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Home My WebLink AboutOrdinance No. 2004-13 , p � , ORDINANCE NO. 2004-13 AN ORDINANCE AMENDING APPENDIX C OF THE FRIENDSWOOD CITY CODE, SAID APPENDIX C BEING CITY OF FRIENDSWOOD, TEXAS, ORDINANCE NO. 84-15, AS AMENDED, ORIGINALLY ADOPTED THE 19TH DAY OF NOVEMBER 1984, AND BEING THE ZONING ORDINANCE OF THE CITY, BY CHANGING THE ZONING CLASSIFICATION OF A CERTAIN 134 ACRE TRACT OF LAND, MORE OR LESS, FROM SINGLE-FAMILY RESIDENTIAL DISTRICT (SFR) TO PLANNED UNIT DEVELOPMENT — MIXED USE DISTRICT (PUD —MIXED USE), SUCH TRACT BEING SITUATED ALONG FM 528 AND CLEAR CREEK, HARRIS COUNTY, TEXAS, AND WITHIN THE CITY LIMITS OF THE CITY; PROVIDING FOR CERTAIN OTHER RESTRICTIONS AND REQUIREMENTS FOR THE DEVELOPMENT OF SUCH TRACT; PROVIDING FOR THE AMENDMENT OF THE CITY'S OFFICIAL ZONING MAP; PROVIDING A PENALTY IN AN AMOUNT NOT TO EXCEED $2,000 FOR EACH DAY OF VIOLATION OF ANY PROVISION HEREOF; AND PROVIDING FOR SEVERABILITY. * * * * * * WHEREAS, Whitcomb Clear Creek Farms, Ltd. is the owner (the "Owner") of a certain 134 acre, more or less, tract of land situated within the corparate limits of the City of Friendswood, and presently zoned Single-Family Residential District (SFR), pursuant to the City's Zoning Ordinance, as amended; and WHEREAS, the Owner has made application to the City to change the zoning classification of said tract, same being more particularly described in Exhibit"A" attached hereto and for all things made a part hereof, from Single-Family Residential District (SFR) to Planned Unit Development—Mixed Use District(PUD —Mixed Use); and WHEREAS, the Planning and Zoning Commission and the City Council have conducted, in the time and manner required by law and the Zoning Ordinance of the City, a public hearing on such request; and Whitcomb Rezoning Ordinance Page 1 of 9 �-- �... ' ' � . WHEREAS, as a result of the said public hearing and the recommendation from the Friendswood Planning and Zoning Commission, the City Council finds that such use is not detrimental to the community, and is in conformance with the zoning ordinance; and WHEREAS, the Commission and Council find that the Development will encourage pedestrian circulation between structures and open spaces; and WHEREAS, the Commission and Council find that the proposed mixture of uses planned in the Development shall encourage complimentary uses, and are planned to pose minimal impacts on one another; and WHEREAS, the Commission and Council find that vehicular circulation with the Development will be pedestrian friendly; and WHEREAS, the Commission and Council find that the Development shall contain substantial areas of professionally designed, constructed, and maintained landscape areas and parking lots, and such landscaping shall visually enhance all structures and land uses within the Development; and WHEREAS, the Commission and Council find that the Development contains a substantial percentage of open space, both active and passive; and WHEREAS, Commission and Council find that the signage within the Development shall conform to all City regulations and this Ordinance, and any signage shall not compete with building views, impede pedestrian or vehicular flow, and all signs shall be constructed of natural products to the greatest extent possible; and WHEREAS, the Commission and Council find that the Development will be visually and functionally compatible with the surrounding property; and Whitcomb Rezoning Ordinance Page 2 of 9 � � 1 r '' WHEREAS, the Planning and Zoning Commission has recommended approval of the application and the City Council deems it appropriate to grant such request, subject to certain regulations, restrictions, and conditions; now, therefare, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FRIENDSWOOD, STATE OF TEXAS: Section 1. The facts and matters set forth in the preamble of this Ordinance are hereby found to be true and correct. Section 2. The zoning classification of the tract, same being more particularly described in the metes and bounds description attached hereto as Exhibit "A," and which is for all things made a part hereof and incorporated herein, said tract being situated along FM 528 and Clear Creek, Harris County, Texas, and within the city limits of the City, is hereby changed from Single-Family Residential District (SFR) to Planned Unit Development — Mixed Use District (PUD — Mixed Use) for use as permitted within such zone classification, subject to the regulations, restrictions, and conditions hereinafter set forth. All improvements shall be constructed on any site located within the tract substantially in accordance with the Master Site Development Plan and the Development Standards and Guidelines presented to Commission and Council at the public hearing of June 21, 2004, which are shown and described on Exhibits `B & C,"respectively, both of which are attached hereto and incorporated herein for all purposes. Section 3. The Council further finds it appropriate to impose certain conditions on this change in zoning, and that the following conditions shall be imposed on the land uses within the PUD: Whitcomb Rezoning Ordinance Page 3 of 9 � ' �� , A. To ensure a viable mix and a positive critical mass for the Mixed-Use Center, acreage development targets have been established in the Master Site Development Plan, Exhibit B, which are also included herein. These targets will be used as a "measuring stick" to ensure the vitality of the development. Up to a twenty-five percent (25%) deviation is hereby found acceptable and the PUD may be developed with changes in Land Use and Gross Floor Area Density (GFA), as dictated by market