DEVELOPMENT PLAN FOR WOLF RANCH NORTH PLANNED UNIT DEVELOPMENT

Transcription

1 DEVELOPMENT PLAN FOR WOLF RANCH NORTH PLANNED UNIT DEVELOPMENT 1. DEFINITIONS 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 Planning and Development Department. 2. PROPERTY This Development Plan (hereinafter referred to as the Plan ) covers approximately acres of land located within the city limits of Georgetown, Texas, and being more particularly described in Exhibit A, attached hereto and incorporated herein. 3. PURPOSE The purpose of this Plan is to ensure the development of an integrated, unified development that meets the following PUD standards: (i) is equal to or superior to development that would occur under the standard ordinance requirements, in particular, Local Commercial (C-1); (ii) is in harmony with the 2030 Comprehensive Plan of the City of Georgetown, Texas; (iii) is an orderly and creative arrangement of all land uses with respect to each other and to the entire community; and (iv) will be staged in a manner which can be accommodated by the timely provision of public utilities, facilities and services. 4. APPLICABILITY OF CITY ORDINANCES 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 Local Commercial (C-1), which is the zoning designation most similar to and compatible with the uses proposed for the PUD. All standards and requirements of Local Commercial (C-1) shall apply unless specifically superseded by the standards and requirements of this Development Plan. 4.2 Other Ordinances All other Ordinances within the Code of Ordinances of the City of Georgetown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. 1

2 5. SIGNAGE PLAN The Signage Plan shall be as depicted in Exhibits C, C-1, C-2", C-3, and C-4, attached hereto and incorporated herein. Exhibits C-1 narrates the designs of the signs shown on the Signage Plan. Exhibit C-2 provides Wolf Ranch North signage criteria. Exhibit C-3", attached separately but incorporated herein, contains renderings of each parcel s monument sign. Exhibit C-4 contains the color palette applicable to the signs governed by this section and the Signage Plan. 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. Owner/Tenant signage will only convey the name of the business and product of service offered. 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 and consistent with the above stated exhibits. 6. UTILITY SCHEMATIC, DRAINAGE AND TOPOGRAPHY MAP A Utility Schematic and Drainage Map and Topography Map, are attached hereto as Exhibits D and E" respectively, and incorporated herein. Both maps are conceptual in nature and may be modified in the future. Plans for drainage facilities will be reviewed as part of the subdivision and construction plan review process and approved by the City and/or the State of Texas prior to installation. 7. SH 29 DRIVEWAY AND INTERNAL DRIVE LOCATION The locations of the two newly constructed driveways off of SH 29 and the internal drive are shown on Exhibit B. This plan eliminates four current driveways and replaces them with two. 8. LANDSCAPING PLAN The Landscaping Plans and cross-sections are attached hereto and incorporated herein as Exhibit F (Tree Mitigation & Landscape Plan) and Exhibit F-1 (Gateway Landscape Buffer Cross Sections). Exhibit F-1 shows the location of preserved trees, replaced trees and all of the required landscaping along the buffer yard. All regulation of landscaping shall be pursuant to this section. If not set forth herein, the applicable sections of the Code shall apply. All plant species selections for Wolf Ranch North will be from the approved Wolf Ranch plant palette, with the exception of Live Oak (Quercus virginiana). 2

3 8.1 Street Yard Landscaping A minimum of twenty-four percent (24%) of the PUD will be landscaped, exceeding the twenty percent (20%) minimum requirement as stated in Section of the Code. 8.2 Grass and Turf Areas All landscaped areas not in groundcover or shrub beds, or undisturbed areas, will be planted with common Bermuda and/or native grasses. St. Augustine grass is prohibited. Overseeding in fall with cool season 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, aggregate, 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. 8.3 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 Simon Road Rights-of- Way, if to be irrigated, will be irrigated in compliance with the City of Georgetown s regulations. 8.4 Parking Lot Landscaping Landscape areas will be provided within all parking lots. Tree islands and peninsulas 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. Trees may exceed spacing requirements to allow them to be grouped to mimic existing clusters and create a more aesthetic effect. 8.5 Gateway Landscape Buffers The SH 29 Gateway Buffer shall be within approximately twenty-five feet (25 ) from the rightof-way line, planted in close conformity with the landscape provisions of Section Gateway Overlay District Landscaping section of the Code. Cross-sections of the SH 29 and Simon Road Gateway Landscape Buffer Sections are shown on Exhibit F-1", attached hereto and incorporated herein. Buffer trees shall be a combination of both large, shade trees and smaller, ornamental trees, interspersed in clusters along the buffer yards, in lieu of shade trees only. 8.6 West Landscape Buffer A 25 medium level landscape buffer will be provided along the west side of the property per section c.2. The code only requires a 25 setback. 3

