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Home My WebLink AboutAgenda 11-14-06 City Council, Joint Meeting A G E N D A #2627 JOINT MEETING OF CITY COUNCIL AND PLANNING & ZONING COMMISSION CITY OF UNIVERSITY PARK, TEXAS CITY HALL COUNCIL CHAMBERS TUESDAY, NOVEMBER 14, 2006 AT 2:00 P.M. I.MAIN AGENDA DISCUSS: Consultant’s Strategic Plan for Snider Plaza/Hillcrest and Draft of Development Standards – Dennis Wilson, Townscape, Inc. AGENDA MEMO (11/14/2006 AGENDA) DATE: November 14, 2006 TO: Honorable Mayor and City Council FROM: Harry Persaud, Community Development Manager SUBJECT: Discussion of the Snider/Hillcrest Master Plan. Background/Analysis: Snider Plaza is a unique retail center of “mom and pop’ stores and restaurants which has served the residents of the Park Cities for over sixty years. The center is experiencing specific development issues and problems which are related to property ownership, size, and geographic location. In the past new developments and redevelopment of existing sites were reviewed and permitted following current zoning standards without a vision and comprehensive planning framework for the entire center. Dennis Wilson with Townscape, Inc., has been contracted by the City to conduct a study of the Hillcrest/Snider retail center and to prepare a strategic master plan with development standards to promote and guide future development. Following discussions and comments on the draft, we are expecting to move forward with the formal approval of the master plan and zoning district standards. Recommendation Denis Wilson will present the Snider/Hillcrest Strategic Master Plan with recommendations for a zoning framework to implement the plan over time. Attachments: Snider/Hillcrest Strategic Master Plan and Zoning District Standards. 3800 UNIVERSITY BOULEVARD UNIVERSITY PARK, TEXAS 75205 TELEPHONE (214) 363-1644 C:\Documents and Settings\nwilson\Local Settings\Temporary Internet Files\OLK31\Snider-Hillcrest.doc 11:13 AM 11/10/06 Í Ò × Ü Û Î ñ Ø × Ô Ô Ý Î Û Í Ì STRATEGIC PLAN ËÒ×ÊÛÎÍ×ÌÇ ÐßÎÕ TOWNSCAPE, INC Õ×ÓÔÛÇóØÑÎÒ ú ßÍÍÑÝ×ßÌÛÍ Ö«´§ îððê ÝÑÒÌÛÒÌÍ Ý±²¬»²¬òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò · Þ¿½µ¹®±«²¼òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò ï Ð®±½»òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò î É¸¿¬ ©» ¸¿ª» ¸»¿®¼òòòòòòòòòòòòòòòòòòòòòòò î ×³¿¹» ¿²¼ ×¼»²¬·¬§òòòòòòòòòòòòòòòòòòòòòòòòò ì Ý·®½«´¿¬·±² ¿²¼ Î±¿¼©¿§òòòòòòòòòòòòò ïï Ð¿®µ·²¹òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò ïë ×³°´»³»²¬¿¬·±² Í¬®¿¬»¹§òòòòòòòòòòòòòòò îî Í¸±®¬ Ì»®³ øïîóîì ³±²¬¸÷òòòòòòòòòò îî Ó·¼óÌ»®³ øîóë §»¿®÷òòòòòòòòòòòòòòòòòòòòò îí Ô±²¹ Ì»®³ øëõ §»¿®÷ îí · ÍÒ×ÜÛÎ ñ Ø×ÔÔÝÎÛÍÌ ÐÔßÒ ÞË×ÔÜ×ÒÙ ÑÒ ÉØßÌ ×Í ÙÎÛßÌ ÞßÝÕÙÎÑËÒÜ Í²·¼»® Ð´¿¦¿ · «²·¯«» ¿³±²¹ ½±³³«²·¬§ ®»¬¿·´ ½»²¬»® ·² ¬¸» ®»¹·±²ò ×¬ · ¼·ª·¼»¼ ·²¬± ³¿´´ °®±°»®¬§ ±©²»®¸·°ô ¿²¼ · ´¿®¹»´§ ½±³°®·»¼ ±º ±²»ó±ºó¿óµ·²¼ ¬±®» ¿²¼ ®»¬¿«®¿²¬ò Ý±³°»¬·²¹ ½»²¬»® ´·µ» Ø·¹¸´¿²¼ Ð¿®µ Ê·´´¿¹»ô Ó±½µ·²¹¾·®¼ Í¬¿¬·±² ¿²¼ É»¬ Ê·´´¿¹» ¿®» »¿½¸ «²¼»® ·²¹´» ±©²»®¸·° ¿²¼ ¿¬¬®¿½¬ ½¸¿·² ¬±®» ¿²¼ ®»¬¿«®¿²¬ò Ì¸» ´·³·¬»¼ ¿½½»·¾·´·¬§ ±º Í²·¼»® Ð´¿¦¿ º®±³ ³¿¶±® º®»»©¿§ ¿²¼ ¸·¹¸©¿§ ½±²¬®·¾«¬» ¬± ·¬ «²¼»·®¿¾·´·¬§ º±® ½¸¿·² ¬±®»ô ¾«¬ ³¿µ» ·¬ ¿² ¿¬¬®¿½¬·ª» ´±½¿¬·±² º±® ³±³ ¿²¼ °±°? ¬±®» ¿²¼ ®»¬¿«®¿²¬ò Í²·¼»® Ð´¿¦¿ ¿²¼ ¬¸» ¿¼¶¿½»²¬ ½±³³»®½·¿´ ¿®»¿ º¿½·²¹ Ø·´´½®»¬ ßª»²«» ¸¿ª» ¸·¬±®·½¿´´§ »®ª»¼ ¿ Ë²·ª»®·¬§ Ð¿®µ? 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¸±«´¼ ¾» ®»³±ª»¼ ¬± ·³°®±ª» ½·®½«´¿¬·±² ¿²¼ °»¼»¬®·¿² ¿³»²·¬·»ò Ý±²¬®«½¬ Ê·´´¿¹» Ù®»»²ò Ñ²» ±º ¬¸» ³±¬ ·³°±®¬¿²¬ »´»³»²¬ ±º ½®»¿¬·²¹ ¿ ¬®«» Ê·´´¿¹» Ý»²¬»® º±® ¬¸» Ý·¬§ ±º Ë²·ª»®·¬§ Ð¿®µ ©·´´ ¾» ¬¸» ½®»¿¬·±² ±º ¿ ³¿¶±® ¹®»»² °¿½» ©·¬¸·² Í²·¼»® Ð´¿¦¿ ©¸»² ¿¼»¯«¿¬» °¿®µ·²¹ º±® ¬¸» ¼·¬®·½¬ · ¿ª¿·´¿¾´»ò ×¬ ©·´´ »®ª» ¿ ¿² ¿®³¿¬«®» ¿®±«²¼ ©¸·½¸ ®»·¼»²¬ ©·´´ ¹¿¬¸»® ¿²¼ ®»·²ª»¬³»²¬ ©·´´ ±½½«®ò ×¬ ©·´´ ¿´± »¨¬»²¼ ¬¸» ±°»² °¿½» ½¸¿®¿½¬»® ¬¸¿¬ ¸¿ ¾»»² ± ·³°±®¬¿²¬ ¬± ¬¸» Ý·¬§? ·³¿¹»ô ©·¬¸ Ì«®¬´» Ý®»»µ ¿²¼ ¬¸» »ª»®¿´ °¿®µ ´±½¿¬»¼ ¿´±²¹ ·¬ò îì DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 SNIDER-HILLCREST DRAFT Development Standards Contents I.Purpose, Goals and Intent...................................................................1 A.Purpose....................................................................................................1 II.Definitions.............................................................................................2 III.General District Standards..................................................................4 A.Regulating Plan.......................................................................................4 B.Waivers of Design Standards................................................................4 C.Function/Land Use..................................................................................5 D.Block Face...............................................................................................5 E.Streetscape and Landscape..................................................................7 IV.Buildings...............................................................................................9 A.Intent.........................................................................................................9 B.Building Standards..................................................................................9 V.Parking................................................................................................13 A.Automobile Parking...............................................................................13 VI.Streetscape, Lighting and Mechanical.............................................16 A.Intent.......................................................................................................16 B.Standards...............................................................................................16 Landscape Requirements............................................................................17 Landscape Requirements............................................................................18 A.Street