conditions at the time of actual development of discrete portions of the site. Such changes must be requested in writing and be reviewed and approved by the City Manager or his Designee. The Land Use Summary is included below, and the Gross Floor Area matrix is included in Exhibit B, at page 5. LAND USE SUMMARY: 1 Office 11.25 acres 2 Retail 50.75 3 Hotel/Spa 6.80 4 Gas Station 1.00 5 Amphitheater 1.12 6 Marina 7.25 7 Residential 16.35 8 Open Space 26.70 9 Street ROW 13.58 Total Acreage 134Acres Whitcomb Rezoning Ordinance Page 4 of 9 � �. � ' �� , B. Subdivision Plat Required. Approval of this PUD zoning does not grant subdivision plat approval for any of the sections, all of which are to be platted in the future. The Owner agrees to comply with the City's Subdivision Regulations and Design Criteria for Infrastructure in effect at the time of platting each section. All open space areas shall be denoted as "restricted reserves, restricted to open space" on every subdivision plat submittal. C. Changes and Amendments. The City Manager or his Designee shall have the authority to review proposed changes and approve minor changes to the Master Site Development Plan. Requests for review and changes and responses thereto shall be made in writing, and shall be ineffective if not in writing. If it is determined by the City Manager that any proposed changes are major in nature, the Owner, or subsequent holder of property interest in the tract, shall be required to build in conformance with this Ordinance, or to seek an amendment to this Ordinance in accordance with the notice and public hearing requirements of the City's Zoning Ordinance. D. Restrictive Covenants. The Development is and will continue to be subject to restrictive covenants and conditions, which shall be filed of record in the deed records of Harris County, and the City shall be provided a copy of such covenants and amendments thereto, no later than the filing of the first plat. The City has not and will not approve or ratify such covenants, and the City's receipt of such does not imply any approval of the conditions and covenants contained therein. E. Design Standards. The following standards shall apply within the Development: Whitcomb Rezoning Ordinance Page 5 of 9 � � � ' a� . 1. Fire hydrant and street light distances shall be in accordance with City ordinances. 2. Water and sewer, and drainage facilities shall be designed in accordance with all applicable City, County, and State regulations. 3. Setbacks, parking requirements, building heights, landscaping and screening shall be delineated in E�ibit "C" - the Development Standards and Guidelines F. Signs. Signage shall be allowed in accordance with the limits described in Exhibit C, and the City's Sign Ordinance. Sign permits shall be required in accordance with the City's Sign Ordinance, the review and approvals far which shall not be unreasonably withheld. G. All lighting within the tract shall comply with current City Ordinances. H. The PUD is designed to encourage pedestrian movement along public ways. To encourage this, the Owner has included design standards for the use of awnings and benches. The City Council recognizes that some portion of these may be located within the public right-of-way, and hereby agrees to allow some encroachment into sidewalks, provided that the Owner ar subsequent interest holder provide insurance and indemnification for such uses, and provided further that no such improvements may obstruct the minimum standards for safe passage and access along such public rights-of- way. Whitcomb Rezoning Ordinance Page 6 of 9 � ' s� . I. Development within the tract shall comply with all other City ordinances, and applicable county, state and federal regulations in effect at the time of actual development. Section 4. Prior to the issuance of any building permit allowing any construction on the Property, Owner, or his assigns shall be required to submit, to City Staff, a detailed site development plan in accordance with the Zoning Ordinance of the City of Friendswood for PUD-Mixed Use, this Ordinance, the attached Exhibits A-C to this Ordinance, and all other applicable ordinances or regulations. Section 5. Allowable and Prohibited Uses. The uses allowed within the PUD tract are those as described on the City's Permitted Use Table in the Zoning Ordinance of the City of Friendswood. The following uses, as described in the 1997 North America Industry Classification System("NAICS") Codes, are hereby specifically prohibited on the Property: NAICS Use Code Description 481 Air Transportation 482 Rail Transportation 483 Water Transportation 484 Truck Transportation 486 Pipeline Transportation 4884 Motor Vehicle Towing 53113 Mini-warehouse Storage 7112 Sports Teams, clubs, racetracks, and other spectator sports 8113 Welding Shops 8122 Death Care Services Utility service or storage yard or related buildings Section 6. The Zoning District Map of the City of Friendswood shall be revised and amended to show the designation of said 134 acre tract, as described and as provided in Section 2 above, with the appropriate reference thereon to the number and effective date of this Ordinance and a brief description of the nature of the change. Whitcomb Rezoning Ordinance Page 7 of 9 ' ' �� , Section 7. This Ordinance shall in no manner amend, change, supplement, or revise any provision of any ordinance of the City of Friendswood, save and except the change in zoning classification of said 134 acre tract to Planned Unit Development — Mixed Use (PUD — Mixed Use) as described above. Section 8. Any person who shall violate any provision of this Ordinance shall be deemed guilty of a misdemeanor