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HomeMy WebLinkAboutORD 2003-47 - REZ Simon/Wolf Ranch DevWHEREAS, 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"*): 102.627 ACRES OUT OF THE CLEMENT STUSSLEFIL LD SURVEY, ABSTRACT NO. 558, LOCATED AT THE SOUTHWEST CORNER OF STATE HIGHWAY 20 AND INTERSTATE HIGHWAY 35, AS RECORDED IN VOLUME 5, PAGE 2111 OF THE OFFICIAE.. DEED RECORDS OI` WILLIAMSON COUN TY, TEXAS, hereinafter referred to as "thU 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 I'2earir:g ano tGr it:, recommendation or report, and WHEREAS, notice of such hearing was published in a newspaper of general ci)mulatic ri in the City; which stated the time and place of hearing, which time was not earlier than fifteen 0, 5; .:L.;as for t`ie first day of such publication; and WHEREAS, the meeting before Written notice was given not less tl'an the Planning and Zoning Commission fifteen ;15)) days be -fors to all the owners of the Unte dai•y set for lots within two hundred feet of the property, as required by law; and WHEREAS, the applicant for such zoning change placed on the property sucii sign(s) as required by law for =advertising the. Planning and Zoning Comrnission hearing, not ies,s that. fiftee: __ (15) days before% the d0to set for such hearing: and WHEREAS, the City Pianning and Zoning Cornmission in a. meeting held or, May b, 2003 recommended changing said zoning district ciassifcation of the :above described properts.y from A, Agriculture district classification to Planned Unit Development (PUD), in accordance with attached Exhibit A, om W Si;non Woif Ranch PUD Pale 1 of WHEREAS, in compliance with Section 4.04.030(A)(2) of the Unified Development Code a Development Plan was submitted in conjunction with the requested establishment of the Planned Unit Development district, WHEREAS, the City Planning and Zoning Commission in a meeting held on May 6, 2003 recommended adoption of the Development Plan for the Planned Unit Development, attached hereto as Exhibit B, NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GEORGETOWN, TEXAS, 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 objective of the Georgetown Century Plan, Future Land Use and Thoroughfare Pian: Goal 1: Encourage the most desirable and efficient use of land while enhancing the physical environment through functional and compatible land use configurations. Objective 1.3: Ensure that new development will be compatible with existing land uses in terms of use, density. building heights, scale and offsite effects. Objective 1.5: Require zoning change requests to be consistent wit the Future Land Use Plan. Objective 1,7: Encourage the development of non-residential "nodes", which would result in concentrated areas ol retail and cornmercial uses it stead of strip development. SECTION 2. The City Council hereby finds that the proposed Planned Unit Development and Development Plan satisfy the approval criteria of Section 3.06.030 and Section 3.06.404 of �e Unified Development Code, as follows: Section 3.06.030 Approval Criteria (Rezoning) A. The application materials submitted provide complete, sufficient and correct information t necessary to render adequate review and final action; The proposed PUD and C-3, General Commercial, base zoning district are consistent with the Comprehensive Plan land use designation of "Office / Retail / Commercial" and implements the Goals / Policies of the future Land Use Plan as referenced in Section 1 of the Ordinance; B. The proposed PUD and C-3, General Commercial base zoning district promotes the health, safety, or general welfare of the City and the safe, orderly and healthful development of the City; C. The mroposed PUCE and C , General Commercial base zoning district are cornpatibkoa with the zoning and use of surrounding properties and with the character of the surrounding area; Simon Wolf Ranch PIED Pare 2 of 4 D. The site is suitable for the range of uses permitted in the C-3 base -zoning district and proposed with the PUD district. Section 3.06.040 Approval Criteria (Planned Unit Development) 1. The proposed PUD will provide a variety of employment opportunities and commercial services to the City; 2. The proposed PUD achieves a orderly and creative arrangement of the land uses proposed within the development and in their relationship to the larger community; 3. The proposed PUD establishes a planned and integrated transportation system which takes into consideration vehicular and pedestrian circulation; 4. The proposed PUD will dedicate approximately 17 acres of public parkland providing public recreational facilities for the larger community; 5. The location of buildings, and the proposed amenity areas, are designed in a manner to maximize the natural environment and take advantage of existing vegetation and river views; 6. The provision of public utilities and services will be accommodated in a timely manner as established by the PUD Development Plan and the Development Agreement between the City and Developer, and further finds that the enactment of this ordinance is not