in amounts as set forth in Appendix I for either, both, some or  all of neighborhood park land or communitySubsection K for the park land dedication. Likewise, the  City may, from time to time, require that land be dedicated in amounts as set forth in Appendix  ISubsection K and that no fee in lieu of land will be accepted.   5. Approval Process for Park Land Dedication.  a. Land Dedications equal or exceeding five (5) acres, and Dedications of Floodplains and  Greenways:   For any proposed required neighborhood park land dedication equaling or exceeding five (5) acres of  land or equaling or exceeding payment of a fee in lieu thereof, for any proposed required  community park land dedication equaling or exceeding five (5) acres of land or equaling or  exceedingof five (5) acres or more to be accepted by the payment of a fee in lieu thereof, or for  any proposed land dedication containing floodplain or greenwayCity, the landowner must:   1) Obtain a recommendation from the Parks and Recreation Advisory Board, and   2) Obtain approval from the Planning and Zoning Commission pursuant to the Plat Review  Section in Article 3 of this UDO.   The Planning and Zoning Commission shall consider the recommendation from the Parks and  Recreation Advisory Board but may make a decision contrary to its recommendation by majority  vote.   Page 89 of 97         Page 4 of 10  b. Dedications For land dedication of less than five (5) acres not including floodplains or greenways:   For any proposed neighborhood park land dedication less than five (5) acre of land or the payment of a  fee in lieu thereof, for any proposed required community park land dedication less than five (5)  acres of land or the payment of a fee in lieu thereof, or for any proposed land dedication  containing floodplain or greenway, the City Manager or his/her designee is authorized to accept  and approve same  land dedications of less than five (5) acres if the following criteria are met:   1) The proposed dedication or fee provides a sufficient amount of neighborhood park land  existing in the park zone of the proposed development for required neighborhood park  land dedication, or the proposal provides a sufficient amount of community park land  existing for the proposed development for required community park land dedication  requirements, whichever applies;   22) The proposed dedication has especially attractive park features, as determined by the City  Manager or his/her;  3) Where the proposed dedication is insufficient for a neighborhood park site or for a  community park site under existing park design standards, some or all of the dedication  requirements may be in the form of a fee in amounts as set forth in Appendix I; Subsection  K; and  3) Determination of acceptability of a proposed neighborhood park land dedication and for a  proposed community park land dedication is based upon the City of College Station's  Recreation, Park and Open Space Master Plan, as may be amended from time to time; and   45) The proposed development of the neighborhood park or community park is consistent with  College Station's Recreation, Park and, & Open Space Master Plan, as may be amended  from time to time.   In making his/her decision, the City Manager or his/her designee may choose to submit such  application to the Parks and Recreation Advisory Board for its recommendation. In such event,  the City Manager or his/her designee shall consider such recommendation but may make a  decision contrary in accordance with the criteria set forth herein.   6. Park Development Fee.  In addition to the land dedication requirements for neighborhood parks and for community parks,  there are also park development fees established herein sufficient to develop neighborhood parks and  community parks in ways that meet the City of College Station's Manual of Park ImprovementsFacility  and Equipment Standards. The amount of development fees assessed to a developer subject to this  Section for neighborhood and community parks is as shown in Appendix ISubsection K. The process for  the approval and collection of development fees shall be the same as for the park land dedication  requirements to which the development relates, and shall be processed simultaneously with the park  land dedication requirements.   7. Construction of Park Improvements in Lieu of Development Fee.  A developer may elect to construct required neighborhood park improvements and/or community park  improvements in lieu of paying the associated development fees as set forth herein. In such event:   a. A park site plan, developed in cooperation with the Parks and Recreation Department staff, must  be submitted and approved by the Director of Parks and Recreation Department or his/her  designee and the Parks and Recreation Advisory Board upon submission of final plat or upon  application for a site plan and/or building permit, whichever is applicable.   b. Detailed plans and specifications for park improvements hereunder shall be due and processed in  accordance with the procedures and requirements pertaining to public improvements for final  plats, site plans, and for building permits issuance, whichever is applicable.   Page 90 of 97         Page 5 of 10  c. All plans and specifications shall meet or exceed the City's Manual ofCity Park  ImprovementFacility and Equipment 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 equal to park  development fees to guarantee the payment to subcontractors and suppliers and to guarantee  the developer completes the work in accordance with the approved plans, specifications,  ordinances, and other applicable laws.   e. The construction of all improvements must be completed in accordance with the requirements  relating to the construction of public improvements for final plats, site plans, and issuance of  building permits, whichever is applicable. This includes the guaranteeing of performance in lieu  of completing the park improvements prior to final plat approval. Notwithstanding any other  applicable ordinances, park improvements should be completed within two (2) years from the  date of the approval.   