and upon conviction, shall be fined in an amount not to exceed $2,000.00. Each day of violation shall constitute a separate offense. Section 9. In the event any section, paragraph, subdivision, clause, phrase, provision, sentence, or part of this Ordinance or the application of the same to any person or circumstance shall far any reason be adjudged invalid ar held unconstitutional by a court of competent jurisdiction, it shall not affect, impair, or invalidate this Ordinance as a whole or any part or provision hereof other any part or provision hereof other than the part declared to be invalid or unconstitutional; and the City Council of the City of Friendswood, Texas, declares that it would have passed each and every part of the same notwithstanding the omission of any and every part of the same notwithstanding the omission of any such part thus declared to be invalid or unconstitutional, or whether there be one or more parts. PASSED AND APPROVED on first reading this 2nd day of August , 2004. PASSED, APPROVED, and ADOPTED on second and final reading this 16th day of August , 2004 � � � j � Kimball W. Brizendine Mayor ATTEST: Whitcomb Rezoning Ordinance Page 8 of 9 � � e ris cKenzie, RM City Secretary MOTION: COUNCILMEMBER TRACY GOZA 2ND: COUNCILMEMBER JERRY ERZCSSON APPROVED: Unanimously (7-0) Whitcomb Rezoning Ordinance Page 9 of 9 � . �, , ., "� � ��... - � ,�,. r`„=-°F_, ,� �� `�+V� --��. . �� " � � = �, �, �� ,�� #�� „�. � �'"�� °' ` � � �. �# � �- �. � �, � ,� � � �,u.. �.;� �` �* _ .� � � � � � . LL � � , .�...,, 3 ' �° � " , .. ...-.,� � - � : � ,�, , � " �' �� r � � ^ . �s ,�»,. ; . ,,,, � _ �,�� ; ; � � � � �, . ��. s .s „ , '7.,.., "s , �'w. Y . ... . i . ,r ' � ... . .. . _,<»....,�«..� . . 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'' � �%�� ,�. ,i ,�, i< i � ./ D 5.75 70,000 Phase 1 w/Surface Parkin 75,000 Phase 2 w/Structured Parkin E 5.50 70,000 Phase 1 w/Surface Parkin 75,000 Phase 2 w/Structured Parkin I 15,000 Office Over Retail Shops N 60,000 Office Over Retail Sho s ....: � ... �� r,r:. � /�/ t� /�� i//i i/% ii - � i i / � � � `-.< ��i % r�x i// /'/i,.., � p //. ,„. . ._,.� <,,,,, ��a c�,�, ._��c�. �� .�.,. ��`. ..;�,, /O�l .q;� ii%�i'�''i /� �� ; xi�� A 3.50 32,000 C 1.25 15,000 D 15,000 Ground Level Under Office E 12,000 Ground Level Under Office I 15,000 Ground Level Under Office N 24.50 246,000 ,. ,. /i �i�,' �,'f5/ .��/ rf. i �j� �/�//�i//i � - /6 -�/j/� � ��/�'.D9 �,'v/i " ..,v,:: , ,,, ,�., s ,;.i/.,/ i'��i/�//3....-�:.�O,ui�,� ...�.�,,�„� , � �.;�..zt?"�. -.: �// y ..:-.,� . ,,.,d'��!..:�.s...i%�' %//„✓i/F „�.a�/%�� B 10.80 138,000 H 6.50 85,000 , � � � �/ i �'i �f/�y��%a � 2 £ �n��i� �i ��jC� �y,��,i�" ,,.,.' ,µ ,.,-,:,•.! .,.. .. , ,.� , ....� . , / /%/ i / // ,,,,✓�.,.,�.. �i ,6;..,/.. ,,r:� .,7ii/�. ��,. �:;: , G 4.20 50,000 . . : ;. :, ��D�jirfiv�-.� �r� ,; � :.. ��'�`� ii�i�"�i�//T�� i/ �iij !� ��f�i, ;.�. , ,,... � .:.i.. . , �� .<._..<�,,,s rr , .!;`� '� �.... �� !;, .. :;; �"�,',�/�,:��/�/� �a ��i �� -- % : s� .. ., ,,.. ..:�_.._. :_:_ .: I 6.80 56,000 ,.s<,: :... ./ .� ' %%/%/i -.- n� ��.- �� ., r - . ii i'� � :: ° ,�� %�q �.�'/''y% �� // //y/�' /'/� /i �e �/// i. / �... ,,,r „ �,. <. �,,y �,,� �.. �... � „//„ .. �„ , �. . . ,,,, .� F 1.00 ,,�, .. . � � �'�- � i -yr i�� yii��x %�S::F . /9i/� i/G a i %�% ,;�, ;it,��. �.:r.,,.° �. ��,��-. ,� �2%�%�� .��,,, //� o �,a�' y'.. //// �� '";�,�i� " , _, r�., ..;.�. :.. ,.. , rr ...<. ,..: , , ii, � „ ..,. „r„�'.�a.,.�,,.,a,u !. ,- ,.v< ,; ... ...._.;, „ P 1.12 Capacit : 2,500 Covered Seats ��' - 3:..<ffi � .�si/f� D/�� .'. f _ /// : / ✓/ / 5" / '/ /// /!� . ;,.c�, � ✓/ H i/ii y ii � � -��a/iis �/�i/%%a 3 � - ��/3Y �///,::/ �� l!�: „ � �r�� a ��i�<,�, i��/<! %j/i�,,,;. ,..,r i,;, ,,�i 7 25 Initiai capaci of 100 boat slips ' � i �/%� i i i'%f //i�i�;: �� i �: r a � / � . � �� /i,, .D/ /�///// /'r�/ -. � i�i��,�+�' /�'j/�%/�/ - //i yi/%- o//r . � / � �;,> �! "`,� ,�'� i/„ ��.�, �i/ ,�.'//�//./%/ %��, ✓�/�/!�i/ �iv.. , ...:. y ,.. ..:..: . �.� �i�, �„ , .. ��s�� iy�.�; ��,:: J 1.50 55,200 Condominums-40 Units @ 1,200 SF Condominiums &Apartments. -332 K 9.80 458,160 Units 1,200 SF Condominiums &Appartments - 30 � 1.80 41,400 Units 1,200 SF N� 3.25 135,240 Townhomes - 98 Units 1,000 SF Loft Units Over Retail - 100 Units @ N 138,000 1,200 SF 'Acreages are approximate EXHIBIT "C" TO CITY OF FRIENDSWOOD ORDINANCE NO. 2004- PUD / Miged Use Center on NASA Parkway (FM 528) and Clear Creek DEVELOPMENT STANDARDS & GUIDELINES • : � � Section 1 –Purpose and Intent Page 2 Section 2 - Scope Page 2 Section 3 —Development Ratios Page 3 Section 4– Gross Floor Area (GFA) Summary Page 4 Section 5 –Development Standards Page 5 A. Mixed Use Guidelines Page 5 B. Site Design; floodway, floodplain,public access,parking, & setbacks Page 5 C. Building Mass and Scale Page 8 D. Building Form and Rooflines Page 9 E. Building Entrances Page 9 F. Architectural Features Page 9 G. Building Materials and Colors Page 10 H. Signage Page 11 I. Lighting Page 11 J. Outdoor Spaces Page 12 Section 6 - Approval Process Page 14 �r��s�r��z� �€��€�—�� t�r �� I�� r�� SECTION 1 - PURPOSE AND INTENT This Chapter applies to all development in the Mixed-Use Overlay Zone. The purpose of the Overlay Zone is to: 1. Allow a mixture of complementary land uses that may include housing, retail,offices, commercial services, arts and civic uses, creating economic and social vitality and to encourage the linking of trips; 2. Develop commercial and mixed-use areas that are safe,comfortable and attractive to pedestrians; 3. Provide flexibility in the site arrangement and design of new developments and redevelopment to anticipate changes in the marketplace; 