inconsistent or in conflict with any other Century Plan Policies, as required by Section 2.03 of the Administrative Chapter of the Policy Plan. SECTION 3. The Zoning District leap of the City, as well as the Zoning District for the Property shall be and the same is hereby changed from A, Agriculture district classification to Planned Unit Development with a Base Zoning District of C-3, General Commercial, in accordance with attached Exhibit A which are attached hereto and incorporated by reference herein is hereby adopted by the City Council of the City of Georgetown, Texas. SECTION 4. The Development Plan accompanying the Planned Unit Development, attached hereto as Exhibit B, is hereby adopted by the City Council of the City of Georgetown, Texas, SECTION 5. 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 6. 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. ORO* A003ft 147 Simon Wolf Ranch PUD Page 3 of 4 SECTION 7. 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 27th day of May 2003. PASSED AND APPROVED on Second Reading on the 16th day of July 2003. ATTEST: ` „ Sandra D. Lee City Secretary APPROVED AS TO FORM: Patricia E. Carls City Attorney OAO 4 a0W a 417 Simon Wolf Ranch KID rage 4 of 4 THE CITY OF GEORGETOWN: t 1. Exhibit "A": Property Description 2. Exhibit "B": Development Area Plan 3. Exhibit "C": Signage Plan 4. Exhibit "C -I": Sign Descriptions 5. Exhibit "C-2": Sign Renderings 6 Exhibit "D": Wastewater and Water Concept Utility Plan. ?. Exhibit "D4": Drainage and Topography Map F. Exhibit "E": Traffic Impact Analysis 9. Exhibit "E-1": May 6, 2003 Memorandum from the City's Development Engineer 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 "H": Tree Protection Requirements 1.5. Exhibit "1": Target Building Materials Pallet 1.6, Exhibit 411-1": Target Elevation 7 Exhibit "J": Pedestrian Connectivity Plan 15 EXHIBIT "A" LOCAT10i'J MAP Exhibit A Simon Wolf Ranch Legend Road Type Oty Limits Collector :. unilary ay Parcels Major Ananai Ono f.,.klinorArieriai h.... j:P!oposed CollRaorcad N City of Georgetown we Planning and Development Services Division: Draft ;cartographic Data for Planning Purposes Only April 25, 20013 Y ..S 0 s;; 0 a0 acro a. 40 '< ..;-, •, m_waxrxxmsr--__ _ .3. r CN{ 102.627 ACRES PORTION OF WOLF TPACT SIMON PROPERTY GROUP DESCRIPTION FN NO. 03-104 (MTH) APRIL 30, 2003 BPI JOB NO, 1262-01.09 OF A 102.627 ACRE TRACT OF LAND OUT OF THE CLEMENT STUBBLEFIELD SURVEY, ABSTRACT NO, 558, SITUATED IN WILLIAMSON COUNTY, TEXAS, BEING A PORTION OF THE REMAINDER OF THAT CERTAIN 412 ACRE TRACT OF LAND CONVEYED TO JAY L. WOLF BY DEED OF RECORD IN VOLUME 422, PAGE 84 OF THE DEED RECORDS OF WILLIAMSON COUNTY, TEXAS, ALL OF THAT CERTAIN 1.153 ACRE TRACT OF LAND CONVEYED TO PAUL EDWIN HINDELANG AND WIFE, JUDY WOLF HINDELANG BY DEED OF RECORD IN VOLUME 824, PACE 434 OF SAID DEED RECORDS, AND ALL OFTHAT CERTAIN 0.68 ACRE TRACT OF LAND CONVEYED TO TRAVIS CARTER pND WIFE, JO BETH CARTER BY DEED OF RECORD IN VOLUME 1443, PAGE 154 OF THE OFFICIAL RECORDS OF WILLIAMSON COUNTY, TEXAS; SAID 102.627 ACRES BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS: COMMENCING, at a concrete highway monument found at the southwesterly intersection of Interstate Highway 35 (R.O.W. Varies) and State Highway 29 (100' R.O.W.) being the northeasterly corner of a remaining portion of said. 412acre tract; i'FMNCE, S01007'26"W, leaving the southerly right-of-way line of State Highway 29, along the westerly right-of-way line of Interstate Highway 35, a distance of 175.29 feet to a 1/2 inch iron rod with cap set for the POINT OF REGI NG and the northeasterly corner hereof; THENCEr continuing along the westerly right-of-way line of Interstzzt,Highway 35, being the easterly line of the remainder of said 412 acre tract and hereof, the following three (3) course and distances: s 1) S01°07`26"W, a distance of 523.37 feet to a concrete highway monument found at the point of. curvature of a non -tangent curse to the left; 2) Along said non -tangent curve to the left having a radius of 4119.70 feet, a central angle of 16048118", an arc length of 1208.32 feet and a chord which bears S06139'25"E, a distance Of 1203.99 feet to a concrete highway monument found at highway PT -Station 900.1-20.69 for the end of said -curve; 3) S15003'36"E, passing at a distance of 302.00 feet a 1/2 inch iron rod with cap set for reference, and continuing for a total distance of 604.28 feet to a calculated point in the centerline of the South San Gabriel River for the southeasterly corner of the remainder of said 412 acre tract and hereof, same being the northeasterly corner of Lot 1, Block "A" South Fork Apartments, a subdivision of record in Cabinet F, Slides 341-342 of the Plat Records of Williamson COuntlr, Texas; J FN 03-104(MTH) APRIL 30, 2003 PAGE 2 OF 4 TACE, leaving the westerly right-of-way Line of Interstate Highway 35, along the centerline meanders of South San Gabriel River, being the southerly line of said 412 acre tract and hereof, and in part the northerly line of said Lot 1 South Fork Apartments, in part the northerly