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Z-99-02-25-12B4 - 2/25/1999lilt i1llll ll l 111ili lllll ll l l l I I I I I I I I I I lllll lllll llll llll Mayor Nyle Maxwell Mayor Pro -tem Alan McGraw James R. Nuse, P.E. City Attorney Stephan L Sheets AMEN 14 PGS ADMINISTRATIVE AMENDMENT TO PUD //39, AMENDMENT No. 1 IS 2 6 - te[..c,eha)) `rc to L S t lGNA - ro2E pi A( ' sE T . ROUND ROCK, TEXAS PURPOSE. PASSION. PROSPERITY. January 14, 2008 Jeff Pace Vice President of Office Development Simmons Vedder Partners 221 West 6 Street, Suite 1900 Austin, TX 78701 RE: Administrative Amendment to PUD 39, Amendment No. 1 - Glass Reflectivity Dear Mr. Pace: 2008013082 Further to your request for an administrative modification of the minimum reflectivity of mirrored glass, we have made the following administrative amendment as provided for by Section III, Paragraph 1.1 of the Development Agreement. The following sentence shall be added to Exhibit F -3, Paragraph 4 — Prohibited Building Materials: Mirrored glass shall not exceed 34% reflectivity on buildings located on the 43.5 acre portion of Tract III— Campus Area, identified on Exhibits A-3 and A -4, attached hereto. The above amendment will allow for mirrored glass reflectivity of greater than 20 %, but not greater than 34% on a 43.5 acre portion of Tract III — Campus Area. Sincerely, Councilmembers Rufus Honeycutt Joe Clifford Carlos T. Salinas Scott Rhode Kris Whitfield 'Y City Manager m Stendebach, AICP Director of Planning Daniel Halden, P.E. City Engineer AMEN 13 PGS Charles Cr "r City Attorney 2008009426 CITY OF ROUND ROCK PLANNING AND CorMusnv DEVELOPMENT lot W. Bagdad, Suite zlo • Round Rock, Tlexas 78664 Phone 512.218.5428 • Fax 51z.zt8.3z86 • www.roundrocktexas.gov ADMINISTRATIVE AMENDMENT TO PUD 39, AMENDMENT NO. 1 THE STATE OF TEXAS § COUNTY OF WILLIAMSON § BEFORE ME, the undersigned authority, on this day personally appeared Jim Stendebach, known to me to be the person whose name is subscribed to the foregoing instrument as the Director of Planning of the City of Round Rock, Texas, a municipal corporation, and he acknowledged to me that he executed the same for the purposes and considerations therein expressed, in the capacity therein stated. IVEN UNDER MY HAND AND SEAL OF OFFICE, this the Ike day of tic , 2008. 1 MH MO Np ��, i s �� G p�pRY Pjg p � ,�1j Notary Public Signature State of Texas •'• .EXPIRES e s f THE STATE OF TEXAS § COUNTY OF WILLIAMSON § BEFORE ME, the undersigned authority, on this day personally appeared Daniel Halden, known to me to be the person whose name is subscribed to the foregoing instrument as the City Engineer of the City of Round Rock, Texas, a municipal corporation, and he acknowledged to me that he executed the same for the purposes and considerations therein expressed, in the capacity therein stated. GIVEN UNDER MY HAND AND SEAL OF OFFICE, this the aoR day of 2008. LETICIA RODRIGUEZ otary Public, State of Texas My Commission Expires April 07, 2010 ►Yt kli Notary Pub c Signature State of Texas ADMINISTRATIVE AMENDMENT TO PUD 39, AMENDMENT No. 1 THE STATE OF TEXAS § COUNTY OF WILLIAMSON § BEFORE ME, the undersigned authority, on this day personally appeared Charles Crossfield, known to me to be the person whose name is subscribed to the foregoing instrument as City Attorney of the City of Round Rock, Texas, a municipal corporation, and he acknowledged to me that he executed the same for the purposes and considerations therein expressed, in the capacity therein stated. GIVEN UNDER MY HAND AND SEAL OF OFFICE, this the day of cam,„ 2008. M. PFEIFER MY COMMISSION EXPIRES July 10,2010 Notary Public Signature State of Texas 3 ADMINISTRATIVE AMENDMENT TO PUD 39, AMENDMENT NO. 1 AGREED TO BY OWNER: SIVE Commercial, Inc., a Texas Corporation, its general partner By: �0 P yllis Milstead Vice President THE STATE OF TEXAS § COUNTY OF WILLIAMSON § BEFORE ME, the undersigned authority, on this day personally appeared Phyllis Milstead, known to me to be the person whose name is subscribed to the foregoing instrument as an Authorized Representative for SIVE Commercial, Inc., and he acknowledged to me that he executed the same for the purposes and considerations therein expressed, in the capacity therein stated. GIVEN UNDER ref .:1_, HAND AND SEAL OF OFFICE, this the -- day of , 2008. Notary Public Signature State of Texas CHRISTY L. BURLEY Notary Punic, State of Texas My Commission Expires July 06, 2011 4- EXHIBITS A -3 and A -4 PROPERTY DESCRIPTION OF A 43.5 ACRE PORTION OF TRACT III Tract 1: 8.74 acre Lot 1, Block A, Frontera Vista Final Plat, on Exhibit A -3 attached hereto. Tract 2: 34.76 acres out of the J.M. Harrell Survey, Abstract No. 284, Williamson County, Texas, on Exhibit A -4 attached hereto. CR %INET DD DESCRIPTION N atAAriNGRE TRACTOR LAND STRIATED INTO M DAR EU TRANCERABSTRACT O 2M, ANANAIVGN COUNTS. MOO DOGMA PORT.°FAC DE°MADAM E LAM I AS DESOFESED n THAT CEENTo SVONAuRIONIFFA UM LASTED PARTNERSHIP AND NECMDED IN DOCIAEM w. 2mia)a OF ISE OFFINM.F1BOC REMITS OF MO SANSTAAGE TRACT 9FAa LIME IXE FARIIC/I OEepLEED tY IEDDIAIESMt b BOOFIDe AS MUNN. S EGWNNO m• 3'.R *NM. 81mAloNse Dr t3 maxraerrwaalMO. vmssmsa mwlmeN CawaW3SlocAGMwme Pwrlm l.e AarO. ▪ Prmlan Mallon III.. amearo r.mtlet In Car V. GNa 133.12rwnaRa >r MD Wm, holm rota mm IIOM1a W m11Dvvr MISSMa.MSI aMmlbtm eelmam t mmmm POW r Pa OF SMMO Isnot TM:NM FWn ARAM32 Nf sINM OAS sera I W apr.m tL.rlr m am Nanswinax ear War WIx.am w m a m. NUS MI m. I=ind .aTam.Mm.r SABOT .. t Irma a.F.r /20113133332101 on vm 333Mssf Ens Mold �ENNEN1w Ns M mtl ••331iNsA1W°.raa roes NAN* RAN 172.33 tYtY RIPW M E*Mr. LONA) Ira T 2113.3 Ftmvaa3350 rv.m4 m. klerd Iwo Maumee mx JVW3s I) N 01.2111 W b• Mama alAT lee N. IT tmrm1GOISENNMNI3Faa23133 • mNmsM mown nmr wow- m mwlel.11, ram Mamm and a 111. O, u FImdP8mten IIa, btlm mg* mu.rAm of Rom WMIS Ns NORM MIA n .mmb nonMEN.amr r N . 