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Ordinance No. 14,733 - create The Crossings PUD ORDINANCE NO. 14,733 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF BAYTOWN, TEXAS, APPROVING THE DETAIL PLAN TO CREATE THE CROSSINGS PLANNED UNIT DEVELOPMENT DISTRICT; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF BAYTOWN CONCERNING APPROXIMATELY 140.48 ACRES, GENERALLY LOCATED SOUTH OF INTERSTATE HIGHWAY 10 AND EAST OF CROSBY CEDAR BAYOU 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, Bayten Ltd., and Sowell Land Partners -- Baytown LP, the owners of the property herein described, submitted a detail plan and an application to the official zoning map in accordance with Section 2.08 of the Unified Land Development Code (the "ULDC") concerning approximately 140.48 acres, generally located south of Interstate Highway 10 and east of Crosby Cedar Bayou Road, in Baytown, Harris County, Texas (the "Property") to change the zoning district to a Planned Unit Development ("PUD") District to allow a mixed-use development 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 l.26(c) and 2.08 of the ULDC; and WHEREAS, on January 19, 2021, and March 16, 2021, 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 section 1.26(c), except for section 1.26(c)(5); and WHEREAS, the Planning and Zomn, 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 March 25, 2021, 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 a Planned Unit Development District while keeping the base district as a Livable Center (LC) Zoning District. The amended portion of the official zoning map is attached hereto as Exhibit `B" and incorporated herein for all intents and purposes. Section 4: The detail plan approved in Section 2 hereof shall be valid until March 25, 2023. If a building permit has not been issued prior to such date, a. the detail plan shall automatically expire and no longer be valid; b. the PUD zoning district designation and development standards revert to Livable Center(LC) Zoning District, which is the underlying zoning district; and c. all future phases of the planned unit development are also expired. Section 5: Nothing contained herein shall be construed as to authorize any variance, exception, or deviation from the ULDC except as expressly provided for in Section 2 hereof. Section 6: This ordinance shall take effect irrunediately from and after its passage by the City Council of the City of Baytown. INTRODUCED, READ and PASSED, by the affirmative vote of the City Council of the City of Baytown this the 27"'day of May, 2021. B O4CAPETILLO, ayor ATTEST: FgpX TIOI � Rtili�N i 0, ANGELA J KSON, Interi City 1"C APPROVED AS TO FORM: T F KAREN L. HORNER, City Attorney R:\Karen Homer\Documenffliles\City Council�Oidinances'2021'May 27TUDOrdinance.doc 2 Exhibit "A" THE CROSSINGS AT BAYTOWN PLANNED UNIT DEVELOPMENT + 140.4 Acres Prepared For: BAYTEN, LTD. PREPARED BY: MUNTA 24275 Katy Freeway, Suite 200 Katy, TX 77494 APPROVED: MARCH 2O21 TABLE OF CONTENTS I. Introduction a. Purpose b. Location and Existing Conditions II. Project Description a. Character of Community b. Compliance with Comprehensive Plan and Future Land Use Plan c. Proposed Land Use Districts d. Permitted Uses e. Traffic and Circulation III. Development Standards a. Roadway Design b. Walkways, Connectivity and Community Features c. Commercial Development Regulations d. Multifamily Development Regulations e. Townhome (Attached) Development Regulations f. Townhome (Detached) Development Regulations g. Single Family Residential Development Regulations h. Community Signage i. Open Space/ Parkland Dedication j. Subdivision Plats k. Definitions I. Drainage IV. Existing Utilities a. Water b. Wastewater c. Electrical lines V. Deferred Approval of Master Site Development Plan for+/-30 Acre Commercial Tract VI. Phasing and Development VII. Exhibits a. Area Map b. Existing Conditions c. Legal Description d. Conceptual Development Plan e. Land Use Plan f. Circulation Plan g. Cross Sections 1) East-West Collector Cross Section 2) North-South Collector Cross Section META Planning+Design -2- 3) 80' Collector Cross Section 4) Local Street Cross Section (Townhome attached) 5) Local Street Cross Section (Townhome detached) 6) Local Street Cross Section (Single Family Residential) h. Open Space, Trails and Amenity Plan 1) Site Furnishing 2) Planting Palette 3) Monument Signage and Entry Concepts 4) Monument Signage and Fencing j. Architectural Character 1) Commercial Elevations 2) Multi Family Elevations 3) Townhomes (attached) Elevations 4) Townhomes (detached) Elevations 5) Single Family Elevations k. Phasing META Planning+Design -3- I. INTRODUCTION a. Purpose This application has been prepared on behalf of Bayten, Ltd., 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 residential, multifamily and commercial uses with cohesive circulation and amenity elements. In order to obtain a development with optimal variety and marketability, the development will incorporate a range of residential products and commercial uses that will all interact to create a quality mixed use development. This PUD will establish development regulations and standards that will ensure quality development, consistent with the intent of the Baytown Subdivision and Zoning Ordinances. b. Location and Existing Conditions The Crossings At Baytown PUD is located on a±140.4 Ac.tract located in Baytown Texas at the southeast corner of IH 10 and Crosby Cedar Bayou Road about 1,000'east of North Main Street; the property is currently undeveloped. Interstate Highway 10 comprises the entirety of the northern boundary and Crosby Cedar Bayou Road is the entirety of the western boundary. Inside the eastern property line are two drainage easements, one of which is dedicated to the Harris County Flood Control District. Together, the two easements total 50' in width. As the drainage easements travel along the entirety of the eastern boundary and approach the southeastern property corner, they turn west and widen to 100'for approximately 400' in length. The property contains no existing streets, pipelines, or pipeline easements. The property partially within FEMA Flood Zone A (100 year). All existing Right-of-Way adjacent to the tract are at ultimate width, no additional widening is required. See Exhibit A —Area Map and Exhibit B — Existing Conditions and Exhibit C—Legal Description. The land immediately surrounding the subject property is comprised of few light industrial buildings to the east, undeveloped acreage, a private residence and a cellular communications tower to the south, and an existing apartment complex to the west across Crosby Cedar Bayou Road. An existing pipeline runs outside the southern boundary, almost parallel, and wraps around the southeastern corner of the property into a Phillips 66 pipeline substation located adjacent to the same southeast corner. The property is currently zoned to Open Space/Recreation.The same zone is designated on all property to the south and west.There is a light industrial tract immediately east, with the remainder of all property to the east being zoned to Open Space/Recreation. The proposed development will incorporate a mix of residential, multi family and commercial uses that will be compatible and consistent with the surrounding area. Recreational amenities will also be incorporated throughout the residential components. META Planning+ Design -4- II. PROJECT DESCRIPTION a. Character of Community The project will be a mixed-use development composed of various commercial, office, mixed use, multifamily and residential uses,all connected via proposed pedestrian-friendly collector streets. Utilizing zoning districts, the density will gradually increase as you traverse the property from south to north. The community will feature open spaces that will benefit each component of the development. A lake and park will be within walking distance of all residential portions of the development. The lake will include a water feature and will be surrounded by a trail system that will traverse the residential