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 Section; and   3) All manufacturers' warranties have been provided for any equipment installed in the park  as part of these improvements.   g. Upon issuance of a Certificate of Completion, the developer warrants the improvements for a  period of one (1) year as set forth in the requirements in the City of College Station's Manual of  Park ImprovementsFacility and Equipment 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; or   2) Developer fails to complete any warranty work.   8. Submitting Fee.  Any fees required to be paid pursuant to this Section shall be remitted:   a. Prior to the issuance of any building permits for multi‐family development; or   b. Upon the submission of each final plat for single‐family, duplex, or townhouse development.   9. Use of Fees.  Fees may be used only for the acquisition, development, and/or improvement of park facilities to  which they relate. For feesFees in lieu of neighborhood park land dedication, fees may only be used for  purchase, development and/or improvement of neighborhood parks located within the same zone as  the development. For fees in lieu of community park land dedication, fees may only be used for the  purchase, development, and/or improvement of community parks.   10. Reimbursement for City Acquired Park Land.  The City may from time to time acquire land for parks in or near an areaadvance of actual or potential  development. If the City does acquire park land in a park zone for a neighborhood park or acquires park  land for a community park, the Citytake such action, then it may require subsequent dedications to be  in fee‐ in lieu‐ of‐ land only. ThisThe fees will beserve to reimburse the City for the cost(s) of  acquisition.   Page 91 of 97         Page 6 of 10  DE. Prior Dedication or Absence of Prior Dedication.  If a dedication requirement arose prior to enactment or amendment of this Section, subsequent  development for the subject tract to which the dedication requirements applies may be subject to vesting as  set forth in Chapter 245 Texas Local Government Code. Depending on the circumstances, additional  dedication may be required for the increase in dwelling units or bedrooms from what was originally  proposed.   EF. Comprehensive Plan Considerations.  The City's Recreation, Park and, & Open Space Master Plan is intended to provide the 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 and future development, the park locations indicated on  the Plan are general. The actual locations, sizes, and number of parks will be determined when development  occurs or when sites are acquired by the City, including by donations.   Park zones for neighborhood parks are established by the City's Recreation, Park and Open Space Master  Plan as a component of the City's Comprehensive Plan, and indicate service areas for neighborhood parks.  Zone boundaries typically follow key topographic features such as major thoroughfares, streams, City limit  and ETJ boundary lines. New park zones may be created or existing zones amended pursuant to procedures  for amending the City's Recreation, Park and Open Space Master Plan as land acquisitions or other  circumstances dictate.   FG. Special Fund; Right to Refund.  1. All neighborhood park landparkland dedication fees will be deposited in a fund referenced to the park  zone to which it relates. Community park land dedication fees will be deposited in a fund referenced to  community parks.   2. The City shall account for all fees in lieu of land and all development fees paid under this Section with  reference to the individual plat(s) involved. Any fees paid for such purposes must be encumbered or  expended by the City within ten (10) years from the date received by the City for acquisition,  development, and/or improvement of a neighborhood park or a community park as required herein.  Such funds shall be considered to be spent on a first‐in, first‐out basis. If not so encumbered by  contract or purchase order or expended, the landowners of the property on the expiration of such  period shall be refunded a prorated refund of such sum, computed on a square footage of area basis by  the City.   H. Credit for Private Park Amenities.  1. Up to 25% of the total fee in lieu and park development fee required by this Section to be paid by a  developer may be eligible for reimbursement if the developer provides private park land and/or  amenities on the site. The remaining percentage is retained for deposit in the City's parkland  dedication fund for the purpose of defraying the financial burden that new residential units impose on  the existing public park system in the City.  2. Private facilities eligible for credit are those outdoor amenities typically found in city public parks,  which will substitute for the improvements otherwise funded by a dedication fee to meet the outdoor  recreation needs of residents.   3. The amount of credit shall be based on actual out‐of‐pocket dollar costs that the developer incurred in  providing the outdoor recreation amenities:  a. The improvements must be constructed in accordance with the City Park Facility and Equipment  Standards.  b. The developer is required to submit to the City all paid invoices paid toward the construction of  the private amenities.  Page 92 of 97         Page 7 of 10  c. In order to receive the credit, the improvement must be inspected and approved by all  appropriate City staff.  4. Yards, court areas, setbacks, and other open areas required to be maintained under the City’s UDO,  and other regulations, shall not be included in the credit computation.  5. Private recreation improvements shall be owned by an incorporated nonprofit homeowners’  association comprised of all property owners in the subdivision. The organization should operate under  recorded land agreements through which each property unit owner in the subdivision is automatically  a member, and each unit is subject to a charge for a proportionate share of expenses for maintaining  the facilities.   