0.33 so.r. u>n. bV 1.rR. w s ..Irorm s DA 1 Imam W2e13 Wb.m..ermam lac sus 1333 N esse IfmraNirx thebRRods22. <3 coll..m.MIurmF�� MSS lal. Ime • 1)3 2V WIPE Tur• 33.e a ma Gm me N•Imnlm MlraM 9mrAbin,ay an .1.1,44.00, 17s.P E MM.M . NU Ems • Vb. rodloetlW LrWW bA L.n Lau 1. nopel. . n.M M co 8aa . `m w. omLlwa b. MY m °d of a DR av WM PwO0P m WORMS ..a mass $LIDS 188 FINAL PLAT OF FRONTERA VISTA VICINRY MAP SCALE 1" =3000 RECORDERS MEMORANDUM All or part of the text on this page was not clearly legible for satisfactory recordation. Doc.* 1007068943 A N 1- m PAAnARAAP • AUSTIN, 11E014707111. SAVE, M. WARW. LUNE, ABSTRAC.I. ▪ Cf BLOOM C. U MW FF-Fr OF NAMPO STO ris w CAM DATE SUMMIAL ■3142107 SURVEYOR tae.- MCxaMASAG.. enseissn WAR - ACNE. AGScG, ACREAGE BY DTI TYPE 42102MANDOL NoMMAIe ISDARE DAZE, i me xeA NNITO r Aa+cE Mr rcMRDEASORS. SOMA COMM LOT ID MVpASrinmuxsr NORMAWT OF ONTIORPEAST EDGE OFFAWaEVTALMm AMEMANATELY C9 SOUS.. OF TIE INIERINCTKK+a ADS SESSERSCttt4WGMD AAPPRO aWTVIN 1.mmEtT OFT. mmERBEMmxGF SUN �PARKVAY M,FRMRERAea SEVARD tornal n No PORTIONO3 INN TRACT IS ER:w+MEDB+)LE LLISAurs YEAR FOGOOPIAM n w TRAMisDTCR ,NEDEr.m s ue FF NUDFR IMINDATEO SY NE 100 MERME °.MDATAGE., CRIMPED SOLDIVAr Nm MOOG MSURARCE RATE Lan OMMxalG DIAN MANER WON cvat O. E EEMIVE.TC.WIUMS[41ST. FOR WD.11801 0.71 MI x: zom.MOM � RII COoE OROMAi Cis 11c u21311.20 OR SAEaFmINPOO Da 3103331.10 DOLL FE ccl81MIGTED1112CO EVIMI MINVER '' e11E� N moNi M OMS R'° TNE ®MINK N A TEM rOGO,P.o WNW. EwaelevAaml xn OF FAMMEMS&SWAMi co3223Fw IRON SERMOR.R.m PURPOSES euoR TONE AErnw3.1101 Emo2 RAT. )1 w. Ta ma.nnosonnocam w mRn, am. Mslon EEna OF PROJECT NO. 173E -2 - 005 - 21 R ASSOCIATES. NC. C1:18 NET DD SLIDE 289 \ \ ▪ \ ROO FOUND MX LEGEND o '• KER,uOW,C o \ \ or EON MO ° \ \ rraEMw \ \ ▪ nmorrnvEU opp s omc PWD 6 BEN... n.U.E PUBLIC UTILITY EASEMENT C acconoacanWa FNO smarm.. PER DOC. NO. mmoaysmn a ru v PEE GSA SONS re- MANE CJB. V, XIIFFInt WOUNDED MP CALLED4330 NEWS EOM WYO. \\ \\ FINAL PLAT OF FRONTERA VISTA \ \ \ \ N N RECORDERS MEMORANDUM All or part of the text on this page was not clearly legible for satisfactory recordation - 51EUNNOEyµNy i ' "FPRaxswlEly BEAE 1.•ED E. EDW. WW1) s�zr.aanrm NwEa.t \ BLDaxa ,,NearN 49 0 0 01 MO. LOTS, O. MOCK EL POT% BLOCK O OM MENDING FRCI LOTS 1 AND 3. G E0. WOES N6 IIIB RENT OF BEGNORIO 2 OF 3 PROJECT NO. 113A-2- 005-21 I y ��/� • � . E3A °. J 6 D ES. INC. brew • Fi °^••a .11.011./..113 IllW.P.N.E1.11,ATEXASI11.60 FEaxrew.VIaTA NET "C) SLIDE 29c MUM x r,EO wanEaS. ,mu,s.ns,EXm..,SEf.w1.1T " `. .ianr . TEXAS 787111 M a ,TT WA....�x Travis THE ONE. , Ax.TMKT.Wax �„ .OF NErExar.,.n.r.,.xa ▪ oaaEn RAM MAMMY 1 .✓mM(A me o tuMwaon C ttYm'aFVe4#yr�.. u • WoApauMUn6rD .f wTxSlwvOF N IA COUNTm" ON.. w x 1 at L ALxOSIao.aaa.. FINAL PLAT OF FRONTERA VISTA 1.1.4 040.9111.10.41R.CJIIISISCIIRET • 130.0 CITY OF ROUND R4..1..3 Ma RECORDERS MEMORANDUM All or part of the tent on this a dearly legible for sali-sfac tory recordation /HE STAIECIFTEUS COUNTY oF..LISON (1.17111 1,01.EaEaS.1A.oc ,.aw„0..,...0.1013T of wun. OrwS F,08I .1 1117:, MEIN OF T: 0013.1 9=O DM OF 0e R• b ooT 9.001. V.wpaxeT Vt. . sYb 1T > � age COURT OF GEOPO C. ...4 THE M COMM E UiSTeaWEx a ¢m cuM.. nraFr•�ix 3 OF 3 PROJECT NO. 1138 -2- 005-21 6 E C , NC La Frontera 34.76 Acre Tract Page 1 of 5 EXHIBIT a "A -4" DESCRIPTION FOR A 34.76 ACRE TRACT OF LAND SITUATED IN THE J. M. HARRELL SURVEY, ABSTRACT NO. 284, WILLIAMSON COUNTY, TEXAS, BEING A PORTION OF A CALLED 43.50 ACRE TRACT OF LAND AS DESCRIBED IN THAT DEED TO SV -ONA LaFRONTERA LAND LIMITED PARTNERSHIP AND RECORDED IN DOCUMENT NO. 2006101706 OF THE OFFICIAL PUBLIC RECORDS OF SAID COUNTY, SAID 34.76 ACRE TRACT BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS: BEGINNING at a' /Z" iron rod found with "Baker - Aicklen" cap for the most easterly northeast corner of said 43,50 acre tract, same being the northwest corner of Lot 1, Block G, Amending Plat of Lots 1 and 3, Block G, La Frontera Section IIIB, a subdivision recorded in Cabinet V, Slides 145 — 146 of the Plat Records of said county, being on the south right -of -way line Sundance Parkway (80' right -of -way width), for the most easterly northeast corner and POINT OF BEGINNING hereof; THENCE with the east line of said 43.50 acre tract, same being with the west line of said Lot 1, Block G, Amending Plat of Lots 1 and 3, Block G, La Frontera Section IIIB S 20° 29' 15" E for a distance of 144.81 feet to a ''/3" iron rod found with "Baker-Aicklen" cap for the northeast corner of Lot 1, Block A, Frontera Vista, a subdivision recorded in Cabinet DD, Slides 288 — 290 of the Plat Records of said county, for an angle point hereof, from which a ''/2" iron rod found with "Baker - Aicklen" cap for an angle point on the east line of said 43.50 acre tract bears, S 20° 29' 15" E for a distance of 162.24 feet; THENCE through the interior of said 43.50 acre tract, with the north and west lines of said Lot 1, Block A, Frontera Vista, the following two (2) courses and distances: 1) S 80° 15' 02" W for a distance of 761.81 feet to a 'a" iron rod found with "Baker - Aicklen" cap for the northwest corner of said Lot 1, Block A, Frontera Vista, for an angle point hereof, and La Frontera 34.76 Acre Tract Page 2 of 5 EXHIBIT " A -4 2) S 09° 44' 58" E for a distance of 483.67 feet to a'' h" iron rod found with "Baker - Aicklen" cap for the southwest corner of said Lot 1, Block A, Frontera Vista, being on the south line of said 43.50 acre tract, same being the north right -of -way line of State Highway No. 45 (right - of -way width varies), for the most southerly southeast corner hereof, from which a '/2" iron rod found with "Baker - Aicklen" cap for the southeast corner of said 43.50 acre tract bears, N 80° 15' 02" E for a distance of 