HomeMy WebLinkAboutORD 2008-24 - REZ Wolf RanchAn • of ! of of •- • •wn, Texas, amending
2003., to change Lot 9A of the Resub division xf
Lots 5, 6 and 9 from C-3, General Commercial District to PUD, Planned Unit
Develoy,ment District, as recorded in Cabinet BB, S
1 •s of Williamson County, Texas; repealing conflicting ordinances and
resolutions; • • a severabilityand establishing an effective • .
Whereas, an application has been made to the City Council for the Purpose of changing
the Zoning District Classification of the following described real property ("The Property"):
Lot 9A of the Resubdivision of Wolf Ranch Subdivision, Block A, Lots 5, 6 and 9 as
recorded in Cabinet BB, Slides 106-107 of the Official Records of Williamson County,
Texas, hereinafter referred to as "The Property';
Whereas, the City Council has submitted the proposed change in the Base Ordinance to
the Planning and Zoning Commission for its consideration in a public hearing and for its
recommendation or report; and
Whereas, notice of such hearing was published in a newspaper of general circulation in
the City; which stated the time and place of hearing, which time was not earlier than fifteen (15)
days for the first day of such publication; and
Whereas, written notice was given not less than fifteen (15) days before the date set for
the meeting before the Planning and Zoning Commission to all the owners of the lots within two
hundred feet of the property, as required by law; and
Whereas, the applicant for such zoning change placed on the property such sign(s) as
required by law for advertising the Planning and Zoning Commission hearing, not less than
fifteen (15) days before the date set for such hearing; and
Whereas, the Planning and Zoning Commission conducted a Public Hearing on the
rezoning at their regular meeting of April 1, 2008 and unanimously recommend approval of the
requested zoning change for the above described property from C-3, General Commercial
District to PUD, Planned Unit Development District with a base zoning district of C-3, General
Commercial provided that the language in Section 10 of the Development Plan include the
requirement for preservation of the Heritage Tree located on this lot with the flexibility of site
design that would facilitate the proposed development and the prohibition of planting Live Oak
or Shumard Oak trees.
Wolf Ranch Sub., Lot 9A
C3 to PUD
Page 1 of 3
that:
Section 1. The facts and recitations contained in the preamble of this ordinance are
hereby found and declared to be true and correct, and are incorporated by reference herein and
expressly made a part hereof, as if copied verbatim. The City Council hereby finds that this
ordinance implements the following Visions/Goals/Policies and Actions of the Georgetown 2030
Comprehensive Plan and Land Use Element:
6 Policies and Actions: 2.A. 1. Establish criteriathat define the characteristics of
desirable infill development. (e.g., compatibility with adjoining uses).
® Policies and Actions: 2.C. Identify potential opportunities and selectively target,
plan and promote development/reuse initiatives,
and further finds that the enactment of this ordinance is not inconsistent or in conflict with any
other policies of the Georgetown 2030 Comprehensive Plan
Section 2. The Zoning Map of the City, as well as the Zoning District for the Property
shall be and the same is hereby changed from C-3, General Commercial District to PUD,
Planned Unit Development District with a base zoning district of C-3, General Commercial in.
accordance with Exhibit A and the Development Plan for Wolf Ranch Planned Unit
Development as amended to address the preservation of Heritage Trees and incorporated by
reference herein, is hereby adopted by the City Council of the City of Georgetown, Texas,
Section 3. All ordinances and resolutions, or parts of ordinances and resolutions, in
conflict with this Ordinance are hereby repealed, and are no longer of any force and effect.
Section 4. If any provision of this Ordinance or application thereof to any person or
circumstance, shall be held invalid, such invalidity shall not affect the other provisions, or
application thereof, of this Ordinance which can be given effect without the invalid provision or
application, and to this end the provisions of this Ordinance are hereby declared to be severable.
Section 5. The Mayor is hereby authorized to sign this Ordinance and the City Secretary
to attest. This Ordinance shall become effective and be in full force and effect on. the date of final
adoption by City Council.
PASSED AND APPROVED on First Reading on the 8th day of April, 2008,
PASSED AND APPROVED on Second Reading on the 22nd dayof April 2008.
ATTEST:
0
Wolf Ranch Sub., Lot 9A
C_ to PUD
Page 2 of 3
THE CITY OF GEORGETOWN:
r
Sandra D. Lee
City Secretary
APPROVED AS TO FORM:
;✓2
Patricia E. Carts
City Attorney
CmID.
Wolf Ranch Sub., Lot 9A
C3 to PUD
Page 3 of 3
Mayor
" If ".k
1.454 ACRES FN N::'' 05-173 (JJNi)
PORTION OF 91 BLOCK "A'" May 10, 2005
WOLF RANCH SUBDIVISION BPI JOB NO. 1262-14
DESCRIPTION
OF A 1.454 ACRE TRACT OF LAND OUT OF THE CLEMENT STUBBLEFIELD
SURVEY, ABSTRACT NO, 558, SITUATED IN WILLIAMSON COUNTY, TEXAS,
BEING LOT 91 BLOCK "A" WOLF RANCH SUBDIVISION, A SUBDIVISION IN
WILLIAMSON COUNTY, TEXAS, ACCORDING TO THE MAP OR PLAT THEREOF
RECORD IN CABINET Y SLIDES 112-11S OF THE SLAT RECORDS OF
WILLIAN;SON COUNTY, SAVE AND EXCEPT 0.044 OF AN ACRE OF LAND, MORE
OR LESS, CONVEYED TO THE CITY OF GEORGETOWN IN DEED DATED JANUARY
11,2005, RECORDED UNDER DOCUMENT NO. 2005003462, OFFICIAL PUBLIC
RECORDS OF WILLIAMSON COUNTY, 'TEXAS; SAID 1.454 ACRE TRACT BEING
MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS:
BEGINNING, at a 1/2 inch iron rod with cap set in the westerly
right-of-way line of Interstate Highway 35 (R.O.W_ varies), being
an angle point in the easterly line of said Lot 9 and hereof;
THENCE, S01007'26"W, along the westerly right-of-way line of
Interstate Highway 35, being a portion of the easterly line of
said Lot 9 and hereof, a distance of 182.31 feet to a 1/2 inch
iron rod with cap set for the southeasterly corner of said Lot 9
and hereof, being the northeasterly corner of Lot 6, Bock "A" of
said Wolf Ranch Subdivision;
THENCE, N88052'34"W, leaving the westerly right-of-way lire of
Interstate Highway 35, along the northerly line of said Lot 6,
being the southerly line of said Lot 9 and hereof, a distance of
6.47 feet to a 1/2 inch iron rod with cap set for the
southwesterly corner of said Lot 9 and hereof, being the
northwesterly corner of said Lot6, same being_ in the easterly
line of Let 2, Block "A" of said Wolf Ranch Subdivision;
THENCE, N01003148"E, along a portion of the common line of said.
Lot 2 and said Lot 9, being a portion of the westerly line hereof,
a distance of 9.36 feet to la 1/2 inch iron rod with cap found for
an angle point;
THENCE, NO2021116"W, in part along a portion of the common line of
said Lot 2 and said Lot sj and in part along the common line of
Lot 5, Block "A" of said Wolf Ranch Subdivision and said Lot 91
being a portion ofto westerly line hereof, a distance of 234.33
feet to the calculated northwesterly corner hereof, from which a
1/2 inch iron rod with cap set for the common northerly corner of
said Lots 5 and 9 bears NO2021'16"W, a distance of 10.67 feet;
THENCE, N87034`23"E, leaving the easterly line of said Lot 5, over
and across said Lot 9, along the new southerly right-of-way line
of State Highway 29, as described in Document No. 2005003462, of
the Off}cial Public l- -
Re"OrGS CL Wi112amS O41 County, `I`e S:aS, being iizg _ ze
northerly lire hereof, a distance of 194.31 feet to the calculated
northeasterly corner hereof, being in the westerly line of
Interstate Highway 35, same being the easterly line of said Lot 9,
from which a Cotton Spindle found for the northeasterly corner of
said Let 9 bears N45019'14"W, a distance of 14.24 feet;
FN 05-173iJJM11
MARCH 141 2005
PAGE 2 OF 2
THENCE, S45019'14"E, aiona a portion of the easterly line of said
Lot 9 and hereof, a distance of 105.92 feet to the POINT OF
BEGINNING, containing an area of 1.454 acres (63,343 set. ft.) of
land, more or less, within these metes and bounds.