4. Reinforce streets as public places that encourage pedestrian and bicycle travel; 5. Provide roadway and pedestrian connections to residential areas;marina and amphitheater; 6. Provide transitions between high traffic streets and neighbarhoods; 7. Encourage efficient land use by facilitating compact,hi-density development and minimizing the amount of land that is needed for surface parking; 8. Facilitate development(land use mix, density and design)that supports public transit where applicable; 9. Provide appropriate locations and design standards for automobile—and truck dependent—uses; 10. Maintain mobility along traffic corridors while encouraging safe and delightful pedestrian spaces and places; 11. Provide a mechanism for architectural and site approval process that assures compliance with the goals and projects of the Master Plan. SECTION 2 - SCOPE The Boundary of the Mixed-Use Center Lands,the land uses, and the zones, are described graphically in the"Miaed-Use Master Plan"as approved by the City of Friendswood. Fr��ds�� i��-�� l�� °��r�� SECTION 3 - DEVELOPMENT RATIOS To create a viable miz and to ensure a positive critical mass for the Mixed-Use Center,acreage development targets have been established as shown on the Master Plan approved by City Council (Ezhibit B). These Targets may be used as a"measuring stick"to ensure the vitality of the development. Up to a 25% deviation is acceptable and will allow for changes in Land Use or)GFA Density as dictated by market conditions at the time of actual development of discrete portions of the site,as approved by the City Manager or designee. LAND USE SUMMARY 1 Office 11.25 Acres 2 Retail 50.75 Acres 3 Hotel/Spa 6.80 Acres 4 Gas Station 1.00 Acres 5 Amphitheater 1.12 Acres 6 Marina 7.25 Acres 7 Residential 15.55 Acres 8 Open Space 26.70 Acres 9 Street ROW 13.58 Acres Grand Total 134 Acres �r��c��r�;� ��—�� r�ter �� ,�� r��a�y SECTION 4-GROSS FLOOR AREA (GFA) SUMMARY �=�°��c�s�� —�s� ��r��r �� r�� SECTION 5 - DEVELOPMENT STANDARDS A. Miged-Use Design Guidelines: Overview This section provides general design guidelines that apply to Mixed-Use Character. A key principle established in the framework is that improvements should help achieve specific design character goals. In this regard, one basic design character is reflected while accommodating I mixed uses. Mixed-Use areas are developed within commercial services and residential units. Residential uses shall be combined with these new commercial functions, to create a mixed-use context. Objectives for Mixed-Use Design Guidelines: • To maintain a sense of connection with Clear Creek, and the history and character of the area,while accommodating development with a mix of commercial and residential uses. • To minimize the visual impacts of automobiles. • To enhance pedestrian activity. • To minimize environmental impact to the Creek. B. Site Design 1. Maintain the alignment and spacing patterns of buildings as seen along the block. 2. Maintain a sense of semi-public space in the front setback. A minimum of 50%of the area of the front setback shall be ground cover or low planting. Paved surfaces may be used for a courtyard. Porous paving materials are preferred. A courtyard in a mixed-use area should reflect the design motif of the Center while accommodating appropriate functional requirements. Handicap ramps shall be integrated with the landscape and architecture to minimize their visual presence. 3. Park dedication shall be done in such a way to magimize the enhanced park value along the corridor and create a"seamless"connection with the mixed-use development. 4. Sites located adjacent to the Creek must dedicate all lands located within the floodway and appropriate additional flood plain lands for the continuity of the Mixed-Use Center Park System. It is a priority that the connectivity of the Mixed-Use Center be maintained to the continuous open space land along Clear Creek. 5. A minimum of twenty feet of the flood plain adjacent to the floodway is desired to be dedicated as park land. In areas were the floodway is not deemed accessible, a Hike& Bike corridor must be given to the City to maintain connectivity along the Creek. 6. Sites adjacent to the Open Space land along Clear Creek shall provide at least one means of public access through the site to the Open Space Lands. 7. Provide pedestrian interest at the street level,protect pedestrian access,and enhance the pedestrian experience. 8. Orient the front of the building to the street. All structures should have one primary entry that faces the street or pedestrian plaza. Additional entrances may be located to the side or rear. Structures that face ar back against the Creek shall provide a entry feature on the Creek side and be architecturally attractive from the park. Multi-unit structures should be street oriented. .� �, Fr��ds�c�cad f�i��-I�s� ��r�t�r �� ,�� P�r��8 9. Enhance and Protect the Pedestrian Ezperience. Where identified by the City Manager ar his designee, sites that should have Hike and Bike Access must create and develop this access. Site furnishings shall be provided along public and semi-public access routes or courtyards. Window awnings on the first floor shall provide real shade projections of 8 to 10 feet along pedestrian paths. Covered porches and structures along the pedestrian linkages are preferred. Pedestrian scale signage along with windows placed and sized for window shopping must be provided. Additionally, benches must be placed in groups of at least two and shaded in order to provide conversation areas. Through building linkages between front street and rear Creek access is required. Creek fronting buildings must provide pedestrian plazas,porches, lookouts or other design features. Structures that face or back against the Central Pedestrian Plaza shall provide an entry feature on the parking and plaza side. Through building access shall also be provided between the Central Pedestrian Plaza and main parking areas. 