trees.............................................................................................18 B.Paving material......................................................................................18 VII.Administration....................................................................................19 A.Intent.......................................................................................................19 B.Waivers of Design Standards..............................................................19 C.Development Plan Approval................................................................20 D.Lapse of Approval.................................................................................20 Appendix I Snider-Hillcrest District Land Use Chart.................................21 Appendix II. Snider-Hillcrest District Regulating Plan..............................25 Appendix III Snider-Hillcrest Sign standards.............................................26 A.Intent.......................................................................................................26 B.Definitions...............................................................................................26 C.Permitted Signs.....................................................................................27 DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 SNIDER-HILLCREST DRAFT Development District Standards I. PURPOSE, GOALS AND INTENT A. P URPOSE The purpose of the Snider-Hillcrest District is to implement the adopted recommendations of the Snider-Hillcrest Plan by encouraging new development and redevelopment that will contribute to creating an attractive pedestrian-oriented village center for University Park. goals The of this Zoning District are 1. To make the Snider-Hillcrest area a sustainable “Great Place” within the city that will attract high quality investment and reinvestment over time. 2. To capitalize on the existing historic character of Snider- Hillcrest and provide University Park with a thriving Village center. 3. To provide development and land use flexibility within the framework of a form-based development Zoning District. 4. To provide a mix of residential, retail and office uses in a pedestrian-friendly environment. intent The of these development standards is 1. To provide a comfortable and attractive environment for pedestrians which include such things as buildings framing public space, street trees, lighting and awnings that will attract pedestrians. 2. To construct continuous building frontage along block faces except where it is desirable to provide for pedestrian and auto pass-throughs to parking at mid block. 3. To provide shared parking both on-street and on-site that will benefit the entire district. 4. To contribute to the definition and use of public sidewalks and plazas. 5. To design and build an infrastructure of buildings to accommodate a range of uses over time without the need to destroy older buildings and rebuild them for each successive use. 6. To design streets and buildings which will contribute to creating a safe environment. City of University Park Page 1 TOWNSCAPE, In DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 II. DEFINITIONS For the purposes of the Snider-Hillcrest District Ordinance, the following definitions shall apply. Building Façade, Primary . Any façade that faces a public street or open space. Entry, Primary. The main entry to a building on a block face. There must be at least one main building entry for each ground floor use, tenant or lobby on each block face which contains the use or tenant. Any additional building entries may be considered a Secondary Entry. Landmark Buildings. Buildings which are located on axis with a terminating street or at the intersection of streets. Such buildings shall incorporate architectural features which address height and articulation that emphasize the importance of such a location. Loft, Residential. A townhouse, condominium or apartment which is designed and LH constructed as part of a mixed use ANDMARK BUILDING EXAMPLE AT IGHLAND PV ARK ILLAGE development or in a mixed use center which is governed by form-based development standards. Parking, Long Term. Customer or tenant parking which is intended for the primary use of vehicles parked for a duration of more than two hours and neither priced nor managed to encourage turnover. Parking, Reserved. Parking which is assigned or reserved for tenants or visitors of a building or business. Parking, Shared. Parking which is shared by tenants, visitors and the general public. Hours of availability may be further defined in cooperation with the City. Parking, Short Term. Customer or tenant parking which is intended to serve commercial businesses or residential uses that has a regular turnover of two hours or less. Regulating Plan. The plan approved by the City which applies the Snider-Hillcrest District and which governs the streetscape and certain sub-areas, among other items. Snider-Hillcrest District Engineering and Landscape Standards (District Standards). The approved City standards which govern such items as street, streetscape, drainage, signage and other public improvements in the Snider-Hillcrest District. City of University Park Page 2 TOWNSCAPE, In DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 Story. That portion of a building, other than a basement, included between the surface of any floor and the surface of the floor next above it, or if there is no floor above it, then the space between the floor and the ceiling above the floor of such story. This includes any mezzanine or loft which may comprise only a portion of a full floor plate. Waiver to Design Standards, Major (Major Waiver). A significant change to both the standards and intent of this Zoning District, and involves Planning and Zoning Commission and City Council approval. Waiver to Design Standards, Minor (Minor Waiver). A minor change to the standards, but not the intent, of this Zoning District and involves staff approval. City of University Park Page 3 TOWNSCAPE, In DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 III. GENERAL DISTRICT STANDARDS A. RP EGULATING LAN 1. Authority A Regulating Plan is the coding key for application of this district’s provisions to properties, and shall be considered part of this Zoning District. It establishes such things as Sub-district areas and required at-grade retail construction. 