4 8.7 Utility Lines All utility lines will be underground to connection points provided by the utility service provider. Special care and consideration will be given when digging along the rear of the property in case grave sites are identified during construction. Special care also will be made to the existing trees that are to remain. All transformers will be screened by plantings and/or hardscape. Electric service shall be installed according to the City s Development Regulations. 9. TREE PRESERVATION All proposed shade trees will be a minimum of four inch (4 ) caliper. Exhibit F - The Tree Mitigation & Landscape Plan illustrates that 15% of the Protected Trees are being preserved on site, compared to the 20% required by Table within the Code. The Tree Mitigation & Landscape Plan, as shown on Exhibit F, depicts the location of saved trees and replaced trees, as well as all other buffer landscaping. The Code requires that 40% of the total caliper inches of removed Protected Trees be replaced. Based on the above, 43% of all caliper inches of currently existing trees will be saved and/or replaced as part of the buffer requirements. Additionally, mitigation for trees to be removed, will not be required if tree number 8540 (25 Live oak) is to be saved and a pervious paving system is utilized within the critical root zone of existing trees to be saved. No oak or elm trees along the cemetery property line will be removed and the Urban Forester shall be involved in the sizing and alignment of parking peninsulas to optimal preservation of the root zones of these trees to remain. 9.1 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 Urban Forester Department pursuant to Section 8.02 of the Code. Unless noted herein, all other provisions of the Code shall be complied with in full. Native trees of desirable species shall be preserved to the maximum extent feasible. Preserved natural areas shall be integrated with the design of open space, screening and landscaped areas. Since no Heritage Trees exist on site, protection measures for Protected Trees may also take priority over conflicting requirements in the Code, including but not limited to setbacks, lot design standards, building height limits, sidewalks, lighting, signage, landscaping and landscape buffers, parking design, including depth, width and count, vehicle stacking spaces, drive aisle widths, gateway overlay requirements, fencing, dumpster locations, drainage criteria, connectivity, driveway separations, utility extension, utility location and easements, 4

5 and impervious coverage. Public health and safety shall be maintained with all proposed designs. After consultation with the Urban Forester, an alternative standard or design that gives priority to Protected Tree Preservation may be approved by the Planning and Development Department for administrative applications. 9.2 Tree Survey A Tree Survey has been filed with, and accepted by, the Planning and Development Department as required by Section 8.05 of the Code. 10. IMPERVIOUS COVERAGE The property within the PUD is allowed to be developed at 70% impervious cover. Permeable pavers can be installed to obtain 75% impervious cover as long as they are installed in accordance with the design requirements set forth by TCEQ and as long as the downstream drainage is not increased or the downstream drainage system capacity is adequate. When one Lot remains to be developed, and (1) it is determined during the design of this Lot that it will exceed 75% impervious cover, and (2) if the Lot s Developer can provide documentation to the Director that the aggregate of the other Lots within the PUD, fully developed, will not exceed 70%, then the Lot s Developer can exceed the 75% impervious coverage maximum, up to 80%. 11. PERMITTED USES AND LIMITATIONS The PUD is designed to be used in conjunction with Local Commercial (C-1), which is the zoning designation most similar to and compatible with the uses proposed for the PUD. All standards and requirements of Local Commercial(C-1) shall apply unless specifically superseded by the standards and requirements of this Development Plan Prohibited Uses The Fuel Sales Specific Use will not be an allowable use under this zoning. In addition to the items strictly prohibited within Local Commercial (C-1), the following items are also expressly prohibited: There shall be no free-standing Kiosk type building or small light structures permitted in the parking areas or service areas outside of the main buildings. No truck or commercial vehicle of any kind shall be permitted to be parked on the property for a period of more than four (4) hours unless said vehicles are temporarily 5

