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HomeMy WebLinkAboutORD 2018-80 - Wolf Lakes PUDORDINANCE NO. 3 O 146 -'2; b An Ordinance of the City Council of the City of Georgetown, Texas, amending part of the Official Zoning Map to rezone 164 acres in the JP Pulsifer and C. Stubfield Survey from the Agriculture (AG) District, General Commercial (C-3) District, Local Commercial (C-1) District , and Single Family Residential (RS) District to Planned Unit Development (PUD) District to be known as Wolf Lakes repealing conflicting ordinances and resolutions; including a severability clause; and establishing an effective date. Whereas, an application has been made to the City for the purpose of amending the Official Zoning Map, adopted on the 121hday of June, 2012, for the specific Zoning District classification of the following described real property ("The Property"): 164 acres of the JP Pulsifer Survey and C. Stubblefield Survey, as recorded in Document Number 2013096286 of the Official Public Records of Williamson County, Texas, hereinafter referred to as "The Property'; and Whereas, public notice of such hearing was accomplished in accordance with State Law and the City's Unified Development Code through newspaper publication, signs posted on the Property, and mailed notice to nearby property owners; and Whereas, the Planning and Zoning Commission, at a meeting on November 6, 2018, held the required public hearing and submitted a recommendation of approval to the City Council for the requested rezoning of the Property; and Whereas, the City Council, at a meeting on November 27, 2018, held an additional public hearing prior to taking action on the requested rezoning of the Property. 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 vision, goals, and policies of the Georgetown 2030 Comprehensive Plan and further finds that the enactment of this Ordinance is not inconsistent or in conflict with any other policies or provisions of the 2030 Comprehensive Plan and the City's Unified Development Code. Section 2. The Official Zoning Map, as well as the Zoning District classification(s) for the Property is hereby amended from the Agriculture District (AG), General Commercial District (C-3), Local Commercial District (C-1), and Residential District (RS) to Planned Unit Ordinance Number: Qy kl, — S 0 Page 1 of 2 Description: Wolf Lakes PUD Case File Number: REZ-2017-017 Date Approved: 1'a ! kN 1papl% Exhibits A -C Attached Development District (PUD), in accordance with the attached Exhibit A (Location Map) and Exhibit B (Legal Description), and Exhibit C (PUD) and incorporated herein by reference. 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 in accordance with the provisions of state law and the City Charter of the City of Georgetown. APPROVED on First Reading on the 27th day of November, 2018. APPROVED AND ADOPTED on Second Reading on the 11h day of�E .. 26 D THE CITY OF GEORGETOWN: ATTEST: Dale Ross Shelley wli g Mayor City Secretary APPROVED AS TO FORM: Charlie McNabb City Attorney Ordinance Number: a 0 k% — gD Description: Wolf Lakes PUD Date Approved1;)01 Page 2 of 2 Case File Number: REZ-2017-017 Exhibits A -C Attached t '6"GEORGETOWN TXA REZ-2017-017 Aerial ID R . Legend S ite =City Limits oL C2. j X 4TH S1 �-A Lai PY,.S.cv 41 CD L yV 7T?i ST LEM wa-TH Si M OW gTiy W 9TH ST W 1 OTWST. W j1TH.S W UNIVERSITY AVE lu _7 co 4t r WA 3TH ST 0 W I.4TK ST L 0-5TW 15 ST H. 4-1 �M, M Q2 ■f6"N sT' Page 1 of 4 Proj No. 22506 May 1, 2017 Exhibit A DESCRIPTION OF WOLF LAKES P.U.D. Approx. 164 Acres J.P. Pulsifer Survey, A-498 C. Stubblefield Survey, A-558 Williamson County, Texas DESCRIPTION OF A PARCEL OF LAND LOCATED IN THE JOSEPH P. PULSIFER SURVEY, ABSTRACT 498 (PATENTED IN CONFLICT WITH THE ORVILLE PERRY SURVEY, ABSTRACT 10) AND THE CLEMENT STUBBLEFIELD SURVEY, ABSTRACT 558, WILLIAMSON COUNTY, TEXAS, BEING ALL OF THOSE TRACTS OF LAND DESCRIBED IN A SPECIAL WARRANTY DEED TO WOLF LAKES, LP, OF RECORD IN DOCUMENT NO. 2013096286, AND BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS: BEGINNING at a point on the north right-of-way line of County Road 265, a variable width roadway, as dedicated in Document No. 2005080398, of the Official Public Records of Williamson County, Texas, at its intersection with the east right-of-way line of Wolf Ranch Parkway, a variable width roadway, as dedicated in Document No. 2005082790, said Official Public Records, said Wolf Ranch Parkway being that certain 5.772 acre tract of land described as Tract Five, Parcel One, Save and Except A, in said Document No. 2013096286, for the southwest corner of the herein described parcel; THENCE, in a northerly and easterly direction, with said east right-of-way line of Wolf Ranch Parkway, crossing those certain 202.149 acre and 2.0 acre tracts of land described in Volume 1997, Page 953, of the Deed Records of Williamson County, Texas, said 202.149 acre and 2.0 acre tracts of land being described as part of Tract Five, Parcel One, in said Document No. 2013096286, to its intersection with the east boundary line of said 202.149 acre tract of land, same line being the west line of THE RIVERY PHASE ONE Subdivision, a map of which is recorded in Cabinet X, Slide 193, of the Plat Records of Williamson County, Texas, for the northwest corner of Lot 1, Block C, said THE RIVERY PHASE ONE Subdivision, same point being the northern most northeast corner of the herein described parcel; THENCE, in a southerly direction, with an east line of said 202.149 acre tract of land, same line being the western boundary line of said THE RIVERY PHASE ONE Subdivision, to a point for the southwest corner of said THE RIVERY PHASE ONE Subdivision, same point being the northwest corner of RIVER HILLS SECTION ONE Subdivision, a map of which is recorded in Cabinet D, Slide 304, said Plat Records; THENCE, in a southerly direction, with an east line of said 202.149 acre tract of land, same line being the western boundary line of said RIVER HILLS SECTION ONE Subdivision, to the southwest corner of said RIVER HILLS SECTION ONE Subdivision, same point being the northwest corner of RIVER HILLS SECTION TWO Subdivision, a map of which is recorded in Cabinet E, Slide 65, said Plat Records, said RIVER HILLS SECTION TWO being that certain 27.69 acre tract of land described as Tract Four, Parcel Three, in said Document No. 2013096286, for an interior corner of the herein described tract; THENCE, in an easterly direction, with the common line of RIVER HILLS SECTION ONE and RIVER HILLS SECTION TWO, the following nine (9) courses and distances: W(.- �d5Ia'051 /7 /7 Page 2 of 4 Proj No. 22506 May 1, 2017 Exhibit A Approx. 164 Acres J.P. Pulsifer Survey, A-498 C. Stubblefield Survey, A-558 Williamson County, Texas 1. With the common line of Lot 6, Block B, RIVER HILLS SECTION ONE, and Lot 5, Block B, RIVER HILLS SECTION TWO, crossing Oak Hollow Road, a 60 foot wide roadway dedicated on both RIVER HILLS SECTIONS ONE and RIVER HILLS SECTION TWO, to a point on the east right-of-way line of Oak Hollow Road, same line being the west boundary line of Lot 4, Block C, RIVER HILLS SECTION ONE; 2. With the common line of said Lot 4, Block C, and the east right-of-way line of Oak Hollow Road, to a point for the southwest corner of said Lot 4, Block C, same point being the northwest corner of Lot 3, Block C, RIVER HILLS SECTION TWO; 3. With the common line of said Lot 3, Block C and said Lot 4, Block C, and continuing with the common line of said Lot 3, Block C, and Lot 5, Block C, RIVER HILLS SECTION ONE, to a point on the west boundary line of Lot 8, Block C, RIVER HILLS SECTION TWO, same point being the northeast corner of said Lot 3, Block C, and the southeast corner of Lot 5, Block C, 4. With the common line of said Lot 5, Block C, and said Lot 8, Block C, and continuing with the common line of said Lot 5, Block C, and Lot 7, Block C, RIVER HILLS SECTION TWO, to a point for the northwest corner of said Lot 7, Block C, same point being the southwest corner of Lot 6, Block C, RIVER HILLS SECTION ONE; 5. With the common line of said Lot 6, Block C, and said Lot 7, Block C, to a point on the west right-of-way line of Hillview Drive, a 60 foot wide roadway dedicated on both RIVER HILLS SECTION ONE and RIVER HILLS SECTION TWO; 6. With the common line of said Lot 6, Block C, and said west right-of-way line of Hillview Drive, to a point at the intersection of the projected common line of Lot 20, Block A, RIVER HILLS SECTION ONE, and Lot 21, Block A, RIVER HILLS SECTION TWO; 7. Crossing said Hillview Drive, and continuing with said common line of Lot 20, Block A, and Lot 21, Block A, to a point on the west boundary line of Lot 19, Block A, RIVER HILLS SECTION ONE, same point being the southeast corner of said Lot 20, Block A, and the northeast corner of said Lot 21, Block A; 8. With the common line of said Lot 19, Block A, and said Lot 21, Block A, continuing with the common line of said Lot 21, Block A, and Lot 18, Block A, RIVER HILLS SECTION ONE, and continuing with the common line of said Lot 18, Block A, and Lot 22, Block A, RIVER HILLS SECTION TWO, to a point for the southwest corner of said Lot 18, Block A, same point being the northwest corner of Lot 17, Block A, RIVER HILLS SECTION TWO; 9. With the common line of said Lot 17, Block A, and said Lot 18, Block A, to a point on the west right-of-way line of Interstate Highway No. 35 ("IH 35"), a variable width public roadway, same point being the northeast corner of said Lot 17, Block A, and the southeast corner of said lot 18, Block A, for the eastern most northeast corner of the herein described tract; THENCE, in a southerly direction, with said west right-of-way line of IH 35, as dedicated in Volume 463, Page 339, Deed Records of Williamson County, Texas, and continuing with the west right-of- way line of IH 35, as dedicated in Volume 460, Page 386, said Deed Records, the following five (5) courses and distances: 1. With a circular curve to the left same line being the east boundary line of RIVER HILLS SECTION ONE, to a point in the east boundary line of Lot 15, Block A, RIVER HILLS SECTION ONE, for the point of tangency of said curve to the left;�� p g�pl�2a�7 Page 3 of 4 Proj No. 22506 May 1, 2017 Exhibit A Approx. 