section of development and tie into street-side sidewalks. Additionally, attractive signage and wayfinding elements will be provided to give direction while utilizing these trails. All these amenities will offer the opportunity to create an outdoor environment that will be a focal point of the community. The project will be a unique development with integration of various components that come together to ensure the community is developed to be a high quality, cohesive, and walkable place. The development will provide a variable product to meet a demanding market and offer a lower maintenance residential product. The products that are being contemplated within the development will capture a segment of the population that has been underserved within the Baytown housing market. The PUD will allow for the necessary flexibility of land uses that allow for the opportunity to create a desirable mixed- use development that promotes convenience and livability for a wide variety of residents. See Exhibit D—Conceptual Development 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 Commercial/High Density Residential and Single Family Residential. Within the Comprehensive Plan, Commercial/High Density Residential calls for areas that include the following development types: • Townhomes • Multifamily dwellings • Retail Centers • Office • Retail Distribution Additionally, high density residential areas may serve as buffers between arterial roadways, such as I 10, and low-density residential areas. Single Family Residential, or"Residential" as detailed in the Comprehensive Plan, should represent one-family detached dwellings. Additional uses may include public spaces, such as parks. The Crossings At Baytown PUD has already prioritized these design considerations and will incorporate components listed above. The development META Planning+Design -5- will be in compliance with the city's Comprehensive Plan and will meet the intended goals of the City of Baytown. c. Proposed Land Use Districts The base zoning district for The Crossings At Baytown PUD will be Livable Center, as depicted in Exhibit E - Land Use Plan. 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. This will allow the mix of uses and product types necessary to create the desired Mixed-Use development. See approximate acreages in the below table. Land Use Designation Acreage* Percentage Commercial +/-34.0 24.2% Townhome attached +/- 16.9 12.1%% Multi family +/- 15.5 11.0% Townhome detached +/- 16.6 11.8% Sin le Family Residential +/-26.1 18.6% Open Space +/-27.0 19.2% Right of Way Collector road only) +/-4.3 3.1% Total +/- 140.4 100% *Acreages are approximations and may vary slightly at the platting/site plan stage. The acreages of each land use designation may vary slightly during platting and development phases, however the locations of each land use designation will remain as shown on Exhibit D. META Planning+Design -6- d. Permitted Uses The following uses are permitted: 1) Livable Center District a. Permitted i. Permitted land uses shall be in accordance with Sec.209 and Table 2- 2 of the ULDC and Liveable Center zoning. In the case of any inconsistency with this document, uses and conditions listed in this document shall apply. ii. The following additional uses are permitted within this development: b. i. Home Occupation 1. Multifamily dwelling 2. Single-family residential attached 3. Single-family residential detached 4. Townhome attached 5. Townhome detached c. Prohibited Uses i. Auto body ii. Boat and recreation vehicle storage iii. Billboards iv. Cell towers v. Credit access business vi. Junk and Salvage yard vii. Manufactured/mobile homes and manufactured/mobile home parks viii. Manufacturing ix. Outdoor display, sales, or storage not accessory to a vehicle or boat sales and leasing facility x. Recreational vehicle parks A. Sandblasting xii. Sexually oriented businesses xiii. Small-box discount retail xiv. Supply house xv. Truck stop or travel center xvi. Vehicle repair; commercial or non-commercial xvii. Warehousing and distribution d. Conditional Uses (See Conditional Land Use Matrix i. Consumer showroom warehouse (See Al) ii. Entertainment facilities, including bars, lounges, breweries, distilleries, and wineries, and restaurants with alcoholic beverage sales (See A2) iii. Indoor self-storage (See A3) iv. Mixed use (combination of any of the above uses), (See A4) v. Telecommunication facilities (See A5) vi. Utility Services (Water Plant,Waste Water Treatment Plant, etc.), (See A6) vii. Vehicle Fueling Stations with Minimart (See A8) META Planning+ Design -7- CONDITIONAL LAND USE MATRIX Condition Conditions Reference i. A maximum of 80 percent of the gross floor area of any unit or multiple unit facility may be used for warehouse/distribution activity; No manufacturing,fabrication or assembly of products shall be ii. conducted in any part of any unit,except for articles to be merchandised on the premises; Al Bay doors and loading zones shall not be facing 1-10, and shall be W. located in side or rear yards only; and Bay doors and loading zones shall be screened with an eight(8)foot tall iv. masonry wall to attenuate light and noise and provide visual obscurity. Provide plantings as prescribed in Sec.18-1206.5(e)(2) of the Baytown V. Municipal Code A2 i Permitted in accordance with the restrictions under Chapter 6 of the Code of Ordinances. Only permitted within fully enclosed, climate controlled, multi-story i. structure where access to individual storage units is gained from interior lobbies and corridors; All exterior doors of all sizes shall be of a design comparable to exterior ii. doors of the quality and character of retail buildings. Roll-up exterior doors are permitted if the doors are not visible from public right of way; Exterior doors or loading zones used by consumers for transporting A3 iii. items to and from interior storage units shall be covered with a porte- cochere,covered awning,or canopy located within the side or rear yard; The design, materials,and finishes of the building exterior shall be iv. comparable to and consistent with the design, materials, and finishes associated with office and retail uses and buildings within the PUD; and No business activities shall be conducted in a self-storage unit or facility, v. except for rental of storage units and sale of storage containers/boxes, locks, and packing supplies. Use permitted on the ground floor of a mixed-use structure shall exclude residential and multi-family uses. Leasing offices,gyms,or other A4 i. amenities offered to residential/multi-family tenants may be permitted on the ground floor for up to a maximum of 30%of the total ground floor square footage. META Planning+Design -8- Telecommunication structures must be similar in color,scale and character to adjoining buildings or structures or blend with the A5 i. landscaping and other surroundings immediately adjacent to them so as to generally avoid the creation of unique visual objects that stand out in the environment. For electric substations,sewer pump stations,or any other free- standing utility facility,the above ground mechanical equipment shall be �' screened to mitigate its negative visual impact and safely secure the site; ii. The screening device shall consist of an eight(8)foot-tall masonry wall A6 to attenuate light and noise,and provide visual obscurity. Provide a transition buffer zone in accordance with Sec.18-1206.5(e)(2) M. of the Baytown Municipal Code;and iv. Any associated utilities shall be buried,with the exception of regional transmission lines. A7 i. Vehicle fueling stations must be an accessory and subordinate use to a primary retail or consumer-oriented use/structure. i. Repair work, if any,shall be done wholly inside of a building. Vehicles and boats sold,rented and leased may not have a gross vehicle ii. weight greater than 13,000 pounds. Vehicle storage is subject to the outdoor storage conditions of this A8 iii. ordinance and must be kept behind opaque screening and in accordance with chapter 112 of the Code of Ordinances. Vehicles that contain hazardous materials pursuant to the standards of the state department of transportation,the state commission on iv' environmental quality,or any other regulatory agency of the state or federal government are not allowed to be in such vehicle storage. META Planning+Design -9- e. Traffic and Circulation The project will be accessed through a proposed 60' collector road that will connect from Crosby Cedar Bayou Road on the west property boundary to I 10 on the north. See Exhibit F—Circulation Plan. This will provide adequate connectivity to the existing thoroughfare system. The Commercial tracts will have the option to access I 10, proposed collector road and Crosby Cedar Bayou Road via private driveways. 