line of these certain tracts of land conveyed to R.W. Pearce by deed of record in Volume 695, Page 347 and Volume 635, Page 907, both of said Official. Records, in part the northerly lines of Lots 24-30 San Gabriel Heights Section Four, a subdivision of record in Cabinet C, Slide 224 of said Plat Records, and in part the northerly line of Lot 2, Resubdivision of San Gabriel Heights Section Six, a subdivision of record in Cabinet P, Slide 247 of said Plat Records, the following nineteen (19) courses and distances: 1) N82031'35"W, a distance of 148.00 feet; 2) N69°52, 09"W, a distance of 186.00 feet; 3) N60055'31."W, a distance of 75.00 feet; 4 N54021'29"W, a distance of 11.4.00 feet 5) N30022'32"W, a distance of 56.00 feet; 6, N54 °16 ` 27"W, a distance of 81..0? 71A N42'36' 13"W, a distance of 334.00 fee:; 8) N50045'390W, a distance of 181000 feet; 9) N70059'02"W, a distance of 221.00 feet; 10) 582°471111'W, a distance of 243.00 feet; 11) S7701.7'2:1"W, a distance of 1.40.00 feet; 12) S65006'lG"W, a distance of 131.00 feet; 13 %) S45007152"W, a distance of 59.00 14) 571.038'24"W, a distance of 209.00 feet; 15) S57001'55"W, a distance of 155.00 feet 16) S71°36117"W, a distance of 56.00 feet; 17) S87033'51"W, a distance of 156.00 feet; 18) S86'? 3' 35"Gl, a distance of 82.00 feet; 19 FN 03-104(MTH) APRIL 30, 2003 PAGE 3 OF 4 19) S69023'45"W, a distance of corner hereof, being the Resubdivision of San Gabriel 45.05 feet to the southwesterly northerly line of said Lot 2 Heights Section Six; i`ML'.+iCE, leaving the centerline meanders of the South San Gabriel River, over and across said 41.2 acre tract for the westerly line hereof, the following four (4) courses and distances: 1) NO2 °21 ` 16"W, passing at a distance of 1.26.00 feet a 1/2 inch iron rod with cap set for reference, again passing at a distance of 671.00 feet a cotton spindle set for reference, and continuing fora total distance of 1793.80 feet to a 1/2 inch iron rod with cap set; 2) S87038'44"W, a distance of 248.37 feet to a 1/2 inch iron rod with cap set; 3) NO2021116"W, a distance of 275.00 feet to a 1/2 inch iron. ro with cap set; d. 4) N47°21' 36'W, a distance of 84.85 feet to a/2in ch with cap set in the southerly right-of-way de iron rod r' State Highway 29, being the northerly line of said 412e preWolf Tract for the northwesterly corner hereof, frora which /2 .Li: cri iron rod found in the southerly lir#eof StsteT'g hway 29, being the northeasterly corner of Lot 1 Legend Oaks Section II, a subdivision of record .in Cab4net I, Slide 265 cf the Plat Records of Williamson County: Texas, bears S8 7°38'44"Wl a distance of 524.63 feet; TEMCE, N87038'44„E, along the southerly right-of-way line of State Highway 29, being the northerly line of said 412 acre and hereof, passing at a distance of 1697.31 feet a 1/2 inchiron"rod found at the northeasterly corner of that certain 301 Access Easement of record in Volume 1003, Page Iso 0,�; said Official Records, and continuing for a total distance of 2192.79 feet to a 1/2 inch iron rod with cap set, from which a 1/2 inch iron rod found at the southwesterly right-of-way cut-back corner of State Highway 29 and Interstate Highway 35 bears P�87°38'44."E, a distance of 175.29 feet; 'I`M%TCE, leaving the southerly right -of --way line of State Highw«y 29, over and across said remaining portion of 412 acre tract, the following two (2) courses and distances: ti I S02021116"E, a distance of 257.34 feet to a 1/2 inch iron rod with cap set; FN 03 -104 (MTH) APRIL 30, 2003 PAGE 4 OF 4 2) S88152'34"E, a distance of 256.34 feet to the POINT OF BEGINNING, containing an area of 1.02.627 acres (4,470,a_a_g sq. ft.) of land, more or less, within these metes and bounds. THAT I, JOHN T. BILNOSKI, A REGISTERED PROFESSIONAL LAND SURLYZOR, DO HEREBY CERTIFY THAT THE PROPERTY DESCRIBED HEREIN WAS DETERMINED BY A SZMVEY MADE ON THE GROMID TMER MY DIRECTION AND SUPERVISION DURING THE MONTH OF AWAY 2002. _ BURY & PARTNERS, INC. ENGINEERS -SURVEYORS 3345 BEE CAVE ROAD, SUITE 200 AUSTIN, TEXAS 78746 R.P. .s. NO. 4998 STATE OF TEXAS 7/ . - DATE „� 0k rrrarrr® LEGEND OAKS "�-aEC�7ION 111 CAB. 1\ 8 L i 457 ACPM W.T. C:IY VOL 345, PM DATE 0 1/2' IRON ROD FOUND (UNLESS NOTED) 0 1/2 INCH IRON ROD WITH CAP SET CONCRETE HIGHWAY MONUMENT FOUND P.0.8. POINT OF BEGINNING P.O.C. POINT OF COMMENCEMENT e -x Gs JAY L WOLF VOL 1997, PG. 958 STATE HISMAY 29 000p mO wa) PASS AT 1697.31 1.153 ACRES i i p,W PAUL E. HINDELANG ET. Un. 11 VOL. 8249 PG. 434 Pf03• 11 301 ACCESS EASEMENT " H --VOL. 14030 PG. 150 II / I! r1OZ627 (41470,449 SQ. FT,) r I 412 ACRES JAY. L. WOLF' VOL. 4221FG. s PASS AT 126,00 FCR RL&WSVCF 2 u-00 ACRES TRAVIS CARTER AND WIFE, JO BETH CARTER VOL. 1008, PG. 15o 24 270 2 E �y l 7`38+'4`E 1 175..29` 1 STA. 900-1,20, 89%Nk S01'07.26"W 175.29' 1 i c �•-•• tom. uj Q I� Lu low I ti PASS AT 302 UL7 % FOR R&M?ENCE f Partners =.. t mo FILE: H:\1262\01\14^6201 FN No.: FN03-104(MTH) IDRAWN BY: MTH PROD. No: 1262-01 EXHIBIT "B" DEVELOPMENT AREA PLAN i, . �, • .IL All definitions listed in Chapter 16 of the Unified 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 