164 Acres J.P. Pulsifer Survey, A-498 C. Stubblefield Survey, A-SS8 Williamson County, Texas 2. Continuing with the east boundary line of RIVER HILLS SECTION ONE, to a point on the north right-of-way line of Spring Hollow, a roadway dedicated on said RIVER HILLS SECTION ONE, for the eastern most southeast corner of Lot 13, Block A, RIVER HILLS SECTION ONE; 3. Crossing said Spring Hollow, to a point on the south right-of-way line of Spring Hollow, for the eastern most northeast corner of Lot 3, Block A, RIVER HILLS SECTION ONE; 4. Continuing with said east boundary line of RIVER HILLS SECTION ONE, to a point for the south corner of Lot 1, Block A, RIVER HILLS SECTION ONE, same point being a corner of said 202.149 acre tract of land; 5. With the east boundary line of said 202.149 acre tract of land, to a point on the north right-of-way line of State Highway No. 29 ("SH 29"), same point being the eastern most corner of that certain 0.68 acre tract of land described in Document No. 2006063018, said Official Public Records, said 0.68 being described as part of Tract Five, Parcel One, in said Document No. 2013096286, for the southeast corner of the herein described tract; THENCE, with the north right-of-way line of SH 29, the following four (4) courses and distances; 1. With the eastern most south boundary line of said 0.68 acre tract of land, to a point for the south corner of said 0.68 acre tract of land, same point being the east corner of that certain 0.49 acre tract of land described in Document No. 2006063019, said Official Public Records, said 0.49 acres being described as Tract Two, in said Document No. 2013096286, 2. With the eastern most south boundary line of said 0.49 acre tract of land, to a point at its intersection with the northeast boundary line of that certain called 1.89 acre tract of land described in 2003124147, said Official Public Records, said 1.89 acre tract of land being described as Tract One, in said Document No. 2013096286, same line being the south boundary line of said 0.49 acre tract of land, same point being the northeast corner of that certain 0.506 acre tract of land described in Document No. 2004068073, said Official Public Records, said 0.506 acre tract of land being described as Tract One, Save and Except; 3. With the north boundary line of said 0.506 acre tract, over and across said 1.89 acre tract, to a point on the west boundary line of said 1.89 acre tract of land, same line being the east boundary line of that certain called 1.78 acre tract of land described in Document No. 2003053281, said Official Public Records, said 1.78 acre tract being described as Tract Three, Parcel Two, in said Document No. 2013096286, for the northwest corner of said 0.506 acre tract of land, same point being the eastern most northeast corner of that certain 0.307 acre tract of land described in Document No. 2004068070, said 0.307 acre tract of land being described as Tract Three, Parcel Two, Save and Except, in said Document No. 2013096286; 4. With the north boundary line of said 0.307 acre tract of land, over and across said 1.78 acre tract of land, to a point on the east boundary line of Simon Road, a variable width roadway, as dedicated in Document No. 2004068070, said Official Public Records, said Simon Road being that certain 0.634 acre tract of land described as Tract Three, Parcel Two, Further Save Except, in said Document No. 2013096286, for the northern most northeast corner of said 0.307 acre tract of land, same point being the southeast corner of said 0.634 acre tract of land; v'plfidri Page 4of4 Proj No. 22506 May 1, 2017 Exhibit A Approx. 164 Acres J.P. Pulsifer Survey, A-498 C. Stubblefield Survey, A-558 Williamson County, Texas THENCE, with the east right-of-way line of Simon Road, crossing said 1.78 acre tract of land, to a point at its intersection with the south right-of-way line of aforementioned County Road 265, same line being the north boundary line of said 1.78 acre tract of land for the northeast corner of said 0.634 acre tract of land, same point being the southwest corner of that certain 0.11 acre tract of land, described in Document No. 2006063017, said Official Public Records, said 0.11 acre tract of land being described as Tract Three, Parcel One, in said Document No. 2013096286; THENCE, with the west boundary line of said 0.11 acre tract of land, crossing said County Road 265, to a point for the northwest corner of said 0.11 acre tract of land, same point being the southwest corner of aforementioned 0.68 acre tract of land; THENCE, with the west boundary line of said 0.68 acre tract of land, continuing to cross said County Road 265, to a point on the north right-of-way line of said County Road 265, same line being the south boundary line of aforementioned 202.149 acre tract of land, for the northwest corner of said 0.68 acre tract of land; THENCE, with said north right-of-way line of County Road 265, same line being the south boundary line of said 202.149 acre tract of land, to the POINT OF BEGINNING, and containing approximately 164 acres of land, more or less, within these metes and bounds. The forgoing metes and bounds description is accompanied by and a part of survey map of the subject tract. This document was prepared under 22 TAC §663.21, does not reflect the results of an on the ground survey, and is not to be used to convey or establish interests in real property except those rights and interests implied or established by the creation or reconfiguration of the boundary of the political subdivision for which it was prepared. Steger & Bizzell Engineerin nc. OF ��ns� �Q17 i�iGlIEL i4HE5C Miguel A. Escobar, LSLS, RPLS OBAR Texas Reg. No. 5630 : A 5630 � Pte; 1978 South Austin Avenue �gNpsivD Georgetown, Texas 78626 (512) 930-9412 TBPLS Firm No. 10003700 P:\22000-22999\22506 Wolf Lakes\Survey Data\Descriptions\22506-Wolf Lakes PUD general description.docx STEGER1ZZELL 1978 S. Austin Ave Georgetown, TX 78626 LEGACY CROSS{N G L R9� t 164 ACMES COUNTY ROAD 265 ClrY THE FOREGOING MAP IS ACCOMPANIED BY AND APART OF A METES AND BOUNDS DESCRIPTION OF THE SU BJ ECT TRACT. "THIS DOCUMENT WAS PREPARED UNDER 22 TAC §663.21, DOES NOT REFLECT THE RESULTS OF AN ON THE GROUND SURVEY, AND IS NOT TO BE USED TO CONVEY OR ESTABLISH INTERESTS IN REAL PROPERTY EXCEPT THOSE RIGHTS AND INTERESTS IMPLIED OR ESTABLISHED BY THE CREATION OR RECONFIGURATION OF THE BOUNDARY OF THE POLITICAL SUBDIVISION FOR WHICH IT WAS PREPARED." _ B. D, Q, GRAPHIC SCALE SCALE 1" = 600' r" E 2 6 4 5 0. 1 6 0'soNg Pp FSB 3 2 13 H u 1 RIVER HILLS DRIVE 6 6 20 $LOCI( g6 5 5 SlOrw C 7 21 19 3 8 18 4 a BLOCK C 22 O o 3 c ® 23 17 2 � 16 35 31 30 BLOCK A 32~� 4 s 14 8 Q �y 13 BLOCK A Oil, 7 6 ;: ' 4 3 IT LC' gJY' 2 Q. 06�tita0 © C'3� �- tS tJ '` 1 = STATE HIGHWAY 29 DETAIL (SEE SHEET 2 OF 2) WOLF LAKES P.U.D. EXHIBIT "B" STEGER PIZZELL 75; ALISMA\T[NUEGFORGETOWN,TX78626 5i2 fF%AS RrGI51 �RLG ENGINEFRIN!.=IRM F 19, le STFGER6lZ7.FLL COIN T2RlS FIWAN, 1E UNQ DATE 05/01/2017 JOB NO. 22506 SHEET 1 OF 2 THE FOREGOING MAP IS ACCOMPANIED BY AND APART OF A METES AND BOUNDS DESCRIPTION OF THE SUBJECT TRACT. "THIS DOCUMENT WAS PREPARED UNDER 22 TAC §663.21, DOES NOT REFLECT THE RESULTS OF AN ON THE GROUND SURVEY, AND IS NOT TO BE USED TO CONVEY OR ESTABLISH INTERESTS IN REAL PROPERTY EXCEPT THOSE RIGHTS AND INTERESTS IMPLIED OR ESTABLISHED BY THE CREATION OR RECONFIGURATION OF THE BOUNDARY OF THE POLITICAL SUBDIVISION FOR WHICH IT WAS PREPARED." DETAIL (NOT TO SCALE) STATE HIGHWAY 29 OTRACT 1(CALLED 1.89 ACRES) WOLF LAKES, LP. DOC NO. 2023096286, OPR 8O SAME 1.89 AC IN DOC NO. 2003124147, OPR 2O, TRACT 2 (CALLED 0.49 ACRES) WOLF LAKES, LP. O DOC NO. 2013096286, OPR SAME 0.49 AC IN DOC NO. 2006063019, OPR 3O. TRACT 3, PARCEL 1(CALLED 0.11 ACRES) 13 WOLF LAKES, LP. DOC NO. 2013096286, OPR 14 SAME 0.11 AC IN DOC NO. 2006063017, OPR TRACT 3, PARCEL 2 (CALLED 1.78 ACRES) WOLF LAKES, LP. VnIS DOC NO. 2013096286, OPR GINTERSTATE SAME 1.78 AC IN DOC NO. 2003053281, OPR SO TRACT 5, PARCEL 1 17 (CALLED 202.149 ACRES AND 2.0 ACRES) WOLF LAKES, L.P. DOC NO. 2013096286, OPR SAME 202.149 ACRES AND 2.0 ACRES IN VOLUME 1997, PAGE 953, DR OTRACT 5, PARCEL 1(CALLED 0.68 ACRES) WOLF LAKES, LP. DOC NO. 2013096286, OPR SAME 0.68 AC IN DOC NO. 2006063018, OPR O0.506 ACRES SH 29 (R.O.W. VARIES) DOC NO. 20134D68073, OPR 8O 0.307 ACRES SH 29 (R.O.W. VARIES) DOC NO. 2004068070, OPR O 0.634ACRES SIMON RD (R.O.W. VARIES) DOC NO. 2004068070, OPR 10 5.252 ACRES COUNTY ROAD NO. 265 (R.O.W. VARIES) DOC NO. 2005080398, OPR 1© 5.772 ACRES WOLF RANCH PARKWAY (R.O.W. VARIES) DOC NO. 2005082790, OPR OLOT 1 BLOCK C THE RIVERY PHASE ONE CAB X, SLIDE 193, P.R. 13 RIVER HILLS SECTION ONE CAB D, SLIDE 304, P.R. 14 RIVER HILLS SECTION TWO •MI CAB E, SLIDE 65, P.R. RIVER HILLS SECTION THREE VnIS CAB E, SLIDE 135, P.R. GINTERSTATE HIGHWAY NO. 35 VOL 463, PAGE 339, D.R. 17 INTERSTATE HIGHWAY NO. 35 VOL 460, PAGE 386, D.R. 2 WOLF LAKES P.U.D EXHIBIT "B" STEG_EI BIZZELL 19A55 AUSTIN AVENUE GEU E OWN, 1X /8626 ....,1111 REGIN iGTFRE� ENGINEERING FIRM F+El 512 930 9912 I "Y0 Sl EGERBIZ2ELL CUM wvj-.rl' w"wn' -Ad-.1% DATE 05/01/2017 JOB NO. 22506 SHEET 2 OF 2 • �i •. - i .• i �� � �r -iii - - i � . - � i _ � . . 4� _ �IN ti - - A�}r• 46 LF LAKES V - A I;;IL j. A N- r t C DRAFT: Submitted to the City of Georgetown for approval.., • ACKNOWLEDGMENTS The Wolf Lakes Village Planned Unit Development document was developed by Iva and Donald McLachlan with the technical assistance of Halff Associates, Inc., Blackard Global, Inc., and other key members of the project team. The following organizations and individuals are recognized for their contributions to the preparation of this document. A special debt of gratitude is owed to the City of Georgetown staff team for their guidance and key contributions throughout the creation of this document. The City's valuable partnership ensured a development framework that will allow the Wolf Lakes Village vision to become a reality. OWNER Wolf Lakes, LP Iva Wolf McLachlan, President Donald McLachlan, Vice -President MASTER DEVELOPER Iva Wolf McLachlan Donald McLachlan BLACKARD GLOBAL, INC. Jeff Blackard Jed Rollins 3DREAM STUDIOS David Keesee HALFF ASSOCIATES, INC. Jordan Maddox, AICP, PUD Project Manager Jordan Pickering Kyle Hohmann Tyler Richburg, PLA CALLISONRTKL Brian Adams, PLA, CLARB, ASLA, IFLA Will Cotton, LEED GA Emily Drake, PLA, ASLA STEGER BIZZELL Jim Cummins, PE Miguel Escobar, LSLS, RPLS Kyle Miller Johnny Powers TABLE OF CONTENTS I. INTRODUCTION ......... ........... .................................... ................. ......... 4 II. VISION AND GUIDING PRINCIPLES.................::.:.......:.:............................6 III. ZONING AND LAND USE FRAMEWORK..................................................8 IV. DEVELOPMENT STANDARDS...................................................:.................14 V. OPEN SPACE AND PARKLAND ......................... :......................................... 18 VI. TRANSPORTATION AND CIRCULATION...............................................20 VII. VEHICLE AND BICYCLE PARKING...........................................................24 VIII. LANDSCAPING AND TREES....................................................................... 28 IX. ENVIRONMENTAL AND STORMWATER................................................32 X. UTILITIES ......................... ......................................... ..... .................................. .----- 34 XI. SIGNAGE................................................................... ......-. ................. 36 XII. MODIFICATIONS AND ADMINISTRATION ............................ .....40 XIII. DEFINITIONS.......................................................................................42 XIV. EXHIBITS ................. .................. ........................................................................