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. Access spacing from IH-10 shall conform to all applicable locational criteria. The proposed Multifamily portion will take direct access off the proposed collector road. The townhome component will contain a series of local streets and alleys which will serve for internal circulation. The local streets will tie into the proposed collector road at multiple points. Access to the single-family residential component will be provided through local street connections to the proposed collector road as well as a connection to Crosby Cedar Bayou Road. Additionally, an 80' ROW will be dedicated between Crosby Cedar Bayou Road to extend the proposed collector westward to North Main Street, thus providing a connection to the north-south major arterial. Through the proposed circulation, collectors will provide access to local streets and local streets will provide access to alley ways (where applicable). This utilization of the roadway hierarchy will ensure that adequate circulation and access to adjacent collectors and freeway frontage roads is provided. The traffic and circulation throughout the development will be in conformance with an approved Traffic Impact Analysis. META Planning+Design -10- II1. DEVELOPMENT STANDARDS Unless otherwise outlined in this document, all City of Baytown Subdivision and Zoning regulations in place at the time this document is adopted shall apply to the PUD. Any change to 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) Collector a. Minimum 60' right of way b. Minimum 41' paving section or equivalent divided paving section c. Collector Roads shall be constructed as depicted on Exhibits G1, G2, & G3. d. Collector Road entrances shall be constructed as depicted on Exhibit H3 e. Street trees shall be provided at the calculations i. Minimum of one (1) shade tree or ornamental tree for every thirty (30)feet of right of way, along both sides of the street. ii. Trees may be spaced at intervals or planted in groupings, so long as the total number provided meets the minimum required above. iii. Two (2) planting areas shall be provided for every 100 linear feet of right of way with a minimum of 200 square feet each, consisting of plantings prescribed by the cohesive landscaping palette. Credit may be provided for existing trees over 5 caliper inches. iv. The Director may approve adjustments to the location of required trees and plantings at their discretion. v. The roadway section from North Main Street to Crosby Cedar Bayou Road shall also adhere to the street tree and planting specifications prescribed above. 2) Minor/local Street a. Minimum 50' right of way b. Minimum 28' paving section or equivalent divided paving section c. Cul de sacs shall not exceed eight hundred (800)feet in length i. Cul de sac length shall be measured along the centerline,from the point of the nearest intersection to the center point of the cul de sac. d. Minor/local streets shall be constructed as depicted on Exhibits G4, G5 & G6. META Planning+ Design 3) Alleys a. Minimum 20' easement width b. Paving shall be a minimum 16' in width c. Shall be dedicated as a private easement d. See below exhibit 50'PUBLIC now 20`MRJ lot - \ A a bS 20'PAIVAi E ALLEY d �3 I ` ha Fy s I fig'PUBLIC Bow ---- 4) Points of Access a. Any residential section (Townhome (attached), Townhome (detached), or Single Family) within the PUD that contains more than 30 lots must have two points of access. Points of access shall be achieved through any of the following methods: i. Public and/or private right of way ii. Emergency Access Easement (to existing or future development) 1. The easement shall be shown on the recorded plat for residential section. 2. The easement shall be for emergency vehicle access only, not for any other vehicular travel. 3. The easement shall have a gate where it adjoins adjacent property. The gate shall be operable by all emergency personal. b. Shared Access i. Cross-access easements are required and shall be provided in accordance with article II of this chapter ii. Connection access spacing META Planning+ Design - 12- 1. The location of any non-residential access connection point to a public right-of-way, street or alley shall be approved by the director prior to the issuance of a construction permit. 2. If a tract of land which is to be divided, subdivided, developed, or redeveloped has an existing access connection point, this existing access connection point does not need the approval of the director to remain; provided that,the nature, character, or volume of vehicular traffic to or from the tract of land does not change. If the nature, character, or volume of the vehicular traffic to or from the tract of land changes due to the division, subdivision, development, or redevelopment of said tract, then all access connection points for the tract shall meet the requirements of this code. 3. To provide for the safe ingress and egress of vehicular traffic, to reduce the number of conflict points, and to facilitate traffic flow within the public right-of-way, non-residential access connection points shall be placed no closer than the following distances from an existing or proposed access connection point, as measured between the nearside edges of the vehicular traveled ways: Posted or statutory speed limit Distance 530 200 35 250 40 300 45 350 >_50 425 4. When the separation requirements for non-residential connection access points cannot be achieved because of the location of existing or proposed access connection points, the director may grant a separation variance for a connection access point provided the applicant provides documentation showing all of the following: a. The minimum separation requirements cannot be met due to existing or proposed access connection points; b. The applicant has made good faith efforts to obtain cross access from an adjacent land-owner, who can provide the applicant with an acceptable connection access point to public right-of-way, and failed. This good faith effort is to be documented and provided as part of the variance submittal process; and META Planning+Design -13- c. Access cannot be obtained from any other public right-of- way or private access connection point. 5. When granting a separation variance, the director will indicate the approved location of the connection access point. c. Driveway Alignment i. Proposed access connection points shall align with existing and proposed access connection points on the opposite side of the public right-of-way, street or alley and meet the minimum separation requirements from existing and proposed access connection points on both sides of the public right-of-way, street or alley. Access connection points must be aligned with existing median openings or meet the access point separation requirements treating the median openings as a connection access point. ii. Connection access points proposed along a public right-of-way, street or alley which is physically divided by a non-traversable median or other method are not required to align with or meet the connection access point separation to, from or with a connection access point on the opposite side of the physical divide. iii. Cross-median access shall not be granted, allowed or provided for when a proposed connection access point does not align with or meet the connection access point separation to, from or with a connection access point on the opposite side of a physical divide. iv. At an intersection where a public street terminates at the intersection of a connecting cross street, a non-residential connection access point on the cross street in alignment with the terminating street must safely accommodate the cross section of the intersection street. v. Residential connection access points shall not be placed within the intersection of two streets or alleys. vi. Residential connection access points shall maintain a minimum spacing of 30'from an adjacent, parallel publicly traveled way. vii. Connection access points shall not be placed within acceleration, deceleration, left-turn or right-turn lanes. viii. Driveways are not allowed within signalized intersections unless a variance from the director is granted; provided: 1. The driveway's egress approach traffic volume is at least half of the approach volume for the opposing intersection approach. 