102.627 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 specific objectives of Section 3.06.040 (A) of the Code. These objectives are: (i) provides a variety of employment opportunities and commercial services to achieve a balanced community; (ii) an orderly and creative arrangement of all land uses with respect to each other and to the entire community; (iii) a planned and integrated comprehensive transportation system; (iv) the provision of cultural or recreational facilities for all segments of the community; (v) the location of general building envelopes to take maximum advantage of the natural and manmade environment; and, (vi) the staging of development in a manner which can be accommodated by the timely provision of public utilities, facilities and services. 4.1 Zoning 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. 9 4.2 Cather Ordinances 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. 5.1 Development Areas 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 102.627 acres may be developed w ith 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 200,000 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, s o 1 ong as t he a Bove -stated combined in aximum building area square footage requirements remain the same. Said modifications may not be considered a major change to the Plan, and shall be approved, in accordance with Section 4.04.030(A)(6) of the Code. 5.2 Neighborhood Amenity Areas The project layout and amenity areas are designed to take advantage of and be integrated to the natural environment. The Property shall contain four (4) major Neighborhood Amenity Areas, which shall incorporate a natural elements theme and architecture to support this purpose. 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 square feet, features 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 square feet of landscape planters will be included with select species of plants. Low-level pedestrian light fixtures will also be included throughout the plaza for improved circulation and safety. 2 Amenity A rea " 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 square feet 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 square feet 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 square feet, connects to a trailhead leading to the three large ponds at the southeast corner 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 square feet 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 Nature Walk will meander along both sides of the identified parking lot before terminating at the northern boundary of the amenity area. grasses and shrubs to be planted along the pedestrian corridor will of the following types of materials*: Sebe Meadows Creek Sedge Meadow Sedge • Pine Winter Grass Texas Blue Grass 3 The native be comprised Mid -Height Grasses ® Big Bluestem i Indian Grass ® Prairie Cord Grass 0 Little Bluestem Understory Shrubs Inland Sea Cats Purple Top Low Grasses Sideoats Grama Buffalo Grass *Similar species may be substituted depending on availability. 6. SIGNAGE PLAIN The Signage Plan shall be as depicted in Exhibits "C", "C-1" and "C-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 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. Pedestrian sign kiosks, no greater than 9 feet in height, will be located in areas to inform visitors of Georgetown's history and special events so as to encourage visitation to the downtown area and other areas of Georgetown, such as Lake Georgetown, San Gabriel Park and Southwestern University. The Code does not regulate pedestrian signage. The standards proposed herein are unique to a pedestrian environment. Proposed deviations from sign requirements in the Code are attached hereto and incorporated herein as Exhibit "C-3". rd 6.1 Expiration of Master Sign Plan For the purposes of this development the expiration of the Master Sign Plan ,per Section 3.02.050 of the Code is extended from 1.2 months to 36 months from the date of Council approval of this PUD. 7* WASTEWATER AND WATER CONCEPT UTILITY PLAN AMP 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 a nd M ap are c onceptual i n n ature and in ay b e in odified i n t he fixture. Plans for drainage and utility 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. 7.1 Gateway Wet Pond The g ateway p ond, 1 ocated at the southeast corner of the site will provide three main functions for the site. First, it will provide for the filtration and detention of on-site storm water before it enters the San Gabriel River. Secondly, its prominent location will provide views into the site from Interstate 35. And thirdly, the pond will be surrounded with walking trails and small gathering spaces providing outdoor gathering areas for patrons of the center. The three -tiered pond will be approximately 51,000 square feet and is nestle in between several existing specimen live oaks. Dividing each level will be rock waterfalls of approximately five feet in height. Aquatic plants will also be incorporated into the pond, softening the edges and providing color. Along the exterior of the pond and under the existing shade trees will be decomposed granite walking trails (a minimum of 5width) with limestone boulder seating. Development of the Property will be generally in accordance with the Traffic Impact Analysis (TIA) attached hereto as Exhibit "E" and incorporated herein. Minor modifications to the TIA may be requested to the Director of Public Works and the Director of Planning and Development Services. The construction, design and phasing of roadway improvements are addressed in the attached TIA and in a separate Development Agreement between Owner and the City. 5 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. 