I, JOHN T_ BILNOSKI, A REGISTERED PROFESSIONAL LAND SURVEYOR, DO
HEREBY CERTIFY THAT THE PROPERTY DESCRIBED HEREIN WAS DETERMINED
BY A SURVEY MADE ON THE GROUND UNDER MY DIRECTION AND SUPERVISION.
A LAND TITLE SURVEY WAS PREPARED TO ACCOMPANY THIS FIELDNOTE
DESCRIPTION. n f
BURY & PARTNERS, INC -
ENGINEERS -SURVEYORS
3345 BEE CAVE ROAD, SUITE 200
AUSTIN, TEXAS 78746
JOHN T7 BILNOSKI
R.P.L S. NO. 4998
STATE OF TEXAS
M
OF r'
.............
t JOHN 3100SK1
-,� yeah r `tri
cs� '�
OF 103.103 ACRES OF LAND OUT OF THE CLEMENT STUBBLEFIELD SURVEY,
ABSTRACT NO, 558, SITUATED IN WILLIAMSON COUNTY, TEXAS, BEING
LOTS 1, 3, AND 7, BLOCK "A", WOLF RANCH SUBDIVISION OF RECORD IN
CABINET Y, SLIDES 112-115 OF THE PLAT RECORDS OF WILLIAMSON
COUNTY, TEXAS; LOT 2A AND LOT 8A, BLOCK "A", AMENDED PLAT OF LOT
2 AND LOT 8, BLOCK `NA" WOLF RANCH SUBDIVISION OF RECORD IN
CABINET AA, SLIDES 220-223 OF SAID PLAT RECORDS; LOT 4-A, WOLF
RANCH SUBDIVISION A RESUBDIVISION OF BLOCK "A" LOT 4 OF RECORD
IN CABINET Z. SLIDES 341-342 OF SAID PLAT RECORDS; LOT 4-B, WOLF
RANCH SUBDIVISION A RESUBDIVISION OF BLOCK "A", LOT 4B OF RECORD
IN CABINET AA, SLIDE 50 OF SAID PLAT RECORDS; LOT 4C AND LOT 4D,
WOLF RANCH SUBDIVISION A RESUBDIVISION OF BLOCK "A", LOT 4-C OF
RECORD IN CABINET BB, SLIDES 108-109 OF SAID PLAT RECORDS, AND
LOTS 5A, 5B, 5C, 6A, 6B AND 9A, WOLF RANCH SUBDIVISION A
RESUBDIVISION OF BLOCK "A", LOTS Sr 6, AND 9 OF RECORD IN
CABINET BB, SLIDES 106-107 OF SAID PLAT RECORDS.
ROOM
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All definitions listed in Chapter 16 of the Uniform Development Code of the City of
Georgetown (the "Code") shall govern interpretation of this Development Plan. Any
terms not defined shall be interpreted using Random House Webster's Unabridged
Dictionary, subject to the approval of interpretation by the Director of Planning and
Development Services.
This Development Plan (hereinafter referred to as the "Plan") covers approximately
104.95 acres of land located within the city limits of Georgetown, Texas, and being more
particularly described in Exhibit "A", attached hereto and incorporated herein.
The purpose of this Plan is to ensure the development of an integrated, unified
development that meets the following PUD standards: (i) is equal to or superior to
development that would occur under the standard ordinance requirements, in particular,
General Commercial District (C-3); (ii) is in harmony with the Century Plan of the City
of Georgetown, Texas; (iii) is an orderly and creative arrangement of all land uses with
respect to each other and to the entire community; (iv) will provide cultural and
recreational facilities for all segments of the community; (v) will take maximum
advantage of the natural and manmade environment for the location of general building
envelopes; and (vi) will be staged in a manner which can be accommodated by the timely
provision of public utilities, facilities and services.
The Property shall be regulated for purposes of zoning by this Plan. All aspects not
specifically covered by this Plan shall be regulated by applicable sections of the Code.
All uses and development within the Property shall generally conform to the
Development Plan as set forth herein. The PUD is designed to be used in conjunction
with General Commercial District (C-3), which is the zoning designation most similar to
and compatible with the uses proposed for the PUD. All standards and requirements of
General Commercial District (C-3) shall apply unless specifically superceded by the
standards and requirements of this Development Plan,
Development Plan for Wolf Ranch PUD
Page 1 of 13 Pages
All other Ordinances within the Code of Ordinances of the City of Georgetown shall
apply to the Property, except as clearly modified by this Plan.
The Property shall be developed as a single project, with four (4) Development Areas and
four (4) separate Neighborhood Amenity Areas, the locations of which are shown on the
Development Area Plan attached hereto and incorporated herein as Exhibit "B." The
total PUD land area of approximately 104.95 acres may be developed with buildings
containing a combined maximum building area of no more than 850,000 square feet.
Development Area One will contain approximately 495,000 square feet of
retail/restaurant space. Development Area Two will contain approximately 155,000
square feet of retail/restaurant space. Development Area Three will contain
approximately 264,000 square feet of retail/restaurant space. Development Area Four is
allocated to parking. The exact footprints of the building locations within each
Development Area may be modified, so long as the above -stated combined maximum
building area square footage requirements remain the same. Said modifications may not
be a major change to the Plan, and must be approved, in advance, by the Director of
Planning and Development Services,
The Property shall contain four (4) major Neighborhood Amenity Areas, which shall
incorporate neighborhood themes and architecture to provide interest and contrast to the
PUD. The architecture of the Amenity Areas shall utilize textural elements of the region,
including limestone, timber, wrought iron, stucco, and weather -galvanized roof canopies.
Each Neighborhood Amenity area is described in Exhibit "B"as follows:
Amenity Area "A"- The Wind Neighborhood, located at the apex of a natural
draw, overlooks the San Gabriel river basin, and will be cooled by breezes
funneled through the draw and adjacent restaurant buildings. The neighborhood,
encompassing approximately 10,500 sf, will feature three pedestrian gathering
spaces constructed of broom finished concrete, textured concrete, stone and
concrete paver banding. Limestone walls and planters will also be constructed to
divide the space visually. Handicap ramps and steps will be constructed to
traverse the nearly four feet of grade change from one side of the plaza to the
other. In addition to the hardscape, approximately 4,500 sf of landscape planters
will be included with select species of plants unique to the wind neighborhood.
Low-level pedestrian light fixtures will also be included throughout the plaza for
improved circulation.
Development Plan for Wolf Ranch PUD
Page 2 of 13 Pages
Amenity Area "B"- The Shade Neighborhood, located at the terminus of the
entrance drive, is orientated to the northeast and includes the preservation and
utilization of a large thirty-eight inch (38") caliper Live Oak creating a large
shady plaza with outdoor seating. The outdoor seating and pedestrian gathering
spaces will comprise approximately 11,000 sf and will be constructed of broom
finished concrete, textured concretes, with stone and concrete paver banding for
accent. Walks will range from minimums of approximately 10 feet to maximums
of approximately 25 feet on other areas with divided planter areas. A limestone
retaining wall will be constructed around the base of the existing live oak that will
serve as a raised planter as well as providing informal seating opportunities. A
total of 4,700 sf will be devoted to landscape planting beds planted with shade
plant species identifiable only in the shade neighborhood.