2. The cross-section of the proposed driveway aligns with and can accommodate the traffic flow from the intersecting approach. 3. The minimum connection access point spacing for all other connection access points is maintained. META Planning+Design - 14- 4. The driveway's egress approach traffic would satisfy either Warrant 1 or Warrant 2, as described in Chapter 4 of the Texas Manual on Uniform Traffic Control Devices. ix. Residential lots may have only one connection access point to publicly maintained rights-of-way or alleys unless: 1. The frontage for the lot exceeds 75 feet in width; 2. The connection access points are connected, as with a circular drive; 3. The total number of connection access points for the lot does not exceed two; 4. The spacing between the connection access points is at least 40 feet; 5. The width of each connection access point is no greater than 16 feet; and 6. All other connection access point connection spacing requirements are met. x. Residential connection access points may not be made with roadways classified as a collector or greater without approval of the director. d. Design i. All connection access points are to be designed in accordance with the current city driveway standards. ii. The width of a driveway is measured at the right-of-way line. iii. Non-residential driveways located on collector streets or above shall have a minimum throat depth of 20 feet, measured from and perpendicular to the right-of-way line. META Planning+Design - 15- b. Walkways, Connectivity and Community Features To ensure connectivity and access throughout all uses within the PUD, an overall sidewalk/walkway system must be provided between uses. All sidewalks shall have a broom finish with a picture frame border. Exhibit H shows a preliminary route of the community trail system. Final location and alignment of the trails will be determined at the time of construction plans. The following standards shall apply: 1) Freeways a. A five (5)foot wide joint use trail shall be provided along the East Freeway (Interstate Highway 10) at the time that shared access points and drives are constructed. 2) Arterial Streets a. A five (5)foot wide joint use trail shall be provided along the perimeter of the development, adjacent to Crosby Cedar Bayou Road. This trail can be provided in the right-of-way or within a sidewalk/trail easement. 3) Collector Streets a. A sidewalk is required along the internal collector road. The sidewalk shall be provided by either; i. Two—six (6)foot wide sidewalks, one on each side of the street ii. All sidewalk widths are minimums and may be increased if desired by the developer. 4) Local Streets a. Two—five (5) foot wide sidewalks, one on each side of the street b. To be constructed by builders as each lot is developed. c. May be constructed at back-of-curb for the detached townhome sections of the development. 5) Around Lake/Detention Area a. A trail must be provided and make a full loop around the lake/detention area. The trail must be a minimum of eight (8)feet in width and must be paved with concrete, asphalt or decomposed granite 6) Trail system linking public parks/open space a. Trails must be provided to connect open spaces and parks to the overall neighborhood sidewalk system i. Trails must be a minimum of six (6)feet in width and must be paved. 7) Maintenance a. All sidewalks may meander in and out of the right of way if a platted landscape and sidewalk easement runs adjacent to the right of way. If the sidewalk meanders in and out of the right of way, then the sidewalks would be maintained by the Home Owners Association (HOA) and, or the Property Owners Association (POA). 8) Fencing a. Community fencing shall be provided along the perimeter of all single family residential or townhome (attached or detached) development where it is adjacent to a collector road or higher road classification. b. The fencing must be consistent with Exhibit H4. META Planning+Design - 16- c. The fencing shall be precast concrete panels with stone masonry columns a minimum of every 200'. Columns must also be provided at all corners. d. Residential fencing along the southern boundary of the PUD shall provide a top rail and rot boards. Stone masonry columns shall be provided every 100' and at all corners. 9) Materials a. All sidewalks shall be constructed with all-weather, concrete pavement. 10)Streetlights a. A standard streetlight fixture must be selected and utilized throughout the entire PUD subject property. Per Exhibit H1, the fixture shall be Granville Luminaire with Katy Post Pole. META Planning+ Design -17- c. Commercial Development Regulations Commercial Development shall conform with Exhibit A and the following regulations: 1) Lot Regulations Setbacks* Lot Area Minimum Maximum (Minimum Lot Width Height Lot District Sq.Ft.) Front Side Corner Rear Maximum(Ft) Coverage 0'/5' between Livable individual Centers 1 10,000 1 50' 1 20' 1 buildings 1 15' S' 60' 1 90% 2) Parking a. Shall comply with Chapter 112 of the City of Baytown Code of Ordinances as of the effective date of this PUD. b. Bicycle parking must be provided on each commercial tract. 3) Landscape, trails and Screening a. A cohesive landscape palette shall be utilized for all landscaping in public areas throughout the commercial development. This includes commercial development, landscaping along public right of ways, parks, detention areas and public open spaces. See Exhibit H2 for planting palettes. b. Unless specified otherwise, all landscaping and screening requirements for this section shall comply with applicable standards prescribed in the ULDC. c. IH-10 Streetscape i. The streetscape along the interstate shall be installed in accordance with Sec. 18-1206, regardless and outside of any easements or encumbrances on the property. d. Landscape Buffer i. A landscape buffer a minimum of twenty (20)feet in width is required along any shared property line between commercial and residential (multi or single family) uses. 1. The landscape buffer shall include a minimum of one tree for every 30' feet, spaced evenly or grouped together. 2. The buffer must be composed of sod, mulch and/or vegetative ground cover. No paving is permitted within this area. 3. See Exhibit H2 for planting palettes. META Planning+Design -18- 4) Architectural Character a. All Commercial Development shall utilize a cohesive architectural character and material palate. See Exhibit J1.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 elevations. 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 the Planning Director 2. All bay doors, service and mechanical areas, delivery and/or loading zones, etc. shall be located pursuant to conditional land use matrix A-1, iii. 3. All rooftop equipment must be screened from view ii. Materials 1. Each use shall incorporate a minimum of three (3) materials and a maximum of five (5). 