2. Zoning of Property Development Plan Required. a. An approved Development Plan which is consistent with this ordinance and the Regulating Plan shall be required prior to issuance of any Building Permit. Non-Conformity. b. Uses which are legal and conforming at the time of rezoning to the Snider-Hillcrest District shall continue as legal conforming uses under their current standards until those uses are deemed abandoned, e.g.— i. They have been replaced with a conforming use, or ii. Such building or structure is or hereafter becomes vacant and remains unoccupied or out of use for a continuous period of six months, or the special equipment and furnishings peculiar to the nonconforming use have been removed from the premises and have not been replaced within such six- month period, or iii. The intention of the owner to permanently discontinue the use is apparent. B. WDS AIVERS OF ESIGNTANDARDS In order to provide flexibility and create high quality projects, certain standards in the Snider-Hillcrest District may receive a waiver. (See Sub-section VIII.B Waivers, below, for applicability, processes and procedures.) Minor Waivers include: Depth or height of required retail space Establishment of Build-to Line Encroachment into the Build-to line Increased building height for “landmark” buildings Design of buildings without tri-partite architecture Required frequency of building entries along a street edge City of University Park Page 4 TOWNSCAPE, In DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 Window detailing Exterior building materials Exterior building color Retail at grade design standards Balcony and patio railing Extension of a below grade parking garage under the sidewalk Landscape standards Major Waivers include: Requirement for continuous building frontage Required retail construction Building height for non-landmark buildings Exceeding the maximum leasable retail area th floor and above Required setback of the 4 Parking requirements Parking garage design standards C. F/LU UNCTIONAND SE 1. Land Use a. Retail, Personal Service and Office uses shall be allowed throughout the District. Outside display or sale of goods, however, is prohibited. Residential Lofts shall be allowed in the Snider Plaza sub-area. For a specific list of permitted uses, see Appendix I Snider- Hillcrest District Land Use attached. b. Where “Required Retail Construction” is designated on the Regulating Plan, the ground floor adjacent to the street shall be constructed to retail building standards for a depth of at least 50 feet, however a smaller depth may be allowed if the retail is serving as a “liner” use which is masking a parking garage by Minor Waiver. c. All access drives shall require a Minor Waiver. D. BF LOCKACE It is intended that building walls should be continuous along block faces to create a strong edge to the street and contribute to creating an attractive and active pedestrian environment. Contributing to that goal however, is to allow some limited variation and opportunities for outside dining, pocket parks and special building entry features. City of University Park Page 5 TOWNSCAPE, In DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 continuous building frontage 1. Block faces shall contain with the exception of a mid-block access to parking which is no greater than 34 feet in width and 16 feet in height. Any development which does not provide continuous frontage shall require approval of a Minor Waiver. “Continuous building frontage” will be considered to be met if 80% or more of the primary building façade is located within 15 feet of the build-to line requirement. However, administrative approval of a Minor Waiver will permit 70%, provided that the reduction results in an attractive outdoor dining area, building entry feature or other amenity which contributes to the streetscape. A greater reduction shall require OD UTDOOR INING approval of a Major Waiver. 2. Facades shall generally be built parallel to the street frontage , except at street intersections, where a façade containing a primary building entrance may be curved or angled toward an intersection. Build-to Lines (Setbacks 3.) a. Build-to lines shall be measured from the planned street back-of- curb, as established on the approved Regulating Plan for the district and the standards in this ordinance (see Table 1 Sub- Build-To Line District Standards). The entire Back of Curb area between the back-of-curb and the primary building façade shall be dedicated as public right-of-way or have a public easement placed upon it. b. Exterior chimneys, and bay windows may encroach into the setback by up to two feet. Balconies 10 feet or more over the sidewalk may encroach up to 6 feet. c. Awnings may encroach above the public sidewalk without limit, provided they leave a minimum clearance of 8 feet above the sidewalk, and are set back a minimum of 18 inches from the back of curb and will not impede street tree growth. City of University Park Page 6 TOWNSCAPE, In DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 L E. S TREETSCAPE AND ANDSCAPE Streetscape standards 1. shall be established by the City for sidewalk paving, street trees, tree grates, lighting fixtures, trash receptacles and benches. License Agreement. 