Amenity Area "C"- The Water Neighborhood shall be pedestrian in nature, with
small specialty retail tenants, freestanding retail kiosks, large expansive
landscaped sidewalks from 17 feet wide to 35 feet wide, a wide vehicular medium
that preserves and utilizes existing trees, and terminating with a large vertical
water feature as the centerpiece of three (3) restaurant sites. Amenity Area `C'
which measures approximately 24,000 sf, connects to a trailhead leading to the
three large ponds at the southeast comer of the property, and providing a
pedestrian link to the future San Gabriel River trail system. Paving patterns and
materials inside of the water neighborhood will be constructed of broom finished
concrete, textured concretes, stone and concrete pavers. Sidewalk planters, street
trees and landscaped beds will complete the plaza. Benches and native stones will
be set in the landscape to provide for seating opportunities within the
neighborhood.
Amenity Area "D"- The Nature Walk shall be a passive pedestrian corridor
linking the Shade Neighborhood and the northern grouping of shops and
restaurants. This pedestrian corridor will include informal seating areas made of
native boulders and will meander through an existing stand of native Live Oak
trees. Plantings of approximately 24,000 sf of native grasses and shrubs will
surround a five (5) foot wide decomposed granite walk as the pedestrian moves
through the space. Informational plaques will educate the public to the value of
indigenous grasses and water conservation.
The Signage Plan shall be as depicted in Exhibits "C", "C4" and 11C-2" attached hereto
and incorporated herein. Exhibits "C-1" narrates the designs of the signs shown on the
Signage Plan. Exhibit "C-2", attached separately but incorporated herein, contains
renderings of said signs. All regulation of signage shall be pursuant to this section. If not
set forth herein, the applicable sections of the Code shall apply.
The primary goal of the Signage Plan is to effectively utilize signs as a means of clear
visual communication, blending with the natural environment, and improving pedestrian
Development Plan for Wolf Ranch PUD
Page 3 of 13 Pages
and traffic safety. Tenant signage will only convey the name of the business and product
of service offered. The signage around the perimeter of the property will be consolidated
and will consist of a standard design that assures that the overall signage for the center
does not dominate the streetscape. All signs shall be constructed of materials and colors
compatible with those utilized on the primary building's facades so as to blend into the
environment. Sign kiosks will be located in areas to inform visitors of Georgetown's
history and other features so as to encourage visitation to the downtown area and other
areas of Georgetown, such as Lake Georgetown, San Gabriel Park and Southwestern
University.
Proposed deviations from sign requirements in the Code are attached hereto and
incorporated herein as Exhibit "C-3".
7* WASTEWATER AND WATER CONCEPT UTILITY PLAN AVOP
TOPOGRAPHY AND DRAINAGE MAP
A Wastewater and Water Concept Utility Plan and Topography and Drainage Map, are
attached hereto as Exhibits "D" and "D4" respectively, and incorporated herein. Both
Plan and Map are conceptual in nature and may be modified in the future. Plans for
drainage facilities will be reviewed as part of the subdivision and construction plan
review process and approved by the City and/or the State of Texas prior to installation.
�. �.IFUTIMEAM
Development of the Property will be generally in accordance with the Traffic Impact
Analysis attached hereto as Exhibit "E" and incorporated herein. Minor modifications
may be made to the roadway plans by agreement between the Director of Public Works
and Owner. The construction, design and phasing of said roadways will be addressed in a
separate Development Agreement between Owner and the City.
The proposed site driveway at the future 4 -way intersection of CR 265 East and SH 29
may exceed forty-five (45') feet in width so as to align with the future cross-section of
CR 265 East, north of SH 29.
All roadways and alleys within the PUD shall be private.
The Landscaping Plan is attached hereto and incorporated herein as Exhibit "F. Exhibit
"F" shows the location of preserved trees, replaced trees and all landscaping. Exhibit "F-
1" shows a cross-section of the State Highway 29 Landscape Buffer. All regulation of
landscaping shall be pursuant to this section. If not set forth herein, the applicable
sections of the Code shall apply.
Development Plan for Wolf Ranch PUD
Page 4 of 13 Pages
A minimum of thirty-five percent (35%) of the PUD will be landscaped or will remain
undisturbed, exceeding the fifteen percent (15%) minimum requirement as stated in
Section 8.02.010 of the Code. Additionally, a minimum of twenty-five percent (25%) of
the Tree Canopy will remain and/or will be replaced, exceeding the fifteen percent (15%)
minimum requirement as stated in Section 8.02.010 of the Code. Shade trees with mature
canopy sizes of one thousand square feet (1,000 sf), as described in Section 8.02.030B of
the Code, will be planted no closer than eighteen feet (18') on center. The development
of Lot 9A shall not include the planting Live Oak and Shumard Red Oak Trees.
t ' tI., I.
All areas not containing buildings, structures, parking lots, sidewalks, the seventeen (17)
acre buffer zone on the south side of the Property, or other improvements, including but
not limited to front, side and rear building set back areas, and all areas between the curb
line and the property line, will be planted, landscaped, and maintained in good condition
or left undisturbed. The landscape planting design will provide for easy maintenance.
Utility easements will be landscaped consistent with other landscape areas where allowed
by the respective utility company.
All landscaped areas not in groundcover or shrub beds, or undisturbed areas, will be
planted with Bermuda and/or native grasses. St. Augustine grass is prohibited.
Overseeding in fall with cool season native grasses is allowed. The use of edging
material to separate all grass areas from shrub and groundcover areas is encouraged
wherever possible. The edging material will be steel, stone or mulch. No plastic edging
is allowed. No vegetative slopes shall exceed a 3:1 ratio, unless constructed of solid sod
or slope stabilization matting.
An underground, automatic irrigation system will be installed in all landscaped areas.
Sprinkler heads will be located to effectively water the landscaped areas with minimal
spray onto roadways, parking areas and walkways. Landscape areas within public right-
of-ways will be irrigated in compliance with the City of Georgetown and the Texas
Department of Transportation's regulations.
Landscape areas will be provided within all parking lots. A total of eighteen square feet
(18 sf) of landscaping will be provided per parking stall, with two (2) four (4") inch trees
and four (4) shrubs to be provided for each six hundred square feet (600 sf) of required
Development Plan for Wolf Ranch PUD
Page 5 of 13 Pages
landscape area. Tree islands and medians will be located so as to maximize the protection
of existing mature trees. In areas where no existing trees are located within the parking
field, tree islands will be provided to reduce the thermal impact of unshaded parking lots.
These trees will be planted in islands with a minimum interior dimension of eight -foot
(8') wide landscape areas. Trees may be grouped to preserve existing clusters and create
a more aesthetic effect.
Street trees will be planted along those parts of the PUD fronting public roadways. Street
trees will be a minimum of four inch (4") caliper trees, planted at the average rate of one
(1) tree per every one hundred feet (100') of street frontage. Trees may be clustered, as
shown on Exhibit "F" to preserve existing clusters and create a more aesthetic effect.
Existing trees that are to remain along street frontages may count towards street tree
credits.
The SH 29 Gateway Buffer shall be within twenty feet (20') from the right-of-way line,
with the first ten feet (10') planted in grasses with a five (5') foot sidewalk, and the
remaining ten feet (10') planted in conformity with the landscape provisions of Section
8.06 of the Code. A cross-section of the SH -29 Landscape Gateway Buffer is shown on
Exhibit "F-1 ", attached hereto and incorporated herein. Section 8.06 of the Code
requires a twenty-five (25') foot landscape buffer.
An undisturbed buffer area along the San Gabriel River corridor will be retained between
this development and the residential neighborhood. This buffer area will be a minimum
of one hundred twenty-five feet (125') in width, with some portions exceeding six
hundred feet (600') in width, with all natural vegetation to remain. This buffer width will
exceed the requirements set forth in Section 8.04.010 of the Code. In addition, a planting
bench ranging from four (4') foot to ten (10') foot in width shall be added along the
southern portion of the service drive where retaining wall will be constructed. Said
landscaping bench shall be planted with a dense mixture of native trees and understory
plantings, including Live Oaks, Shumard Oaks, Cedar Elms, Bald Cypress, Wax Myrtle
and Yaupon in between . A ten foot (10') high chain link fence with green wind screen
shall be installed between the service drive and the landscaping bench to mitigate views
and prevent people and litter from reaching the buffer area. Owner shall be responsible
for maintaining said fence on a continuous basis.