10. Design and locate new driveways,parking areas,and utilities in a way that minimizes their visual impact. 11. Access parking from an alley where feasible,and maintain traditional parking patterns. For a lot on an alley, locate parking in a parking garage,parking lot or carport that is located near the alley edge and accessed from the alley. For a lot not accessible from an alley, locate parking to the rear of the lot with a driveway accessed from the street. Tandem(front to back)parking in a driveway is acceptable. 12. Minimize visual impact of parking areas. Parking garages should be designed to blend in with adjacent facades and building masses. Parking garages should not be oriented toward park views, or pedestrian access. Parking garage facades should be broken up to deter from visual horizontal bands that identify parking garages, additionally parking garages should not allow the cars within to be seen from the street. On grade parking should be designed to minimize visual and pedestrian impact. Where parking areas abut; streets, parks, plazas or pedestrian access, a minimum continuous 3 foot tall hedge shall be installed and mature at time of installation. Additionally preferred trees shall be planted no less then 40 feet on center along the perimeter of the parking area. Center island parking shall provide trees at each end of the parking island and at least one tree per every linear 10 parking spaces, in an intermediate planted island. .�. ..� �r��c�s�� --�� r �� °�� rk��y 13. Parking Requirements. ' � � � ' , . , , • � , , � 1 • � ' •� ' � � •, � Sites Over (4)per 1,000 10% 90% Yes Yes (2)Acres S.F. Sites Under (5)per 1,000 100 % Yes Yes (2)Acres S.F. (1)per every 2 Restaurants chairs in 60% 40 % Yes Yes dining or bar area Housin �2)Per each No Yes g Household Housing �2�per each Above Household Yes Yes Retail *Consideration may be given toward allowing exception to parking requirements for new structures in order to preserve a feature of public significance, such as a landmark tree, a historic hedge, a design feature, a public feature, pedestrian access, or an exterior art feature, etc. Off site parking shall be allowed with the approval of the City Manager or designee may be located in a concurrently constructed parking facility within the five minute walk(1250') of the facility requesting the off-site parking. "Shared parking"with off-peak users is encouraged and may reduce parking ratios,with the approval of the City Manager or designee. The Manager or designee may allow twenty percent deviation for any specific parking requirement with the following guidelines; Guidelines: Shared parking. "Shared parking"means that multiple uses share one or mare parking facilities. Parking demands MUST"peak"during different times of the day. Credit for on-street parking. The amount of required off-street parking shall be reduced by one off-street parking space for every on-street parking space adjacent to the development. Reduce or waive minimum off-street parking standards. The applicant may request a reduction to or waiver of parking standards based on a parking impact study. The study allows the applicant to propose a reduced parking standard based on estimated peak use, reductions due to easy pedestrian accessibility, availability of transit service, likelihood of car pool use, and adjacent on-street parking. The parking study is subject to review and approval or modification by the City Manager or designee. Mczximum parking ratio. Surface parking shall not exceed 110%of the minimum parking requirement for the subject land use(s). Exemptions to the standard can be approved by the City Manager or designee through site/design review for developments that provide parking structures, shared parking,valet parking spaces,market rate parking, or similarly managed parking facilities. � �. �r��€�s�c��€� �i��-�s� �� c�r� �� P��f 14. Locate mechanical equipment and service areas out of public view. Loading/service areas including refuse/recycling enclosures should be located out of public view. Electrical and communication transformers/cabinets located in the city right-of way must be install below grade in the right-of-way or located on-site and screened from public view. Backflow prevention/anti-siphon valves must be integrated into the building design and concealed from public view. Such devices may not be located within the right-of-way on primary pedestrian streets. All other mechanical equipment must be located behind or on top of building and screened from public view with parapet walls, landscaping, etc. All electric/phone/data: primary, secondary and drops shall be located below grade-exception would be major trunk lines deemed infeasible to bury. 15. Building Setbacks 1 • i � � . � . Mixed Use Sites 10' 0' 0' 15' Mixed Use Sites Adjacent Blackhawk ROW 20' 0' 0' 15' Other Sites 20' S' 10' 15' The City planner may allow a 20%deviation in any of the required set back requirements per project and or structure(s) specifically. * Any building that is less then 5' from any property line must conform to all required fire rated construction. C. Building Mass and Scale l. Maintain the scale of a new structure within the contezt of existing buildings,or the "Architectural Styles"in Section F of this document. 