2.In considering any application for a license agreement for the use of the sidewalk, a minimum of 5 feet should be preserved for pedestrian movement along the sidewalk. City of University Park Page 7 TOWNSCAPE, In DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 TABLE 1 DISTRICT STANDARDS SP NIDER LAZA A DJACENT TO SSPHHS TANDARDNIDER LAZAILLCRESTILLCRESTOUTH 1, 31 Building Height Max 3/4 stories Max 3 stories Max 3 stories Min. 2 stories Min. 2 stories Min. 2 stories Dimensions to be 2 4 4 Build-to Line 16 feet18 feet18 feet confirmed Pedestrian Walkway 6 6 6 Width (clear) 1 Notes : Maximum of 3 stories or 40 feet excluding mechanical, which ever is less, when the building is within 100 feet of single family zoned property. Where allowed, four story buildings shall be limited to 52 feet in height. 2 Build-to lines are measured from the “back of curb” of the planned street as approved by the City, except along Hillcrest south of Hayne which shall be measured from the back of curb of the western edge of the parking bay located adjacent to Hillcrest. 3 Increased height for landmark buildings may be approved as part of Site Plan approval by Minor Waiver. Additional height for other buildings shall be considered a Major Waiver. 4 Except along Hillcrest between Westminster and Daniel, and the east side of Snider Plaza, where existing building lines will be enforced. City of University Park Page 8 TOWNSCAPE, In DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 IV. BUILDINGS A. I NTENT It is the intent of this Zoning District to create an attractive and active village style district and the size, disposition, function; and design of buildings play an important role in achieving that goal. 1. Buildings should directly contribute to the attractiveness, safety and function of the street and other public areas. 2. Buildings that accommodate retail at grade should feature the retail activity over the building’s Architecture. 3. Buildings should be constructed in a manner, and with materials, that are highly R ETAIL SHOULD BE EMPHASIZED OVER THE durable and will continue to endure and be BUILDING ARCHITECTUREWHERE IT IS PRESENT attractive over a long time, especially adjacent to public and pedestrian areas. 4. It is intended by this Zoning District to encourage a variety of building and design solutions in response to the standards and regulations outlined herein. B. BS UILDINGTANDARDS Building Form 1. a. No single tenant space shall exceed 30,000 sf of gross leasable floor area. Any lease which exceeds this size shall require approval of a Major Waiver. b. All buildings shall be designed and tri-partite architecture constructed in so that they have a distinct base, middle and top; and all windows shall have a vertical proportion. c. Buildings which are located on axis with a terminating street or at the intersection of streets shall be T-PA:B Landmark Building. considered a RIARTITE RCHITECTUREUILDINGS WITH A “B”,“M”“T” ASEIDDLE AND OP Such buildings shall be designed with landmark features which take advantage of that location, such as an accentuated entry and a unique building articulation which is off-set from the front wall planes and goes above the main building eave or parapet line. City of University Park Page 9 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 Architectural Features 2. greater a. Buildings which are than three (3) stories in height th must be set back at the 4 floor at least 8 feet behind the building face of the first 3 floors along street frontages. Any change to this standard shall be considered a Major Waiver. Windows b., except for retail at grade, shall be vertical in proportion and have at least a 4 inch reveal. glass curtain wall c. No shall be permitted except by approval of Minor Waiver. d. Each building and separate lease space at grade along the Primary Entry street edge shall have a functioningfrom the sidewalk. Such entries must be inset from the front building plane by at least 5 feet. Secondary Entries may be set back as little as 3 feet. Functioning entries must be located no greater than 30 feet apart. Corner entries may count as a Primary Entry for both intersecting street frontages. External Façade Materials 3 The following shall apply to all exterior walls of buildings and parking structures which are clearly visible from a public street, Note: Only walkway or open space: applies to new construction round floor exterior walls a. G, excluding windows, doors, and other openings, shall be constructed of one hundred percent (100%) brick, stone or cultured stone on the exterior façade. Overall b., a minimum of eighty-five percent (85%) of exterior walls which face on a street right-of-way, plaza or open space, excluding windows, doors, and other openings, shall be constructed of brick, stone or cultured stone. Where such a wall turns a corner, the surface materials shall continue around the corner a minimum of eight feet. c. The remainder may be constructed of noncombustible materials including exterior stucco and Class PB Exterior Insulating and Finishing Systems (EIFS). Stucco and EIFS shall be used only for walls, architectural features and embellishments not subject to pedestrian contact. d. Unpainted metal, or metal subject to ordinary rusting shall not be used as a building material. Factory finished metal City of University Park Page 10 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 elements as well as metals that develop an attractive oxidized finish, such as copper, galvanized metal, stainless steel or weathering steel, may be used as architectural accents by Minor Waiver approval. e. Windows and glazing shall be limited to a minimum of 30% and maximum of seventy percent (70%) of each building elevation. (See 6.b below for special requirements for retail at grade.) f. A variation of up to 15% of the standard above, and the material type may be approved by administrative approval of a Minor Waiver, provided that the change will result in an improved architectural design without degrading the quality of public areas or increasing the need for maintenance. Color 4. a. The dominant color of all buildings (including above grade parking structures shall be muted shades of warm gray, red, beige and/or brown. Black and stark white shall not be used except as an accent color. There are no restrictions on accent colors which