Development Plan for Wolf Ranch PUD
Page 6 of 13 Pages
A landscaped buffer area will be retained between the western boundary of the PUD and
the adjoining tract for a minimum of fifteen (15°) feet.
All utility lines will be underground to connection points provided by the utility service
provider. All transformers will be screened by Developer. Electric service shall be
installed according to the City's Development Regulations.
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Approximately seventeen (17) acres of land, as shown on Exhibit "B", shall be dedicated
to the City as public parkland after improvements have been installed and accepted by the
City. Said parkland shall remain undisturbed until dedicated to the City. Said dedication
shall not prohibit the construction of drainage and utility improvements to serve the PUD.
Said dedication is not required by the Code for commercial developments.
Approximately fourteen thousand (14,000) caliper inches of existing trees will be
retained on site, including approximately five thousand (5,000) caliper inches of trees
along the San Gabriel River corridor. These trees will provide a natural buffer between
the PUD and the adjacent residences, as well as preserving area along the river for future
City park development. Approximately nine thousand five hundred (9,500) caliper inches
of existing trees will be removed on site in the parking areas and building footprints. An
estimated two thousand three hundred (2,300) caliper inches of newly planted trees will
be provided upon completion of the landscape planting for the site, with all proposed
shade trees being a minimum of four inch (4") caliper. Of the existing caliper inches of
trees within the PUD, approximately 66% shall be on the site upon project completion as
a combination of preserved and replaced trees. The Tree Preservation Plan meets the
intent of Section 11.03.050 of the Code. Exhibit "G", attached hereto and incorporated
herein, shows the location of all existing trees currently on site. Exhibit "G4", attached
hereto and incorporated herein, shows the trees which are proposed to be removed. The
Landscape Plan, as shown on Exhibit "F", depicts the location of saved trees and replaced
trees, as well as all other landscaping. The following is a summary of the Tree
Preservation Plan:
Total
existing caliper inches of trees on site
Total
caliper
inches
of trees removed
Total
caliper
inches
of trees preserved
Total
caliper
inches
of trees replaced
Total
caliper
inches
on site after construction
Development Plan for Wolf Ranch PUD
Page 7 of 13 Pages
23,759
9,469
14,290
2,299
16,589
The Code requires that 40% of caliper inches of removed trees be replaced. Based on the
above, 22% of caliper inches of removed trees will be replaced, but, as noted above, 66%
of all caliper inches of currently existing trees will be saved and/or replaced.
Additionally, approximately seventeen (17) acres of undisturbed property will be
dedicated to the City, which is not required under the Code for commercial
developments.
At or before site plan review, and prior to the removal of any trees, a Tree Protection Plan
shall be submitted to the Director of Planning and Development Services pursuant to
Section 11.03.040 of the Code. Unless noted herein, all other provisions of the Code shall
be complied with in full. Native trees shall be preserved to the maximum extent feasible.
Preserved natural areas shall be integrated with the design of open space, screening and
landscaped areas
Heritage Trees, as that term is defined by the Code, located on Lot 9A, Final Plat of Wolf
Ranch Subdivision, a Resubdivision of Block "A", Lots 5,6 and 9, shall be protected and
preserved in accordance with section 11.03.080 of the Code. Protection measures for
such trees may take priority over conflicting requirements in the Code, including but not
limited to, setbacks, lot design standards, building height limits, sidewalks, lighting,
signage, landscaping, parking design and numbers, parkland dedication, gateway overlay
requirements, fencing, dumpster locations, drainage criteria, connectivity, driveway
separations, utility extension, utility location, and impervious coverage. If there is a
conflict between Heritage Tree protection and other provisions of the Code, the applicant
may request an alternative standard or design. Public health and safety shall be
maintained with all proposed designs.
After consultation with the Urban Forester, an alternative standard or design that gives
priority to Heritage Tree protection may be approved by the Planning Director for
administrative applications, the Planning and Zoning Commission for applications under
its review. Appeal of a Heritage Tree protection priority decision by any of these
approval authorities may be to the City Council. This appeal is required within 30 days
of the approval authority's action.
In order to minimize the disease potential of Live Oaks and Shumard Oaks, they shall not
be allowed to be planted within the development of Lot 9A either as part of a landscape
plan for new development or as a replacement for existing trees as they may be lost.
A Tree Survey has been filed with, and accepted by, the Director of Planning and
Development Services, as required by Section 11.03.20 of the Code.
Development Plan for Wolf Ranch PUD
Page 8 of 13 Pages
Existing mature trees to be retained on the site shall be protected before, during and after
construction pursuant to the requirements listed in Exhibit "H", attached hereto and
incorporated herein. This protection plan exceeds Code requirements.
The PUD is designed to be used in conjunction with General Commercial District (C-3),
which is the zoning designation most similar to and compatible with the uses proposed
for the PUD. All standards and requirements of General Commercial District (C-3) shall
apply unless specifically superceded by the standards and requirements of this
Development Plan.
All uses permitted under General Commercial District (C-3) shall be permitted, with the
exception of the following uses which are expressly prohibited:
all residential uses, mini -warehouses, rental storage units, flea markets, sexually
oriented businesses (as defined in Section 243.002 of the Texas Local
Government Code), amusement parks or carnivals, portable buildings,
recreational vehicle parks, outdoor shooting ranges, pawn shops, heavy
equipment sales, kennels (but not prohibiting pet shops and veterinary clinics with
overnight facilities), vehicle sales (unless related to special events and under 20
vehicles) , vehicle repair shops, and truck stops.
All height restrictions established for General Commercial District (C-3) shall apply to all
buildings within the PUD, except that decorative architectural features towers on top of
buildings may exceed the General Commercial District (C-3) by fifteen (15') feet. One
sixty-five foot (65') foot decorative architectural feature shall be permitted at the location
shown on Exhibit `B". General Commercial (C-3) zoning in the Code restricts height of
buildings to forty-five (45') feet.
All building setbacks established for General Commercial District (C-3) shall apply to all
buildings within the PUD, except that buildings within Development Area One shall be
permitted zero -line side yard setbacks for both zoning and platting purposes. The Code
restricts side yard setbacks to four (4') feet.
11.4 Flag Lot Widths
Development Plan for Wolf Ranch PUD
Page 9 of 13 Pages
Flag lots shall be a minimum width of fifteen feet (15').
M=N
Outdoor
Outdoor sales and displays are permitted in conjunction with the use of a building, so
long as said outdoor sales are temporary in nature. Any outdoor sales continuing for more
than three consecutive days are prohibited. Outdoor sales and displays are further limited
to the following areas:
11.5.1 Sidewalks
Outdoor sales and displays are permitted on sidewalks adjacent to buildings, but limited
to an area of no more than fifty percent (50%) of the sidewalk area that is located within
twenty feet (20') from the building. In no event may the outdoor sale and display area
exceed ten percent (10%) of the interior floor area of the adjoining building. Said area
shall be designated on the site plan, and physically on the site itself. The Code limits
outdoor sales to 30% of the sidewalk area located within 5' of the building.
Any outdoor cafe or outdoor dining area (including outdoor seating for a food court) that:
(i) is located and operated as an integral part of the principal use, and (ii) does not
comprise a separate business use or a separate business activity.
