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Ordinance No. 15,945 ORDINANCE NO. 15,945 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF BAYTOWN, TEXAS, APPROVING THE DETAIL PLAN TO CREATE THE SAN JACINTO MARKETPLACE PLANNED UNIT DEVELOPMENT DISTRICT; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF BAYTOWN CONCERNING APPROXIMATELY 103.8 ACRES, GENERALLY LOCATED SOUTH OF INTERSTATE HIGHWAY 10 AND WEST OF GARTH ROAD, BAYTOWN, HARRIS COUNTY, TEXAS, TO CHANGE THE ZONING DISTRICT CLASSIFICATIONS FOR THE PLANNED UNIT DEVELOPMENT DISTRICT; AUTHORIZING DEVIATIONS FROM AND ADJUSTMENTS TO DESIGN AND COMPATIBILITY STANDARDS OF THE UNIFIED LAND DEVELOPMENT CODE CONSISTENT WITH THE PLANNED UNIT DEVELOPMENT DISTRICT CREATED HEREIN; AND PROVIDING FOR THE EFFECTIVE DATE THEREOF. ************************************************************************************* WHEREAS, San Jacinto Retail Associates, LLC, the owners of the property herein described, submitted a detail plan and an application to the official zoning map in accordance with Section 7.43 of the Unified Land Development Code ( the "ULDC") concerning approximately 103.8 acres, generally located South of Interstate Highway 10 and West of Garth Road, in Baytown, Harris County, Texas ( the " Property") to change the zoning district to a Planned Unit Development("PUD") District to allow a mixed commercial and multifamily on the Property; and WHEREAS,the Director of Planning and Development Services(the"Director")reviewed such application and determined that the application was complete; and WHEREAS, the Director prepared a staff report and included therein a recommendation for approval of the PUD based upon the criteria specified in Sections 7.24, 7.43 and 7.45 of the ULDC; and WHEREAS,on October 15,2024,the Planning and Zoning Commission,after the requisite notice, conducted public hearings concerning the proposed PUD; and WHEREAS, after considering the application, the staff report, the relevant support materials and the public testimony given at the public hearings, the Planning and Zoning Commission found that the detail plan and proposed PUD satisfies the criteria specified in sections 7.24, 7.43, and 7.45; and WHEREAS, the Planning and Zoning Commission prepared and delivered a report and recommendation to the City Council to approve the detail plan and PUD; and WHEREAS, the City Council, after the requisite notice, conducted a public hearing on October 24, 2024, on the PUD; and WHEREAS, at the close of the public hearing, after considering the applications, the staff reports, the relevant support materials, the Planning and Zoning Commission's recommendation, and public testimony given at the public hearing, the City Council of the City of Baytown desires to amend the official zoning map to create the PUD, which district shall be in strict conformity with the detail plan; NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF BAYTOWN,TEXAS: Section 1: The matters and findings contained in the preamble hereof are declared to be true and correct and are hereby adopted. Section 2: That the City Council of the City of Baytown,Texas,hereby creates a Planned Unit Development District for the property, which conforms in all aspects to the detail plan, which is attached hereto as Exhibit"A"and incorporated herein for all intents and purposes. Section 3: That the City Council of the City of Baytown, Texas, hereby amends the official zoning map of the City of Baytown to change the zoning district for the Property to from a Mixed Use Neighborhood(MUN)district to a Planned Unit Development(PUD) district,and this new zoning district will be kept. The amended portion of the official zoning map is attached hereto as Exhibit "B" and incorporated herein for all intents and purposes. Section 4: Nothing contained herein shall be construed as to authorize any variance,exception, or dex iation from the ULDC except as expressly provided for in Section 2 hereof. Section 5:This ordinance shall take effect from and after ten(10)days from its passage by the City Council of the City of Baytown. The City Clerk is hereby directed to give notice hereof by causing the caption of this ordinance to be published in the official newspaper of the City of Baytown at least twice within ten(10)days after passage of this ordinance. INTRODUCED, READ and PASSED by the of ZZ-APETILLO, Council of the City of Baytown this the 241h day of OCTOBER,2024. _ RANDO Mayor ATTEST: h\YTS e� �l O n 0 ANGELA CKSON,City Clerk 94 O `- 01 'g APPROVED AS FORMS " SCOTT LE O City Attorney 2 