792.06 feet; THENCE with the south line of said 43.50 acre tract, same being the north right -of -way line of said State Highway No. 45, S 80° 15' 02" W for a distance of 894.47 feet to a TXDOT type II brass disc found for the southwest corner of said 43.50 acre tract, same being the intersection of the north right -of -way line of said State Highway No. 45 and the east right -of -way line of Old County Road 172, for the southwest comer hereof; THENCE with the west line of said 43.50 acre tract, same being the east right -of -way line of said Old County Road 172, N 17° 41' 09" W for a distance of 1397.34 feet to a 'A" iron rod found with "Baker - Aicklen" cap for the northwest corner of said 43.50 acre tract, same being the intersection of the east right -of -way line of said Old County Road 172 and the south right -of -way line of Hesters Crossing (100 foot right -of -way width), for the northwest corner hereof; THENCE with the north line of said 43.50 acre tract, same being the south right -of -way line of said Hesters Crossing, the following three (3) courses and distances: 1) with the arc of a curve to the left, having a radius of 1055.00 feet, an arc length of 272.67 feet, a central angle of 14° 48' 31 ", and a chord which bears, N 64° 55' 47" E for a distance of 271.91 feet to a %2" iron rod found with "Baker - Aicklen" cap for a point of reverse curvature hereof, 2) with the are of a curve to the right, having a radius of 950.00 feet, an arc length of 154.48 feet, a central angle of 09° 19' 00 ", and a chord which bears, N 62° 11' 02" E for a distance of 154.31 feet to a '/2" iron rod found with "Baker-Aicklen" cap for a point of tangency hereof, and 3) N 66° 50' 32" E (Basis of Bearings) for a distance of 338.34 feet to a 'A" iron rod found with "Baker - Aicklen" cap for a point of curvature hereof; La Frontera 34.76 Acre Tract Page 3 of 5 THENCE with the curving intersection of the south right -of -way line of said Hesters Crossing and the west right -of -way line of said Sundance Parkway, with the arc of a curve to the right, having a radius of 15.00 feet, an arc Length of 23.56 feet, a central angle of 90° 00' 00 ", and chord which bears, S 68° 09' 28" E for a distance of 21.21 feet to a 'Y2" iron rod found with "Baker - Aicklen" cap for a point of tangency hereof; THENCE with the north line of said 43.50 acre tract, same being the west and south right -of- way line of said Sundance Parkway, the following two (2) courses and distances: 1) S 23° 09' 28" E for a distance of 234.48 feet to a Y" iron rod found with "Baker- Aicklen" cap for a paint of curvature hereof, and 2) with the arc of a curve to the left, having a radius of 940.00 feet, an arc length of 1354.10 feet, a central angle of 82° 32' 12 ", and a chord which bears, S 64° 25' 34" E for a distance of 1240.02 feet to the POINT OF BEGINNING and containing 34.76 acres of land. Surveyed under the direct supervision of the undersigned during August, 2007: Margaret A. Nolen Registered Professional Land Surveyor No. 5589 BAKER - AICKLEN & ASSOCIATES, INC. 405 Brushy Creek Road Cedar Park, Texas 78613 (512) 260 -3700 Job No.: Filename: W APROJECTS °.AFRONTERAIPROJECTSIBLOCK C LESS VIOTAWROJECTISKETCO PUDN4ETES AND BOUNDS\LA FRONTERA BLOCK C LESS NSSTABOC G�• Cd SV-ONA LaFRONTERA LAND LIMITED PARTNERSHIP CALLED 43.50 ACRES DOC. NO. 2006101706 34.76 ACRES C S p 1 5.02-1N 5181 / 1 --(LOS CR �\O R' ty \ SKETCH TO ACCOMPANY DESCRIPTION J M HARRELL SURVEY, ABSTRACT NO. 284 LOT 1, BLOCK G AMENDING PLAT OF LOTS 1 AND 3, BLOCK G, LA FRONTERA SECTION IIIB CAB. V, SLIDES 145 -146 LOT 1, BLOCK A, FRONTERA VISTA CABINET DD, SLIDES 288 -290 w [ as x 502 s 80.1512. 0^15 W 8945 mg0 2 00 1 1 STA W A VARIES (R•O' DATE AUG.. 2007 JOB NO.: BY: M. NOLEN PAGE 4 OF 5 W\PROJECTS1 AFRONTERAIPROJECTSIBLOCK C LESS VISTAIPROJECTISKETCH PUDIDWGILA FRONTERA BLOCK C LESS VISTAtlwg (PAGE 4] December 10 2007 -7-45em POINT OF C BEGINNING 0 150 300 i 1A BAKER- AICKLEN & ASSOCIATES, INC. 405 BRUSHY CREEK RP eeoex �KTx �raala Engineers • Surveyors • GIS • Planning ISIe ama'+m NUMBER RADIUS ARC CEN. ANGLE CH. BRG. CHORD C1 1055.00' 272.67' 14 °48'31" N 64 °55'47" E 271.91' (1055.00) (272.67') (14 °48'31 ") (N 64 ° 55'47" E) (271.91') C2 950.00' 154.48' 09 99'00" N 62 °11'02" E 154.31' (950.00') (154A8') (09 ° 19'00 ") (N 62 ° 11'02" E) (154.31') C3 15.00' 23.56' 90 °00'00" S 68 °09'28" E 21.21' (15.00') (23.56') (90 °00'00 ") (S 68 °09'28" E) (21.21') C4 940.00' 1354.10' 82 °32'12" S 64 ° 25'34" E 1240.02' (940.00') (1354.10') (82 ° 32'12 ") (S 64 °25'34" E) (1240.02') NUMBER BEARING DISTANCE L1 S 20 °29'15" E 144.81' L2 N 66 °50'32" E 338.34' (N 66 °50'32" E) (338.34') BASIS OF BEARINGS L3 S 23 °09 E 234.48' (5 23 °09'28" 6) (234.48') L4 S 20 °2915" E 307.05' (S 20 ° 29'15" E) (307.05') L5 S 20 °29'15" E 162.24' [S 20 °29'15" E] [162.241 tt 03 x Q W .0144.4 SKETCH TO ACCOMPANY DESCRIPTION DATE: AUG., 2007 JOB NO.: BY: M. NOLEN PAGE 5 OF 5 • 1/2" IRON ROD FOUND WITH "BAKER - AICKLEN" CAP • TXDOT TYPE II BRASS DISC FOUND RECORD BEARING AND DISTANCE PER DOC. NO. 2006101706 RECORD BEARING AND DISTANCE PER CAB. DD, SLIDE 288 - 290 F. BAKER- Al CKLEN 777�� 6 ASSOCIATES, INC. Engineers • Surveyors - GIS • Planning 405 BRUSHY CREW RC, CEDAR PARK Pt 7.013 1.519 .83703 WS' ROJECTSSAFRONTERAIPRO JECTSIBLOCKC LESS VISTAIPROJECTISKETCH PUDIOWG \LAFRONTERA BLOCK LESSVISTA.S, [PAGE 5] December 113, 2007- 7:45an (Z CA41 ac KoL"-4 gar L, 5t,; 2► Eck, 781 SCANNED# 1 9 \ 6 (r)3 ILED AND RECORDED FICIAL PUBLIC RECORDS 200S009426 02/05/2008 04. CMCNEELY $64.00 NANCY E. RISTER, COUNTY CLE WILLIAMSON COUNTY, TEXAS FILED AND RECORDED OFFICIAL PUBLIC RECORDS 2008013082 02/20/2008 04:40 PM WEHLING $68.00 NANCY E. RISTER, COUNTY CLERK WILLIAMSON COUNTY, TEXAS THE STATE OF TEXAS COUNTY OF WILLIAMSON CITY OF ROUND ROCK * DOC$t 9923405 I, JOANNE