6 present and necessary and incident to the business on the property. No truck or commercial vehicle shall be parked overnight, except within a screened enclosure. No recreational vehicle of any kind shall be parked within the proposed development overnight, and no boats, boat trailers or trailers of any kind, campers or mobile homes shall be permitted to park overnight on or near the property at any time unless kept inside a screened enclosure. No truck, commercial or recreational vehicle of any kind shall be used as a domicile or residence, either permanent or temporary Cell Tower Parcel The cell tower parcel will be included in the subdivision for Wolf Ranch North and will not be required to have frontage to a public road. A permanent cross access easement to the cell tower parcel will be provided as part of the subdivision process 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 in conjunction with the use of a building are further limited to the following areas: Sidewalks Outdoor sales and displays are permitted on sidewalks adjacent to buildings, but limited to an area of no more than twenty-five percent (25%) of the sidewalk area that is located within fifteen feet (15 ) 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. The Code limits outdoor sales to 30% of the sidewalk area located within 5' of the building Dining Areas Any outdoor café or outdoor dining area (including outdoor seating for a restaurant, bar, tavern or pub) 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 is permitted Height Restrictions All height restrictions established for Local Commercial (C-1) shall apply to all buildings within the PUD. Height shall be measured to top of highest element including parapet walls, 6

7 sloped roofs and architectural elements. One forty-five foot (45') foot decorative architectural feature, as part of the primary building design, may be considered by the Planning Director on the easternmost development, as shown on Exhibit F-2,with review of the Site Plan, provided that compatibility, appropriate scale, aesthetic enhancement of the intersection and consistency with the larger development area are considered in determination of approval Setbacks (See Exhibit B ) All setbacks established for Local Commercial (C-1) shall apply to all buildings and parking spaces within the PUD, except for the following setbacks: Side Setback = 0 for internal lot lines. (Code requires 10 ) Rear Setback to Residential District = 0 (Code requires 25, but a portion of the PUD abuts the cemetery (zoned RS) at the rear). All access drives proposed within the PUD are allowed to encroach within the Setbacks to allow for cross-access between the proposed lots Buildings Building Materials All buildings will be constructed to follow a consistent architectural theme with building materials consistent with Section of the Code. All building materials utilized within the PUD will be consistent with the materials shown on Exhibit C Building Articulation Horizontal Articulation will be achieved through the use of projecting canopies, awnings, masonry pilaster or accents or with change of materials and colors. Canopies may be freestanding trellis elements or extend as a fixed facade element. Vertical Articulation will be achieved by creating stepped parapets, towers or vertical feature elements that extend above and back over the primary roof structure. The facades of the retail shops will receive Vertical Articulation below the primary sign area, through the use of sloped and flat canopies or awning elements mounted at varying elevations 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. 7

8 11.8 Exterior Lighting 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. All light fixtures will meet Illuminating Engineering Society of North America standards for sharp cutoff. Facade lighting shall be accomplished by the use of wall mounted light fixtures or ground lights 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 on the site to maintain acceptable light uniformity, a maximum to minimum light level design goal is not to exceed a ratio of five to one. Light fixtures will be a Quality-Lighting-Design SL metal halide deep shoe box light with a concealed source and shall be mounted on maximum thirty (30') foot poles. The color of the light fixture and post shall be dark bronze, anodized finish. No general parking lot illumination light shall be attached to any structure Building mounted lights at service areas and service entrances Standard wall pack, exposed source fixtures are prohibited. Fixtures are to be QL- Design SL-Metal halide, deep shoebox fixture with a concealed source Parking Requirements All parking and parking lot design shall be in compliance with Code Section Cross parking and cross access will be in place for each development within the PUD. 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 of the Code Drive Aisle/Parking Space Widths The internal access drive aisles shall be as shown on Exhibit B (25 in the East-West direction and 28 in the North-South direction). All parking stalls that are accessed off of these drive aisles may by 9 wide. 8

9 All other drive aisles may be reduced to a minimum of 24 and all parking stalls that are accessed off of these drive aisles may be 9 wide. Code Section B requires 9 wide parking stalls for 26 drive aisles and 10 wide parking stalls for 24 drive aisles Drive-Through Stacking Requirements Restaurant drive throughs shall provide for a minimum of 8 stacking spaces as measured from the pick-up window. Code Section allows for 6 stacking spaces measured from the order box and 4 spaces measured between the order box and the pick-up window. The length for the drive through stacking spaces shall be a minimum of 18.5 which is being reduced from the required 20 length as provided in Code Section A. These queuing spaces will not be allowed to encroach into the drive aisle in a manner that will impede traffic flow or block parking Rear Yard Screen Wall A 6 high screen wall will be built along the rear property line, from the northwest corner of the property to twenty-five feet (25 ) west of the northeast corner of the property, in accordance with the requirements of Code Section The alignment of wall panels or groups of wall panels may be intermittently offset toward the interior of each parcel as required to avoid conflicts with existing tree trunks and major structural roots. In an effort to preserve as much root zone as possible, the Urban Forester will be included in decisions as to where the fence footings and panels will be located along the back property line. Open spaces between offset wall panels will be allowed. 9