-.44 I. INTRODUCTION Wolf lakes Village is a 164 -acre project located near the heart of Georgetown that seeks to combine the best of modern amenities with the charm of an old-world village, a distinctive form known as neo-retroism. The property is located at the northwest corner of Interstate 35 and University Avenue (SH 29), bounded by Wolf Ranch Parkway to the west and the River Hills subdivision to the north. Strategically planned by the City for high-density mixed-use, this Planned Unit Development (PUD) seeks to realize that vision by establishing the overarching intent of Wolf Lakes Village and provide for development standards that will accommodate the village land plan. The purpose of this document is to provide r the community with certainty of the big -picture outcomes and create a sustainable long-term �t framework for build-out.Jim AWL 2 Jr - t �a��, 17 w r io- l� .1 _ .i� •.5 y J'' �'-•st `= AY The Wolf Lakes Village project, as defined in "Exhibit CY' of this Development Plan, will be developed consistent with the Development Agreement between Wolf Legacy, LP and the City of Georgetown (Document 2014095878), which formed the shared development vision for most of the land. The agreement stated that the land "shall be reserved for large-scale mixed-use and commercial development, with an emphasis on urban character and building form." The agreement further describes a desire for a mix of uses and form -based architecture focusing on pedestrian -oriented scale and street design. The Wolf Lakes Village PUD Development Plan will be paired with private covenants and restrictions that will include detailed building design guidelines, enforced by a property owner's association. The internal guidelines will ensure architectural consistency but allow for flexibility for a particular user or situation. The two documents will form the regulating plan for the 164 acres that will guide predominant land use and character, while allowing for creativity in building placement, people movement, and phasing. 5 II. VISION AND L GUIDING PRINCIPLES =. �-- --• - �~ .-'f�- T. t The Wolf Lakes Village concept is a blend of European village design with traditional retail z : -and office buildings architecturally integrated y i as a cohesive development unit. The 164- o. acre tract will contain a diverse mix of uses, 1 ~'- densities, and building scale with a common, i ���� ,,� ' i� �' ^�+• . unifying architectural theme and distinct Wolf Lakes Village brand, creating a one -of -a -kind destination. The project will be focused on the r ~` featured lake in the heart of the village area, r 3 •+ • "� �` which will contain public gathering spaces }•� -#, .•�' oriented to pedestrian activity and amenities �. suitable to a mixed-use environment. The Wolf Lakes Village plan envisions live -work, mixed- use development with Class A corporate office _ _ • • space, destination retail and restaurants, high- quality residential, and unique recreational amenities. - 3 op r 1 GUIDING PRINCIPLES • Create cohesive architectural design that integrates different uses and sub -areas. • Enhance social interaction through recreation, public spaces, and live/work/play proximity. • Generate sufficient density to promote user demand, destination identity, and a sense of place. • Orchestrate best -in -class users that create optimum conditions for a dynamic micro -economy. • Design a pedestrian -oriented village to de-emphasize vehicular traffic and expansive parking lots. • Ensure sustainability through consistent focus on quality and a long-term strategic vision. BASE ZONING The base zoning for the one -hundred and sixty four acres will be C-3, General Commercial, as depicted in "Exhibit C.2." The C-3 District is most suitable for the variety and intensity of uses proposed within the project and is the optimal base zoning district for the type of development that will occur here. Many of the concepts and standards found here are drawn from the City's Mixed -Use District's Town Center and Urban Village districts to create a development plan that is unique to this project. WOLF LAKES VILLAGE DISTRICTS For the purposes of this document, the land is divided into four districts and three street character zones (depicted in "Exhibit C.3") that help define the character, density, and predominant land uses. The districts are used to distribute calculations of impervious cover, stormwater, tree preservation, and parking, as set out in this document. The districts are not intended to be exclusive with strict land uses and standards but function as a guiding framework for future refinement. The Wolf Lakes Village districts are summarized as follows: • Vi//age District - Mixed variety of office, retail, civic, hotel, entertainment, and residential uses. • Mixed -Use District - Retail and personal service, office, and high-density residential uses. • Office District - Mix of office, retail, and residential uses. • Residential District - Primarily residential with some retail, office, hotel, and civic uses. District boundaries are represented to the centerline of their defining boundary streets and include all of the area in between the boundaries. Districts can be modified as set out in Section XII. Street Character Zones, as set out in Section IV of this PUD, provide general design and setback standards for buildings located along designated streets in "Exhibit C.3." CONCEPTUAL MASTER LAND PLAN A conceptual master land plan, as depicted in "Exhibit C.4," is representative of the development vision at the time of PUD approval that will more than likely be adjusted and refined over time. This conceptual plan is not intended as a detailed site plan but is included in this PUD document as a plan to ensure big -picture elements (density, open space, impervious cover, stormwater, parking, etc.) can be accommodated on site. Due to the complexity of a project of this magnitude, precise building footprints and configurations, street alignments, and vehicle parking will be determined at the time of the City's Site Development Plan process and are not required to be located as shown in "Exhibit C.4." LAND USES All land uses governed by the C-3, General Commercial, District in the City's Unified Development Code (UDC) shall apply, except as modified in this section. Table 3.1, below, includes modifications to the UDC Chapter 5 land use tables for certain uses that are not permitted or require a Special Use Permit (SUP) in the UDC that are allowed in Wolf Lakes Village. A shaded column has been added in the table for a comparison to UDC use restrictions. Table 3.1 Land Use Modifications •• iWOLF LAKES VILLAGE DISTRICTS UDC village Mixed -Use Office Residential Residential S L L L L Accessory Dwelling Unit P P P Bed and Breakfast P P P Self -Storage, Indoor s L L L L Commercial Document Storage - -- P P - Artisanal Production/Retail N/A P P P Horse Stable N/A L - Table Notes: S = Special Use Permit P = Permitted L = Limited -- = Not Allowed 9 LIMITED USES Residential Use Residential uses are allowed as limited in Table 3.2. Upper -story units are encouraged, but not required, in the Village, Mixed -Use, and Office Districts. Multi -unit building units may be transferred from one district to any other district except the Office district (even if the transferred units exceed that district's maximum); however, in no case shall the transferred units exceed 20% greater than a district maximum. Additionally, any residential units built in the Mixed -Use district that exceed the maximum allowed in Table 3.2 shall be limited to upper -story only. In no case shall the total residential units exceed 2500 overall, unless approved by the City Council through an amendment to this PUD. Table 3.2 Residential Use Limitations RESIDENTIAL WOLF LAKES VILLAGE DISTRICTS! ��� Single -Unit Residential 30 - 50 50 Building (units) Multi -Unit Residential 300 500 500 1800 2500 Building (units) Total number of units 300 500 500 1800 2500 Note: Aggregate numbers purposely exceed the total in the far column to allow for flexibility between housing types and location. WOLF LAKES VILLAGE DISTRICTS Single -Unit Residential Building (1 unit) Multi -Unit Residential 20 - - 120 140 Building (2-6 units) Multi -Unit Residential 100 - -- 1000 1100 Building (7+ units) Total number of units 120 - - 1120 1240 (Minimum) Ice Self -Storage, Indoor Self -storage is allowed within each district on a limited basis to allow for urban residents and commercial tenants to have close proximity to certain belongings. These will be walk -to storage facilities used primarily by Wolf Lakes Village residents and tenants that will be located in contained areas such as structured parking garages or interior to buildings. Storage units associated with and located within a private apartment site are exempt from these limitations. Further restrictions include: • Leasable storage units shall not be located within the first 500 feet of the perimeter of the project. • One building is allowed to be 100% leasable storage units, not to exceed 50,000 square feet; for any other buildings containing leasable storage units, the units shall not exceed 30% of the structure in which they are housed. The building with 100% leasable storage shall not directly front on any segment of a street designated as a Mixed -Use Urban street character zone, as designated on "Exhibit C.3" • Drive -up loading areas are allowed only in structured parking garages. • All other storage units will be accessed through interior doors enclosed in buildings that are architecturally compatible with all other buildings within the development. • Interior individual storage doors shall not be visible from the street. • Buildings containing storage shall meet the building design and material requirements of the PUD. • For the purposes of calculating the gross floor area of non- residential in the subsequent section entitled Phased Mix of Uses, self -storage units shall not count towards the total GFA. Horse Stable Facility A horse stable is desired within the Village District to provide accommodations for the temporary, and typically seasonal, housing of horses. These animals will partake in periodic horse- drawn carriage rides and similar entertainment functions. The horses will not be used for any type of riding or agricultural activities and the stables will be used only to provide on-site shelter for the animals without transporting them daily off-site. No more than 4 horse stalls shall be constructed within the stable facility. The stable shall be located at least 150 feet away from any building housing a residential use and shall provide adequate driveway access accommodating the requisite truck and horse trailer. The stable shall not be used for commercial purposes or available for lease in any other circumstances than described here. A temporary use permit for occupancy of the stable shall be obtained when the horses will be on-site utilizing the stable and the City will facilitate a long-term automatic renewal on such a permit. A special event permit shall be required for the horses to be on public streets and the City will facilitate a long- term automatic renewal on such a permit. ALL OTHER USES Unless otherwise specified in Table 3.1, all other C-3 uses that are allowed both by -right and with limitations in the UDC