6. Should the homeowners’ association fail to maintain the developer‐provided private park facilities in  compliance with City standards, each property owner agrees that the City may access the facilities to  operate, maintain, and repair them. The costs of such maintenance, operations, and repairs shall be  charged to the homeowners’ association.   7. Use of the private park shall be restricted for park and recreation purposes by recorded covenant,  which runs with the land in favor of future owners of the property, and which cannot be defeated or  eliminated without the written consent of the City.  8. Facilities must be similar or comparable to what would be required to meet public park standards and  recreational needs as set forth in Section.   9. The design of private park amenities must be reviewed and approved by the City prior to final plat  approval.  10. G. All private park amenities shall be constructed  in accordance with Subsection D (7).  I. 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.   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/her 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 recreational activities. , as set forth in the City Park Facility and Equipment  Standards.  3. LandAt the discretion of the City, land in floodplains or designated greenways will be considered on a  three (3) for one (1) basis. Three (3) acres of floodplain or greenway will be equal to one (1) acre of  park land.   4. Where feasible, park sites should be located adjacent to greenways and/or schools in order to  encourage shared facilities and joint development of new sites.   5. Neighborhood5. Unless intended to serve a larger area, park sites should be adjacent to  residential areas in a manner that serves the greatest number of users and should be located to  Page 93 of 97         Page 8 of 10  minimize users having to cross arterial roadways to access them.  Furthermore, park sites should not  be encumbered by overhead utility lines or easements which may limit the opportunity for park  development.  6. Where appropriate, sites with existing trees or other scenic elements are preferred.   7. Detention/retention areas may not be considered to meet dedication requirements, but may be  accepted in addition to the required dedication. If accepted as part of the park, the  detention/retention area design must meet specific parks specifications in the City's Manual ofCity  Park ImprovementsFacility and Equipment Standards.   8. Where park sites are adjacent to greenways, schools, or 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 (50) percent% of the perimeter of a park should abut a public street.   J10. Community Parks should be accessible for major arterial streets so as to be accessible by large groups  of people from large surrounding areas.   H. Warranty Required.  1. All materials and equipment provided to the City shall be new unless otherwise approved in advance  by the City Manager or his/her designee and that all work willshall 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 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.   2. All work by the developer or landowner not conforming to these requirements, including but not  limited to unapproved substitutions, may be considered defective.   3. This warranty is in addition to any rights or warranties expressed or implied by law.   4. 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.   5. This warranty obligation may be covered by any performance or payment bonds tendered in  compliance with this OrdinanceSection.   6. If any of the work performed by the developer or landowner is found or determined to be either  defective, including obvious defects, or otherwise not in accordance with this ordinanceSection, the  designs, plans, drawings or specifications within one (1) year after the date of the issuance of a  certificateCertificate 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.   7. 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.   8. 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.   Page 94 of 97         Page 9 of 10  9. 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  Developerdeveloper, its contractors, or subcontractors or by the surety.   10. 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 ordinance.   APPENDIX I.  PARK LAND DEDICATION AND DEVELOPMENT FEES    I. Neighborhood and Community Parks.  A. K. Park Land Dedication Requirements for Neighborhood Parksand Development Fees.  1A. Land dedication.  Parkland dedication and development fees are indicated below.  For developments located in the ETJ, the  land dedication and development fee requirements shall be reduced by 50%.  1. Land dedication  Single‐Family: One (1) acre per 11761 Dwelling Units (DU)   Multi‐Family: One (1) acre per 278145 bedrooms (BR)   B. Fee in lieu of land dedication.  2. Fee in lieu of land dedication  Single‐Family: $274524.00 per Dwelling Unit (DU)   Multi‐Family: $115220.00 per Bedroom (BR)   C3. Park development fee.  Single‐Family: $362737.00 per Dwelling Unit (DU)   Multi‐Family: $152467.00 per Bedroom (BR)   D4. Total neighborhood park fees.  Single‐Family: $6361,261.00 per Dwelling Unit (DU)   Multi‐Family: $267687.00 per Bedroom (BR)   B. Dedication Requirements for Community Parks.  1. Land dedication.  Single‐Family: One (1) acre per 128 Dwelling Units (DU)   Multi‐Family: One (1) acre per 305 Bedrooms (BR)   2. Fee in lieu of land dedication.  Single‐Family: $250.00 per Dwelling Unit (DU)   Multi‐Family: $105.00 per Bedroom (BR)   3. Park development fee.  Single‐Family: $375.00 per Dwelling Unit (DU)   Multi‐Family: $315.00 per Bedroom (BR)   Page 95 of 97         Page 10 of 10  4. Total community park fees.  Single‐Family: $625.00 per Dwelling Unit (DU)   Multi‐Family: $420.00 per Bedroom (BR)   (Ord. No. 2012‐3434 , Pt. 1(Exh. A), 8‐9‐2012; Ord. No. 2012‐3449 , Pt. 1(Exh. K), 9‐27‐2012; Ord. No. 2015‐ 3728 , Pt. 1(Exh. A), 12‐10‐2015; Ord. No. 2017‐3953 , Pt. 1(Exhs. A—C), 10‐26‐2017; Ord. No. 2019‐ 4111 , Pt. 1(Exh. A), 7‐25‐2019)    Page 96 of 97 Page 97 of 97