LAND, Assistant City Manager /City Secretary of the City of Round Rock, Texas, do hereby certify that I am the custodian of the public records maintained by the City and that the above and foregoing is a true and correct copy of Ordinance No. Z- 99- 02- 25 -12B4 which was passed and adopted by the City Council of the City of Round Rock, Texas, at a meeting held on the 25th day of February 1999 as recorded in the minutes of the City of Round Rock in Book 40. CERTIFIED by my hand and seal of the City of Round Rock, Texas on this 7th day of April 1999. NNE LAND, Assistant City Manager/ City Secretary qS ORDINANCE NO. Z ©a - as - /a6 4 AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF ROUND ROCK, TEXAS ADOPTED IN SECTION 11.305(2), CODE OF ORDINANCES (1995 EDITION), CITY OF ROUND ROCK, TEXAS, AND MAKING THIS AMENDMENT A PART OF THE SAID OFFICIAL ZONING MAP, TO WIT: TO ZONE 192.205 ACRES OF LAND AND TO REZONE 2.140 ACRES OF LAND OUT OF THE J.M. HARRELL SURVEY, ABSTRACT 284, IN ROUND ROCK, WILLIAMSON COUNTY, TEXAS, FROM DISTRICT C -1 (GENERAL COMMERCIAL) TO PLANNED UNIT DEVELOPMENT (PUD) NO. 39. WHEREAS, an application has been made to the City Council of the City of Round Rock, Texas to amend the Official Zoning Map to zone 192.205 acres of land, and to rezone 2.140 acres of land out of the J.M. Harrell Survey, Abstract 284, in Round Rock, Williamson County, Texas, being more fully described in Exhibit "A ", attached hereto and incorporated herein, from District C -1 (General Commercial) to Planned Unit Development (PUD) No. 39, and WHEREAS, the City Council has submitted the requested change in the Official Zoning Map to the Planning and Zoning Commission for its recommendation and report, and WHEREAS, the Planning and Zoning Commission held a public hearing concerning the requested change on the 17th day of February, 1999, following lawful publication of the notice of said public hearing, and WHEREAS, after considering the public testimony received at such hearing, the Planning and Zoning Commission has recommended that the Official Zoning Map be amended so that the property described in Exhibit "A" be zoned as Planned Unit Development (PUD) No. 39, and %: \ %POOL9\WDt%A%c \090225N.%P0 /.cg WHEREAS, on the 25th day of February, 1999, after proper notification, the City Council held a public hearing on the requested amendment, and WHEREAS, the City Council determines that the zoning provided for herein promotes the health, safety, morals and protects and preserves the general welfare of the community, and WHEREAS, each and every requirement set forth in Chapter 211, Sub - Chapter A., Texas Local Government Code, and Section 11.300, Code of Ordinances (1995 Edition), City of Round Rock, Texas concerning public notices, hearings, and other procedural matters has been fully complied with, Now Therefore BE IT ORDAINED BY THE COUNCIL OF THE CITY OF ROUND ROCK, TEXAS, THAT: I. That the Official Zoning Map adopted in Section 11.305(2), Code of Ordinances (1995 Edition), City of Round Rock, Texas, is hereby amended so that the zoning classification of the property described in Exhibit "A" is hereafter designated as Planned Unit Development (PUD) No. 39. H. A. All ordinances, parts of ordinances, or resolutions in conflict herewith are expressly repealed. B. The invalidity of any section or provision of this ordinance shall not invalidate other sections or provisions thereof. 2. C. The City Council hereby finds and declares that written notice of the date, hour, place and subject of the meeting at which this Ordinance was adopted was posted and that such meeting was open to the public as required by law at all times during which this Ordinance and the subject matter hereof were discussed, considered and formally acted upon, all as required by the Open Meetings Act, Chapter 551, Texas Government Code, as amended, and the Act. Alternative 1. By motion duly made, seconded and passed with an affirmative vote of all the Council members present, the requirement for reading this ordinance on two separate days was dispensed with. READ, PASSED, and ADOPTED on first reading this a5 day of X.iCY , 1999. Alternative 2. READ and APPROVED on first reading this the day of , 1999. READ, APPROVED and ADOPTED on second reading this the day of , 1999. ATTEST: LAND, City Secretary LE S CULPEPR /Mayor City of Round Rock, Texas 3. List of Exhibits 1. Exhibit A: Property Description page 5 2. Exhibit B: Agreement and Development Plan page 15 3. Exhibit C: Lienholder Consent page 22 4. Exhibit D: Development Areas page 23 5. Exhibit E: Maximum Building Area page 24 6. Permitted Uses and Limitations for the following Development Areas: a. Exhibit F -1: Tract I - Office Flex Area page 25 b. Exhibit F -2: Tract II - Campus Area page 31 c. Exhibit F-3: Tract III - Central Green Area page 38 d. Exhibit F -4: Tract IV - Mixed Use Area page 44 7. Exhibit G: Project Identification Sign Locations page 51 8. Exhibit H: Utility Schematic and Drainage Plan page 52 9. Exhibit I: Roadway Light Fixtures page 53 10. Exhibit J: Sidewalk Locations page 54 11. Exhibit K: Parking Lot and Walkway Light Fixtures page 55 12. Exhibit L: Traffic Impact Analysis page 57 F: yaulbas508000016 ca -w.00 La Frontera West - PUD No. 39 Ordinance Page 4 -4- Tract I: A 2.140 acre tract of land more fully described on Exhibit A -1 attached hereto. Tract II: A 192.205 acre tract of land more fully described on Exhibit A -2 attached hereto. La Frontera West - POD No 39 Property Description Page 1 of 2 EXHIBIT A PROPERTY DESCRIPTION OF 194.345 ACRES OF LAND -5- 01/20/99 WED 14:24 TAX 5122449623 Baker- Atckren /RR ALUI.K IUO P.U.D. —2.140 Acre Tract Page 1of2 P.U.D. — 2.140 ACRE TRACT DESCRIPTION FOR A 2.140 ACRE TRACT OF LAND SITUATED IN THE J. M. HARRELL SURVEY, ABSTRACT NO. 284, IN WILLIAMSON COUNTY, TEXAS, BEING ALL