are permitted by -right in the Wolf Lakes Village PUD, except a wireless transmission facility is allowed on the Bell Tower and will adhere to all applicable standards of the UDC. Any uses that require an SUP in the UDC that are not listed in Table 3.1 or in the Prohibited Land Uses section will require an SUP in accordance with City procedures. All prohibited C-3 uses not otherwise listed in Table 3.1 are prohibited. PHASED MIX OF USES To fulfill the City's vision for this property specified in the 2030 Comprehensive Plan and the 2014 Wolf Legacy Development Agreement, this PUD identifies minimum commitments for commercial, office and entertainment space in the project. Residential uses shall be phased into the project to ensure a balance of supportive land uses, as follows: • No more than 700 residential units shall be permitted through the building permit approval process prior to the permitting of 150,000 GFA of non-residential development (including retail, office, hotel, indoor entertainment, medical, or similar use, but not including self -storage space). • No more than 950 residential units shall be permitted through the building permit approval process prior to the permitting of 250,000 GFA of non-residential development (including retail, office, hotel, indoor entertainment, medical, or similar use, but not including self -storage space). • No more than 1,800 residential units shall be permitted through the building permit approval process prior to the permitting of 450,000 GFA of non-residential development (including retail, office, hotel, indoor entertainment, medical, or similar use, but not including self -storage space). • No more than 2,200 residential units shall be permitted through the building permit approval process prior to the permitting of 600,000 GFA of non-residential development (including retail, office, hotel, indoor entertainment, medical, or similar use, but not including self -storage space). RIVER HILLS TRANSITION ZONE PROHIBITED LAND USES In addition to the four districts, there is an 80 -foot transition area directly adjacent to the River Hills neighborhood. Within this transition area, graphically depicted on "Exhibit C.5," land uses are restricted to townhome, single-family, or two-family residential adjacent to the platted River Hills residential lots. TEMPORARY USES Food Trucks Food trucks, being an integral part of modern urban life, are expected to have a presence within the development. The trucks may be temporarily located in a parking lot, along a street, or in the public plaza. The intent of this PUD is not to create a magnet for food trucks, but to allow for flexibility for local food service. Food trucks locating in the public right-of-way will follow the City's adopted permitting process at the time, as will any potential established food truck courts. Food trucks located individually on private property or serving food on private streets on a temporary basis will not require a temporary use permit but will secure the necessary fire safety approvals. Horse Stable Occupancy As stated previously in this section, the construction of a horse stable within the Village District is permitted with limitations but the occupancy of the stable shall require a temporary use permit. 12 The following uses are prohibited within the project: 1. Automotive Parts and Accessories Sales, Outdoor 2. Automotive Repair and Service, General 3. Cemetery, Mortuary, or Funeral Home 4. Correctional Facility 5. Firing Range (Indoor or Outdoor) 6. Manufactured Housing 7. Manufactured Housing Sales 8. Pawn Shop 9. RV Sales, Rental or Service 10. Self -Storage, Outdoor 11. Sexually -Oriented Business 12. Transient Service Facility 13. Waste -Related Uses 14. Wrecking, Scrap and Salvage Yard .. _ a: s s.. K-. _ gam• � . ., �.. , ..:. �--- m. �p r � � ►ti r IV. DEVELOPMENT L' STANDARDS _ 0 ` , - wolf Lakes Village is founded on the principle =� Y' of old-world architectural design and - `'� � . •- craftsmanship. Site and building arrangement *_ twill create a compact pedestrian -scaled environment mimicking the scale and livability ■� ! ,,,' - y of a small European village that has evolved organically over hundreds, if not thousands of -� i s r' years. 9 Development Standards for the property shall ...4S adhere to the base standards for the C-3, „�� w �r.LLS�,, L f r. K General Commercial, District as prescribed in ice, * :: Y y r Jnr the UDC, except as specifically stated in this section. �- -- � �• s � ' rJ '•S �� .tib � `` � .: `L - Via, f r • 1 } +.��7as i:' ARCHITECTURAL DESIGN Individual buildings will be designed to reinforce the pedestrian orientation of the village with four-sided building design, architectural elements and treatments within the framework of a small European village. The delivery system will be built around construction details, methods, and systems translated to modern foundation and framing construction. Closure, edge/ corner, portal, and base details will be designed to emulate European architecture and building methods. Artistic murals may be integrated into building walls throughout the project, adding color and interest. Buildings will be constructed of 95% Class I and Class II masonry projecting on all four sides with an allowance for occasional architectural wood, metal, and iron embellishments. Primary materials will be cut stone, rock, brick, architectural concrete masonry block, and stucco (or similar mixed aggregate finish). Table 4.1 Building Materials Village Mixed -Use Office Residential Class I (minimum) 90% 50% 50% 30% Class I materials include: Stone, Rock, Brick, Thin Brick, Stone Veneer Class II (maximum) 5% 45% 45% 65% Class II materials include: Stucco, Architectural concrete masonry block Prohibited Materials: EIFS, Fiber Cement, Metal R -Paneling, Unfinished con- crete wall (except for structured parking) BUILDING ARTICULATION Articulation will be achieved through arches, balconies, oversized windows, awnings, changes in vertical or horizontal facade plane, variations in stone coursing, field stone patterning, and natural stone shelves, niches or carvings. Perpendicular and lateral offsets more than one foot from the primary facade plane at times may be disruptive to the pedestrian environment and streetscape. Calculated building articulation in UDC Section 7.03 shall apply to all buildings in the Mixed -Use District but shall not directly apply to buildings outside of the Mixed -Use District. Instead, for large facade planes the Director shall consider the building's purpose, architectural features, materials, and locational context to ensure human scale and avoid the appearance of featureless, blank walls. When secondary facades project toward a public street but have little or no activated first floor, additional thought should be put into the architecture of this facade to ensure a seamless transition to the next building. Such an approach should mimic a human scaled first floor with material or color articulation, artistic interest, landscaped screening, or similar design component to ensure that this building face does not create a street "dead" zone. 15 STREET CHARACTER ZONES Street Character Zones are representative of the relationship between the building and the street -level in certain parts of the project. Photo examples representative of urban street character can be found in "Exhibit C.8." Character zones can be found on the Development Framework ("Exhibit C.3") along certain delineated streets. For the specific streets adjacent to the Village, some streets have required character elements only on one side of the street; other depicted streets are shown as both sides of the street. Residential Urban Residential Urban street character is intended to be generally more passive in daily activity than the Mixed -Use Urban street character. Multi -unit buildings constructed along these streets will generally be built around 10 feet of the street right-of-way with a green yard between the building and the sidewalk, if not directly to the sidewalk. A maximum setback of 20 feet (averaged along each building fa(;ade) will be adhered to along these designated blocks. Buildings along these designated zones will present their Primary Architectural Facade towards the streets and include architectural building elements such as awnings, balconies, and pedestrian street entry. Townhouses or smaller residential units may be set back further from the roadway with no direct access from these streets. No demarcated off-street parking is allowed between these primary structures and the public streets. Buildings designed to be constructed away from the street scene are exempt from the maximum setback and parking demarcation requirements. Pedestrians are shielded from the street traffic by parallel parking for most of the street section, separated driveway breaks and street trees. Mixed -Use Urban Mixed -Use Urban street character is intended to be generally more active with more of a main street feel and character. This character zone is intended for pedestrian usage for walking to work, shopping, dining, entertainment, and residential. These streets will be predominantly built -to the street right-of-way, with a maximum setback of 15 feet (averaged along each block face). Exceptions to the setback are allowed for open space, public plazas, outdoor dining areas, and landscaped yards. Buildings along these zones will present their Primary Architectural Facade towards the streets. In the Mixed -Use Urban zone, buildings shall have enhanced glazing, sidewalk lighting, street furnishings and few vehicular driveways between each block. No demarcated off-street parking is allowed between these primary structures and the public streets. Buildings designed to be constructed away from the street scene are exempt from the maximum setback and parking demarcation requirements. Pedestrians are shielded from the street traffic with street trees, parallel parking for most of the street section, and minimal driveway breaks. Highway/Gateway Highway/Gateway street character is intended to show an attractive appearance to the regional roadways from an architectural and landscape standpoint. A 25 -foot gateway landscape buffer with enhanced plantings is located along the boundary in the Gateway overlay street zone. All buildings directly facing University Avenue and IH -35 will be Class I masonry and project a primary fagade towards the major streets. Structured parking garages that directly face these roadways shall contain architectural treatments described in Section VII, Vehicle and Bicycle Parking. Table 4.2 Development Standards Building Height (feet)' 80' 60' 75' 60' Building Height - River Hills Transition Zone' N/A N/A N/A 35' Building Height - Bell Tower 195' Building Separation (feet) 10'3 10 10' 10' Residential Density (units/acre) 50 N/A 50 50 Residential Units per Building (max.) No limit N/A No limit No limit Residential Dwelling Unit Size (min.) No min. N/A No min. No min. Minimum Lot Lot Size None None None None Minimum Lot Width - Interior Street (feet) 15' 15' 15' 15' Interior Street Setback - Buildings (feet) 0' 10' 0' 0' Interior Street Setback - Off-street Parking (feet)' 10' 15' 15' 15' Perimeter Street Setback (feet) 25' 25' 15/25" 15/25" Internal Side Setback (feet) 0' 0' 0' 0' Rear Setback (feet) 0' 0' 0' 0' River Hills Bufferyard (feet) 30' N/A N/A 30' Impervious Cover (max.) 90% 80% 80% 70% Table Notes: 1. A corporate office building built in any Wolf Lakes Village district shall be allowed a building height of 140 feet. 2. The River Hills Transition Zone ("Exhibit C,5") extends 80 feet from the boundary of River Hills' residential lots. 3. In the Village District, buildings may be proposed that encroach into the 10' separation to create architectural interest. At the time of Site Development Plan, the designers will work with the City's Fire Department to ensure fire safety and compliance. 