2. Design a front elevation to be similar in scale to those seen traditionally within a traditional main street and mixed-use areas. The primary plane of the front should not appear to be taller than those of typical structures in the center, excepting the first building. The rear portion of the building may be taller than the front and still appear in scale. A new multi-unit structure should not overwhelm existing structures in height. Sites will be developed so that pre-determined"skylines"can be created that become"signature" architectural elements that identify Friendswood. 3. Features and Towers may ezceed standard building height where the feature adds to the aesthetics of the area. Entry features and towers may exceed building heights of other buildings in the center,but they must read as either a feature or a tower. Towers shall not obviously serve as advertisement or for placement of signs or corporate logos, unless specifically approved by the City Manager or his designee. 4. The primary building face should not exceed the width of typical buildings in the area or in a similar contegt. A single wall plane should not exceed the maximum fa�ade width of a typical building in the appropriate center, or the building style described. If a building is wider overall than those seen typically, divide the large fa�ade into subordinate wall planes that have dimensions similar to those of traditional buildings in the appropriate center. The largest maximum fa�ade width shall not exceed 60' until a standard is established for the center. ,...., ..� �ri��s�c��€� �i��c�—�s� ��r s��r �J�� P�r�� 5. Break up the perceived mass of a building by dividing the building front into"modules" or into separate structures that are similar in size to buildings seen traditionally in the appropriate center. Use a ratio of solid to void(wall to window)as seen from the public that is found in traditional structures in the"Architectural Styles" in Section F of this document. Dividing the total building mass into separate structures or facades is required. 6. Corporate buildings and building signage is discouraged. Building forms, facades, and building graphics which clearly indicate a corporate storefront shall not be allowed, unless specifically approved by the City Manager or designee. Awnings, graphics,materials, mass, roof forms,rooflines, entrances, architectural features, entries, and style shall conform to that established within the"Architectural Styles" in Section F of this document. D. Building Form and Rooflines 1. Sloping or flat roof forms shall predominate in each center. The primary roof of any structure in a sloping roofed area should be hip or gable. Larger developments may include a mix of room forms including horizontal or flat. Roof mounted mechanical equipment must be screened from view. Buildings should not face gable ends toward street unless in the form of an entry feature or tower. 2. Use building forms that are similar to adjacent structures. Simple rectangular solids are typically appropriate. Raised foundations are preferred. "Exotic"building and roof forms that would detract from the visual continuity of the streetscape are not allowed, but variety and interesting buildings are desired. E. Building Entrances 1. Clearly identify the primary entrance to a building and orient it to the street. All structures should have one primary entry that faces the street. Additional entrances may be located to the side or rear. Multi-unit structures should be street, Central Pedestrian Plaza, and or creek oriented. Sites with access to the linear park should also have clearly identified rear entrances to the building entering into a common space. 2. Clearly define the primary entrance by using a entry feature. Orient the design feature to the street. The entry feature should be functional, in that it is used as a means of access to the entry. An open porch is preferred. The minimum depth for a useable front porch is typically 8-10 feet. Entry features must be covered and generously sized to provide a transition area. 3. Separate the entry walkway from the driveway. The walkway to the main entrance must be separate from the driveway. Different; colored, or materials paving treatments are required to enhance the entry. F. Architectural Features 1. Use architectural features that add visual interest to the street or park or water views. 2. Use porches,awnings, balconies,bay windows,generous landscaping and plazas to provide visual interest and human scale to a building. Balconies,porches,bay windows may encroach into the area between the build-to-line and the front property line by a maximum of 20%. Porches and balconies shall be required for a minimum of 40% of the . r.,., Fri��ds��a� �i��-�� t�r r�� 5� P�r°�� built street frontage. Porches shall be constructed with a depth of between 8 and 10 feet. Balconies shall be 3 feet deep. A second story balcony is required and shall extend along 50% of the street frontage. On corner lots,the side of the structure shall be designed to resemble the front of the structure. Such elements should be similar in form and scale to those found traditionally within the appropriate center. Exception to balcony rule would be big box retail sites. 3. Building Details that maintain the character of the area are encouraged. Simple ornamental trim and decoration is appropriate. Consider using porches, eaves, corner boards and brackets as part of the design of a new building. Traditional locations for decorative elements are porches and eaves. 4. Repeat the patterns created by similar shapes and sizes of traditional building features. Windows,porches and eaves are among the elements typically seen to align and create patterns within a center. 