10 LIST OF EXHIBITS 1. Exhibit A : Property Description 2. Exhibit B : Development Site Plan 3. Exhibit C : Signage Plan 4. Exhibit C-1 : Sign Descriptions 5. Exhibit C-2": Signage Criteria 6. Exhibit C-3 Monument Sign Elevation 7. Exhibit C-4 Color Material Palette 8. Exhibit D : Utility Schematic and Drainage Plan 9. Exhibit E : Topography Map 10. Exhibit F : Tree Mitigation & Landscape Plan 11. Exhibit F-1 : Gateway Landscape Buffer Sections 12. Exhibit F-2 : Gateway Architectural Feature 13. Exhibit G : Existing Tree Plan 14. Exhibit H": Sample Elevation 15. Exhibit I : Rear Screen Wall Exhibit 16. Exhibit J Summary of PUD Justification 10

11 EXHIBIT A PROPERTY DESCRIPTION

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15 EXHIBIT B DEVELOPMENT SITE PLAN

16 11/16/2012 H:\Jobfiles\SIM (Simon)\SIM (Wolf Ranch)\Jobfiles\PUD\Cad Exhibits\PUD Exhibit B.dwg 25' Landscape Buffer Wolf Ranch North Exhibit "B" - Development Plan Internal Access Road

17 EXHIBIT C SIGNAGE PLAN

18 11/16/2012 H:\Jobfiles\SIM (Simon)\SIM (Wolf Ranch)\Jobfiles\PUD\Cad Exhibits\PUD Exhibit C.dwg A-2a Wolf Ranch North Exhibit "C" - Signage Plan A-2a A-2a Approximate Location Sign A-2a (Typ. up to Five Locations) Approximate Location Sign A-2a or A-2b

19 EXHIBIT C-1 SIGN DESCRIPTIONS

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23 EXHIBIT C-2 SIGNAGE CRITERIA

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29 EXHIBIT C-3" MONUMENT SIGN ELEVATIONS

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31 EXHIBIT C-4 COLOR MATERIAL PALETTE

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35 EXHIBIT D UTILITY SCHEMATIC AND DRAINAGE PLAN

36 Wolf Ranch North Exhibit "D" - Utility Schematic and Drainage Plan W W SS SS SD SD FO OHE UGE G Existing Water Proposed Water Existing Sanitary Proposed Sanitary Existing Storm Drain Proposed Storm Drain Existing Fiber Optic Existing Overhead Electric Proposed Underground Electric Proposed Gas Existing Fiber Optic Proposed Manhole Existing 8" Water H:\Jobfiles\SIM (Simon)\SIM (Wolf Ranch)\Jobfiles\PUD\Cad Exhibits\PUD Exhibit D.dwg Proposed Fire Hydrant Connect to Existing Waterline Proposed 8" Water Existing Inlet Existing Inlet Existing 8" Water Proposed Utility Sleeves Existing Overhead Electric Proposed Utility Sleeves Remove Existing Inlet New Curb Inlet Proposed Utility Sleeves Proposed 8" Sanitary Line Proposed Underground Electric Proposed Manhole Connect to Existing Manhole 11/16/2012 Proposed Gas Existing 8" Sanitary Line Existing 36" Storm Drain Raw Water Line Existing Inlet

37 EXHIBIT E" TOPOGRAPHY MAP

38 11/16/2012 H:\Jobfiles\SIM (Simon)\SIM (Wolf Ranch)\Jobfiles\PUD\Cad Exhibits\PUD Exhibit E.dwg Wolf Ranch North Exhibit "E" - Topography Map

39 EXHIBIT F TREE MITIGATION & LANDSCAPE PLAN

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41 EXHIBIT F-1 GATEWAY LANDSCAPE BUFFER SECTIONS

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43 EXHIBIT F-2 GATEWAY ARCHITECTURAL FEATURE

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45 EXHIBIT G EXISTING TREE PLAN

46 11/16/2012 H:\Jobfiles\SIM (Simon)\SIM (Wolf Ranch)\Jobfiles\PUD\Cad Exhibits\PUD Exhibit G.dwg Wolf Ranch North Exhibit "G" - Existing Trees

47 EXHIBIT H SAMPLE ELEVATION

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49 EXHIBIT I REAR SCREEN WALL EXHIBIT