4- Parking shall be set back a minimum of 25 feet from the property line on Wolf Ranch Parkway and on Memorial Drive. Buildings may be set back at up to 15 feet. 17 V. OPEN SPACE AND PARKLAND An urban village must have public open spaces, amenities, and features that encourage human interaction in central gathering places. Historic villages found vitality in a centralized, comm A destination space for citizens to congregat relax, be entertained, and enjoy the outdoor . Often that space was the town plaza, civic square, a sustaining town resource such as a water body, or a well-designed park space, each of these a place where people of all ages would use at various times as an amenity. Wolf Lakes Village tames inspiration from these timeless focal points and seeks an open space parkland plan suitable to a dense environment and the urban open space expectations of the Wolf Lakes Village residents. A OPEN SPACES AND AMENITIES Wolf Lakes Village will include public spaces and amenities open to and usable by the general public that will occupy approximately 10 percent of the property acreage and will be predominantly privately -owned and maintained, as depicted in "Exhibit C.10." The following amenities will be included on-site unless otherwise indicated. • A Performing Arts Amphitheater, projected to be up to 3,500 seats, which will sit on approximately one acre at the edge of the lake in the heart of the Village. The amphitheater may be constructed at the developer's choosing but is not required by this PUD. • Central Public Plaza (minimum 5,000 square feet) with wide concourses, landscaping, featured art displays, etc. The plaza will be set up to accommodate farmer's markets, an annual large Christmas Tree, and horse carriage rides. • Two pocket parks (minimum 3,000 square feet). • Two playgrounds (minimum 1,000 square feet) with small playscapes or open green lawn areas. ■ An open-air pavilion for performances and events. • At least two featured lakes, including amenities such as walking trails, landscaping, benches. • An oversized trail connection (minimum 10 -foot concrete section) to the Legacy Crossing/Wolf Ranch Parkway intersection (potential future signal) to connect pedestrians and bicyclists to the Wolf Ranch Trail and eventual connections to the South Fork Trail and North Fork Trail. Trails and sidewalks (minimum 6 -foot concrete section), as depicted in "Exhibit C.10," which will connect the predominantly residential areas to employment and activity centers. Additionally, off-street nature trails may be considered by the developer in areas not contemplated in "Exhibit C.10," which may be constructed of any size and of more natural materials such as decomposed granite, mulch, and other materials. • Urban street trees, creating linear green spaces. Sports Court/Ice Skating Rink. A sports court may be constructed, but not required by this PUD, that can serve as an all-purpose playing surface during warmer months and serve as the platform for a temporary ice skating rink during winter months. The skating rink would be a portable, unenclosed structure and not require a temporary use permit when installed. • Private common green spaces in the residential areas. • Individual residential amenities for apartment and townhouse sites meeting the UDC requirements. The preceding public spaces and amenity features will satisfy the requirements for public parkland dedication and no other dedication or improvement fees will be required. The developer will work with the City's Parks and Recreation Director to ensure that playground equipment meets acceptable safety standards. m 11 r TRANSPORTATIO =ANn (-IR(-ULATION Tr nSportation is a key component of the project, r+l=4 With a focus on both internal circulation and } :access to perimeter streets. The main street 4 system within the Wolf Lakes Village project Amll-be public streets in order to best serve the dense mixture of uses within the project. Private streets can also be considered within the project, primarily for secondary streets, or by mutual agreement between the City and developer. In addition, private driveways will be included to + provide access and circulation to and within retail, office and residential areas. A primary emphasis regarding street and building design are safe and visible travelways for bicycle and pedestrian movement as well as consideration for future transit opportunities. Interior streets will be lined with trees, which will lower vehicle speeds.and encourage walkability and street activity. . kyr. `_' - �rT_ +x�' � �� .- � ..��• - INTERIOR STREETS Street Types Interior streets within the Wolf Lakes Village property include three primary street types with varying carrying capacity and contextual design standards. The cross-sections for each street type are graphically depicted in "Exhibit C.6." The streets in this PUD are assigned in context with the development and vary block -by -block based on the land use and intensity that the street is serving. The street layout is depicted in "Exhibit C.7." A Streets are 4 -lane boulevards that carry higher traffic volumes and do not provide on -street parking. Medians and wide parkways allow for shade trees and provide pedestrian separation from the street. Structures may be built to a minimum 10 -foot setback from the street right of way, but this street type is less of a pedestrian experience and more focused on vehicles. Surface parking lots may abut the street providing they are set back with a minimum 15 -foot green lawn and shade trees separating the parking areas from the street. B Streets are perimeter street connectors, which provide for an auxiliary lane to allow turning movements as needed depending on the context. The third lane may be a central left turn, a flared right-hand turn lane, dual left or dual right, where needed based on traffic movements. Striping, curbing, median and intersection design will delineate the traffic movement, as appropriate. CStreets are local urban streets that typically include on -street parking and are intended for direct access to buildings. • All internal streets will be designed and posted at 20 mph • Interior streets will generally be shared facilities for vehicles, bicycles, electric carts, and transit vehicles. Certain streets are designated as flex parking on "Exhibit C.7" to accommodate the ultimate street design that will be determined based on land use and density. These flex streets typically align with Street Character Zones (as depicted in "Exhibit C.3") that reflect the pedestrian - building relationship. The flexible street designation relates only to how on -street parking is handled (whether angled, parallel, or no parking). • Interior streets and driveways will provide secondary access for public safety in accordance with the City's adopted Fire Code. • Streets may be temporarily closed periodically for events for short time periods, with the approval of a long-term, automatically -renewing Special Event permit. Median -Divided Streets Any median -divided A or B street within Wolf Lakes Village will have parking prohibited parallel to the median and will contain travelways at a minimum of 15 feet wide, measured at back -of -curb. No median will extend beyond 200 feet in length to ensure maneuverability for emergency response and no driveway access may occur for adjacent development along the length of the median. If an adjacent building dictates the need for an aerial apparatus, then a wider pavement section may be required per the fire code. Construction and Maintenance Interior streets, whether dedicated to the public or privately owned and maintained by a property owner's association, will be designed and constructed to meet or exceed City street standards. Where alternative surfaces, such as stamped concrete, do not adhere to City maintenance standards, the property owner's association will provide a maintenance agreement with the City for ongoing surface maintenance. 21 Street Lighting, Signage and Furnishings Streets will contain antique -style light poles and fixtures, reminiscent of a European village that brings ambiance and aesthetics to the streets during both the day and at night. Streets will also include sleek but classic pedestrian benches and matching waste/recycling receptacles on each block. Interior streets will contain street signage that will evoke old- world European street signs while meeting modern safety and ADA standards. "Exhibit C.8" provides a general representation of the style of street lighting, signage, and furnishings. Street Naming and Addressing Interior Streets shall be named according to "Exhibit C.7." All interior public and private streets shall be addressed in accordance with the City's requirements. Driveways connecting to perimeter streets such as University Avenue and IH -35 will be signed and named for emergency services. Additional names of streets and major driveway connections to perimeter streets not shown on "Exhibit C.7" are reserved by this PUD for future use, as follows: • Via Galleria • Bella June Court • Wolf Villa Cove • Via Condotti • Bella Vita Drive • Azzurro Way • La Casa Mia • Via Gloria PEDESTRIANS AND BICYCLES Bicycles will be given special accommodation on part of Wolf Lakes Drive and part of Legacy Crossing (or alternative off-street routes) to ensure safety on these streets and to 22 provide external access to major roadways and regional trail connections. All other streets will have shared lanes for bicycles and vehicles. • Sidewalks will be constructed on both sides of all streets at a minimum width of six (6) feet, which can be marginally reduced at the site development and construction stages to account for intermittent trees, and street furnishings. Compliance with ADA shall be met. • When a street sidewalk and a trail are designated in the same location, the shared path will be a minimum width of 10 feet, constructed of concrete, pavers, brick, or similar enhanced paving material representative of the character area on that street or block. Pedestrian pathways will extend from the street sidewalk to the primary entry of all retail, office, hotel, and entertainment structures. Pass-through landscaped pedestrian paths will be constructed in parking lots to break up large expanses of parking to provide safe pedestrian connection from parking spaces to