EXHIBIT "A" SAN JACINTO MARKETPLACE PLANNED UNIT DEVELOPMENT + 103.8 Acres Prepared For: San Jacinto Retail Associates, LLC PREPARED BY: IWIETA �-' 11 v�,' �111WNI 24285 Katy Freeway, Suite 525 Katy, TX 77494 APPROVED: October 2024 TABLE OF CONTENTS I. Introduction a. Purpose b. Location and Existing Conditions II. Project Description a. Character of San Jacinto Marketplace b. Compliance with Comprehensive Plan and Future Land Use Plan c. Land Use Districts d. Land Uses e. Traffic and Circulation III. Development Standards a. Roadway Design b. Commercial Development Regulations c. Multifamily Development Regulations d. Signage Plan IV. Phasing V. Exhibits Exhibit A—Area Map Exhibit B— Plat and Legal Description Exhibit C—Conceptual Plan Exhibit D—Circulation Plan Exhibit E— Phasing Exhibit F—Vision Board Exhibit G—Signage Exhibit H —Cross Sections Exhibit J —Pedestrian Exhibit Exhibit K—Signage Design Criteria META Planning+ Design 2 I. INTRODUCTION a. Purpose This application has been prepared on behalf of San Jacinto Retail Associates, LLC, pursuant to the City of Baytown's Ordinances related to a Planned Unit Development (PUD) including City Code Sec. 2.08 of the Unified Development Code (PUD Ordinance). The purpose of the PUD is to allow for a variety of commercial and multifamily uses with cohesive circulation and amenity elements. In order to obtain a development with optimal variety and marketability,the development may incorporate a range of residential products and/or commercial uses that will all interact to create a quality mixed use development. This PUD will establish development regulations and standards that will ensure a quality development, consistent with the intent of the Baytown Subdivision and Zoning Ordinances. b. Location and Existing Conditions San Jacinto Marketplace is located on a±103.8-acre tract located in the City of Baytown, Texas, at the southwest corner of IH-10 and Garth Road. The property is currently being redeveloped, as the tract is the location of the now demolished San Jacinto Mall. Currently there are several Harris County Flood Control Easements present along the southern boundary, and there are multiple pipeline easements present along the northern and western portion of the tract. The widening of Garth Road has been accounted for, and the appropriate ROW dedication will be provided. See Exhibit A —Area Map and Exhibit B — Plat and Legal Description. The land north, south, and east of the subject property is mostly comprised of commercial development. Multiple restaurants, retail/office spaces, and entertainment, such as a gym, surround the subject tract. The property is currently zoned to Livable Center. The same zone is designated on the property to the southwest. The other areas directly adjacent to the property are zoned to General Commercial. The proposed development will incorporate a mix of multifamily and commercial uses that will compliment and be compatible with the surrounding area. META Planning+Design -3 - II. PROJECT DESCRIPTION a. Character of San Jacinto Marketplace The project will be a mixed-use development composed of various commercial, office, and multifamily uses, all connected via proposed private drives and pedestrian-friendly public streets. Additionally, San Jacinto Marketplace will feature Pelican Green, a centralized communal green space. Integrating various components will ensure the property is developed to be a high quality, cohesive, and walkable place. The PUD will provide the necessary flexibility of land uses to allow the development of a desirable mixed-use community promoting convenience and livability for a wide variety of residents. See Exhibit C—Conceptual Plan. b. Compliance with Comprehensive Plan and Future Land Use Plan The Baytown 2025 Comprehensive Plan designates this area on the Future Land Use Plan as Mixed Use/Large Scale Commercial. Within the Comprehensive Plan, Mixed Use/Large Scale Commercial calls for areas that include the following development types: • Commercial centers along major roadways • Big-box commercial stores • Entertainment • Commercial retail uses • Residential units, including multi-family apartments The San Jacinto Marketplace development is in line with the vision of the City of Baytown's Comprehensive Plan and Future Land Use plan. c. Land Use Districts The base zoning district for San Jacinto Marketplace PUD will be Livable Center. Within this single base zoning district,will be multiple land use types, each with unique regulations and standards. The various land use types are specified