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51 EXHIBIT K SUMMARY OF PUD JUSTIFICATION The purpose of this PUD is to establish and encourage the most desirable and efficient use of land while enhancing the physical environment through functional and compatible land use configurations. The irregularly shape development parcel provides for access constraints and development inefficiencies in the land use. This PUD contains many of the same criteria that is within the Wolf Ranch PUD, and we felt that it is important to have this development complement Wolf Ranch so we can provide a uniform and consistent theme for the residents and visitors entering the Gateway to Georgetown. Following is a list of the requests for leniency from the current code as well as a list of items being proposed that are above and beyond the code requirements. REQUESTS FOR LENIENCY LANDSCAPE Section B. Since the site has no Heritage Tree and therefore can not realize the benefit of saving that classification of tree, the same benefits are being requested to be granted by taking priority to save Protected Trees. Section B. Parking stalls in excess of 50 feet from the trunk of a tree will be allowed due to the shape and special constraints of site and the preservation of existing trees. Section C.2 Small, ornamental trees (in addition to shade trees) shall be allowed to meet the shade tree requirement of the Scenic Overlay District. Table The majority of existing trees are hackberry and only a few desirable species exist on the developable portions of the site; therefore, only 15% of the Protected Trees are being preserved on site, compared to the 20% required by code. SIGNAGE Table Sign Dimensions by District. We are requesting the ability for one of our monument signs (Sign A-3 shown on Exhibit C) to be able to be 8 in height to accommodate the potential for a multi-tenant use. This 8 height is what currently exists at the outparcel developments along SH 29 at Wolf Ranch. The design of the sign will be consistent with the Wolf Ranch outparcel monument signs to maintain consistency along the SH 29 gateway corridor. SETBACKS All setbacks within the C-1 zoning have been maintained with the exception of the following: Rear setback to Residential District (RS). A portion of the tract will encroach upon this setback due to the zoning classification of the cemetery being RS. In lieu of adhering to this setback, a masonry-type fence will be installed along the entire rear property line to keep trash and debris from blowing onto the cemetery land and to provide privacy for family visiting loved ones that have deceased. Table B We are requesting a reduction in the minimum aisle widths for 9 wide, 90 stalls from 26 to 24 on all secondary drives within Development Areas A and B. This width is consistent with the drive aisles that are in use at Wolf Ranch. This request is being made to maximize the parking opportunities within this irregularly shaped development parcel. Table We are requesting a reduction of Restaurant drive through spaces measured from the order box from six spaces to four spaces with a total required stacking of 8 spaces. This is consistent with the request that was made for the restaurant drive through on Lot 9 at Wolf Ranch. We will require that all additional stacking will not impede upon the internal access road shown on Exhibit B.

52 Table We are requesting a reduction of Restaurant drive through spaces measured from the order box from six spaces to four spaces with a total required stacking of 8 spaces. This is consistent with the request that was made for the restaurant drive through on Lot 9 at Wolf Ranch. We will require that all additional stacking will not impede upon the internal access road shown on Exhibit B. Table A We are requesting a reduction in drive through queuing space length from 20 to Because the triangularly shaped parcel provides for various site planning constraints, this request is being made so that we may be able to maximize the opportunity to provide for drive through restaurants within this development. The PUD will require that vehicular stacking at drive throughs will not impede upon the drive aisles or parking. Section 12.4 Height Restrictions We are proposing to install a Gateway architectural feature, up to 45, at the southeast corner of Development Area B, as shown on Exhibit F-2. This feature is intended to provide a visual offset from the vertical dominance of the existing cell tower and to complement the similar feature that exists at Wolf Ranch. BETTERMENTS Landscape Section Four percent more landscape area is being provided on the overall site area addressed by this PUD than the amount required by code. Section C.2 Small, ornamental trees interspersed among shade trees will enhance the aesthetic of the street yards by diversifying foliage and flower colors and textures as well as visually softening the buildings and complimenting the scale of their facades. Section Code requires shade trees to be a minimum of three inch (3 ) caliper. This PUD requires a minimum of four inch (4 ) caliper shade trees. Section A superior, masonry or cementitious material will be used in lieu of wood for the Rear Yard Screen Wall, and the wall will extend along the entire cemetery boundary. Enhanced materials (no plastic) will be required for edging of all turf grass areas A permanent, underground irrigation system will be provided within all landscaped areas. A pervious paver system for vehicular-use areas will be utilized within the root zones of existing trees. Overall, a minimum of forty-three percent of all caliper inches of currently existing trees will be saved and/or replaced. The ordinance requires mitigation for 40% of total diameter of Protected Trees removed. A 25 medium level landscape buffer will be provided along the west side of the property per section c.2. The code requires that a 25' setback only be provided. General While the C-1 Zoning allows for Fuel Sales, we are establishing Fuel Sales as a prohibited use within this Development Plan. The proposed plan eliminates four existing driveways and replaces them with two new drives.