OF A 2.128 ACRE TRACT AS CONVEYED TO RIDGEHILL INVESTMENTS, INC., BY INSTRUMENT RECORDED IN VOLUME 2093, PAGE 800 OF THE OFFICIAL RECORDS OF SAID COUNTY AND A NARROW TRIANGULAR SHAPED STRIP OF LAND SITUATED BETWEEN THE SOUTHERLY BOUNDARY LINE OF SAID 2.128 ACRE TRACT OF LAND AND THE MONUMEN ED NORTHERLY BOUNDARY LINE OF A 227.8382 ACRE TRACT CONVEYED TO 35/45 INVESTORS, LP. BY INSTRUMENT RECORDED AS DOCUMENT NO. 9848753 (CONTAINING APPROXIMATELY 500 SQUARE FEET), SAID 2.140 ACRE TRACT BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS: BEGINNING on an iron rod found on the southwesterly comer of said 2.128 Acre Tract, same being an angle point in a northerly boundary line of said 227.8382 Acre Tract, same being the southwesterly corner and POINT OF BEGINNING hereof; THENCE with the westerly boundary line of said 2.128 Acre Tract, same being an easterly boundary line of said 227.8382 Acre Tract, N 14° 20' 19" W (Bearing Basis/Directional Control Line) for a distance of 131.18 feet to an iron rod found on the northwesterly corner of said 2.128 Acre Tract, being the northwesterly corner hereof THENCE with the northerly boundary line of said 2.128 Acre Tract, the following three (3) courses and distances: 1) N 72° 59' 25" E for a distance of 76.26 feet to an iron rod found on a point of curvature hereof 2) with the arc of a curve to the right, having a radius of 700.00 feet, a central angle of 14° 30' 33 ", an arc length of 17726 feet, and a chord which bears N 80° 13' 08" E for a distance of 176.79 feet to an iron rod found on a point of tangency hereof, 3) N 87° 30' 50" E a distance of 98.77 feet pass the southwesterly corner of the termination of Hesters Crossing Road as dedicated by "Chisholm Valley South Section Seven" a subdivision according to the plat thereof recorded in Cabinet E, Slide 125, of the Plat Records of said County, continuing for a total distance of 345.24 feet to an iron rod found on the northeasterly corner of said 2.128 Acre Tract, same being the northwesterly corner of Lot 1, Chisholm Valley South Section 10, Resubdivision of Lots 1, 2, 3, 4, 5, recorded in Cabinet G, Slide 359, of the Plat Records of said County, same being a northeasterly corner hereof, Err Page of 3 -7- N�Sene oegumt ). 258 At. r 89172 AG 7 p5e H 1b pnY 4' RoUInd get ggtpg g % C, Chis holm Volley Soulh Gi0 Recub. &a N3 ffidgeTf1 Inr .v S et. 10 Resub. 1. A'Vell��Ye e a .188 Acree " g tn� S I ' O Chic olm Vo r. vVlo Squib eollon rPs Wr s ` , 4 V A N tr.!' 6 a i4 n . v) $ f N °- o $ 2 ol10n Gem. Ridgo rin ' l ? rom Nslson g,�j7 Ac. Tom E. 51e0 9.N60 RG. % SCALE: 1' = 1000' K w w IF� AmCorners North \ mened l 61.A Amed Nat North 1!10119 Co. FIrooteSicul Ae. 01/20/99 WE'D 14:25 FAX 5122449623 Baker- A1ck1eu /RR 444 ALM:Kb vy uu[ P.U.D. — 2.140 Acre Tract Page 2 oft THENCE departing the southerly right - of-way line of said Resters Crossing, in part with the easterly boundary lime of said 2128 Acre Tract, same being the westerly boundary line of said Lot 1 and with a projection thereof S 09° 16' 58" W for a distance of 175.96 feet to a point in a northerly boundary line of said 227.8382 Acre Tract, said point being the southeasterly corner hereof, THENCE with a northerly boundary line of said 227.8382 Acre Tract, S 87° 45' 45" W for a distance of 531.60 feet to the POINT OF BEGINNING hereof and containing 2.140 acres of land. Surveyed wide the direct supervision of the undersigned: Cecil J hisholm Registered fessional Land Surveyor No. 4295 BAKER- AICKLEN & ASSOCIATES. INC. 203 E. Main Street, Suite 201 Round Rock, Texas 78664 (512) 244-9620 Job No.: 352 703 File Name; MAMARGIE1352703 NB PUD3 Dated / 2 Dd99 _g_ Nisono Ton ..5eno.9.172Ac. propoS %W ghvreY 49 SKETCH TO ACCOMPANY DESCRIPTION • POINT OF BEGINNING 35/45 Investors, L. P. 227.8382 Acres Hoch gyp4 Z Ridgohl.11 InT m Chisholm Valley South X 09 .128 Across n Sec. 10 ;!o e Chisholm Vapo e South Section v Northridge Acres � `7y Northridge do Acres 8,ollon Com. l a Lime Aomis. (gape v Tom 161:.on 9. Ac. Tom E. Nelson c. DATE: December, 1998 JOB No.: 352- 703-5 BY M. Nolen 0 SCALE: 1' = 1000' kms and PPt Corners North Lot l 131. A Ame Plat Corners North Q�{n,syy Ac: Co. F9ervct s�cu1 HU 10\ & Associates, Inc. & �15SOCI0165, EttpJnear ay oro no Plot duly M e: \ 91E \382703 \PVO 8 o 4 0 01/20/99 WED 14:38 VAX 5122449023 Baker- Alcklen /RR .... AL.BERS 10001 L92.205 Acre Tract Page tor 4 P.U.D. — W EST TRACT DESCRIPTION FOR A 192.205 ACRE TRACT OF LAND SITUATED IN THE 3. M. HARRELL SURVEY, ABSTRACT NO. 284, IN WILLIAMSON COUNTY, TEXAS, BEING A PORTION OF A 227.8382 ACRE TRACT OF LAND CONVEYED TO 35/45 INVESTORS, L.P., A TEXAS PARTNERSHIP, BY INSTRUMENT RECORDED AS DOCUMENT NO. 9848753 OF THB OFFICAL RECORDS OF SAID COUNTY AND A PORTION OF A 102.64 ACRE TRACT OF LAND AS CONVEYED TO 34/45 INVESTORS, L.P. BY INSTRUMENT RECORDED AS DOCUMENT NO. 9903480 OF SAID OFFICIAL RECORDS, SAID 192.205 ACRE TRACT BEING MORE PARTICULARLY DESCRIBED BYMETES AND BOUNDS AS FOLLOWS: BEGINNING on an iron rod set on the curving southerly boundary line of said 227.8382 Acre Tract, same being a point in the curving northerly right-of-way line of F. M. 1325 (120' right -of -way width), said point being the southeasterly corner and POINT OF BEGINNING hereof, from which point a concrete monument found on a point of tangency of said 227.8382 Acre Tract bears N 79° 52' 56" E a distance of 250.01 feet; THENCE with the northerly right -of -way line of said F. M. Highway No. 1325, same being the southerly boundary line said 227.8382 Acre Tract, the following three (3) courses and distances: 1) with the arc of a curve to the left, having a radius of 1014.88 feet, a central angle of 31° 04' 55", an arc length of 550.56 feet, and a chord which bears S 71° 24' 58" W for a distance of 543.83 feet to a point in the northerly right-of-way line of