the building entries. PERIMETER STREETS Wolf Lakes Drive Entry Wolf Lakes Drive will be partially reconstructed at the developer's expense to include a wider, landscaped median that will adequately allow for signage without obstructing vehicular visibility (see "Exhibit C.11"). The intersection of Memorial Drive and Wolf Lakes Drive will be re -aligned to the north to include a three -spoke roundabout known hereinafter as Wolf Lakes Circle, which will be within the public right-of-way. The Wolf Lakes Circle island interior will be platted as a landscape lot that will be owned and maintained by the property owner's association and will include signage, architectural features, and landscaping. Perimeter Street Right -of -Way There are five perimeter streets that frame most of the boundary of the property, some of which will require additional right-of- way to meet the City's minimum street standards. At the time that land adjacent to these streets is platted, right-of-way will be dedicated to allow for planned expansion, as follows: Table 6.1 Perimeter Street Right -of -Way Memorial Drive 47 50 3 University Ave. / SH 29 163 135 0 Wolf Lakes Drive 100 73 0 Wolf Ranch Parkway 64 73 9 Interstate 35 No right-of-way required River Hills Street Connectivity Wolf Lakes Village is a direct neighbor to the low-density residential subdivision to the north called River Hills. To avert cut -through traffic through the neighborhood to Interstate 35, the Wolf Lakes Village project will not provide public street connection to the three (3) public street stubs at the common property line. Instead, an access lane will be constructed within Wolf Lakes Village to a gate that will be installed at the developer's expense adjacent to the southernmost extent of the Hillview Drive right -of way (as shown in "Exhibit C.9"). The gate will be built to standards approved by the City's Fire Department for the purpose of emergency access. Traffic Impact Analysis The Traffic Impact Analysis provides for locations where perimeter improvements will be required within the time frames set out in that document. To accommodate such improvements, additional right-of-way may be needed in those locations. MISCELLANEOUS Subdivision Plats All fee -simple lots created within the project will contain street frontage to a public or private street, regardless of land use. Flag lots shall be permitted on Interior Streets only, at a minimum width of 15 feet, to meet street frontage requirements. Ownership and maintenance of designated private streets and street features such as sidewalks, trees, landscaping, signage, benches, waste receptacles and lighting shall be the responsibility of the property owner's association. Service Delivery and Drives Delivery and service vehicles will utilize alleys, structured parking garages, and off-street parking lots where possible to minimize conflicts with pedestrians. At times, service trucks will enter driveways directly from public streets. If possible, loading areas will be located behind buildings or screening walls. Delivery trucks and services may use temporary loading zones outside of traffic lanes in the public rights-of-way or in off-street parking lots. Transit Wolf Lakes Village will be a partner with the City on potential transit locations and other alternative public transportation methods that efficiently and safely move people to Downtown and other destinations. The Wolf Lakes Village designers will work with the City staff to locate attractive facilities within the development that connect bicycle, pedestrian, and vehicles with today's and tomorrow's means of transportation. 23 e r rte'- AN F 4- VII. VEHICLE AND BICYCLE PARKING The urban village concept in Wolf Lakes Village will not be feasible with standard minimum parking requirements. Central to the theme of pedestrian -oriented design, urban density, and shared facilities is the de -emphasis of vehicular parking within the project boundaries. Much of the parking needed to serve this enclosed site will be balanced by the mix of land uses, shared , usealternating g peak volume, structured parking garages, and the embrace of a pedestrian environment. Street parking will be heavily utilized to reduce expansive parking lots, slovel - traffic, and gain parking efficiency. Wolf Lakes Village will be a bicycle friendly environment, with low speeds on shady streets, bike parking 1 . amenities, and future potential for a bike share ti program. e r rte'- AN F 4- BICYCLE PARKING Bicycle and pedestrian activity within Wolf Lakes Village is a crucial part of what will make the project feel and function as a true village. The mix of uses and employment opportunities means that the site will need to accommodate bicycle parking in addition to vehicular parking. The following standards are minimum bicycle requirements for each use, regardless of district: Table 7.1 Bicycle Parking 0.25 spaces per On-site, Residential dwelling unit 4 sheltered and unit secured 1 space per 1 per 500 Office 10,000 sq. ft. 2 On-site GFA 5 spaces per On-site or Retail 10,000 sq. ft. 2 Hotel 1 per room - GFA on street Terms: Unit = Dwelling unit, regardless of bedrooms GFA = Gross Floor Area square footage (G FA) VEHICLE PARKING Vehicle Parking shall be achieved through interior street parking and off-street parking lots, including standard size parking spaces, compact, tandem, and motorcycle spaces with no numerical limitation of non-standard spaces. Street parking may be credited towards the minimum parking requirements for an adjacent site plan, when applicable. Delineation of parking spaces may be accomplished through colored or stained concrete pavers or other masonry material. The following table specifies minimum parking requirements for each district per land use. The land uses in the following table represent the Use Categories in Section 9.02 of the UDC and are intended to capture all of the specific uses within each category, unless otherwise specified. Table 7.2 Vehicular Parking 1 per 1 BR -unit; 1 per 1 BR -unit; 1 per 1 BR -unit; Residential 1 per unit 2 per 2+ BR- 2 per 2+ BR- 2 per 2+ BR - unit unit unit Commercial 1 1 per 500 1 per 300 Civic (GFA) Office (GFA) 1 per 500 - 1 per 500 1 per 300 Hotel 1 per room - 1 per room 1 per room Amphitheater 1 per 300 (G FA) Terms; Unit = Dwelling unit, regardless of bedrooms GFA = Gross Floor Area square footage BR = Bedroom Room = Hotel Guest Room 25 PARKING LOT DESIGN Surface Parking Surface parking lots will have accented design materials embedded into the surface material, where appropriate, which may include stamped concrete, rock, stone, brick, and other durable surface materials. Surface parking lots will be screened from public streets in accordance with Section VIII of this PUD, and include Shade Trees to ensure shade and comfort for pedestrians and vehicles. Structured Parking Structured parking garages may be constructed of concrete materials but shall be finished with a Class I or Class II masonry on all street -facing facades, in accordance with Table 4.1. Parking garage facades abutting a street within a Residential Urban, Mixed -Use Urban, or Highway/Gateway character zone, public plaza, park, or trail shall contain, on all levels, architectural features such as arches, openings similar to windows, at least one change in texture or material, and vehicles shall be screened with an opaque wall extending 36" above the finished floor of each floor of the garage. Additionally, the street -facing garage shall be wrapped with either: 1. A habitable building space; 2. An architectural building wall giving the appearance of habitable space; or 3. A 20 -foot minimum landscaped yard with a landscape screening wall equal to the height of the first floor. 26 1 T. V .- A-NDSCAPING lf A TREES • An urban tree canopy and integration of ,F landscaping into the project are crucial ++ ! to establishing the setting for Wolf Lakes, Village. In v order to provide the density and ' close proximity of buildings and amenities a in the Village, some native trees will need to r +, be removed. Most of theA�,p�op.erty consists of existing plant and tree species that are not on the City's protected list so the focus 41- , .• ` of Wolf Lakes Village will .bye .creating a new L f•avv �f"ri •• tree canopy that fits in d,p. opriately with the_ - k �. � - development. Some existing tree preservation will be important in certain areas, like the perimeter, but this urban project requires a different perspective. New street trees will be placed along all streets within the project, using street -friendly species, and root protection techniques. Within the Village District and ';.� •�_' interior to multi -family buildings, landscaping will be context -specific and may include - elements such as planters, green walls, hanging , baskets, and courtyard groundcover. - { ^ti.. �•� - may,. :1 ' -� y..ri � .: n- •.moi ,.,;�� - �-yL PERIMETER LANDSCAPING Wolf Lakes Village will exceed the UDC landscaping and screening requirements around the perimeter of the development to provide an aesthetically pleasing front yard to these major thoroughfares. The 25 -foot Interstate 35 and University Avenue Gateway Overlay District gateway landscape buffer will contain native and adaptive plant species with seasonal interest located around the public sidewalk, signage, and landscape features. The Wolf Lakes Village gateway buffers will be planted with double the amount of UDC -required shrubs, that is, 10 for every 1,000 sq. foot area. INTERIOR LANDSCAPING Interior to the project, landscaping will be an integral part of the overall project design, yet the purpose of the high density, mixed-use environment is to collapse the separation of uses and need for buffering. As such, interior landscaping shall adhere to the following provisions: • Street yard landscaping in UDC Section 8.04 shall not apply to private driveways within the project site, but shall apply to public and private streets. • Screening of parking in UDC Section 8.04 shall not apply to parking lots facing private driveways within the project site, but shall apply to public and private streets. • Screening of mechanical equipment and waste/recycling containers shall meet the UDC requirements. Enclosures shall resemble the composition of nearby buildings and be finished with 100% Class I or Class II masonry. • There shall be no buffering or screening required between lots or uses interior to the project. • Artificial turf is allowed on a minimal basis within the site but shall not count as a pervious surface. SHADE TREES Shade trees planted in surface parking lots and along private driveways shall follow the spacing and canopy requirements in the UDC. Streets will be designed with the trees' health and vitality in mind and the trees will be planted during the construction phase, ensuring accountability and sound standards for both the infrastructure and the tree. Street trees located in public street right-of-way shall be spaced a minimum of 30 feet apart and be constructed with root barrier protections in accordance with the UDC. RIVER HILLS BUFFER Adjacent to the residential lots in the existing River Hills subdivision, Wolf Lakes Village will provide a 30 -foot wide bufferyard. The developer will retain existing natural vegetation and trees within the bufferyard where practical and will add new shade trees, evergreen screening shrubs and intermittent small raised planting berms in a manner that complements the existing landscape. FENCING No residential boundary walls shall be required along any Perimeter or Interior Street. Any fencing that is erected as a screening device along a Perimeter Street will be constructed of masonry, if opaque, or wrought iron. No fencing or walls are required between uses or lots within the project. If fencing is erected interior to the project, it will be masonry or iron/similar material. All mechanical screening and dumpster enclosures shall meet the UDC requirements for screening. 