8.1 Roadway and Intersection Improvements The project applicant shall be responsible for a percentage of the cost of the construction of all roadway and intersection improvements identified in the project TIA. These percentages, identified with each of the required improvements, are incorporated in the May 6, 2003 memorandum from the City's Development Engineer. This memorandum is attached hereto as Exhibit 11E4" and incorporated herein. 8.2 Private Traffic Circle The proposed. traffic circle, located around the central fountain in Amenity Area C, shall be designed and constructed in compliance with all applicable vehicle circulation standards contained in Chapter 12 of the Unified Development Code, The Landscaping Plan is attached hereto and incorporated herein as Exhibit "F. Exhibit "I"' 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. 9.1 Site Landscaping Section 8.02.010 of the Code requires 15% site landscaping to be calculated as a percentage of impervious cover. The proposed site landscaping accounts for 28% of the impervious coverage for the gross site area (65% of 102.62). 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 square feet), as described in Section 8.02.030B of the Code, will be planted no closer than eighteen feet (18') on center. 9.2 Open Space 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 6 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. 9.3 Grass and Turf Areas 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. 9.4 Irrigation 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. 9.5 Parking Lot Landscaping Landscape areas will be provided within all parking lots. A total of eighteen square feet (18 square feet) 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 square feet) of required 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. 9.6 Street Trees 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 o n E xhibit "F" t o p reserve e xisting 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 "&V, 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 which is measured along the limits of the construction line shown on Exhibit F 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 green chain link fence with green wind screen shall be installed between the service drive and the landscaping bench to mitigate views and prevent litter from reaching the buffer area. Owner shall be responsible for maintaining said fence on a continuous basis. A landscaped buffer area will be retained between the western boundary of the PLJT3 and the adjoining tract for a minimum of fifteen (15') feet. 9.10 Utility Lines 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. 9.11 Parkland Dedication Approximately seventeen (17) acres of land, as shown on Exhibit "B", shall be dedicated to the City as public parkland after drainage and utility 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 constriction of drainage and utility 8 I mprovements to serve the PUD. Said dedication is not required by the Code for commercial developments. At a future date, the City intends to construct a hike -and -bike trail along the north side of the south San Gabriel River within the 17 -acre parkland site, in accordance with the adopted City of Georgetown Parks Master Plan. The final plat for the property shall include a 5 -foot wide easement from Highway 29 to the City's proposed hike -and -bike trail. No public access shall be constructed until the trail is constructed, and Simon shall post the land to be designated as parkland with "No Trespassing" signs. 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 hike and bike trail. 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 total caliper inches of trees within the PUD, approximately 70% shall be on the site upon project completion as a combination of preserved and replaced trees. The T ree Preservation Plan meets the intent of Section 11.03.050 of the Code. Exhibit "U", attached hereto and incorporated herein, shows the location of all existing trees currently on site. Exhibit "G- I ", 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 23,759 Total caliper inclies of trees removed 9,469 Total caliper inches of trees preserved 14,290 Total caliper inches of trees replaced 2,300 Total caliper inches on site after construction 16,589 The Code requires that 40% of caliper inches of removed trees be replaced. Based oil the above, 24% of caliper inches of removed trees will be replaced. however 70% of all caliper inches of currently existing trees will be saved and/or replaced. 