said F. M. Highway No. 1325, same being a point of non- tangency hereof; 2) S 43° 43' 45" W for a distance of 1010.67 feet to a concrete monument found on an angle point; 3) S 43° 46' 10" W for a distance of 378.79 feet to an iron rod found on the southwesterly comer of said 227.8382 Acre Tract, same being a southeasterly corner of said 102.64 Acre Tract, same being a southwesterly comer hereof, THENCE departing the northerly right -of -way line of said F. M. Highway No. 1325, with the westerly boundary line of said 227.8382 Acre Tract, same being with the easterly boundary line of said 102.64 Acre Tract, N 18° 29' 40" W for a distance of 946.66 feet to a point in the southerly right -of -way line of proposed State Highway No. 45 (400' proposed right -of -way width), being an angle point hereof; EXHIBIT,_ /y - z Page / of S -10- 01/20/99 WEI) 14:39 FAX 5122449623 Baker- Alcklcn /RR »44 Au)bI %gout 192.205 Acre Tract Page 2 of 4 THENCE with the southerly right -of - -way line of said proposed State Highway No. 45, sane being through the interior of said 102.64 Acre Tract, S 80° 14' 52" W for a distance of 1237.09 feet to a point in the westerly boundary line of said 102.64 Acre Tract, same being a southwesterly corner hereof; THENCE with the westerly boundary line of said 102.64 Acre Tract, the following four (4) courses and distances: 1) N 03° 48' 39" W fora distance of 33.33 feet to an angle point hereof; 2) N 16° 05' 54" W fora distance of 305.73 feet to an angle point hereof; 3) N 69° 42' 36" E fora distance of 23.15 feet to an angle point hereof; 4) N 17° 40" 24" W for a distance of 1561.50 feet to an iron rod found on an angle point of said 102.64 Acre Tract, same being the most southerly corner of a 3.258 acre tract as described by instrument recorded in Volume 1290, Page 696, of said Official Records, same being an angle point hereof; THENCE with a southerly boundary line of said 3.258 Acre Tract, same being with a northerly boundary line of said 102.64 Acre Tract, the following two (2) courses and distances: 1) N 45° 42' 36" E fora distance of 384.09 feet to an iron rod found on an angle point hereof; 2) N 07° 47' 11" E for a distance of 326.58 feet to an iron rod found on the most northerly comer of said 3.258 Acre Tract, same being an angle point hereof; THENCE continuing with a northerly boundary line of said 102.64 Acre Tract, N 71° 12' 55" E for a distance of 665.57 feet to an iron pipe found on the northeasterly comer of said 102.64 Acre Tract, same being a northwesterly corner of said 227.8382 Acre Tract, being an angle point hereof; THENCE with a northerly boundary line of said 227.8382 Acre Tract, N 71° 51' 27" E for a distance of 264.28 feet to a concrete monument found on an angle point hereof; THENCE with an angle in a northerly boundary line of said 227.8382 Acre Tract, S 20° 18' 48" E for a distance of 18.78 feet to a concrete monument found on an angle point hereof THENCE continuing with a northerly boundary line of said 227.8382 Acre Tract, N 71° 26' 53" E for a distance of 1783.33 feet to an iron rod found on the northwesterly EXIiIB1T . Page 2 of 01/20/99 WED 1.4:40 FAX 5122449623 192.205 Acre Tract Page 3 of 4 Baker A1Ck1en / corner of a 0.074 acre ti of land surveyed in conjunction with a pending land conveyance to the City of Round Rock, Texas, being an angle point hereof; THENCE with the westerly boundary line of said 0.074 Acre Tract, S 17° 58' 19" E for a distance of 127.79 feet, to an iron rod found on the southwesterly corner of said 0.074 Acre Tract, same being an angle point hereof; THENCE with the southerly boundary line of said 0.074 Acre Tract, N 71° 58' 22" E for a distance of 20.57 feet, to an iron found on the southeasterly corner of said 0.074 Acre Tract, same being in the westerly boundary line of a 0.75 acre tract as described by instrument recorded in Volume 1429, Page 462, of said Official Records, same being in an easterly boundary line of said 227.8382 Acre Tract, being an angle point hereof; THENCE with the westerly boundary line of said 0.75 Acre Tract, same being with an easterly boundary line of said 227.8382 Acre Tract, S 14° 2t' 45" E for a distance of 60.19 feet, to an iron rod found on the southwesterly corner of said 0.75 Acre Tract, same being an angle point of said 227.8382 Acre Tract, same being an angle point hereof; THENCE with a northerly boundary line of said 227.8382 Acre Tract, same being the southerly boundary line of said 0.75 Acre Tract, N 71° 56' 59" E for a distance of 170.91 feet, to an iron rod found on the southeasterly corner of said 0.75 Acre Tract, same being a northeasterly comer of said 227.8382 Acre Tract, same being an angle point hereof; THENCE with an easterly boundary line of said 227.8382 Acre Tract, S 14° 20' 19" E for a distance of 139.03 feet to an iron rod set on a northeasterly comer hereof; THENCE through the interior of said 227.8382 Acre Tract the following eight (8) courses and distances: 1) with the are of a curve to the left, having a radius of 950.00 feet, a central angle of 14° 03' 57", an arc length of 233.22 feet, and a chord which bears S 46° 58' 24" W for a distance of 232.63 feet to an iron rod set on a point of tangency hereof; 2) S 39° 56' 26" W for a distance of 109.62 feet to an iron rod set on a point of curvature hereof; 3) with the arc of a curve to the right, having a radius of 1000.00 feet, a central angle of 11° 11' 15", an arc length of 195.26 feet, and a chord which bears S 45° 32' 03" W for a distance of 194.95 feet to an iron rod set on an angle point hereof; 4) S 36° 34' 46" E for a distance of 73.94 feet to an iron rod set on a point of curvature hereof; EXHIBIT - / - L Page of S -12- 01 /20/99 WP.1) 14:40 FAX 51224/9023 192.205 Acre Tract Page 4 of Ba Alc /RR 5) with the arc of a curve to the right, having a radius of 1040.00 