5. Glazing and fenestration to follow traditional standards. Large modern panels of glass are discouraged. Interior glazed mullions are not allowed. Glazing,tinting or fenestration is not allowed that is obviously viewed as modern or contemporary. 6. Texas Gulf Coast Regionalism is considered the most appropriate design theme. Architectural Design for all buildings within the Master Plan will relate to one another in basic design theme as approved by the Developer's Architectural Review Committee. This is intended to be a"broad stroke"coordination of all buildings within a"general"theme,which reflects Texas historical buildings on the Gulf Coast concerned with climate and local materials. Each building, or group of buildings within the project, will have a different interpretation of the established theme to provide complexity and interest. Where practical, the theme will be reflected in the following general elements: awnings,windows, doors, metalwork, brick and stonework, massing,roof lines, scale,height, materials, signage, lighting and fenestration. Texas Gulf Coast Regionalism shall be reflected in the following specific features on all buildings: a. Deep roof and porch overhangs. b. Metal roofs with indigenous Texas stone, limestone and brick c. Deep covered walks on the first level of all buildings. 7. Buildings located adjacent to the linear park,Central Pedestrian Plaza,or the Creek must create rear facades equal in importance and quality as those found on the street. Although not to be designed exactly like front facades, buildings located along the creek or linear park should have rear facades that take into account view corridors, sun screening, design features and plazas to maximize the natural setting and beauty. G. Building Materials and Colors 1. Use high quality exterior finish materials. Wood or cement fiber lap siding, brick, stone and stucco are all appropriate building materials. Innovative or"green"materials are encouraged provided they appear similar in quality,texture, finish and dimension to those traditionally in the appropriate center. Stucco must be detailed to create a composition of smaller wall surfaces and establish a sense of human scale. 2. Simple material finishes are encouraged. Matte finishes are preferred. Polished stone and ceramic tile for example, may be used but must be limited to accent elements. �.. -� ��dsa��d h�i��€�—�� t�r �s� �v�S� ��r�� 3. Building colors should evoke a sense of richness and liveliness to complement and support the overall character of the mixed-use districts. H. Signage 1. Design buildings with careful consideration for the incorporation of signage. 3. Four types of signage are allowed. All shall conform to the City's 5ign Ordinance in size and height limitations. a. Standard Monument signs. Monument signs may not exceed five feet in height and a maximum of fifty square feet in total size, and must comply in size restrictions currently imposed by the City of Friendswood Sign Ordinance. Pole signage is not acceptable. b. Building Signage. Wall signage is allowed and must conform to the current City Sign regulations. c. Pedestrian Signage. Eye level pedestrian signage is required. Provide adequate graphics to allow people to navigate the site without confusion. d. Gateway signage is allowed at high traffic locations for project"branding", graphics and to add"liveliness"to the project in the form of structure, gateway, or graphics. Gateway signage may not be used to promote individual or groups of businesses specifically. 4. Any feature or graphic incorporated into a building or structures design which can be construed as a corporate logo will be treated as a SIGN and sized accordingly,with the exception of the"Big Boz" retail sites. 5. Interior or Glazing Graphics and Advertising. Graphics incorporated into glazing must be etched no color is allowed. Interior signage displayed within 8 feet parallel to exterior glazing may not exceed in size 50% of the glazing size nor may it exceed 15 square feet per business. 6. Banner Signage,or Banner Flags,and any other form of attached materials to a business are only allowed under special circumstances. Any Banners per site must comply with the City of Friendswood Sign Ordinance. Banner flags on a building may be allowed if the graphic or color is generic or adds"liveliness"to the project. 7. Banner 5ignage,or Banner Flags,and any other form of attached materials to a Center, light poles,across pedestrian streets,etc.that are for creating center wide atmosphere are allowed. The Banners, Flags etc. must; add liveliness to the center, or contain center graphics, or promote a center wide festival or event. Never shall the Center Banner program be used to promote a single business or groups of businesses. Examples would be graphic flags attached to light standards or banners strung across pedestrian plazas, or walkways, announcing center wide festivals, or events. I. Lighting 1. Design buildings with careful consideration for the incorporation of lighting. All lighting must conform to the City of Friendswood Lighting Ordinance. 2. New buildings and additions should be designed to allow for lighting appropriately sized,constructed,and placed to fit within the center. 3. The Color Spectrum of exterior lighting must be appropriate for the center. Metal Halide and Low Pressure Sodium lighting are preferred. Fluorescent or incandescent exterior �,. Fr��r�ds�c��d ��c�—�� r�t�r �r� ��.� P�rk�r�� lighting may me used but MUST fall within the color characteristics between Metal Halide and Low Pressure Sodium. 