10.1 Tree Protection Plan 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 9 FUSTIMMM 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. 10.2 Tree Survey 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. A Tree Survey for Development Area 3 shall be submitted at the time of application for Site Plan review. 10.3 Existing Trees 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, 11.1 Prohibited Uses 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, ilea 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. 11.2 Height Restrictions 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. The 65' decorative architectural feature, shown on Exhibit B, is exempt from the height 10 provisions pursuant to Section 6.03.040(C)(2) of the Code. General Commercial (C-3) zoning in the Code restricts height of buildings to forty-five (45') feet. 11.3 Building Setbacks .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 Flag lots shall be a minimum width of fifteen feet (15'). 11.5 Outdoor Sales and Displays 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 striped on the site itself The Code limits outdoor sales to 30% of the sidewalk area located within 5' of the building. 11.5.2 Dining Areas Any o utdoor cafe o r o utdoor d ining a rea (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. 11.5.3 Permitted Garden Center Area A garden center is permitted in an area less than ten thousand square feet (10,000 square feet) 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 11 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. 11.6 Buildings 11.6.1 Building Materials 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 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". 11.6.2 Building Articulation The Building Articulation requirements listed in Section 7.04.0308 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 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 "14 11.7 Pedestrian Connectivity 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 12 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. 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 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. 11.9 Exterior Lighting 11.9.1 Minimal Spillover 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 be sharp cut-off with hidden bulb features and will meet Illuminating Engineering Society of Horth America standards. Facade lighting shall be accomplished by the use of wall mounted light fixtures or ground lights. 11.9.2 General Parking Lot Illumination 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 or, 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. A site line study is to be prepared and submitted to the City for review and approval, prior to final site plan approval to ensure that light fixtures may not be seen from the adjacent neighborhood to the south. 13 11.9.3 Amenity Areas, Walkway and Passenger Drop Off Areas 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. 11.10 Parking Requirements 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. Additionally, parking areas of the project may be used for public parking to serve the dedicated parkland. t The impervious cover limit for this development is 65 % of the gross site acreage. A waiver as provided for in Section 11.02.020-A 1, 2, & 3 shall be requested by the applicant during the subdivision process. The applicant proposes to provide for Wet Ponds constructed to meet TCEQ criteria for water quality, providing alternative landscape design as described and provided for in this Development Plan, and by limiting disturbance and preservation of natural areas as identified on the General Plan . Exhibit B and Landscape Plan (Exhibit F). 14 i J ,}}i >y Is 1 _ r t rts-^c • • a GENERAL PLAN EXHIBI 3 ( S 1 NION a �•=_— -= �I as^ r sr s_r c p p 4 i J ,}}i >y Is 1 _ r t rts-^c • • a GENERAL PLAN EXHIBI 3 ( S 1 NION a �•=_— -= �I EXHIBIT ``C" SIGNAGE PLAN "M (D(TP,(D (: )C M. Exh Ig o �e �T 9 F 3 WOLF RANCH PROJECT GEORGETOWN. TEXAS SA40N PROPERTY GROUP EXHIBi7 - G SIGNAGE PLAN Partners EXHIBIT "C4" SIGN DESCRIPTIONS Sign Type: A-1 EXHIBIT «C_1 as Description: Two-sided, Center and multi -tenant identification, (based on 9 Tenant ID panels. Overall Dimensions: 35' height x 16' wide. Sign Area: Maximum 225 sq. ft. per side. WR mark: 3' x 5.5' = 16.5 sq. ft. * Target: 5.7' x 8' = 45.6 sq. ft. * Tenant panels (8): 2.5 `x 8' = 160 sq. ft. TOTAL: 222.1 sq. ft. Materials: Stone base to a minimal height of 7'-6" above finished grade.Aluminum panels with routed letters and plexi -;las push through lettering. Other materials may include timber, metal, aluminum, wrought iron, stucco -like textured finish or other architectural materials being used throughout the Center. Illumination: Architectural Surfaces: ground mounted illumination. Tenant & Center ID panels: internally illuminated. tE° Sign Type: A-1.1 Description: One-sided, Center identification, mounted on a stone wall and embedded within the iron fence