feet, a central angle of 16° 03' 48 ", an arc length of 291.57 feet, and a chord which bears S 28° 32' 52" E for a distance of 290.62 feet to an iron rod set on a point of tangency hereof; 6) S 20° 30' 58" E (Searing Basis/Directional Control Line) for a distance of 1135.10 feet to an iron rod set on a point of curvature hereof; 7) with the arc of a carve to the right, having a radius of 1040.00 feet, a central angle of 17° 2T 48", an arc length of 316.98 feet, and a chord which bears S 11° 4T 04" E for a distance of 315.76 feet to an iron rod set on a point of tangency hereof; 8) S 03° 03' 10" E for a distance of 356.15 feet to the POINT OF BEGINNING hereof and containing 192.205 acres of land. Surveye s under the direct supervision of the undersigned: Ceci .. •n Chisholm R :.: -• Professional Land Surveyor No. 4295 B , r• ' - AICELEN & ASSOCIATES. INC. 203 E. Main Street, Suite 201 Round Rock, Texas 78664 (512) 244-9620 Job No.: 352-703-23 File Name: M.'1MARGIE1352703QvID- PUD2.doc Dated EXHIBIT Page 4 of .S .4. AIISCKa. WLJU04 -13- Ni3ene ion ' 5. 258 Ac. 8 .I72 Ac. v t pp aDY o 0 r SKETCH TO ACCOMPANY DESCRIPTION c 4 v, Rand Rock t : 5 No � hill 1wr,Q Chisholm Volley South C_00 Resub. g e o c • Ri 380 Acres n Sec. 10 Recut tg Lot 1 BI. A, m to ° ro Pe u x \/1;e SOU1A 1. A, o sub. a ti✓? m s j ^ 3$ 9i FM ... • e Norlhrtdge \ Acres Wj Nora rldgoe •o Limestone Ql To 9.3`11 Ao DATE: December, 1998 .108 No.: 352 - 703 -5 BY: M. Nolen SCALE: 1' = 1000' IA O a t \mvrs Incur. Netts A T roct 500. 1 Lo IA. �I A ml nery re North Corners Lott 81.A Amended Plat Corners Nor th Baker— Aicklen do Associates, Inc. En ylneers Surveyors File N; ARGIE \552705 \ND Pot doter 4 EXHIBIT B AGREEMENT AND DEVELOPMENT PLAN FOR LA FRONTERA WEST PLANNED UNIT DEVELOPMENT NO. 39 THE STATE OF TEXAS COUNTY OF WILLIAMSON THIS AGREEMENT AND DEVELOPMENT PLAN (this "Agreement ") is made and entered by and between the City of Round Rock, Texas, a Texas municipal corporation, having its offices at 221 East Main Street, Round Rock, Texas 78664 (hereinafter referred to as the "City"), and 35/45 Investors, L.P., (hereinafter referred to as the "Owner"). WHEREAS, the Owner has submitted a request to the City to zone approximately 194.345 acres of land as a Planned Unit Development ( "PUD "), said property being more particularly described in Exhibit "A" ( hereinafter referred to as the "Property"), and WHEREAS, pursuant to Chapter 11, Section 11.316(8), Code of Ordinances (1995 Edition), City of Round Rock, Texas, the Owner has submitted a development plan setting forth the development conditions and requirements within the PUD (the "Development Plan"), which Development Plan is contained " in. Section II of this Agreement; and WHEREAS, on Feekti4 iyj l% , 1999, the City's Planning and Zoning Commission recommended approval of the Ownbr's application for a PUD. NOW THEREFORE BY THIS AGREEMENT WITNESSETH that, in consideration of the covenants and conditions set forth herein, the City and the Owner agree as follows: L GENERAL PROVISIONS 1. CONFORMITY WITH DEVELOPMENT PLAN All uses and development within the Property shall generally conform to the Development Plan set forth in Section II herein. 2. CHANGES AND MODIFICATIONS No changes or modifications will be made to this Agreement or the Development Plan unless all provisions pertaining to changes or modifications as stated in Article III, Section 1 below are followed. La Frontera West - PUD No. 39 Agreement and Development Plan Page 1 -15- 3. ZONING VIOLATION The Owner understands that any person, firm, corporation or other entity violating any conditions or terms of the Development PIan shall be subject to any and all penalties for the violation of any zoning ordinance as stated in Section 1.601, Code of Ordinances, (1995 Edition), City of Round Rock, Texas, as amended. 4. LIENHOLDER CONSENT The lienholder of record against a portion of the Property has consented to this Agreement including any and all dedications to the public. A lienholder consent is attached hereto and incorporated herein as Exhibit "C ". There are no other outstanding debts secured by the Property and no other lienholders of record. 5. MISCELLANEOUS PROVISIONS 5.1 Assignment. Neither party may assign its rights and obligations under this Agreement without having first obtained the prior written consent of the other which consent shall not be unreasonably withheld. This section shall not prevent the Owner from conveying the Property or portions of the Property, together with all development rights and obligations contained in this Agreement. 5.2 Necessary Documents and Actions. Each party agrees to execute and deliver all such other and further instruments and undertake such actions as are or may become necessary or convenient to effectuate the purposes and intent of this Agreement. 5.3 Severability. In case any one or more provisions contained herein are deemed invalid, illegal or unenforceable in any respect, such invalidity, illegality or unenforceability shall not affect any other provisions hereof and in such event, this Agreement shall be construed as if such invalid, illegal or unenforceable provision had never been contained herein. 5.4 Entire Agreement. This Agreement constitutes the entire agreement of the parties and supersedes any prior or contemporaneous oral or written understandings or representations of the parties respecting the subject matter hereof. La Frontera West - PUD No. 39 Agreement and Development PIan Page 2 -16- 5.5 Applicable Law. This Agreement shall be construed under and in accordance with the laws of the State of Texas. 5.6 Venue. All obligations of the parties created hereunder are performable in Williamson County, Texas and venue for any action arising hereunder shall be in Williamson County. 