A garden center is permitted in an area less than ten thousand square feet (10,000 sf) in
size and visually screened with permanent landscaping screen on all sides, except for the
side facing the principal building that it serves. The landscape screen shall consist of
evergreen shrubs planted at a maximum of forty-eight (48") inches on center on all sides
requiring screening. The shrub species shall be a maximum of five (5') feet in height at
maturity and be fully irrigated. The landscaping screen shall be of sufficient density to
block views of the majority of the interior of the permitted outdoor sales area from
ground level. The permitted outdoor sales area must be an area separated from, and not a
part of, any parking lot, but the permitted outdoor sales area may be adjacent to parking
lots. The permitted outdoor sales area may not impede traffic circulation.
men
All buildings will be constructed to follow a consistent architectural theme with building
materials consistent with Section 7.04.040 of the Code. A materials pallet shall be
Development Plan for Wolf Ranch PUD
Page 10 of 13 Pages
submitted to, and approved by, the Director of Planning and Development prior to
construction of any building. The building material pallet for the Target store is described
herein and attached hereto as Exhibit "I", attached hereto and incorporated herein. All
building materials utilized within the PUD will be generally consistent with the materials
shown on Exhibit "I".
c
The Building Articulation requirements listed in Section 7.04.030B of the Code will be
met or exceeded for all buildings within the PUD. Compliance with Section 7.04.030
shall be in context of the entire buildings, and not on each individual building. Horizontal
Articulation will be achieved through the use of projecting canopies, awnings, masonry
pilaster or accents or with change of materials and colors. Canopies may be freestanding
trellis elements or extend as a fixed facade element. Vertical Articulation will be
achieved by creating stepped parapets, towers or vertical feature elements that extend
above and back over the primary roof structure. The facades of the retail shops will
receive Vertical Articulation below the primary sign area, through the use of sloped and
flat canopies or awning elements mounted at varying elevations. The Target elevation is
attached hereto and incorporated herein as Exhibit I'M".
All sidewalks will be located within the sidewalk zones on the Pedestrian Connectivity
Plan attached hereto as Exhibit "J" and incorporated herein. Walkways shall allow for
maximum pedestrian mobility within the project. All sidewalks shall be designed to allow
pedestrians to freely access all shops and Amenity Areas. These walks will be
constructed of concrete, decorative concrete banding, pavers, stamped asphalt,
decomposed granite and crushed limestone. These walks will have a maximum slope of
five percent (5%) in any direction of travel and a maximum of two percent (2%) cross
slope. Handicap ramps and decorative crossings will be constructed in compliance with
the Americans with Disabilities Act. Crushed stone paths will serve as major connectors
through parking lots. These paths are laid out along the main north/south and east/west
axis. Crosswalks will be installed at strategic locations to maximize safety where
pedestrian and vehicular conflicts exist.
No sidewalks will be required along Interstate Highway 35.
The sidewalk along SH 29 shall be linked to the interior sidewalks within the site. The
east site driveway and SH 29 shall be signalized for future pedestrian crossing. A cross-
section of this intersection is shown on Exhibit "J".
11.8. Outdoor Storage, Service and Loading areas
Development Plan for Wolf Ranch PUD
Page 11 of 13 Pages
All outdoor storage, truck docks, loading areas, trash compactors, refuse storage
containers and ground -mounted service equipment will be screened from public view and
constructed in compliance with the Code,
r
All site lighting will be designed and installed to restrict the level of illumination to two
(2) foot candles maximum measured at a height of three feet (3') at the property line of
adjacent properties. At south property line, fixtures will be designed and mounted in such
a manner that the cone of light does not cover an area beyond the service drive behind the
buildings and the light source will not be visible. All light fixtures will meet Illuminating
Engineering Society of North America standards for sharp cutoff. Facade lighting shall
be accomplished by the use of wall mounted light fixtures or ground lights.
P! 1111111, 11
All site lighting will be designed and installed so that the level of illumination as
measured in foot candles at grade provides a minimum of two (2) foot candles
maintained. Where possible on the site to maintain acceptable light uniformity, a
maximum to minimum light level design goal is not to exceed a ratio of five to one. Light
fixtures will be metal halide and mounted on a maximum forty (40') foot poles, and are
not to be seen from the residential property south of the PUD. A site line study is to be
prepared and submitted to the City for review and approval, prior to final site plan
approval.
1 rr M
All lighting in pedestrian walkways and Amenity Areas may be decorative, architectural
lights may not be completely shielded from public view, but may be no more than twenty
feet (20') in height.
The Parking Areas are located as shown Exhibit "B", the Development Area Plan. All
parking and parking lot design shall be in compliance with applicable sections of the
Code, except that two-way drive aisles shall have a minimum width of twenty-four feet
(24'), as opposed to the twenty-six feet required by the Code. Outdoor seating for eatery
establishments shall not be included in parking calculations, as required by the Code. All
access to parking aisles shall contain a painted stop bar on the exiting lane of the
pavement designating both the need to stop and the direction of the travel lanes,
eliminating the need for directional arrows as required in Section 9.03.020 of the Code.
Development Plan for Wolf Ranch PUD
Page 12 of 13 Pages
1.
Exhibit
"A":
Property Description
2.
Exhibit
"B":
Development Area Plan
3.
Exhibit
"C":
Signage Plan
4.
Exhibit
"C4":
Sign Descriptions
5.
Exhibit
"C-2" :
Sign Renderings
6.
Exhibit
"C-3"
Signage Deviations
7.
Exhibit
"Wo
Utility Schematic and Drainage Plan
8.
Exhibit
"D-1"m
Topography Map
9.
Exhibit
"E":
Traffic Impact Analysis
10.
Exhibit
"F":
Landscape Plan
11.
Exhibit
"F4
SH 29 Gateway Landscape Buffer Cross-section
12.
Exhibit
"G".
Existing Trees
13.
Exhibit
"G-1 °' :
Trees to be Removed
14.
Exhibit
"II":
Tree Protection Requirements
15.
Exhibit
"I":
Target Building Materials Pallet
16.
Exhibit
"14
Target Elevation
17.
Exhibit
"J":
Pedestrian Connectivity Plan
Development Plan for Wolf Ranch PUD
Page 13 of 13 Pages
I
1.454 ACRES FN r, 05-173(JJN)
PORTION OF 9, SL K "F" Mav 10, 2005
WOL RANCH SUBDIVISION BPI JOB N0. 1262-14
DESCRIPTION
OF A 1.454 ACRE TRACT OF LAND OUT OF THE CLEMENT STUBBLEFIELD
SURVEY, ABSTRACT NO. 558, SITUATED IN WILLIAMSON COUNTY, TEXAS,
BEING LOT 91 BLOCK "A" WOLF RANCH SUBDIVISION, A SUBDIVISION IN
WILL:IAMSON COUNTY, TEXAS, ACCORDING TO THE MAP OR PLAT THEREOF
RECORD IN CABINET Y. SLIDES 112-115 OF THE PLAT RECORDS OF
WILI,IAMSON COUNTY, SAVE AND EXCEPT 0.044 OF AN ACRE OF LAND, MORE
OR LESS, CONVEYED TO THE CITY OF GEORGETOWN IN DEED DATED JANUARY
ii,2005, RECORDED UNDER DOCUMENT NO, 2005003462, OFFICIAL PUBLIC
RECORDS OF WILLIAMSON COUNTY, T£YAS; SAID 1.454 ACRE TRACT BEING
MORE PARTICULARLY DESCRIBED SY METES AND BOUNDS AS FOLLOWS:
BEGINNING, at a 1_/2 inch iron rod with cap set in the westerly
right-of-way line.of Interstate Highway 35 (R.O.W. varies), being
I
n angle point in the easterly line of said Lot 9 and hereof;
THENCE, S01007126"W, along the westerly right-of-way line of
Interstate Highway 35, being a portion of the easterly line of
said Lot 9 and hereof, a distance of 182.31 feet to a 1/2 inch
iron rod with cap set for the southeasterly corner of said Lot 9
and hereof, being the northeasterly corner of Lot 6, Block "A" of
said wolf Ranch Subdivision;
THENCE, N88°52'34"W, leaving the westerly right-of-way line of
Interstate Highwav 35, along the northerly line of said Lot 6,
being the southerly line of said Lot 9 and hereof, a distance of
256.47 feet to a 1/2 inch iron rod with cap set for the
southwesterly corner of said Lou 9 and hereof, being the
northwesterly corner of said Lot 6, same being in the easterly_
line of Lot 2, Block "A" of said Wolf Ranch Subdivision;
THENCE, N01003'48"E, along a portion of the common line of said
Lot 2 and said Lot 9, being a portion of the westerly line hereof,
a distance of 9.36 feet to a 1/2 inch iron rod with cap found for
an angle point;
THENCE, NO2021'16"W, in part along a portion of the common line of
said Lot 2 and said Lot 9, and in part along the common line of
Lot 5, Block "A" of said Wolf Ranch Subdivision and said Lot 9
being a portion of the westerly line hereof, a distance of 234.33
fee to the calculated northwesterly corner hereof, from which a
1/2 inch -ron rod with cap set for the common northerly corner of
said Lots 5 and 9 bears NO2°21'16"W, a distance of 10.67 feet,
THENCE, N87034'23"E, ieaving the easterly line of said Lot 5, over
and across said Lot 5, along the new southerly right-of-way line
of State Highway 29, as described in Document No. 2005003462, Of
the Official Public ReCOrCS Ct w111iam50r'i County, TeXaB, bung .he
northerly line hereof, a distance of 194.31 feet to the ca lculated
northeasterly corner hereof, being in the westerly line of
Interstate Highway 35, same being the easterly line of said Lot 9
from which a Cotton Spindle found for the northeasterly corner of
said Lot . bears N450-9f14"W, a distance of 14.24 feet;
FN 05-173(0JM)
MARCH 14, 2005
PAGE 2 OF 2
THENCE, S40 -0.19'14"E, along a portion of the easterly line of said
Lot 9 and 'hereof, a distance of 105.92feet to the POINT OF
BEGINNING, containing anarea of 1.454 acres (63,343 sa. ft.) of
land, more or less, within these metes and bounds.