below. • Commercial • Multi-Family • Open Space d. Land Uses The following uses are addressed in the Livable Center District: 1) Permitted Uses a. Permitted land uses shall be in accordance with the 2022 Economic Development Agreement dated August 29, 2022, Sec 2.09 Table 2-2 of the ULDC Livable Center zoning code in place at the time of approval of the Economic Development Agreement. In the case of any inconsistency with this META Planning+Design -4 - PUD, the uses and conditions listed in this PUD shall apply. The following adjustments to Sec 2.09 shall apply to development within the PUD: i. Vehicle Fueling Stations 1. Opaque screening is only required for a fueling station with a shared property line with a single-family residential development. b. The following additional uses are also permitted within San Jacinto Marketplace: i. Multi-Family as further defined at Section III.C. ii. Entertainment facilities, including theaters, family entertainment centers, fitness centers, gyms, sports facilities, bars, lounges, breweries, distilleries, wineries, and restaurants with alcoholic beverage sales. iii. Vehicle fueling stations, minimarts, and/or carwash. 2) Prohibited Uses a. Any use of the surface of San Jacinto Marketplace for the drilling for or removal of oil, gas or other hydrocarbon substances or refining of petroleum or its products or smelting of iron, tin, zinc or other ores. b. Any facility used for the sale of paraphernalia designed or intended for use with illegal drugs or liquid nicotine or any so-called "head shops" or "vape shops," provided, however, the operation of an upscale retail cigar shop and/or the ancillary sale of cigars and/or other tobacco products by other permitted retailers shall be expressly permitted. c. Any Sexually Oriented Business (meaning persons/entities regulated by Chapter 4 of the City Code and includes all "enterprises" described therein). d. Any outdoor flea market, thrift store, or Second-hand Goods Dealer(meaning persons/entities regulated by Chapter 82 of the City Code); except high quality businesses specializing in pre-owned merchandise, such as Plato's Closet, Play It Again Sports, or Once Upon a Child, are permitted to the extent that such store(s) comprise no more than five percent (5%) of the San Jacinto Marketplace in the aggregate. e. Any mortuary, crematorium or funeral home, including a sales office of any of the foregoing. f. Any manufactured home, mobile home, or recreational vehicle park, labor camp, junkyard or stockyard; provided, however, this provision shall not be applicable to temporary use of construction trailers during periods of construction, reconstruction or maintenance. g. Any landfill, garbage dump or other such facility for the dumping, disposing, incineration or reduction of garbage. h. Any gambling establishment or betting parlor (including any so-called Internet cafe that offers gambling to the public, off-track betting facility, casino or gaming facility), but lottery tickets and other items commonly sold in retail establishments may be sold as an incidental part of business. i. Any livestock or poultry raising or keeping facilities or any outdoor animal raising or keeping facilities; provided, however, veterinarian clinics, animal hospitals, pet stores, and/or indoor pet boarding facilities with outdoor runs or pet training or play areas are expressly permitted to the extent permitted by META Planning+Design -5 - applicable laws, regulations and ordinances. Pets and service animals are also expressly permitted. j. Any tattoo or body piercing facilities; provided, however, the ancillary provision of ear piercing services by otherwise permitted retailers and service providers, such as, but not limited to, Claire's, Macy's, or Kay Jewelers, shall be expressly permitted. k. Any outdoor shooting range or outdoor shooting gallery. e. Traffic and Circulation The project is accessible from Garth Road and IH-10 feeder roads, and the existing curb cuts along IH-10 shall be utilized for private drives. Internal circulation will be achieved through various internal access drives. Lone Star Avenue and Independence Boulevard, both of which propose 80-foot public ROWs as illustrated on Exhibit D, shall be extended through the subject tract, providing additional connectivity to the existing thoroughfare system. The alignment of Lone Star Avenue through the Future Development(see Exhibit D) shall be finalized at a later date. Details of the traffic and circulation plan can be found in the approved Traffic Impact Analysis dated January 