2. Each building shall be 100% masonry with the following exception: a. Accent materials are permitted for architectural variation but shall not exceed 20% of the overall building elevation. i. Non masonry accent materials may include the following: 1. Cementitious Fiber(Hardie) 2. Architectural metal panels 3. Treated wood 3. The following materials shall be considered masonry: a. Brick b. Stone c. Concrete (tilt wall) d. 3-part Concrete Stucco e. Decorative 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. Neon tubing shall not be an acceptable feature for building trim or accent areas. iii. Supplemental Standards 1. Dumpsters Enclosures a. Must be screened by 100% masonry walls b. Must be constructed of the same material(s) used on the primary building META Planning+Design - 19- c. Must be located out of sight of the public right of way, within a rear or side yard. Must adhere to all setbacks. d. Enclosure shall be bordered by shrubs that are a minimum of two feet in height when measured at time of planting. 2. Load zones, mechanical and service areas, and non-residential rear access drives a. Loading zones, mechanical and service areas, and rear access drives for delivery or waste hauling vehicles shall be screened from public view in accordance with following provisions: i. Screening walls constructed of masonry materials complementary to those used in the construction of the principle structure(s). ii. Screening walls shall be at least one foot taller than any service or delivery vehicle within the loading zone, mechanical and service area, or non- residential rear access drive. iii. Commercial-grade landscaping lattice or trellis platforms, permanently attached or affixed to the screening wall and to accommodate plantings of evergreen vines. iv. Lattice or trellis platforms shall be no less than five feet wide and less than one foot shorter than the height of the required screening wall. Lattice or trellis platforms shall be spaced no more than five feet apart on the masonry screening wall. V. Evergreen vines shall be a minimum of two feet in height immediately after planting. Vines shall be adequately watered and maintained at all times. META Planning+Design -20- d. Multi-Family Development Regulations Multi-family development shall conform with exhibit J2 and the following regulations: 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 25/50 1.25 Acre 60' 25 10 10 10 40/60 80% * Garden style is defined as traditional apartment homes with exterior access and multiple individual buildings within a single complex Urban Style is defined as apartment homes with over 30 units per acre.Typically,all units are contained within a single building.All access to the units is from a common interior corridor. 2) Mixed Use facilities are encouraged. 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. Shall comply with the Chapter 112 of the City of Baytown Code of Ordinances. 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. See Exhibit H2 for planting palettes. 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. There shall be a minimum of one (1) every eight(8) spaces. b. Plantings and opaque screen shall be installed in accordance with the Transition buffer zone prescribed in Sec.1 8-1206.5(e)(2) along the eastern property boundary abutting the existing drainage easement. META Planning+Design -21- 5) Architectural Character a. All multi family development shall be in compliance with the architectural character, material palette and elevation articulation as shown in Exhibit J2. b. Materials i. Each Multi-family building shall be a minimum of 90% masonry along collector streets and 60% masonry on all building elevations. The following materials shall be considered masonry 1. Brick 2. Stone 3. 3-part Concrete Stucco ii. Non Masonry materials include: 1. Cementitious Fiber(Hardie) Siding 2. Cementitious Fiber(Hardie) Panel 3. Treated Wood 4. Vertical Board and Batten iii. Prohibited materials include: 1. Plywood 2. Untreated wood iv. All color selections shall be harmonious with other residential development in the PUD. c. Building Massing i. Horizontal wall planes longer than 30 feet in width shall be segmented in to smaller sections by a structural or ornamental minor facade offset (recess or projection) of a minimum 10 feet wide. ii. The height of such offsets shall be equal to the building's height at the location of the offset. iii. Exterior stairways shall be covered with a roof, roof overhang, or porch and shall be incorporated into the architectural design of the building rather than appearing as an appendage to the building. d. Minor architectural enhancements. All buildings or developments shall be required to provide at least two of the following elements: i. Each elevation of each building that is visible from the right-of-way or adjacent property contains two types of complementary masonry finishing materials and each of the materials is used on at least 25 percent of the elevation. ii. A minimum of 15 percent of each elevation of each building which is visible from the right-of-way or adjacent property features patterned brickwork(not including running bond or stacked pattern). iii. At least one dormer is provided for each roof plane over 1,000 square feet in area that faces a public street. The dormer must be appropriately scaled for the roof plane and shall not be wider than the windows on the building elevation below. iv. All windows feature shutters. The shutters provided must be operational or appear operational and must be in scale with the corresponding window. META Planning+Design -22- v. All windows are emphasized through the use of molding around the windows, plant ledges, sills, shaped frames, awnings, or another similarly related architectural element. vi. Elevations within internal courtyards and/or elevations that are not visible from adjacent rights-of-way or adjacent properties shall not be required to satisfy these minor architectural enhancement requirements. e. Roof Treatments i. A pitched roof of any style, including, but not limited to, hipped, gabled or shed roofs shall be acceptable. The roof must cover 100 percent of the total roof area, excluding porches and porte-cocheres. No flat roof line shall be visible. ii. A parapet wall shall be acceptable if constructed so that no flat roof shall be visible. iii. No more than one color shall be used for visible roof surfaces, however, if more than one type of roofing material is used, the materials shall be varying hues of the same color. iv. All primary structures shall have a minimum roof pitch of 6:12. 1. Accent roofing feature such as gables, overhangs, etc, shall be permitted to have a minimum 3:12 roof pitch. f. Accessory structures i. All offices, amenity centers, pool houses, utility buildings, detached garages, and other structures accessory to the primary multi-family buildings shall conform with the design criteria within this section. ii. Dumpsters and trash receptacles 1. Must be 100% masonry 2. Must be constructed of the same material(s) used on the primary building 3. Must be located out of sight of the public right of way, within a rear or side yard. Must adhere to all setbacks. 6) Amenities a. The development shall provide a minimum of five (5) on-site amenities as prescribed in this section. b. The following items shall be classified as acceptable amenities. Providing two or more of the same amenity shall not count as multiple required amenities: i. Swimming pool (minimum 1,000 square foot surface area)with cooling deck (minimum ten feet wide in all areas). ii. Centralized swimming pool (minimum 3,000 square foot surface area) with cooling deck (minimum 20 feet wide in all areas). This amenity shall qualify as two required amenities. iii. Ramada(s), arbor(s), and/or trellis(es) covering at least 2,000 square feet of recreation space. iv. Playground (minimum 4,000 square foot area)with playscapes and equipment. v. A dog park which is at least 5,000 square feet in area which satisfies the following requirements: META Planning+Design -23- 1. The dog park is enclosed by a minimum five-foot tall vinyl coated chain link fence. 2. No side of the enclosure shall be shorter than 50 feet in length. 