I, JOHN T. 21LNOSKIf A REGISTERED PROFESSIONAL LAND SURVEYOR, DO
HEREBY CERTIFY THAT THE PROPERTY DESCRIBED HEREIN WAS DETERMINED
EY A SURVEY MADE ON THE GROUND UNDER MY DIRECTION AND SUPERVISION.
A LAND TITLE SURVEY WAS PREPARED TO ACCOMPAI\TY THIS FIELDNOTE
DESCRIPTION. n
BURY & PkRTNERS, INC.
ENGINEERS -SURVEYORS
s.s45 BEE CAVE ROAD, SHITE 200
AUSTIN, TEXAS 78746
JOHN TJ. BILNOSKI
R.P.LI(S. NO. 4998
STATE OF TEXAS
0
0 F
1 JOHN 7 31LNOSKI
�'�: ....•1Q r'c2i
.fes`\_`✓ \jtr_
• +�
OF 103.103 ACRES OF LAND OUT OF THE CLEMENT STUBBLEFIELD SURVEY,
ABSTRACT NO. 558, SITUATED IN WILLIAMSON COUNTY, TEXAS, BEING
LOTS 1, 3, AND 7, BLOCK "A", WOLF RANCH SUBDIVISION OF RECORD IN
CABINET Y, SLIDES 112-115 OF THE PLAT RECORDS OF WILLIAMSON
COUNTY, TEXAS; LOT 2A AND LOT 8A, BLOCK "A", AMENDED PLAT OF LOT
2 AND LOT 8, BLOCK "A" WOLF RANCH SUBDIVISION OF RECORD IN
CABINET A.A, SLIDES 220-223 OF SAID PLAT RECORDS; LOT 4-A, WOLF
RANCH SUBDIVISION A RESUBDIVISION OF BLOCK `\A" LOT 4 OF RECORD
IN CABINET Z, SLIDES 341-342 OF SAID PLAT RECORDS; LOT 4-B, WOLF
RANCH SUBDIVISION A RESUBDIVISION OF BLOCK "A", LOT 4B OF RECORD
IN CABINET AA, SLIDE 50 OF SAID PLAT RECORDS; LOT 4C AND LOT 4D,
WOLF RANCH SUBDIVISION A RESUBDIVISION OF BLOCK "A", LOT 4-C OF
RECORD IN CABINET BB, SLIDES 108-109 OF SAID PLAT RECORDS, AND
LOTS 5A, 5B, 5C, 6A, 6B AND 9A, WOLF RANCH SUBDIVISION A
RESUBDIVISION OF BLOCK "A", LOTS Sr 6, AND 9 OF RECORD IN
CABINET BB, SLIDES 106-107 OF SAID PLAT RECORDS.
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SIGNAGE AGE PI.1`1N
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VU4DH PROPERTY SIGNAGE PLAN
S
s
EXHIBIT 6cc_Ir
SIGN DESCRIPTIONS
y
i
i
Sign Type:
Description
A-1
L` XHIBI "L-1 3J
Two-sided., Centeri
multi -tenant* identification� (based on
Tenant l panels,
®overall Dimensions 35' height x 16' wide.
Materials:
•; -
Overall.Dimensions`
Maximum 225 sq. ft. per side.
WR mark: 3' x 5.5' = 16.5 sq. fL
* Target: 5.7' x 8' = 45.6 sq. ff.
— - Tenant panels (8)a 2.5 `x 8' = 160 &
OTS L# 222.1 sq. i1.
Stone base to a minimal height
Othergr'adejjumlnurn Panels with routed letters and pleXI-glas push
through lettering.
may a timber, metal,
alui! i:. it wrought •a yi
-like textured finish or other
architectural ifa
being
used throughout the Center,
a •: as s s ca
tis:s. a•
P. sa i•
A 4.l
One - •' ca
.at
i"f•,.7 ri it � {..: f i i fir,IOAFWQ�.�
Maximum 8' height x 33 wide,
Maximum0 •
Stonewaljtoa
' f 'r:' a30" is •miShed
"J .i' or
aluminum fer,
ce and Center -
ID
• f i..i i - a: a - •.
111 ination. tenter l7ar�els:
p ground mounted illumination.
MONUAIENT (Shared
;,., Parcels
Sign Type: A-2
Description: Two-sided, multi -tenant identification
u
Panels, � sed on 2 Tenant IFS
P , per side).
Overall Dimensions: 8' height x I0' wide, (size of the stone wall)
Sign Area: .IvfaxI num 32 sq. �
Q ,per side, (2 — 2' x 16 sq. fl. Tenant Ilii
panels)
Materials: Stone base to a minimal height of 30" above finished.
grade.Aluminu" Tenant ID panels with routed letters with plexi-
glas push -through lettering. Other materials may include limber,
metal, aluminum, wrought iron, stucco -like textured finish or other
architectural. materials eing.used throughout the Center: _
Iiluminaiion: Tenant IIS panels: internally illuminated.
Sign Type: A-3
Description: Wall m uUied, Center identification, visible from north bound
I-35-
Sign Area: Maximum
105 q,(3' height x 35" wide):
Materials: Letters, shall be individual. aluminum channel fetters with plexi -glee
faces, mounted to an architectural stone wall, located along the
north edge of the filtration ponds,
Murnination: ArchitcczM Surfaces: ground mounted ill
tion.
Center
into y Ali ed- .
Sign Type:
Description:
A-5
Two-sided, Center identification only.
Overall Dimensions: 8' weight x 16' wide (size of wall)
Sign Area: Maximum 32 s ft
q• ,per side.
Materials: Stone wall to a maximum .• of above finished
grade.Alummum or Plexi-glas Center ID panel with routed letters
•• push-throughOther
sr t metal,u• s a wrought iron,
or 041er-arJchitectuRd materials being used throughout the
.r
internallyCenter ID panel .
illt'D.'•...