comprise less than 1.0% of the building face, except that florescent colors are prohibited. b. Roof colors shall be a shade of cool gray, warm gray, brown or red. e. Balcony and patio railings and fences shall be constructed of wrought iron or metal. Wood fences and railings and chain-link fencing are prohibited. Masonry columns may be used on patios provided that they are used as accents. Retail at Grade 5. a. The ground floor entry must be located at the approximate elevation of the adjacent sidewalk. Retail uses adjacent to the sidewalk at grade b.shall: i. Be constructed to meet fire code separation from any other uses constructed above; ii. Have a minimum clear height of 14 feet between finished floor and the bottom of the structure above. Mezzanines within the retail space shall be allowed per Building Code; iii. Have a canopy which extends at least 6 feet over the sidewalk for at least 75% of the frontage on any portion of a building located on the north, east or west side of a street and public sidewalk; and City of University Park Page 11 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 iv. Have clear glass windows for at least 60%, but no greater than 80%, of the ground floor façade. City of University Park Page 12 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 V. PARKING A. AP UTOMOBILE ARKING 1. Intent The following is the intent of the City’s parking policies and this Zoning District: a. Support the creation of Shared Parking in order to enable visitors to park once at a convenient location and to access a variety of commercial enterprises in a pedestrian-friendly environment. b. Manage parking so that it is convenient and efficient, and supports an active and vibrant retail environment. c. Ensure visibility and ease of access to parking. d. Provide flexibility for changes in land uses which have different parking requirements within the District. e. Provide flexibility for the redevelopment of small sites. f. Design parking structures so that they do not dominate the public environment by placing them below grade or by lining the edge of structures with commercial uses. g. Minimize diffused, inefficient single-purpose reserved parking. h. Avoid adverse parking impacts on residential neighborhoods. 2. Parking Requirements Off-street and on-street facilities shall be provided for multifamily use, hotel use, retail use, office use, civic use, and mixed use, in accordance with this subsection. a. Off-street parking spaces for the applicable use classification shall meet the following minimum number of spaces: City of University Park Page 13 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 UPR SEARKING ATIO Residential Two spaces per unit. One space/ hotel room plus one parking space per every Hotel 300 square feet of conference/banquet facilities. Retail One space/250 square feet. Office One space/300 square feet. To be determined by parking demand analysis study for Civic proposed use and approved by the City's Director of Engineering. b. Parking Reductions: i. Properties in Snider Plaza (See Appendix II Snider- Hillcrest District Regulating Plan) shall receive a credit for the number of parking spaces which would normally be required for retail use on the ground floor of any existing or new structure. To achieve this credit however, retail or restaurant use must be located on the ground floor. ii. South of Hayne Ave, on-street parking which is directly in front of the development site may be counted toward the parking requirement for the development. c. Achieving Automobile Parking in Snider Plaza i. Parking requirements may be met on-site, by lease from the City or its designated authority or by payment of cash-in-lieu of parking to the City or its designated authority. ii. Due to the limited land area within Snider Plaza sub- district and the need to provide off-site parking, development shall be eligible to receive a reduction in the cost for the payment to the city for the required cash fee or the lease payments. The amount and the terms of the reduction shall be determined by the City Manager or his designee by individual agreements. iii. The City Manager or his designee shall annually establish the following: The leasing rates for city-provided parking spaces as a result of the need to provide such spaces for new development; and City of University Park Page 14 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 The cost of construction of a parking space in a parking structure for the purposes of establishing cash-in-lieu payments. Parking Location. d. All off-street parking shall be located behind buildings which face on a street or public open space, and be accessed by alley or short driveway between buildings, or be located in a below grade parking garage. Any change to this standard shall be considered a Major Waiver. Parking Garages. e. Parking garages that have frontage on public streets shall comply with all setback and build-to standards as established in Table 1 Sub-District Standards andSubsection IV.B.3 External Façade Materials. However, i. Parking garages which are adjacent to a street shall be located below-grade, or be set back a minimum of 50 feet and lined with buildings containing any permitted use but parking. ii. Above-grade ramps shall not be expressed on the facades of parking structures fronting, or visible from, public streets. iii. Steel parking garages and steel guard cables on garage facades are prohibited. Any change to this standard shall be considered a Major Waiver. iv. Off-street below grade parking may be permitted to extend under the sidewalk provided that it accommodates any existing or planned utilities and landscaping, with approval of a Minor Waiver. City of University Park Page 15 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 VI. STREETSCAPE, LIGHTING AND MECHANICAL A. I NTENT 1. It is the intent of this Zoning District to provide a level and consistency of lighting that supports pedestrian activity and promotes safety. 