3. One dog waste station which shall include a bag dispenser and waste receptacle must be installed along the perimeter of the enclosure for every 2,500 square feet of the associated dog park. 4. One 25 square foot animal washing bay (with associated plumbing) is provided in conjunction with the dog park. vi. One regulation size volleyball, basketball, tennis, or other similarly related playing court. Each court shall count as an amenity up to a limit of two. vii. Fitness center and/or weight room (minimum 500 square feet). viii. Library and/or business center(minimum 500 square feet). META Planning+Design -24- e. Townhome (Attached) Development Regulations Townhomes (attached) development shall conform to Exhibit J3 and/or the following Regulations: 1) Lot Regulations Setbacks Units Per Acre Lot Area Rear(Ft) Interior Corner Height Maximum (Minimum Minimum Front Frontload Side Side Maximum Lot District Sq.Ft.) Lot Width* (Ft) /alley (Ft) (Ft) (Ft) Coverage Livable Centers 12 1,700 20' 10 10/20 0 10 45 80% *when measured at the building line. 2) Parking a. Parking shall comply with the below standards: i. Two (2) off street parking spaces per dwelling unit. (a 2-car garage may count toward this requirement) Visitor parking spaces shall also be provided at a ratio of one (1) space for every 10 units 1. The visitor parking maybe provided by the following means: a. Head-in and/or parallel on street parking. i. Parallel stall shall me a minimum often (10)feet in width by twenty (20)feet in length ii. Head in stalls shall be a minimum of eight (8)feet in width by eighteen (18)feet in length. b. Designated parking lots within open space or park areas 3) Landscape and Screening a. A cohesive landscape palette shall be utilized for all landscaping in public areas throughout the attached townhome development. This includes, landscaping along public right of ways, parks, detention areas and public open spaces. See Exhibit H2 for planting palettes. b. Landscaping within the Townhome (Attached) Development shall be in compliance with the below chart: Building Width 66'8" 88'8" 110'8" 132'8" 3 pack 4 pack 5 pack 6 pack 1 gallon shrubs 27 36 45 54 3 gallon shrubs 18 24 30 36 15 gallon (tree) 3 4 5 6 Total 45 60 75 90 4) Architectural Character a. All attached townhome development shall be in compliance with the architectural character, material palette and elevation articulation as shown in Exhibit J3. b. Each building must be a minimum of 60% masonry. i. The following materials shall be considered masonry: 1. Brick 2. Stone META Planning+ Design -25- 3. 3-Part Concrete ii. Non Masonry materials may include: 1. Stucco board 2. Cementitious Fiber(Hardie) Panel 3. Cementitious Fiber(Hardie) siding 4. Vertical Board & Batten 5. Treated Wood iii. Prohibited materials include: 1. Plywood 2. Untreated wood c. Each home shall incorporate two (2) of the following features: i. Dormers ii. Recessed Entry iii. Covered Porch or entry iv. Box Windows, Bay Windows or similar protruding window design v. Shutters d. Roofs i. All structures shall have a minimum roof pitch of 5:12. 1. Accent roofing features such as gables, overhangs, etc., shall be permitted to have a minimum 3:12 roof pitch. e. Unit Variation & Facade Depth i. The architectural style of attached units shall vary; no facade of adjacent attached units shall be identical. Front facades shall have various depths to provide aesthetic relief. Facade depths must vary by at least 2 feet across each building. META Planning+Design -26- f. Townhome (Detached) Development Regulations Townhomes (Dettached) development shall conform with Exhibit J4 and the following regulations: 1) Lot Regulations Setbacks Units Per Acre Lot Area Maximum (Minimum Minimum Front Rear Interior Corner Side Height Lot District Sq.Ft.) Lot Width* (Ft) (Ft) Side(Ft) (Ft) Maximum(Ft) Coverage Livable 5'or Centers 23 2,500 30' is, 5' 5'/0'* 3' 45 80% *0'setbacks must include a notation on the face of the plat designating which side of the lot is the 0'setback. 2) Parking a. Parking shall comply with the below standards: i. Two (2) off street parking spaces per dwelling unit (a 2-car garage may count toward this requirement) ii. Visitor parking spaces shall also be provided at a ratio of one (1) space for every 10 units 1. The visitor parking may be provided by the following means: a. Head-in and/or parallel on street parking. i. Parallel stall shall me a minimum often (10) feet in width by twenty (20) feet in length ii. Head in stalls shall be a minimum of eight (8)feet in width by eighteen (18)feet in length. b. Designated parking lots within open space or park areas 3) Landscape and Screening a. A cohesive landscape palette shall be utilized for all landscaping in public areas throughout the detached townhome development. This includes, landscaping along public right of ways, parks, detention areas and public open spaces. See Exhibit H2 for planting palettes. b. Landscaping within the Townhome (Detached) Development shall be in compliance with the below chart: #per unit 1 gallon shrubs 10 3 gallon shrubs 6 15 gallon (tree) 1 Total 17 META Planning+ Design -27- 4) Architectural Character a. All attached townhome development shall be in compliance with the architectural character, material palette and elevation articulation as shown in Exhibit J4. b. Roofs i. All structures shall have a minimum roof pitch of 6:12. 1. Accent roofing features such as gables, overhangs, etc, shall be permitted to have a minimum 3:12 roof pitch. c. Each home must provide an aggregate amount of 50% masonry materials. i. The following materials shall be considered masonry: 1. Brick 2. Stone 3. 3 Part Concrete Stucco ii. Non Masonry materials may include: 1. Stucco Board 2. Cementitious Fiber(Hardie) Panel 3. Cementitious Fiber(Hardie) siding 4. Vertical Board and Batten 5. Treated Wood iii. Prohibited materials include: 1. Plywood 2. Untreated wood d. Each home shall incorporate two (2) of the following features: i. Dormers ii. Recessed Entry iii. Covered Porch or Entry iv. Covered Back Patio v. Bay Windows or similar protruding window design vi. Shutters vii. Gables and/or varying roof line viii. Pillars/Posts ix. Two (2) or more materials on front facade META Planning+Design -28- g. Single Family Residential Development Regulations Single Family Residential development shall conform with Exhibit J5 and the following regulations: 1) Lot Regulations Setbacks Units Lot Area Height Parking Maximum Per (Minimu Minimum Rear Interior Corner Maximum Requirements Zero Lot Lot Acre m Sq.Ft.) Lot Width Front(Ft) (Ft) Side(Ft) Side(Ft) (Ft) (per Unit) Line(Y/N) Coverage Livable Centers 1 9 1 4,840 1 50' 1 20' 1 10 1 5' 1 10' 1 35 1 2 1 N 65% 2) Landscape and Screening a. A cohesive landscape palette shall be utilized for all landscaping in public areas throughout the single family development. This includes landscaping along public right of ways, parks, detention areas and public open spaces. See Exhibit H2 for planting palettes. b. Landscaping within the Single Family Development shall be in compliance with the below chart: #per. home 1 gallon shrubs 25 5 gallon shrubs 15 15 gallon 3 4"caliper shade tree 1 2"caliper ornamental tree 1 Total 45 3) Architectural Character a. All attached single family development shall be in compliance with the architectural character, material palette and elevation articulation as shown in Exhibit J5 and as provided below. i. Each home must provide an aggregate amount of 75% masonry materials. 