(SharedParcels
Deseri tion:
p Two-sided, multi tenant identification, (Erased on 3 Tenant ID
panels, per side).
Overall Dimensions: 10'41' height x 10' wide (size of waft)
Sign Ar= Maximum sq, fi., per side, (3 - 2' x 8' =16 sq. & Tenant ID
panels)
Stone base tot t. height o 4"
.:f:- finished
gradeAduminum Tenant ID • : •
els with routed letters with PlCxi.
glas push-mathrough lettering. Other materials may include, timber,
MeW3 alummurr4 wrought ir014 sWcCcAike textured finish or other
used throughout the
Illumination: Tenant 1D panels*
internally . sf
Sign Type: B-1
Description: Two, three or four -sib
Located at intersectio f internal drives. directional identification.
Overall Dimensions: 8' height x 3' wide.
Sign Area: Maximum 15
sq- fl., per Side.
Materials: Aluminum tenant directional panels with vinyl applied letters.
Clther materials mat include timbers metals al
or other architectural materials being used throughout the Center on
Illumination: Non illuminated,
Sign Type: C
D3escriptiou: Two-sided, decorative pedestrian directional with Tenant directory
and location Wrap,
Overall Dimensions: T height x 3' wide.
Sign Area: Maximum
sq. L. per sides (3" height x 2' wide graphic)
.Materials: Aluminum s1lucture with light box and trunspencies,
Illumination: Intemally illuminated.
ASK E' NDI , TELEPHONEONET ATM & DIRECTORY)
OR
Sign Type: D-1 .
Description: Free standing, decorative pedestrian scale vending Kiosk with
telephone, A'B'M and one vending machine within the structure.
Telephone and ATM will be recessed to provide protection to the
I'll- The vending machine will be recessed, with the front of the
vending machine flush with the front of the structure. Directory
and location map will be surface mounted to wall of structure.
®v Dimensions: 9' height x 8' wide x 5' deep.
Signa Area:
Maximum 6 sq. fL. Per side, (3" height x 2' wide graphic)
Materials:
A'uminuzasftucture--With metal roof. Directory will consist of a
light box and trarisparencies.
Illumination: Directory: internally illuminated,
Structure: ceiling Mount
W=
terials,
ON
Free g, decorative pedestrian scale Retail Kit)&k. .
9' height x 87' wide x 8' deep,
Maximilm. 4 sq. &- per. sides 16 sqo fl.. for all four sides (4 —
Ix 4' T panels)
sr r •r' r v r r-;
s s.
Sign Type: G
Description: Free standing, painted square tube
� with decorative finial on top.
Signage (Stop, HC Parking, Fire Lane, etc.), will be as per TxDOT
and City of Georgetown, standards.
Overall Dimensions: As per TxDOT and City of Georgetown standards.
Sign .Area: As per TxDOT and. City of Georgetown standards.
Materials: Painted metal.
lummation: Non illuminated.
t
TENANT CATION _ WALL SIGNS
Sign. Type: pg_I
Description: Mounted on the building facades at a uniform height as
determined by the design of the various building facades. Shops
less than "0.000sq* fL will have standardize letter heights and
Iengths, as outlined in the attached'}Teuant Sign Criteria, to assure
or ity.
Sign Area: I.6
sq. fl. / I linear foot ofpri many building facade. Size of
individual Tenant signage varies, see attached Tenant Sign
Criteria.
�3t
Individual aluminum channel letters- with plexi-glas faces.
Internally illummated,
BLADETENAWID
Sign Type:
Description:
Materials:
l71 anon:
H-2
design,Wall mounted or hanging blade projected tYpe, erected
perpendicular to the storefront Tenant
in tf7eir should
of the Tenantis
business,
. l:'�• IRR
iurrsanaarn, wood or mom, with silk screen, pressure sensitive or
applied lettering and/or graphics, as per attached Tenant Sign
Criteria.
Ton illuminated _......-
Sign Type: I
Description: Wall mounted on -sate Managgernent
Office door. located
adjacent to the Management
Sign Area: Maximurn 4 sq. f.; 2' height x 2' wide
Materials: Aluminum with silk screen, pressure sensitive applied lettering.
anon: Non ill
GN
EXHIBIT"C.2"
SIRENDERIM3S
ATTACHED SES ARATLY BUT INCORPORATED HEREIN.
EXHIBIT"D"
WASTEWATER AND WATER CONCEPT UTILITY PLAN
I
_ ._...... gyp EXHIBIT 6:I3_l tt
DRAAGE AND TOPOGRAPHY MAP
E IT "E"
TRAF71C IMPACT ANALYSIS
(Attached as a separate document)
MAY 6,2003 MEMORANDUM O
DEVELOPMENT 3'
E IBIT "&I"
Y 6s 2003 MEMORANDUM FROM THE
,CI 'S DEVELOpMENT ENGINEER
Cate:
To:
ZMZR'• s 1
May 6, 2003
Bobby Ray, Chief Development Planner
From: David Munk, Development Engineer
Reference: Planned Unit Development for 103.5 Acres out of the Clement Stubblefield Survey, to,
be known as Simon/Wolf Ranch
Development Services has reviewed the Traffic impact Analysis (TIA) for Simon/Wolf Ranch,
dated March 21, 2003 and offers the following comments:
TRIP GENERATION
Simon/Wolf Ranch is an approximately 100 acre development located on State Highway 29 at its
intersection with .IH35. The TIA for the project was prepared by WHM Transportation Engineering
Consultants, Inc.
The -proposed -development is -to consist of the followin latid'-uses:----..__._ _ _---...._.. _....._ ._.... ...
Phase 1 - 2004
1) 430,000 square feet of shopping center
2) 40,000, square feet of quality restaurant
Phase 2 — 2005
1) . 317,000 square feet of shopping center
2) 60,000 square feet of quality restaurant
The 100 -acre tract is proposed as a Planned Unit Development (PUD) with a Base Zoning District
of C-3, General Commercial. The property is undeveloped and will be completed by the year
2005.
Based on the standard trip generation rates established by the Institute of Transportation
Engineers (ITE), the development will generate approximately. 33,897 unadjusted average daily
trips (ADT). Of these, 3122 trips will occur during the evening peak -hour. Since most of the
Simon/Wolf development will not be open during the AM peak, only the PM peak was analyzed.
The table below shows the trip generation by land use for the proposed development
Proposed Land Use Size SF ADT PM Peak
Phase '%
Enter Exit
Shopping Center 430,000 SF 17,492 793 .859
Quality Restaurant 40,000 SF 8,995 201 99
Subtotal 212090 994 958
Phase 2
Shopping Center 317,000 SF 7,410 346 375
Quality Restaurant 60,000 SF 51397 301 148
Subtotal 12,807 647 523
Total 33,897 11641 1,481
ROADWAYS
SH 29 — SH 29 serves as a primary access route for the project related traffic and is designated
as a major arterial in the City Thoroughfare Plan. Currently this roadway has a four lane section
with shoulders from IH35 to the First Baptist Church just east of D.B. Wood Road. East of D.B.
Wood Road, a center turn lane exists for turning movements to the First Baptist Church and to
D.B. Wood Road,
Page 1
CR 265 West — This roadway is designated as a collector level roadway an the City Thoroughfare
Pian that connects SH 29 to Rivery Boulevard.
CR 265 East — This is a collector4 level roadway that is not shown on the City Thoroughfare Plan
but would connect CR 265 West to SH 29 at the .east driveway access to the Simon/Wolf project,
D.B. Wood Road/inner Loop Drive — The City's Thoroughfare Plan classifies D:B. Wood as a
major arterial connecting SH 29 to Williams Drive. This section of D.S. Wood Road is currently
under construction. The City's Thoroughfare Plan also classifies Inner Loop as a.majorarteria#
but the section between FM 2243 and SH 29 will not be completed before the -Simo off
development.
TRAFFIC ANALYSIS
The impact of site development traffic on the existing area roadway intersections was analyzed.