element. Overall Dimensions: Maximum 8' height x.).) wide. Sign Area: Maximum 100 sq. ft., (3' x 33') Materials: Stone wall to a minimal height of 30" above finished grade.Steel or aluminum fence and Center 'ID letters, embedded within the design of the fence. Illumination: Center ID panels: ground mounted illumination. MONUMENT (Shared Out Parcels Only) Sign Type: A-2 Description: Two-sided, multi -tenant identification, (based on 2 Tenant ID panels, per side). Overall Dimensions: 8' height x 10' wide, (size of the stone wall) Sign Area: Maximum 32 sq. ft., per side, (2 — 2' x 8' = 16 sq. ft. Tenant ID panels) Materials: Stone base to a minimal height of 30" above finished grade.Aluminum Tenant ID panels with routed letters with plexi- glas push -through lettering. Cather materials may include timber, metal, aluminum, wrought iron, stucco -like textured finish or other architectural materials being used throughout the Center, Illumination: Tenant ID panels: internally illuminated. Sign Type: A,-3 Description: Wall -mounted, Center identification, visible from north bound I-35, Sign Area: Maximum 105 q, ft., (3' height x 35' wide). Materials: Letters shall be individual aluminum channel letters witht plexi-glas faces, mounted to an architectural stone wall, located along the north edge of the filtration ponds. Illumination: Architectural Surfaces: ground mounted illurnination. Center ID: internally illuminated. Sign Type: Description: Overall Dimensions Sign Area: A-5 Two-sided, Center identification only. 8' height x 16' wide (size of wall) Maximum 32 sq. ft., per side. Materials: Stone wall to a maximum height of 8' above finished grade.Aluminum or plexi-glas Center ID panel with routed letters and plexi-glas push -through lettering. Other materials may include timber, metal, aluminum, wrought iron, stucco -like textured finish or other architectural materials being used throughout the Center. Illumination: Center ID panels: internally illuminated MONUMITNT (Shared Out Parcels Sign Type: A-6 Description: Two-sided, multi -tenant identification, (based on 3 Tenant ID panels, per side). Overall Dimensions: 10'4" height x 10' wide (size of wail) Sign Area: Maximum 48 sq. ft., per side, (3 — 2' x 8' = 16 sq. ft. Tenant ED panels) Materials: Stone base to a minimal height of 24" above finished grade.AJuminum Tenant ID panels with routed letters with plexi- glas push -through lettering. Other materials may include timber, metal, aluminum, wrought iron, stucco -like textured finish or other architectural materials being used throughout the Center. Illumination: Tenant ID panels: internally illuminated. VEHICULAR ISI CTIONAL Sign Type: Description: Two, three or four-sided, multi -tenant directional identification. Located at intersections of internal drives. Overall Dimensions: 8' height x 3' wide. Sign Area: Maximum 15 sq. ft., per side. Materials: Aluminum tenant directional panels with vinyl applied letters. Other materials mat include timber, metal, aluminum, wrought iron or other architectural materials being used throughout the Center. Illumination: Non illuminated. Sign Type: N Description: Two -siders, decorative pedestrian directional with Tenant directory and location map. Overall Dimensions Sign Area: Materials: Illumination: 7' height x 3' wide. Maximum 6 sq. $., per side, (3" height x 2' wide graphic) Aluminum structure with light box and transparencies. Internally illuminated. KIOSK (VENDING, TELEPHONE, ATM & DIRECTORY) Sign Type: W Description: Free standing, decorative pedestrian scale vending Kiosk with telephone, ATM and one vending machine within the structure. Telephone and ATM will be recessed to provide protection to the users. 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. Overall Dimensions: 9' height x 8' wide x S' deep. Sign Area: Maximum 6 sq. ft., per side, (3" height x 2' wide graphic) Materials: Aluminum structure with metal roof. Directory will consist of a light box and transparencies. Illumination: Directory: internally illuminated. Structure: ceiling mount. Sign Type: D Description: Free standing, decorative pedestrian scale Retail Kiosk, Overall Dimensions: 9' height x 8' wide x 8' deep. Sign Area: Maximuzn 4 sq. ft. per side, 16 sq. ft. for all four sides (4 — 1' x 4' TenantID panels) Materials: Illumination: Aluminum structure with metal roof. Structure: internally illuminated. Sign Panels: non illuminated. 