2. The entire District shall utilize the basic fixtures and furnishings in the public areas as may be approved by the City for the District. 3. Mechanical equipment shall not be clearly visible from the street or other public area. B. S TANDARDS Streetscape and Lighting , 1. For specifications see the City- approved standards for the appropriate Snider-Hillcrest Sub- District. 2. Lighting elements shall be incandescent, metal Halide or halogen only. No HID or fluorescent lights (except fluorescent bulbs that screw into standard socket fixtures) may be used on the exterior of buildings. 3. All lighting shall be focused downward or narrowly focused on its intended target such as signing, parking and pedestrian walkways. No lighting source from a commercial activity shall be visible by a residential unit. Mechanical and electrical equipment, transformers, 4. meters, garbage containers and loading areas shall be located and screened so that they are not visible from the street or other public area. a. Mechanical equipment shall be screened from view from all public roadways and located to minimize noise intrusion to adjacent properties. The required screening must be composed of the same exterior materials as the buildings on the lot, or through the use of masonry walls, ornamental fence (80 percent opaque), evergreen landscape material, or combination thereof. b. All roof-mounted mechanical elements must be screened from view from the public right-of-way and neighboring properties. Screening must be architecturally compatible with the building design. c. Loading, service and trash storage areas shall be screened from all public roadways. Refuse containers must be placed on a designed, reinforced concrete pad and approach. The required screening must be composed of the same exterior City of University Park Page 16 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 materials as the buildings on the lot, or through the use of masonry walls. 5. Any bicycle parking in the public right-of-way shall be located and pedestrian street within the band created by street trees lights , however, it must be placed in a manner that avoids conflicts with pedestrian and vehicular paths. Hillcrest Street Tree Planting Concept City of University Park Page 17 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 LANDSCAPE REQUIREMENTS Landscaping within the Snider-Hillcrest District shall comply with the provisions in this Subsection. Where conflicts exist between this article and other provisions of the Zoning Ordinance, the requirements in this District shall be applied. A. S TREET TREES Street trees shall be large shade tree species having a minimum caliper of four inches, selected in accordance with the City's landscape standards. B. P AVING MATERIAL 1. Paving material in front yards and on sidewalks shall be warm toned, natural materials such as brick, stone and concrete. 2. Asphalt and gravel as paving materials are prohibited. City of University Park Page 18 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 VII. ADMINISTRATION A. I NTENT 1. It is the intent that a developer or builder who wishes to develop under this Zoning District will be processed in an expedited manner, and may in fact qualify for incentives under other separate City programs. However, if there are substantial Major Waivers requested, additional approvals shall be required which may delay development progress. B. WDS AIVERS OF ESIGNTANDARDS 1. For the purposes of this District, there shall be two types of Waivers of Design Standards — Minor and Major. Requests for waivers shall not be subject to review or decision by the Zoning Board of Adjustment. A waiver request may only be made in conjunction with an application for a Development Plan. Minor Waivers 2. are those changes to design standards in the Snider-Hillcrest District identified in Subsection III.C. Minor Waivers may be approved administratively by the Director of Engineering or his designee in conjunction with a decision on an application for approval of a Development Plan. All Minor Waivers must meet the full intent of this Zoning District as stated in Section I. Major Waivers 3. are major changes to the design standards in the District, including any change not identified in Sub-section III.C. Major Waivers may only be approved by the City Council, following a recommendation by the Planning and Zoning Commission, in conjunction with a decision on an application for approval of a Development Plan. In order to approve a Major Waiver, the City Council must find that the waiver: a. Meets the general intent of this District and the Sub-District in which the property is located, and b. Will result in an improved project which will be an attractive contribution to the Sub-District; and c. Will not prevent the realization of the intent of the Sub- District or adjoining Sub-districts. 4. The City may impose conditions on granting any Waiver to mitigate negative impacts neighboring properties or public streets or open space. City of University Park Page 19 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 C. DPA EVELOPMENTLAN PPROVAL 1. Prior to obtaining a Building Permit, a Development Plan must be approved by the Director of Engineering or his designee, to certify that it meets the purpose, intent and standards contained in this Zoning District. 2. Development Plans must include the following information: a. Site Plan b. Building Elevations and Sections c. Building Function/Proposed Use d. Parking Standards being met e. Any Waivers being requested. 3. Applications for Development Plan Approval shall be reviewed upon being accepted by the City. At such time, the approval, approval with conditions or denial shall be forwarded to the Applicant. However, applications including a request for a Major Waiver shall be scheduled for Planning and Zoning Commission and City Council action. 