18, 2024, and approved February 20, 2024. All internal circulation throughout the commercial tracts shall be interconnected. In the event that any of the commercial tracts are divided into multiple separate parcels, all parcels shall still provide interconnected access to adjacent commercial tracts. Additionally, connectivity to either Garth Road or the 1-10 frontage road shall be maintained for adjacent commercial tracts during construction phases. META Planning+Design -5 - III. DEVELOPMENT STANDARDS Unless otherwise outlined in this document, all City of Baytown Subdivision and Zoning regulations in place at the time the Economic Development Agreement dated August 29, 2022 was approved for this project, shall apply to the PUD. Any deviation from the below standards shall require a variance or an amendment to the PUD. These development standards shall control over any contrary provisions of the applicable base zoning district or other provisions of the City Subdivision or Zoning regulations, including any later changes thereof. a. Roadway Design The following roadway classifications shall be permitted within the PUD: 1) Lone Star Avenue and Independence Boulevard: a. Maximum 80' public right of way b. Lone Star Avenue and Independence Boulevard shall be constructed as depicted on Exhibit H. 2) Streetscape SetbackNVidth: a. The streetscape setback/width along Garth Road, an arterial street, shall be a minimum of 10'. b. The streetscape setback/width along I1-1-10, a freeway, shall be a minimum of 10'. c. Street trees will be provided within the streetscape except under the following conditions: 1. No street trees shall be required when located within any easement or right-of-way that has specific prohibitions against them, when they may impact the visibility triangle and/or are subject to specific restrictions dictated in additional agreements or regulations applicable to the tract. d. Streetscape improvements will not obstruct the visibility triangle. b. Commercial Development Regulations Commercial development shall conform with the following regulations: 1) Lot Regulations - Setbacks' Maximum Lot Area Minimum Lot (Minimum Lot Width Height Coverage District S Ft.q. (SF) Front Side Corner Rear Maximum(Ft) Livable Centers 10,000 50 25' S' 25' 5' 60' 1 85% "Setbacks are along public right of way. All setbacks internal to the site shall be zero (0). ** No maximum lot coverage required so long as all landscaping requirements are met. META Planning+ Design - 7 - 2) Parking — a. Parking shall be calculated per phase. Parking for Phase 1, as depicted in Exhibit E, shall provide an overall shared parking ratio of 4 parking spaces per 1,000 square feet of building area for all development within the phase. b. Parking Spaces shall be a minimum of nine (9)feet by eighteen (18)feet. c. Entertainment Uses 1. If developed separately, entertainment uses must provide parking at a rate of 4 parking spaces per 1,000 square feet of building area. a. Whenever possible, shared parking shall be utilized between commercial, and entertainment uses. d. Bicycle parking/bicycle racks will be provided within the development. 3) Architectural Character a. The general architectural character of the development will follow Section 3.24 of the 2025 ULDC as approved by City Council on September 12, 2024 unless otherwise specified within the PUD. b. All Commercial Development shall utilize a cohesive architectural character and material palate consistent with the character and theme depicted in Exhibits F1-F8. Specific materials may vary from those shown on the exhibit so long as the character is consistent and all other materials/masonry requirements are met. The following elements shall be incorporated on all future uses: i. Building Articulation 1. There shall be a minimum of one (1) architectural relief for every 50' of elevation; for structures exceeding 100,000 square foot a minimum of one (1) architectural relief for every 100' of elevation. Relief shall be provided thru the following means: a. Change in roofline (gable, overhang, roof pitch shift, etc.) b. Building elevation being recessed or protruding by minimum of one (1)foot. c. Columns d. Cornice or parapets e. Canopies, awnings or porticos f. Other features approved by San Jacinto Retail Associates LLC Architectural Review Committee (ARC) g. These requirements may be eliminated on a case by case basis if the elevations face the side of adjacent compatible uses and/or other unique circumstance. This would be determined by planning staff at the site plan and/or building permit stage. 