29 TREE PRESERVATION/MITIGATION The 2017 tree survey for the property depicts all Protected and Heritage trees on site. There are 29 single -trunk Heritage Trees on the property, a total of 918 inches. Additionally, there are 77 multi -trunk trees that total 2585 inches. An effort will be made to preserve and design around as many Heritage Trees as possible, but off -sets will be required to achieve a more urban development design. Table 8.1 sets out the overall site preservation and mitigation standards Tree Preservation Table 8.1 Tree Preservation Heritage Trees - 40 80 100 80 Overall Heritage Trees - 50 70 100 70 Single -trunk Heritage Trees - 20 40 100 40 Multi -trunk Protected 20 20 20 Tree removals that exceed the allowances in Table 8.1 shall be administratively approved up to a 10% variation, in accordance with Section XII of this PUD; any additional removals will require City Council approval through a Heritage Tree Removal Permit or similar City process at the time desired. 30 Tree Mitigation Minimum preservation percentages shall be applied for each dis- trict and not for individual Site Development Plans, as follows: • 4:1 mitigation ratio per Single -Trunk Heritage Tree inch removed overall site • 2:1 mitigation ratio per Multi -Trunk Heritage Tree inch removed overall site • 1:1 mitigation ratio for 40 percent of Protected Tree inches removed overall site in accordance with the UDC Mitigation trees can be planted in common areas (whether public or privately -owned), specified parks and open space areas, and as street trees (whether on public or private streets). When a cash payment in lieu of replanting would otherwise be required, up to 30% of the payment shall be allocated towards aeration/fertilization, as directed by the City's arborist. Each Site Development Plan will include a table tracking tree removals and mitigation within the specific district. \/X � , 40' . L J 1 I IX. ENVIRONMENTAL AND STORMWATERT To establish the density crucial to achieving the office, retail, and entertainment components of the project, impervious surfaces will occupy a significant portion of the property upon build -out. Nevertheless, the project will provide significant open space throughout the project, particularly. within the Village and Residential districts. Within the Village district, much of this open space v.'!fr will be in the plaza, promenade, and gathering places around the chapel and bell tower, which_, will be surfaced with materials considered to be impervious. To support p pport this type of dense ' • �'-=t ir environment, the typical maximum impervious cover limitations will be exceeded within the project, although the lot coverage requirements are consistent with the City's MU District. The effect of higher impervious cover will be balanced environmentally with the regional "lakes" " r concept, which provides for on-site containment of stormwater run-off, in addition to other environmental design techniques that off -set the 1 dW'r-:3604A additional impervious cover. • r. _ . � �' _� . _ •fin 0 ol 9,7. I STORMWATER A critical component of the Wolf Lakes Village project is the minimizing of land -intensive detention/water quality facilities interior to the project and along major community thoroughfares. The plan is to build and accentuate regional stormwater facilities known as the "lakes," that will function as both open space features and environmental features. These lakes will not be designed as vertical wall open-air bathtubs that fill only in a rain event, but rather as variable volume wet ponds that will- be integrated into the built environment around them as a property enhancement. Each will meet TCEQ filtration requirements. In addition to the on-site detention and water quality ponds, portions of the property have been included with the design of existing stormwater facilities off-site. Additional volume capacity will be retained on-site in regional facilities so that no individual detention or water quality will be required for development sites or future platted lots. Necessary ponds and requisite conveyance will meet the requirements of the City's Drainage Manual. Stormwater detention/water quality facilities and any associated buffer areas will be designed and constructed in conformance with the City's regulations. IMPERVIOUS COVER The inclusion of the lakes as regional investments for the project entirety allows the remaining developable land to reach higher value potential instead of allotting "pervious" open space into structural stormwater ponds. As stated in Section IV, Development Standards, of this PUD, Impervious Cover maximums are limited by each district, as set out in Table 9.1. Table 9.1 Impervious Cover by District WOLF LAKES VILLAGE DISTRICTS ■ MEMEME Impervious Cover 90 80 80 70 80 Maximum Every Site Development Plan will include a tracking table of the impervious cover allotment per district to ensure ongoing compliance. The impervious cover maximum percentages described in Table 9.1 are assured without waivers or further calculations. An individual site may exceed the maximum percentage but only if offset by open space or if the cumulative impervious cover remains below each district's maximum number. In lieu of UDC waivers, this PUD details regional solutions and low -impact development techniques that will be utilized throughout the project. As described in the table, wet ponds will be designed and constructed as regional improvements and credited for each district. The City's Engineer will ensure that development includes these stormwater methods along with other methods below within their respective drainage basins prior to approval of Site Development Plans. Environmentally -friendly stormwater methods include: • The wet ponds (the "lakes") • Rain gardens • Rainwater harvesting • Permeable pavement for Heritage trees • Tree islands with ribbon curbing • Bioretention • Vegetative Filter Strips • Grass -lined Swales 33 Ir.. W-�t 4 40 _� r�.. IS Isa q�l 4ft 14 16. ok 4K UTILITIES AND EASEMENTS Below are specific utility provisions that apply to the development of the project: • Above -ground electrical transformers shall be located away from primary street corridors, intersections, and property entry points. • A 15 -foot public utility easement shall be provided by plat or special instrument along I1-1-35, University Avenue, and Wolf Ranch Parkway. Stormwater Lakes may encroach into these PUEs but no closer than ten (10) feet from the right-of-way and only the back slope portion of the pond. • For private streets, right-of-way easements shall be recorded by either plat or special instrument. • All Interior Streets, whether public or private, shall require no additional utility easements outside of the street right- of-way or right-of-way easement. • When off-street easements are necessary, the size of the easement may be reduced when space -constrained for special situations such as trees, buildings and water features. The City agrees to work with the engineer to achieve balance in this regard. • All public and private streets will follow the City's utility assignments, except for the additional parallel easements. 35 XL SIGNAGE Signage is critical to the success of the project so that internal businesses may advertise their presence along the major roadway frontages while minimizing the signage internal to the project. The configuration of the overall site is such that the majority of businesses, both corporate and retail -oriented, will be focused inward without frontage or visibility on the major perimeter streets. Therefore, a strong branding and identification {presence will be established along the Interstate 35 and University Avenue edges. In the Village area, the signage theme is predicated on old-world village aesthetics where signs are human -scaled and visible at a walking pate on a narrow street. a 1 i� PERIMETER SIGNAGE Perimeter Sign Types In order to minimize the amount of signage along the perimeter streets, the following types of monument signs are established for the perimeter of the site, as located and further described in "Exhibit C.11": • Two High -Profile Monument Signs for multi -tenants • Three Medium -Profile Monument Signs for multi -tenants • Four Low -Profile Monument Signs, potentially for multi - tenants • Three Corporate Monument Signs, potentially for multi - tenants • Four Wolf Lakes Village (branding) Monument Signs There will be no residential "Subdivision Entry" signs, as those signs are defined by the UDC The developer may choose to assign space on perimeter signs to companies located within the site that do not have frontage on the sign's adjacent roadway The welcoming feature that will be constructed in the lot interior to Wolf Lakes Circle shall be considered a landscape feature and not a sign. This feature may include Wolf Lakes Village emblems or branding lettering so long as such additions do not exceed five (5) feet in height and 12 feet in total dimensional area. No other commercial signage shall be permitted interior to the circle. The low -profile, corporate and branding signs may be interchanged as far as location to ensure flexibility and design context. For example, a Wolf Lakes Village branding sign could be placed on a sign designed with the dimensions of the corporate monument instead. Perimeter Sign Design and Materials The materials for perimeter signs will evoke the architectural style located throughout the project and may take on certain elements associated with nearby buildings; for example, the design of a corporate monument sign might include iron or more modern flavor complementary of the adjacent corporate office building. Accordingly, the signs may vary based on their location and context but will remain consistent with the general design theme. The signs shown in "Exhibit C.11" are not intended to be precise depictions of the final signage, but are representative of the character and quality of architecture and materials. Final designs will be submitted at the time of permit to the City. Sign height is measured from the predominant horizontal height of the sign and does not include minor appurtenances such as columns, caps, or similar embellishments. WOLF LAKES DRIVE ENTRY SIGNAGE The primary front door for the Wolf Lakes Village