4. Denial of a Development Plan may be appealed to the Planning and Zoning Commission and City Council within 30 days of notification of such denial. D. LA APSE OF PPROVAL If a Building Permit has not been obtained within two (2) years following approval of the Development Plan, such plan shall lapse unless the property owner requests an extension prior to the expiration of the two-year period. The request for extension shall be considered by the Planning and Zoning Commission and City Council in the same manner as for approval of the Development Plan. The Council, upon recommendation by the Commission, may grant an extension of the time for expiration of the Development Plan for a period not to exceed one (1) year from the date of initial approval of the application. Every request for extension shall include a statement of the reasons why the expiration date should be extended. The decision-maker may grant a request for extension upon demonstration that circumstances beyond the control of the applicant have resulted in the applicant’s inability to perform the tasks necessary to prevent the Development Plan from expiring before the lapse date. The Commission or the Council also may terminate the Development Plan or may attach additional conditions to the extension of the plan. City of University Park Page 20 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 APPENDIX I SNIDER-HILLCREST DISTRICT LAND USE CHART Ò±²®»·¼»²¬·¿´ Ü·¬®·½¬ Ë» Ì¿¾´» NONRESIDENTIAL DISTRICTS USE TABLE USE PRIMARY RESIDENTIAL USES One-family dwelling, detached X X X One-family dwelling, attached XSX Two-family dwelling X S X Lofts** X Multi-family dwelling (apartment) X Boarding or rooming house XXX Fraternity or sorority X X X Hotel or motel XXXXXXX Family home X University Faculty or grad. Student housing XXSS EDUCATIONAL, INSTITUTIONAL AND SPECIAL USES Art gallery or museum X X X X X X X X X X Place of worship XXXXXXXXXXX Clinical, medical or dental X X X X X X X X X X College or University XXX Community Center, public X X X X X X X X X X X Day nursery or kindergarten (private) XXXSS Day nursery for university faculty or students X X X X Fraternal organization lodge or civic club SSSSSSX Institutions of religious or philanthropic nature X X X S X X S S S S X S S Nursing home or residence home for aged X School-private X X X X X X X X X Library-public XXXXXXXXXXX School-public X UTILITY, ACCESSORY AND INCIDENTAL USE Building of county, state or federal govt. XXXXX City hall or municipal building/facility X X X X X X X X X X X Field or construction office (temporary) Page 21 DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 NONRESIDENTIAL DISTRICTS USE TABLE USE Fire station or similar public safety building X X X X X X X X X Home occupation Amateur radio or CB antenna to 40 feet X X X X X X X X X Amateur radio or CB antenna over 40 ft. XXXXXXXXX Radio, TV or microwave antenna or tower- X X X X X X X X X X X commercial Residential TV dish antenna XXXXXXXXXXXX Tennis court (private) X X S S X X X X X X X Tennis court (unlighted) XXXS Swimming pool (private) X X X X X X X X X X Telephone exchange SSSSSSSSSSS Accessory bldg. Or use-residential X X X X X X X X X X X Accessory bldg. Retail or commercial XXXXXXX Accessory use to university X X S S Cellular telephone antenna XXXXXXXXXXS Video drop box X X X X X X X Massage therapy as accessory use in hair XXXXXXXXXX salon RECREATIONAL AND ENTERTAINMENT USES Amusement commercial (indoor) X X S S Athletic field (intramural or intercollegiate) XXSS Country Club (private) X Park or playground (public) XXXXXXXXXX Playfield (public) X X X X X X X X X Private club XXXXXXXXX Theater (indoor only) X X X X X X X X X X X Adult restricted uses S TRANSPORTATION RELATED USES Helistop S S S S S S Parking lot for trucks and vans X Parking lot or parking structure, commercial X X X X X X X X X X X Public transportation facility SXX AUTOMOBILE AND RELATED SERVICE USES Auto painting and body repair X Page 22 DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 NONRESIDENTIAL DISTRICTS USE TABLE USE Auto sales and repair (in building) X Gasoline service station X X X X X S S New auto parts sales store XXXXX Car wash or auto laundry X X RETAIL AND SERVICE TYPE USES Antique shop X X X X X X X Bakery or confectionary shop (retail) XXXXXXX Bank or savings and loan shop X X X X X X X X X CafeteriaXXXXXXXXXXX Custom or self-service cleaning shop or X X X X X X laundry Custom personal service shop XXXXXXXSS Drapery, needlework or weaving shop X X X X X X Drug store or pharmacy XXXXXXXXX Florist or garden shop X X X X X X X X X Greenhouse, plants or nursery stock (retail XXXXX sales) Household appliance service and repair X X X X X X X Mimeograph, stationery or letter shop XXXXXXXXX Newsstand X X X X X X X X X X X Office professional administrative or service XXXXXXXXX Pet shop and pet grooming facility X X X X X S S Repair shop for appliances, TVs etc. XXXXXSS Restaurant without drive-in service X X X X X X X X X Retail stores and shops, general sales to XX XXXXX public Studio for photographer, musician or artist X X X X X X X X X Tanning salon second floor XXX Telephone business X X X X X X X X X Drive-In facilities for bank or savings and loan XXXXXXX COMMERCIAL TYPE USES Animal clinic or hospital (no outside X X X X X pens/runs) Bakery (wholesale) X Building materials sales X Page 23 DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 NONRESIDENTIAL DISTRICTS USE TABLE USE Cabinet or upholstery shop X Cleaning and dying plant (commercial) X Equipment sales and service SSXX Job printing or newspaper printing X X X X X X X Plumbing shops and electric shops XXXXX Scientific or research laboratory X X X X Storage of wine XXX NEW BUILDINGS OR USES Exceeding 40,000 sq. ft. or requiring more XX* X* than 200 off-street parking spaces Notes: *Tenant Area Limited in Zoning District **Loft: a townhouse, condominium or apartment which is designed and constructed as part of a mixed use development or in a mixed use center which is governed by form-based development standards such as in Snider Plaza. Page 24 DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 APPENDIX