Two time periods and three travel conditions were evaluated:
2002 Existing Conditions
2004 Forecasted Conditions with Site
2005 Forecasted Conditions with Site
Level of Service
Intersection 2002 Existing Conditions 2004 with Site 2005 with Site
PMS _ PM PM
IH35 East Frontage S _ C
Rd. & SH29
IH35 West Frontage S _ S
Rd. & SH29
CR265 West/Driveway - S B
A and SH29
CR265 East/Driveway - C A
S and SH29
The build -out condition level of service assumes that all roadway and intersection improvements
recommended in the TIA are constructed.
RECOMMENDATIONS:
Phase 1-2004
1. With the build -out conditions (2004), at the IH35 east frontage road the applicant is
responsible for:
a. 14.8% of the cost to construct northbound right tum bay with 200 feet of storage
and 100 feet of taper ($22,200).
b. 14.8% of the cost to restripe eastbound approach to provide one left, one
left/through, and one through lane ($222).
2. With the build -out conditions (2004), at the IH35 west frontage road the applicant is
responsible for.
a. 14.8% of the cost to construct .a southbound .right turn bay with 300 feet of
storage and 100 feet of taper ($37,000).
b. 14.8% of the cost to construct free bowing eastbound right turn bay with 300 feet
of storage and 100 feet of taper on SH29 and 400 feet of storage and 550 feet of
taper to accommodate the eastbound right turn lane on IH35 west frontage road
($74,000).
C. 14.8%Q of cost to restripe eastbound approach to provide a continuous left tum
lane west of the intersection ($1,363).
Page 2
3. With the build -out conditions (2004), at the CR 265 West/Driveway A intersection the
applicant is responsible for.
a. 21.4%. of the cost of the traffic signal ($23,540).
b. 21.4% of the cost to construct a southbound. approach with one left turn lane and
one through/right shared lane ($32,100).
C, 21.4% of the. cost .to restripe eastbound and westbound lane to provide one
center left tum lane, one through lane, and through/right shared. lane ($9,091).
4. With the build -out conditions (2004), at the CR 265 East/Driveway B intersection the
applicant is responsible for:
a. 27.5% of the cost to restripe eastbound and westbound approaches to provide
one center. left tum lane, one through lane, and one through/right shared lane.
($4,759).
Phase 2 2O 5
5. With the build -out conditions (2005),, at the IH35 east frontage road the applicant is
responsible for:
a. 21.4°l0 of the cost to construct northbound left tum bay with 425 feet of storage
and 100 feet of taper ($53,500).
b. 21.4% of the cost to construct a westbound right turn bay with 100 feet of storage
and 104 feet of taper ($26,750).
.--_With.. the --build=out-conditions-{2005),--at the IH35 west frb-n'tage road the applicant is
responsible for:
a. 21.4% of the cost to construct a southbound left tum bay with 700 feet of storage
and 140 feet of taper ($85,600).
7- With the build -out conditions (2005), at the CR265 West/Driveway A intersection the
applicant is responsible for:
a• 33.7% of the cost to construct an eastbound left tum bay with 180 feet of storage
and 100 feet of taper, an eastbound right turn bay with 250 feet of storage and
100 feet of taper, a westbound left tum bay with 250 feet of storage and 900 feet
of taper, and a westbound right tum bay with 250 feet storage and 100 feet of
taper ($97,730)
8. With the build -out conditions (2045), at the CR265 East/Driveway B intersection the
applicant is responsible for:
a. 36.6% of the cost of the traffic signal ($30,195).
b. 36.6% of the cost to construct an additional west bound left turn bay with 250 feet
of storage and a 200 foot taper ($53,070).-
C.
$53,070):c. 36.6 percent of the cost to construct an additional eastbound left turn bay with
180 feet of storage and 200 feet of taper ($53,070).
Summary
9. In summary, the developer's Phase 1 pro -rata share for all effected intersections is
$204,275 and the developer's Phase 2 pro -rata share for all effected intersections is
$399,915. The payment for the improvements included within this TIA MEMO shall be
outlined in the Simon -Wolf Development Agreement. Also, all other requirements and
details concerning additional TXDoT, Williamson County, or City roadway
Improvements, associated with the project, shall be outlined in the Simon -Wolf
Development Agreement.
10. The improvements to be completed for Phases 1 and 2 meet the ultimate SH29 street
section requirements for TXDoT. These improvements will provide for the appropriate
corridor operation for the year 2015 and beyond according to TXDoT standards.
11 • The development of this property should be limited to uses and intensities which will not
exceed or vary from the project traffic conditions assumed in the TIA, including peak hour
trip generation, traffic distribution, roadway conditions, and other traffic related
characteristics.
Page 3
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SH 29 GATEWAY LAiNDSCAPE BUFFER CROSS-SECTION
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SH 29 GATEWAY LAiNDSCAPE BUFFER CROSS-SECTION
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XISTING TREES
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TREES TO BE REMOVED
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TREE PROTECTION REQUIREMENTS
A. Critical
Root Zoneimpacts.
A tree's root system ranges well beyond the dripline. The critical root zone
•
Z) has been established to set a practical limit beyond which any loss of
roots would not have a significantimpact
on tree's
Design constraints often dictate that trees slated for preservation have
some encroachment on their critical root zone.
Weighing this fact with what
appears to be an acceptable degree of risk to most trees, the following
-minimum design criteria (Maximum
allowable - established
attached drawing),
! A ininirnum of 50 percent of tide c:rfcaf..=. ! zQr ust be preserved at-_.
--- -----._naturaf� grade, natural .ground cover.
No cut or fill greater than four (4) Inches will be located closer to the
tree trunk than lZ the CRZ radius distance,
plan.This standard requires that construction impacts associated with various
De WO (Z) Teet behind the a rne.shown oft the
in order to assure that the remaining root zones
re adequately
eta « :a -s -• t Y -es t -i the preserved,
tree Project designers are required to show the specific locations of tree pr-otection
Protection fencing on the grading and tree Protection plan. Fencing should be indicated toProtect the entire Critical root zone (CRZ) area or as much of the CRZ as isPractical. Fencing is required to be chain-4ink mesh at a m inimurn height of five.feet
B. Cr6wn Impacts.
The following- is the minimum design: criterion (maximum allowable impact)
for tree crowns.
® A maximum of 30 percent of the viable portion of a tree's crown y
be removed,
Construction -t . be considered en implementing this
design standard. For example, building wall may only require the removal of
30 percent of the crown, but the scaffolding necessary to cbnstruct the building
May require the removal of another 2o percent of the crown,
Co Deviationsfrom Design
These criteria represent minimum standards for determining whether or MA,
a tree is Npreservecr. Greater impacts may be allowed, provided that all design
alternatives have been Proven unfeasible and that some acceptable form of
mitigation such
remedial care program •!! 'a
[$..e.,. 4 ..6 e
Exampfe*Of Minimum
Design Criteriasp
Root Zone (
Pemr.ade Paving Area
(Fenced Wing €gon) of
CRZ
Naneable and
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SCALEz m� V]OWOA
Page 2of5
TARGET BUILDING MATERIALS PALLET
Example Of MIna€ um Design Criteria Applied to a Building
OVA
Page 3 of 5
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Example of Minimum Design criteria Applied to a Parking Peninsula
TARGET ELEVATION
ATTACHED SEPARATELY COD�, F
- Al@.
WOLF RANCH; GEORGETOWN, TEXAS
PROJECT No. 02123
MATERIALS LEGEND — TARGET
EXHIBIT I
April 23, 2003
Sone
ST�i Rough 1 Textured Face
ST 2 Smooth J Sawn Face
Texture Coat
�FC-1
Primary
Secondary Field
TC -3 Wainscot
TC4 Accent Band
Paint
F®i Accent Color
EiFS
&I Cornice and Trim
Metal Roofing
R71 Standing Seam Metal Race
Note: Selected materials subject s- change based
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