development is the Wolf Lakes Drive entryway from University Avenue to Wolf Lakes Circle. It is essential to such a large development site to have an impressive entry that creates street interest for the development and defines its sense of arrival. Signage at the Wolf Lakes Drive entry will provide a window of advertisement for the primary retail tenants that are located interior to the site. The entry feature will be a natural conduit to nearby Wolf Lakes Circle and beyond. Wolf Lakes Drive right-of-way is 100 feet wide with ample room to expand the existing center median and allow for median signage that mirrors the Wolf Ranch Town Center's High -Profile Monument Sign across University Avenue. At the developer's expense, the median and pavement east of the median will be reconstructed to allow for a 10-12 foot median and adequate traffic lanes within the existing right-of-way. 37 On both sides of the Wolf Lakes Drive right-of-way, on private property, a landscaped entry will include a stone wall and pedestrian -scale entry feature that will symbolically define that first step into the development. This branding/landscape feature will follow the standards as described and depicted in "Exhibit C.11." INTERIOR SIGNAGE Within the boundaries of the project, except as stated under the Perimeter Signage sub -section, signs will be restricted in size and sign area according to the UDC. Low -Profile Monument signs not located along the perimeter are allowed in accordance with the UDC. In addition, the following shall apply: • Branding features for Wolf Lakes Village located throughout the site will not be considered signage unless the feature exceeds five (5) feet in height and 12 feet in total dimensional area. • Free-standing signs that have messaging carved into natural stone will not be considered signage unless the stone exceeds five (5) feet in height and 12 feet in total dimensional area. • Building walls that include carved historical representations of older buildings named for a person or business shall not be considered signage unless the sign exceeds three (3) feet in height and 50 feet in total dimensional area. • Wayfinding signs and kiosks interior to the project shall be allowed to be constructed without obtaining a permit five (5) feet in height and 12 feet in total dimensional area. • On Interior Streets, light pole banners may be hung without requesting a permit from the City. 38 § � � ¢: »» � � � \:� }� } �\� \§� §} � d� � \� XII. MODIFICATIONS AND ADMINISTRATION General Interpretation of Conceptual Master Plan Building footprints, parking locations, streets, trails, and stormwater features will be generally constructed in accordance with the Conceptual Master Plan but exact locations will be determined at the Site Development Plan stage. Streets and drive aisles may be adjusted or re-routed as needed. Final locations of these elements that are not in the exact locations shown on the Conceptual Master Plan ("Exhibit CA") will not be considered modifications or amendments. Minor Modifications Minor Modifications are administratively approved without requiring an amendment to the PUD and include adjustments to the Wolf Lakes Village District boundaries not to exceed 20 percent in total area; ingress/egress locations on perimeter streets; and 10 percent of any numerical standards defined in this PUD Development Plan, including but not limited to building heights, setbacks, tree preservation percentages, etc. Site Planning Site Development Plans that are approved by the City shall have no expiration date to allow for the submittal of larger, more comprehensive site submittals that can better account for regional stormwater facilities, impervious cover distribution, parking allotment, tree preservation and new plantings, and allow for more complete street infrastructure construction. Graphics and Illustrations Graphic illustrations and photographic examples included in this PUD document and its corresponding exhibits are for illustrative purposes only and do not represent final designs or additional regulations. at XIII. DEFINITIONS All definitions in the UDC shall apply except as modified or supplemented below. Artisanal Production Production and sales of primarily hand-crafted artisanal products such as clothing, jewelry, furniture, art, food, tools, carpentry, household items, and minimal manufacturing in a primarily manual production environment. Shall be considered an office use for purposes of parking calculation. Corporate Monument Sign A low -profile sign intended for the identification of office and corporate users. Indoor Entertainment Indoor commercial entertainment venues intended for active and passive recreation, including but not limited to concert venues, performing arts, cinemas, gaming centers, etc. Perimeter Streets IH -35, West University Avenue, Memorial Drive, Wolf Ranch Parkway, and Wolf Lakes Drive (from West University Avenue to Wolf Lakes Circle). Primary Architectural Fagade The building facade that distinguishes itself from a secondary, more passive facade, and typically projects a high level of detail and visual interest through materials, architectural features, lighting, entrance(s), glazing, and does not include service entries or mechanicals. Windows and door entrances can be substituted by niches and alcoves, evoking old-world European architecture. There can be more than one Primary Architectural Facade on a building. Property 164 acres in the Pulsifer and Stubblefield surveys, depicted in "Exhibit CY' and described in the survey attached to this ordinance. Medium -Profile Monument Sign A mid-size monument sign with a masonry base and side framing, as described and located on "Exhibit C.11". UDC The City of Georgetown Unified Development Code on November 12, 2014. 43 XIV. EXHIBITS Exhibit C.1 - Property Boundary Exhibit C.2 - Base Zoning District Exhibit C.3 - Development Framework Exhibit CA - Conceptual Master Plan Exhibit C.5 - River Hills Transition Zone Exhibit C.6 - Street Cross Sections Exhibit C.7 - Street Network Exhibit C.8 - Street Context Exhibit C.9 - River Hills Gated Connection Exhibit C.10 - Open Space, Parks and Trails Exhibit C.11 - Perimeter Signage Plan GRAPHIC SCALE SCALE 1" = 600' THE FOREGOING MAP IS ACCOMPANIED BY AND APART OF A METES AND BOUNDS DESCRIF TION OF THE SUB ECT TRACT 'THIS DOCUMENT WAS PREPARED UNDER 22TAC 4663.21, DOES NOT REFLECT THE RESULTS OF AN ON 1 HE GROUND SURVEY, AND IS NOT TO BE USED TO CONVEY OR ESTABLISH INTERESTS IN REAL PROPERTY EXCEPT THOSE RIGHTS ANO INTERESTS !MPUED OR ESTABLISHED BY THE CREATION OR RECONFIGURATION OF THE BOUNDARY OF THE POLITICAL SUBDIVISION FOR WHICH N WAS PREPARED ^ BL Zoo, VL a�y�R�sA el 7 0. OPS 0 3 �_ ■t" L� 2 © N u 1 RlvfR HILLS DRIVE s LC?CK g 4 5 6 2Q 5 BOCK C 7 21 19 m 3 8 Y 4 a BLOCK C 22 18 �4 0 ® 23 / 17 2 1 O0 16 t 164 ACRESL 31 30 BLOCK A 15 32 � 14 O g © 13 BLOCK A 6 4 - 3 r C 2 4 Q COUNTY ROAD 265 �¢ CfT}'LI � G l;o 2 STATE H IGH W AY 29 DETAIL (SEE SHFFT2 OF 2) THE FOREGOING MAP IS ACCOMPANIED BY AND APART OF A METES AND BOUNDS DESCRIF TION OF THE SUB ECT TRACT 'THIS DOCUMENT WAS PREPARED UNDER 22TAC 4663.21, DOES NOT REFLECT THE RESULTS OF AN ON 1 HE GROUND SURVEY, AND IS NOT TO BE USED TO CONVEY OR ESTABLISH INTERESTS IN REAL PROPERTY EXCEPT THOSE RIGHTS ANO INTERESTS !MPUED OR ESTABLISHED BY THE CREATION OR RECONFIGURATION OF THE BOUNDARY OF THE POLITICAL SUBDIVISION FOR WHICH N WAS PREPARED ^ immom HALFF V I L l i- G E C-ALLlSOKt TKL r,�r)kGcic7wN ... .. .. _ LEGEND Wolf Lakes Sub -Districts Village Mixed -Use Office i Residential Street Character Zones Residential Urban Mixed -Use Urban Highway,, Gateway Overlays Trails Trails Streets 1� T� One Side of Street Both Sides of Street EEE HALFF V 1 t l A G E C/aLLISOR_RTKL N EXHIBIT C.4 CONCEPTUAL MASTER PLAN 11111"llpm -1 1 U"=WmiL-.w F ( j L F L , K E S 9 „� f=qL_ I—J, LEGEND F] Bufferyard 30 -foot Depth Existing Trees and Vegetation Additional Vegetated Screening Transition Zone 80 -foot Depth 35 -foot Height Limit Residential Use Only HALFF • a - :: — GtOPGEIOWN CALLISOf\�TKL STREET TYPE A ;; H A L F F VIILA0E GEORCFtIOWN CALL TKL SW TRAVEL LANE MIN TRAVEL LANE sw «Pwy —. RCYW s61 34'9. Sw eQC 5W PINY + PWY 70' ROW STREET TYPE B Y9; HALFF V I t L A G f 6tc.WGtl0WN (-ALLiSONRTKL STREET TYPE C WITH ANGLED PARKING HALFF 1fItLAC3E GUr,�rGfrr wM CALLI5OKRTKL STREET TYPE C WITH PARALLEL PARKING * M HALFF V I l l A G E GEORCATOWN CALLISOrQTKL STREET TYPE C - BOULEVARD He HALFF I VILLAGE _EOCALLISOKRTKL C]RCE1TOWN ..- - 13—� I --- { TPJ,VCL I A.NF Mli! TRAW LANE 77 78' ROW sclour • �REt7 S1/SEr ""Tq o 35 LEGEND Street Type Legend Street Type A Street Type B Street Type C - Boulevard Street Type C with Angled Park;ng Street Type C with Parallel Parking i Flex 4n -Street Parking ;; HALFF V I l l A 6 E �_ALLISCIKZTKL EXHIBIT C.8 STREET CONTEXT 'r.. Uw r. y 41 WOLF LAKES .AIN its f, h.1w r r or J EXHIBIT C.8 STREET CONTEXT EXHIBIT C.8 STREET CONTEXT 'Et Lf r lw WOLF LAKES • I,l � h 1 FU do STREET FURNISHINGS �. A4: M - 7 ► rm;p HALFF V I L L A G E GEORGETOWN CALLISOKTKL LEGEND Gale z Hilt— D.Y. • ; HALFF VIIIA0E Gc0RCIE 10wN-i,�Lia�rf�ZTKL Public safety gated entrance to River Hills neighborhood LEGEND Residential Anwities Lakes Pocket Parks 1 Playgrounds Amphitheatre Plaza Space Trails Mr*TUFMM jli HALFF (3tOPGt]OWN C/�LLISOf�ZTKL ,� f LEGEND High -Profile Monument Medium -Profile Monument t* Low -Profile Monument 1 Corporate Monument ' Wolf Lakes Identification f tWolf Lakes Drive Entry Sign types and exact locations are subject to change, in accordance with 1 Section XI of this PUD jigs HALFF YlLQA6E t IS(�r TKL (,Cr.)R t1(-JWN k 4r ,•�"' 4 � NH ,5 r � ♦ � ��f�l�Wl 71 } J•°� :,_'.-_:moi r rw �• �rl�- , r���i: 'mak. M =u � pool viii`,► N MMMMMEP-116 0 100 2W m ra1K Aii ,! WOLF LAKES. WOLF LAKES IDENTIFICATION MONUMENT SIGN Height: 8 ft. Sign Area: 80 sq. ft. Dimensional Area: 180 sq. ft. 5111 HALFF VIIIA0E GEC?h't:�I()WN L'.1` LLiS3K: TKL CORPORATE MONUMENT SIGN Height: Sign Area Dimensional Area MEDIUM PROFILE MONUMENT SIGN Height: Sign Area: Dimensional Area: 8 ft. 24 sq. ft. 64 sq. ft. 8 ft. - University Ave. 10 feet - IH -35 84 sq. ft. - University Av 100 sq. ft. - IH -35 118 sq. ft. - University A� 160 sq. ft. - IH -35 p== HALFF V i t C tI c e CALLISOnQTKL C,c��RGf1fiWN -.. .. .. - - .. I M O Q cz (N HIGH PROFILE MONUMENT SIGN Height: 28 ft. - University Ave. 35 feet - IH -35. Sign Area: 180 sq. ft. - University Ave. 225 sq. ft. - IH -35 Dimensional Area: 340 sq. ft. - University Ave. 420 sq. ft. - IH -35 LOW PROFILE -+� MONUMENT SIGN Height: 5 ft. Sign Area: 32 sq. ft. --�� Dimensional Area: 80 sq. ft. 11i HALFF' VILLA0H Gec_)WGtIQwn CALLISOnZTKL WOLF LAKES DRIVE GATEWAY SIGNS Wall Height: 3 - 7 ft. Entry Height: Dimensional Area: Wall Sign Area 8 ft. 190 sq. ft. each 25 sq. ft. for one side 40 sq. ft. if both sides r �r pgp HALFF VILLAGE TKL (A a]RL;iI CjwN x-11 L..... 1WOLC LAKLb- WOLF LAKES DRIVE ENTRY r� M ;p; HALFF V 1 L E A G E GEORGETOWN L-'%L-JS0h?.TKL 11 1 - ."_ _ I: -.- ter. •_,• __I V�- ITAr 1-. f r� ,_�•J _� .I � •SIF r •� 1 Jy��� - i �+` � � •• _ it •111 K ' ILf r, me Y 1 -mom w_ I v_