4. Any new structure or building which is neither of community nor of civic importance may not over light in such a way to detract from neighboring buildings or facilities. All site design schemes will provide lighting calculations in order to compare lumen ratios to adjacent development. Lighting deemed excessive will not be allowed. 5. Ezterior building lighting should be used to accentuate the building design and not detract from the character of the center. Highlight architectural details and features with lighting integrated into the building design. Fa�ade lighting should provide for a sense of vibrancy and safety without resulting in excessive light and glare. Innovative use of lighting is encouraged. Commercial looking"wall packs"may only be used in areas not publicly visible, for security purposes. Energy conservation and efficiency should also be considered. Exterior pole mounted lighting should reflect the"project standard"to be determined by the project consultant. Tree up-lighting is encouraged and desired. 6. All lighting must be installed in such a manner to provide necessary security for pedestrians while at the same time enhancing the pedestrian egperience. Excessive glare, and unshielded below eye level ar eye level lighting is not acceptable. '7. All lighting schemes must be submitted with lumen,type,and color specification to be reviewed and approved prior to construction. Any derivation in lamping after construction must be submitted and approved by the project design consultant. J. Outdoor Spaces l. Design outdoor spaces to enliven the street edge,the natural surroundings,and provide for pedestrian interes� The City Manager or designee may allow deviation of the following requirements up to 15%per each case. 2. A variety of outdoor spaces may be considered. A grassy front lawn as typically seen in the area. A courtyard in front of an adaptive use project is encouraged. A interior courtyard with major entrance clearly visible form the street or pedestrian trail. Natural landscaping adjacent to the open spaces along Clear Creek. 3. Courtyards are encouraged as places for outdoor activities. A courtyard in a mixed-use area should reflect a residential/urban tradition in scale and context while accommodating functional requirements. Public or private art is encouraged to be incorporated into an entry courtyard. Environmental conditions such as sun, shade, and prevailing winds,must be considered and justified when positioning a plaza or courtyard. Courtyard and entry paving should contrast with the driveway paving and be physically separated. 4. Along the pedestrian trials traversing a site,provide plantings to enhance the pedestrian's ezperience. This includes shade trees, and appropriate sight and sound buffering plants. 5. Maintain the visibility of the structure from the street. Plant low ground cover,turf, and shrubs within the front setback. Where provided, front yard fencing should not be greater than 42" and be either wrought iron, or aluminum,to maintain the sense of openness of the semi-public space. 6. Provide appropriate irrigation to all new plantings per current city ordinance. �.,� -,>. �r��r��v�r�� i��-�s� ��r �r� ��5� ��r�e��y 7. The site design of a new building or large addition should take into consideration existing mature trees. In the event of a lot merger or large addition,preserve mature trees to the extent feasible. When at all feasible, locate a new structure outside the drip line of an existing tree. Protect root systems of existing trees by fencing prior to construction. To the greatest extent avoid trenching or soil compaction within the drip line. Large Trees may be relocated on the site with a tree spade. 8. All public spaces should provide comfortable shady benches that are conducive to social interaction and places to visit. 9. Use appropriate planting schemes. Planting schemes should incorporate; low maintenance, drought and disease tolerant plantings which are composed of native plants as much as possible. Additionally low plantings and shrubs should be chosen for the pedestrian experience. Trees which do not provide satisfactory shading at maturity are not acceptable. Planting types shall conform to current toxicity regulations as established by the state. 10. Preferred tree list. The following list of trees are considered preferred and do not require an approval process; Pecan, Magnolia, Oak, Pines, Elm, Hickory, Maples, and Red Bud. All trees that are installed must be irrigated and meet any other restrictions imposed by setbacks etc. 11. Preferred mature tree(s)twenty four inches or larger in diameter are to be preserved as much as possibte. A minimum of 60% of the trees measuring 19 inches in diameter or larger,with types preferred shall be preserved if at all possible. If more than 40% of such trees are removed,then each diameter inch of the 19 inch diameter trees or larger removed in excess of 40%must be replaced with a diameter ratio of 1.2 of new tree of species included in the tree list. Replacement or new trees shall be a minimum of 4 inches in diameter. Replacement trees shall be in increments of 2 inches. Large trees may be relocated on the site to accommodate development. 13. Rear landscaping requirements adjacent to the waterfront. A four foot wide landscape buffer with an additional minimum 6' wide walk with an impervious surface is required. Walkways must be designed and located to provide an interconnection between adjacent properties wherever possible. Marinas may be exempted from this provision due to safety provisions if approved by the City Manager or designee. ��°��e�s�cac�d ��€��—�l�� C��t�� c�� t�� r��r�� SECTION 6 — APPROVAL PROCESS . e . . - . . . , • � . : . . . . 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