2. In any instance when the rear elevation of a building faces Garth Road, the architectural character shall be enhanced so as to ensure the elevation is still visually pleasing and consistent with the character of the development. This includes incorporating META Planning+ Design 8 architectural articulation and building materials consistent with the other elevations of the building. ii. Materials 1. Each building envelope in Phase 1 shall incorporate a minimum of two (2) exterior materials. 2. Each building envelope in Phase 1 shall incorporate masonry, defined at Sec. 3 below, and at least one other accent material, including but not limited to: a. Cementitious fiber board (Hardie) b. Architectural metal panels and siding c. Treated wood d. Integral color EFIS e. Porcelain tile f. Exposed structural steel 3. The following materials shall be considered masonry: a. Brick, including thin brick veneer b. Stone, including thin stone veneer c. Color-coated concrete (texture painted tilt wall) d. Cementitious fiber board siding (Hardie board) e. 3-step Concrete Stucco f. Decorative CMU i. Integral color split-face CMU 4. All color selections shall be harmonious with adjacent development within the site. a. The use of high-intensity colors, neon, or a fluorescent color is prohibited. Exposed neon tubing may be acceptable if integral to a tenant's brand and aesthetic for building trim or accent areas. iii. Supplemental Standards 1. Dumpsters Enclosures a. Must be screened by masonry and metal swing doors. i. Chain link doors may be utilized when dumpsters do not face public right of way and/or any public view. b. Must be constructed of similar exterior materials to those used on the primary building. c. Access to the dumpster may be provided by a metal gate and/or a side-entry design. d. Must be oriented away from Garth Road. e. Must be enclosed by materials similar to those on the primary building and provide adequate screening (walls and/or landscaping). f. When possible, must adhere to all setbacks. i. When not possible to adhere to setback requirement, adequate screening and landscaping will be provided. META Planning+Design - 9- 2. Loading zones a. Loading zones shall be screened from public view in accordance with following provisions: i. Commercial-grade landscaping, landscaped berms, and/or lattice or trellis platforms, permanently attached or affixed to a screening structure to accommodate plantings of evergreen vines. a. Exception—Electrical gutters may be screened with faux greenery on lattice. ii. All screening structures shall be constructed of similar exterior materials to those used in the primary building, or as approved by the San Jacinto Retail Associates LLC Architectural Review Committee (ARC). a. Chain link may be used on a case by case basis for tenants over 100,000 square feet. 3. Screening a. Rooftop equipment to be screened from view when visible at 'eye level' from Garth Rd. the 1-10 feeder road, Independence and Lone Star right of ways. b. Screening of service areas for buildings in excess of 75,000 square feet will be addressed on a case-by-case basis i. When service areas do not face a public right-of- way, or the front of an adjacent development and/or are not adjacent to an incompatible use (i.e. residential) closer than 250-feet, opaque fencing will be considered sufficient screening. 4) Landscape: a. Unless specified elsewhere in this document, landscaping requirements shall comply with Division 3.4 of the 2025 ULDC as approved by City Council on September 12, 2024. i. Planting shall be provided throughout the site and close to the buildings, but no planting is required adjacent to the building ii. A bufferyard will not be provided at the outer perimeter of the property where existing compatible (i.e. commercial) development is located. This is to ensure that site access to adjacent properties is not limited. META Planning+Design - 10- c. Multi-Family Development Regulations Multi-family development shall conform with the following regulations and Section 3.23 of the ULDC in effect upon effective date of the PUD. In the event that there is a conflict, the PUD regulations shall apply: 1) Lot Regulations - Setbacks Maximum Lot Area Interi Height Units Per Acre (Minimum Minimum or Maximum(Ft) Maximum (Garden Sq.Ft.) Lot Width Front Rear Side Corner Side (Garden Lot District Style/Urban*) (Ft) (Ft) (Ft) (Ft) Style/Urban*) Coverage Livable Centers 1 30/40 1 1.25 Acre 1 60' 1 25 1 10 1 10 1 10 1 55/75 1 90% Garden style is defined as traditional apartment homes with exterior access and multiple individual buildings within a single complex. Maximum height is measured * from the top of slab. Urban Style is defined as apartment homes with over 30 units per acre.Typically, but not always, units are contained within a single building.All access to the units is from a common interior corridor. 