II. SNIDER-HILLCREST DISTRICT REGULATING PLAN City of University Park Page 25 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 APPENDIX III SNIDER-HILLCREST SIGN STANDARDS Draft modifications to the City’s Sign Code for the Snider-Hillcrest District A. I NTENT Signage is intended to respond to slow moving traffic and pedestrians. It is therefore, generally smaller in size than other areas of the City and located in prescribed locations on a building so that it is easily found and interpreted. B. D EFINITIONS Awning Signs. Awning signs are only those signs which are placed on the vertical front edge of an awning which extends out from the building wall on the ground floor. Blade Signs. Blade signs show the name of the business to pedestrians and are oriented perpendicular to the face of the building. They are either attached to the building wall or hang beneath an awning or canopy. Building Sign. ABuilding sign identifies the name of the building. Directories. A sign other than an identification sign, listing the names, uses or locations of the various businesses or activities conducted within the building or group of buildings. It is located adjacent to a principal entry or centrally located within a group of buildings and is intended to provide on-site directions. Facia Signs. Facia signs announce the name of the business establishment in a logo-type which conveys the identity or character of the business. They are located above the first floor entry, and below second floor windows. They are mounted against the face of the building and are typically the largest sign of the business. Frontage. The portion of a building facing a street, public sidewalk, public open space or parking area. Menu Board Signs. Menu board signs are utilized by restaurant and entertainment venues. They are permanently mounted adjacent to the front door, either on a wall or in a window, and include menu items and prices. They may also include such information as hours of operation and special upcoming events and entertainment for on-site activities. Temporary Signs. Signs which are temporary or mobile in nature such as: a. Signs announcing a “Sale” or other temporary event, b. Portable signs such as sandwich boards or sidewalk sale, City of University Park Page 26 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 c. Negative messages such as “no food or beverages allowed in the store”, etc., and d. Seasonal or holiday decorations, greetings and messages. Window Identity Signs. Window identity signs identify the business name or activity and may include type-face and logo images. It includes signs applied directly to the window and to signs placed behind the window but intended to be visible from the street. Window Information Signs. Information signs may include such things as hours of operation, credit cards accepted and similar information. They are located on the interior of the glass and visible from outside. S C. P ERMITTEDIGNS The following standards apply to signs which are primarily visible from a public street, sidewalk or open space. Signs internal to the project are not regulated. Awning Signs a. Awning signs are limited to the vertical front edge of the awning with stenciled letters no greater than 6 inches in height. b. Logos are permitted provided that they are limited to the business owner’s logo. Blade Signs a. Each business with a frontage along the sidewalk shall be sidewalk blade signbuilding blade allowed one and one sign . sidewalk blade sign b. The shall be limited to 2 square feet in area (per side) per business frontage and shall be allowed only on the ground-level façade. building blade sign c. The shall be limited to 6 square feet per business frontage, and may be located somewhere on the first or second floor facade. Building Address addressnumber Each building shall have an no less than 6 inches and no greater than 10 inches tall, attached to the building in proximity to a principal entrance. Building Sign a. One building sign shall be allowed per building frontage. b. The sign shall not exceed two feet in height and 20 square feet in area. City of University Park Page 27 TOWNSCAPE, Inc. DRAFTS-HDS NIDERILLCREST EVELOPMENT TANDARDS November11, 2006 c. Building owners desiring a larger sign on structures greater than 6 stories must request a “Major Alternative Standard”. Directories a. One exterior Directory sign shall be allowed for each building entry. b. The sign shall not exceed 8 square feet in area, and shall be located adjacent to the entry at the ground level. Facia Signs a. Each business adjacent to the street or public sidewalk at grade shall be permitted one Facia sign per building frontage. b. The maximum rectangle encompassing all the letters within a Facia sign shall not exceed two feet in height or 30 square feet of total area (calculated as the height of the tallest letter times the length of the sign.) c. The sign shall be comprised of individual letters, not panels or boxes, and letters must have direct illumination - either halo, up-lights or down-lights. Menu Board Signs a. Menu board signs may be a maximum of 4 square feet for a restaurant as a primary use. b. For entertainment as a primary use which requires a larger sign, a Major Alternative Standard must be approved by the City. Temporary Signs a. Temporary signs require a special permit which may be granted by the City to an individual business or covered in an area-wide approval with standards. b. Temporary Signs should not exceed 30 days at one time, or 90 days within any 365 days. Window Identity Signs a. Window signs shall be limited to a maximum of 10% of the glass area and shall be limited to white, black, gold or silver letters. b. Signs not applied to a window, but located inside and visible through a window, may be neon lit and in color. Window Information Signs a. Window information signs shall be limited to no more than 4 square feet in area and fit within the maximum 10% of area noted above. City of University Park Page 28 TOWNSCAPE, Inc.