1. The following materials shall be considered masonry: a. Brick b. Stone c. 3 Part Concrete Stucco 2. Non-masonry materials may include: a. Stucco Board b. Cementitious Fiber(Hardie) Siding c. Cementitious Fiber(Hardie) Panels d. Vertical Board and Batten e. Treated Wood 3. Prohibited materials include: a. Plywood META Planning+Design -29- b. Untreated wood ii. All color selections shall be harmonious with other residential development in the PUD. No primary colors are permitted. iii. Each home shall incorporate two (2) of the following features: 1. Dormers 2. Recessed Entry 3. Covered Front Porch 4. Covered Back Patio 5. Bay Window or similar protruding window design 6. shutters 7. Gables/varying roof line 8. Cupola 9. Pillars/Posts 10.Two (2)or more materials on the front facade iv. Roofs 1. All structures shall have a minimum roof pitch of 6:12. a. Accent roofing features such as gables, overhangs, etc, shall be permitted to have a minimum 3:12 roof pitch. h. Community Signage Signage within the PUD will conform to the City of Baytown Sign Ordinance Chapter 118, as of the effective date of the PUD: 1) Neighborhood monumentation a. Neighborhood monumentation is permitted at all entrances to each separate platted section within the development, individual sections, and intersections. Signage must be in compliance with applicable sight triangle requirements. See Exhibit H3 &H4 for monument signage. META Planning+Design -30- L Open Space/ Parkland Dedication Lakes, detention, parks and open space areas account for approximately 20% of the gross acreage of the project. This calculation includes all parks, landscape reserves, landscaped right of ways, power easements, drainage easements, trails, tot lots, lakes, detention and drainage area, etc. These open spaces will create a community that will encourage walkability and connectivity from residential areas to commercial areas. See Exhibit H—Open Space/Amenity Plan. The proposed open space amenities and the approximate acreages are as follows: Open Space Amenity Acreage* Lakes/Detention +/- 16.8 Drainage +/- 7.4 Rec Center and Parks +/- 2.8 TOTAL +/-27.0 *All acreages are preliminary and subject to changes as development occurs. Because detention requirements may change,all acreages and locations of detention and open space within this category may shift without triggering a PUD amendment. 1) The following amenities and/or improvements must be provided within the development: a. Amenities around Lake i. A trail must be provided and make a full loop. The trail must be in accordance with Section 111(b)(5)(i)of the PUD. ii. Lighting shall be provided along the trail (See Exhibit H1 for site lighting). The minimum spacing between light poles along the trail shall be 150'. iii. Benches shall be provided along the trail (See Exhibit H1 for site furnishing). Benches shall be placed at minimum of one (1) bench per 600 feet. iv. Cohesive landscaping utilizing the same landscape palette used throughout the community (See Exhibit H2 for planting palettes) providing the following: 1. Three (3) shade or ornamental trees per every 100 linear feet of trail shall be provided. 2. Two (2) planting area shall be provided for every 100 linear feet of trail with a minimum of 200 square feet each, consisting of plantings prescribed by the cohesive landscaping palette. 3. Credit may be provided for existing trees over 5 caliper inches. 4. The Director may approve adjustments to the location of required trees and plantings at their discretion. b. Trail system linking public parks/open space i. Trails must be provided to connect open spaces and parks to the overall neighborhood sidewalk system. The trail shall meet the following requirements: 1. Be in accordance with Section 111(b)(6)(i) of this PUD 2. Lighting shall be provided along the trail (See Exhibit H1 for site lighting) in a manner prescribed above. META Planning+Design -31- 3. Benches shall be provided along the trail (See Exhibit H1 for site furnishings) in a manner prescribed above. 4. Cohesive landscaping utilizing the same landscape palette used throughout the community(See Exhibit H2 for planting palettes) providing the following: a. Three (3)trees per every 100 linear feet of trail shall be provided. Required trees may be grouped or spaced along the trail network. b. Two (2) planting areas shall be provided for every 100 linear feet of trail with a minimum of 200 square feet each, consisting of plantings prescribed by the cohesive landscaping palette. c. Credit may be provided for existing trees over 5 caliper inches). d. The Director may approve adjustments to the location of required trees and plantings at their discretion. c. Parks i. Parks must provide two or more of the following: 1. Playground 2. Pool 3. Picnic tables 4. Pavilion 2) All amenities, parkland, trails, etc, will be maintained by the Home Owners Association (HOA) and, or the Property Owners Association (POA). j. Subdivision Plats All subdivision platting within the PUD shall conform to Chapter 126 of the Baytown Code of Ordinances. META Planning+Design -32- k. Definitions Land uses presented in Section III(d) of this PUD shall conform to the definitions prescribed in Article IV of the ULDC of the City of Baytown as of the effective date of the PUD, with the following exceptions: AGGREGATE shall mean the sum of all required masonry materials provided for the entire structure. COHESIVE LANDSCAPE PALETTE shall mean a landscaping design principal guiding superior quality and aesthetics by emphasizing massing and form over individual or small groupings of trees and shrubs by utilizing various species that coordinate and contribute to the overall character and interest of the built environment. CONSUMER SHOWROOM WAREHOUSE means a hybrid retail sales and warehousing facility for consumer products that—by nature of the bulk quantities of product—requires a larger than normal storage area ratio to sales and office area to maintain a normal operating product inventory. A showroom warehouse is specifically not intended to be a wholesale distribution and warehousing center. All activities and storage shall be totally within an enclosed building; a maximum of 80 percent of the gross floor area of any unit or multiple unit facility shall be used for warehouse activity; and no manufacturing, fabrication or assembly operation shall be conducted in any part of any unit, except for articles to be sold on the premises. INDOOR SELF-STORAGE FACILITY means a building which provides individual storage units of varying sizes, with access to such units only from interior lobbies and corridors, offered for rent to residential households and businesses on short and long-term leases. PUBLIC VIEW means any area visible from any adjacent property or public right- of-way. TELECOMMUNICATION FACILITIES mean structures supporting antennas for transmitting or receiving any portion of the radio spectrum, but excluding cell towers and noncommercial antenna installations for home use of radio or television. UTILITY SERVICE means facilities, including subsidiary stations, that serve to distribute, transmit, transform, or reduce the pressure of gas, water, or electric currents, including, but not limited to, electrical transmission lines, gas transmission lines, and metering stations. META Planning+Design -33- I. Drainage Within the development, a wet bottom amenity detention lake will be a combination of pumped and gravity outfall to the existing Harris County Flood Control District Cary Bayou. It is anticipated that a minimum detention volume of 0.79 ac-ft per acre of development will be provided. In addition, a proposed condition flood study to raise the site out of the FEMA mapped Zone A floodplain and determine if any floodplain fill mitigation is required to confirm no adverse impact. The Harris County Flood Control District has required a dedication of additional easement to the already existing drainage easements on the eastern boundary of the property. This enhancement will bring the width to 110' of total easement for their total 186' easement needed for the future widening project of Cary Bayou. IV. EXISTING UTILITIES Water Water utilities are available surrounding the project via the Barkuloo Annexation Utilities. There are three new segments being proposed along existing roadways with the annexation: 1) Crosby Cedar Bayou Road/Barkuloo Road a. Between IH 10 and East Cedar Bayou Lynchburg Road b. 10,629 linear feet c. Twelve (12) inch water line d. Will tie into existing twelve (12) inch PVC waterline at IH 10 frontage road 2) East Archer Road a. Between Barkuloo Road and North Main Street b. 1,772 linear feet c. Twelve (12) inch water line 3) East Cedar Bayou Lynchburg Road a. Between Barkuloo Road and North Main Street b. 2,586 linear feet c. Twelve (12) inch water line Water service will be tapped along Crosby Cedar Bayou Road and brought into the development via the proposed 60' right-of-way. Service will then extend to each portion of the development. If the future water lines along Crosby Cedar Bayou Road are not constructed prior to the development of the subject property, a 12"water line along North Main Street will be extended eastward along the proposed 80' east-west right-of-way and will be continued across Crosby Cedar Bayou Road and along the proposed 60' right-of-way to service each portion of the development. Water capacity will be provided by the City of Baytown at adequate pressure and capacity to serve the site without any offsite upgrades or onsite storage boosters. META Planning+Design -34- Wastewater Wastewater utilities are available surrounding the project via the Barkuloo Annexation Utilities. There are four new segments being proposed along existing roadways with the annexation: 1) Crosby Cedar Bayou Road/Barkuloo Road a. Between I 10 and East Archer Road b. 6,727 linear feet c. Twelve (12) inch sanitary sewer line d. Will tie into existing thirty-six (36) inch sanitary sewer gravity line at I 10 frontage road 2) Barkuloo Road a. Between East Archer Road and East Cedar Bayou Lynchburg Road b. 4,047 linear feet c. Eight(8) inch sanitary sewer line 3) East Archer Road a. Between Barkuloo Road and North Main Street b. 1,906 linear feet c. Eight(8) inch sanitary sewer line 4) East Cedar Bayou Lynchburg Road a. Between Barkuloo Road and North Main Street b. 2,586 linear feet c. Eight(8) inch sewer line d. Will tie into existing sanitary sewer gravity line at North Main Street Other proposed sanitary sewer facilities include: 1) Lift Station near the intersection of Barkuloo and East Archer Roads. 2) Sixty(60) linear feet of six (6) inch diameter Force Main Wastewater service will be tapped along Crosby Cedar Bayou Road and brought into the development via the proposed 60' right-of-way. Service will then extend to each portion of the development. If the future wastewater lines along Crosby Cedar Bayou Road are not constructed prior to the development of the subject property, a 21"wastewater line along North Main Street will be extended eastward along the proposed 80' east-west right-of-way and will be continued across Crosby Cedar Bayou Road and along the proposed 60' right-of-way to service each portion of the development. Electrical Lines Electrical utilities are available surrounding the project via existing overhead power along the south side of the I 10 frontage road as well as along the west side of Crosby Cedar Bayou Road. META Planning+Design -35- V. DEFERRED APPROVAL OF MASTER SITE DEVELOPMENT PLAN FOR+/-29 ACRE COMMERCIAL TRACT The (+/-29 acre)commercial property, fronting on 1-10, shall not be developed or subdivided in any manner prior to approval of a Master Site Development Plan. The Master Site Development Plan shall provide the following information: 1) Preliminary Parcel boundaries 2) Proposed land uses for each parcel 3) Primary entrance and exit points along Crosby-Cedar Bayou Rd., 1-10 Frontage and the proposed collector road. 4) The owner and/or developer shall submit Design Guidelines, CCR's and/or deed restrictions that specify requirements for architectural materials, building design, signage, landscaping, and pedestrian circulation. These standards shall be in conformance with the Commercial Development regulations and all other criteria specified within this PUD document. The Director of Planning & Development Services reserves approval authority for the Master Site Development Plan. If the Director and applicant fail to reach agreement on application and the content of the Master Site Development Plan, the Plan will be forwarded to the Planning &Zoning Commission for review and a recommendation forwarded to the City Council for action. VI. PHASING AND DEVELOPMENT The development is intended to be constructed in +/-four phases. See Exhibit K. Phase I will consist of all the horizontal development, including the Main 80' ROW from N Main to Cedar Bayou Road, the road from Cedar Bayou to 1-10 Frontage Road, the Amenity Lake w/water features, monument signage and all drainage, sanitary and water. Construction to start immediately after PID Approval & Road Approvals. Phase 11 will consist of the development of the Meritage Homes Tract and one half of the History Maker Homes Tract. This will include 119 Single Family Lots (50'), 155 Detached Townhome Lots, 92 Attached Townhome Units, wayfinding signage, neighborhood trail and a shared Park& Community Pool. Also, included in this Phase will be 350 Units of Multi-Family developed by McGrath Development. Construction to start approximately 6 months after PID Approvals or immediately after substantial completion of the horizontal development (Phase 1). Phase III will consist of the development of the other half of History Maker's development which will be 92 Units of Attached Townhomes and the 5 Acre Commercial Reserve development. The Commercial Reserve will consist of a restaurant pad site featuring sit down dining (5,000 SF Bldg) and a Retail building (25,000 SF). Construction start time will be 12-18 Months following PID Approval. Phase IV will consist of the 29 Acre Commercial Tract. The development on this tract will include Retail, Residential, Restaurant, &Office Flex Space. Construction start time for this tract will be 36+ Months after PID Approval. At the time of initial development on the META Planning+Design -36- 29 acre tract, a Master Site Development Plan in accordance with Section V. above, shall be submitted of the entire 29 acre tract. This proposed phasing and lot counts are based on preliminary projections, but the final timing of development as well as the number of lots and location of phases may be modified based on market conditions. VII. 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—Existing Conditions Exhibit C—Legal Description Exhibit D—Conceptual Plan Exhibit E—Land Use Plan Exhibit F—Circulation Plan Exhibit G1 —East-West Collector Cross Section Exhibit G2—North South Collector Cross Section Exhibit G3—80' Collector Cross Section Exhibit G4—Local Street Cross Section (Townhome attached) Exhibit G5—Local Street Cross Section (Townhome detached) Exhibit G6—Local Street Cross Section Residential Single Family Exhibit H—Open Space/Trails and Amenity Plan Exhibit H1 —Site Furnishings Exhibit H2—Planting Exhibit Exhibit H3—Monument Signage and Entry Concepts Exhibit H4—Monument Signage and Fencing Exhibit J1 —Commercial Elevations Exhibit J2—Multi Family Elevations Exhibit J3—Townhome (attached) Elevations Exhibit J4—Townhome (detached) Elevations Exhibit J5—Single Family Elevations Exhibit K—Phasing META Planning+Design -37- N 1 A WOO`- L Wo c a 0 0 Z O o , p o Subjec( x c p n � x i � o p G n � � a MUHT RO. 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III I qIt r c(11" M - -- decorative Street Li hts Playground Area Concep S I 'tsgip Inmino o•ire b.m•A;.e•.h;b��L, °.. u. ,..„x....., _ THE CROSSINGS AT BAYTOWN -140.4 ACRES Of LAND ��`j�'�,j{1p.��l ETA TEN, LTD. Lf E A ]. ...... ..".i... •u..uv.'.n Y'..ewm.v.•e KA"'I n1'1111 11 o.rm nm.wru 'CAI �� Ml<.SI415 I O<101E4 J0.]Oi0 x . � � | (D 2R § _ - �\ 00 : - - 2« Lu w I « @ \ � . �\ � \�2 . . . �e WWI,, . \�. : • z�\ �« \ ��: 9 } ` , \ i - The Crossings at Baytown Monument Concepts _ a project developed for " Bayten, LTD. October2020 �.� K6 < DE iOR EST aEB I a N LLC Tertiary Monument Concept-Crosby Cedar Bayou Roapop i Primary Monument Concept-North Main Street H 3 THE CROSSINGS AT BAYTOWN -140.4 ACRES OF LAND BAYTEN META � The Crossings at Baytown Monument and Fencing Concepts o a project developed for Bayten, LTD. October2020 The Crossings at Baytown Primary Monument Concept PPwast Fence Concept Tile Crossingsat X� �f� �� ••IMF irr'`i. 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