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. Illumination: Non illuminated. Sign Type: H-1 Description: Niounted on the building facades at a uniform height, as determined by the design of the various building facades. Shops less than 10,004 sq. f1. will have standardize letter heights and lengths, as outlined in the attached Tenant Sign Criteria, to assure uniformity. Sign Area: 1.6 sq. f1. / I linear foot of primary building fagade. Size of individual Tenant signage varies, see attached Tenant Sign Criteria, Materials: Illumination: Individual aluminum channel letters with plexi-glas faces. Internally illuminated. r TENANT IDENTIFICATION - UNDERCANOPY BLADE , Sign Type: H-2 Description: Wall mounted or hanging blade projected type, erected perpendicular to the storefront. Tenant is encouraged to be creative in their design, which should reflect the nature of the Tenant's business. Sign Area: Maximum 4 sq. ft. per Tenant entrance. Materials: Aluminum, wood or metal, with silk screen, pressure sensitive or applied lettering and/or graphics, as per attached Tenant Sign Criteria, Illumination: Non illuminated. IDENTIFICATION (PROPERTY Sign i VDe: Description: Wall mounted on-site Management Office Identification, located adjacent to the Management Office door. Sign Area: Materials: Illumination: Maximum 4 sq. ft., 2' height x 2' wide Aluminum with silk screen, pressure sensitive applied lettering. Non illuminated. EXHIBIT "C-')" SIGN RENDERINGS EXHIBIT `;D" WASTEWATER AND WATER CONCEPT UTILITY PLAN i---- --- t k EXHIBIT "D411 D-RAINAGE AND TOPOGRAPHY MAP EXHIBIT "E" TRAFFIC IMPACT ANALYSIS (Attached as a separate document) EXHIBIT "E-1" MAY 6, 2003 MEMORANDUM FROM THE CITY'S DEVELOPMENT ENGINEER Date: To: From May 6, 2003 Bobby Ray, Chief Development Planner 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 following land 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 frac; is proposed as a Planned Unit Development {PUD) NAtith a Base Zoning District of C-3, General Commercial. The property is undeveloped and will be compleed by the year 200: Basted oni 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 SirnoniAtVolf 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 Si 129 — Sir" 29 serves as a pnmar access route as a major arterial in the City Thoroughfare Plan. with shoulders from 11H.35 to the First Baptist Church Wood Road, a center turn lane exists for turning D.B. Woos! Road. for the project Currently this just east of movements to related traffic, and is designated roadway has a four lane section D.B. Wood Road. East of D.B. the First Baptist Church and to Enter Exit Phase 1 Shopping Center 430,000 SF 171492 193 859 Quality Restaurant 40,000 SF 8,995 201 99 Subtotal 21,090 994 958 Phase 2 Shopping Center 317,000 SF 71410 346 375 Quality Restaurant 60,000 SF 51397 301 148 Subtotai 21807 647 523 Totd4 33,897 11641 1,481 ROADWAYS Si 129 — Sir" 29 serves as a pnmar access route as a major arterial in the City Thoroughfare Plan. with shoulders from 11H.35 to the First Baptist Church Wood Road, a center turn lane exists for turning D.B. Woos! Road. for the project Currently this just east of movements to related traffic, and is designated roadway has a four lane section D.B. Wood Road. East of D.B. the First Baptist Church and to CR 265 West — This roadway is designated as a collector level roadway on the City Thoroughfare Plan 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.B. Wood Road is currently under construction. The City's Thoroughfare Plan also classifies Inner Loop as a major arterial but the section between FM 2243 and SH 29 will not be completed before the Simon[Wolf 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 PM PM IH35 East Frontage B - Rd. & SH29 IH35 West Frontage B - Rd. & SH29 CR265 WesbDriveway - B A and SH29 CR265 EastOriveway - C B and SH29 The build -out condition level of service assumes that all recommended in the TEA are constructed. 2005 with Site PM C B B A roadway and intersection improvements RECOMMENDATIONS: Phase 1-2064 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 turn 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 I1-135 west frontage road the applicant is responsible for: C3. 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. 14.840 of the cost to construct free flowing 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. 14.81 of cost to restripe eastbound approach to provide a continuous left turn lane west of the intersection ($1,363). 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 turn 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 turn lane, one through lane, and one through/right shared lane. ($4,759). Phase 2-2005 5. With the build -out conditions (2005), at the IH35 east frontage road the applicant is responsible for: a. 21.4% of the cost to construct northbound left turn 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 100 feet of taper ($26,750). 6. With the build -out conditions (2005), at the IH35 west frontage road the applicant is responsible for: a. 21.4% of the cost to construct a southbound left turn 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 turn 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 turn bay with 250 feet of storage and 100 feet of taper, and a westbound right turn bay with 250 feet storage and 100 feet of taper ($97,730) 8. With the build -out conditions (2005), 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. 36.66% 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. 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 MEM© 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 cperation for the year 2015 and beyond according to T ;DoT 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 characterisi:ics.