2) Mixed Use facilities are an approved use. a. Mixed use is defined as a single building with multiple uses within one building. Example: retail on ground level and residential above. 3) Parking— a. 0.5 spaces minimum for each efficiency (up to 500 sq.ft.) b. 1.0 spaces minimum for each one-bedroom unit c. 1.5 spaces minimum for each two-bedroom unit d. 2.0 spaces minimum for each unit with 3 or more bedrooms 4) Landscape and Screening a. In addition to the minimum landscape standards as specified in the City of Baytown Ordinances, the following additional requirements shall be met: i. A cohesive landscape palette shall be utilized for all landscaping in public areas throughout the multifamily development. This includes commercial development, landscaping along public right of ways, parks, detention areas and public open spaces. ii. Landscaping must be provided around the perimeter of all primary buildings, with exception of elevations with garage doors or similar vehicular access. iii. Parking lot landscaping shall be broken up by landscape islands. 5) Pedestrian Connectivity a. A pedestrian connection from the primary building entrance to the public sidewalk system will not be required for internal lots and lots not adjacent to public sidewalks. However, the overall development will provide pedestrian circulation throughout the development, as shown in Exhibit J. 6) Commercial Development Threshold a. 250,000 square feet of commercial development must be completed and obtain a certificate of occupancy prior to the multi-family portion beginning. META Planning+Design 7) There shall be no more than 700 multi family dwelling units within the development, unless owner-occupied. d. Signage Plan With the exception of the below regulations, the signage within the PUD will conform to the standards outlined in Exhibit K and illustrated in Exhibit G: • Two (2) 80' tall pylons with up to twelve (12) panels on each side and one (1) 60' tall pylon with digital marquis sign shall be permitted along the 1-10 frontage road located at the three existing curb cuts. • Three (3) 42'6"tall pylons with up to ten (10) panels on each side shall be permitted along Garth Road. • Two (2) 17' tall pylons with up to five (5) panels on each side shall be permitted, one along Garth Road and one along Independence Boulevard. • Ground monument signs with one or two tenant panels shall be allowed as follows: o Up to two (2) on Lot 5 and Lot 8 o One (1) on Lot 4 o One (l)on Lot 1 A and one (1) on Lot 1 B • Signage shall be allowed within streetscape setbacks and building setbacks, but outside of the visibility triangle. • The character, aesthetic, and materials of all proposed signage will match those specified for this development. See Exhibit G. e. Utilities Utilities such as electric and other wired utilities shall be underground within the development site, both commercial and multifamily. The only exception would be for overhead utilities for main transmission lines providing utilities to the development site and along the rear of the westernmost main commercial buildings. IV. PHASING No structural development shall begin in the area labeled "Future Development" in Exhibit"C" of this document until a revised Exhibit"C"for the"Future Development" area is presented to the Planning and Zoning Commission of the City of Baytown and approved by the City Council of the City of Baytown. META Planning+ Design - 12- V. EXHIBITS The exhibits hereto are incorporated herein for all purposes and represent the approved project (subject to revisions as permitted within this document). Exhibit A—Area Map Exhibit B—Plat and Legal Description Exhibit C—Conceptual Plan Exhibit D—Circulation Plan Exhibit E—Phasing Exhibit F—Vision Board Exhibit G —Signage Exhibit H —Cross Sections Exhibit J —Pedestrian Exhibit Exhibit K—Signage Design Criteria META Planning+ Design - 13- W = _ _ 0 r NORTH MAIN STREET ZZ J ' �a Q W v' e Z QQ ^ � - W u u S8 O zaim � A w w GARTH ROAD i r I SAN JACINTO BLVD U�1 co m O 1 3�O _ - �` JOHN MARTIN ROAD, m T Creek =- Goose - - - f j 1 .0 O 01 CL C2 > 0 11! Nfl 0 I i Rill ww f Uu 00'M-Om" tj -OMZE-�,o -Mos o o o a 1.14 Al it 09 zw 3�i_­ 0 0 oz. 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