5.7 No Third Party Beneficiaries. Nothing in this Agreement, express or implied, is intended to confer upon any person or entity, other than the parties hereto (and their respective successors and assigns) any rights, benefits or remedies under or by reason of this Agreement. 5.8 Duplicate Originals. This Agreement may be executed in duplicate originals, each of equal dignity. 5.9 Notices. Until changed by written notice thereof, any notice required under this Agreement may be given to the respective parties by certified mail, postage prepaid or by hand delivery to the address of the other party shown below: OWNER 35/45 Investors, L.P. 808 West 10 Street Austin, Texas 78701 Attn: William S. Smalling La Frontera West - PUD No. 39 Agreement and Development Plan Page 3 CITY OF ROUND ROCK City of Round Rock, Texas 221 East Main Street Round Rock, Texas 78664 Attn: Director ofPlanning 5.10 Effective Date. This Agreement shall be effective from and after the date of due execution hereof by all parties. 5.11 Binding Effect. This Agreement and the Development Plan binds and benefits the Owner and its successors and assigns. -17- 1. DEFINITIONS Words and terms used herein shall have their usual force and meaning, or as defined in the Code of Ordinances (1995 Edition), City of Round Rock, Texas, hereinafter referred to as "the Code ". 2. PROPERTY II. DEVELOPMENT PLAN This Development Plan (`Plan ") covers approximately 194.345 acres of land, located within the city limits of Round Rock, Texas, and more particularly described in Exhibit "A ". 3. PURPOSE The purpose of this Plan is to insure a Planned Unit Development ( "PUD ") that: (i) is equal to or superior to development that would occur under the standard ordinance requirements, (ii) is in harmony with the General Plan of the city of Round Rock, Texas, (iii) does not have an undue adverse affect upon adjacent property, the character of the neighborhood, traffic conditions, parking, utilities or any other matters affecting the public health, safety and welfare, (iv) is adequately provisioned by essential public facilities and services, and (v) will be developed and maintained so as to not dominate, by scale or massing of structures, the immediate neighboring properties or interfere with their development or use in accordance with any existing zoning district. 4. APPLICABILITY OF CITY ORDINANCES 4.1 Zoning and Subdivision Ordinance. The Property shall be regulated for purposes of zoning and subdivision by this Plan. All aspects not specifically covered by this Plan shall be regulated by applicable sections of the Code. 4.2 Other Ordinances. La Frontera West - PUD No. 39 Agreement and Development Plan Page 4 All other Ordinances within the Code shall apply to the Property, except as clearly modified by this Plan. 5. DEVELOPMENT AREAS The Property will be divided into four (4) separate development areas as shown on Exhibit "D" attached hereto and incorporated herein. The total land area and the combined maximum building area for all buildings located in each development area is shown on Exhibit "E" attached hereto and incorporated herein. -18- 6. PERMITTED USES AND LIMITATIONS The Property will be used and developed in accordance with the requirements as set forth in this Agreement and, if not set forth herein, by applicable sections in the Code. Specific permitted uses of and limitations applicable to the separate development areas are as follows: 6.1 Tract I - Office -Flex Area: The permitted uses and limitations for the Office -Flex Area shown on Exhibit "D" are detailed on Exhibit "F -1" attached hereto and incorporated herein. 6.2 Tract II - Central Green Area: The permitted uses and limitations for the Central Green Area shown on Exhibit "D" are detailed on Exhibit "F- 2"attached hereto and incorporated herein. 6.3 Tract III - Campus Area: The permitted uses and limitations for the Campus Area shown on Exhibit "D" are detailed on Exhibit "F-3" attached hereto and incorporated herein. 6.4. Tract IV - Mixed Use Area: The permitted uses and limitations for the Mixed Use Area shown on Exhibit "D" are detailed on Exhibit "F -4" attached hereto and incorporated herein. 7. SIGNS 7.1 Project Identification Signs: Signs for the purpose of identifying the Property (the "Project Identification Signs") as "La Frontera" (or other development name) may be installed and maintained by Owner on the Property at the locations designated on Exhibit "G" attached hereto and incorporated herein, provided no more than one Project Identification Sign is placed at each location. The Project Identification Signs may be no more than five feet (5) high, four feet (4) deep, and twelve feet (12) wide, unless otherwise approved by the City. The Project Identification Signs may not identify any specific occupants of the Property. The Project Identification Signs must be placed in accordance with the provisions of: (i) the setback and spacing requirements of Table 3.1403 of the Code, and (ii) the corner lot vision clearance requirements of Section 11.304(7) of the Code. No Project Identification Sign may be placed in any street or road right -of -way without a license agreement executed by the City. 7.2 Other Signs: All freestanding signs for the purpose of identifying occupants of the Property will be monument signs installed and maintained in accordance with the Code. Additional signs for the purpose of identifying occupants of the Property may be mounted on (or made a part of) the exterior walls of the building occupied. La Frontera West - PUD No. 39 Agreement and Development Plan Page 5 -19- 8. STORMWATER FILTRATION AND DETENTION. 8.1 Drainage: Plans for drainage facilities will be reviewed and approved by the City for each portion of the Property as each such portion of the Property is subdivided. A conceptual drainage plan is included in the Utility Schematic and Drainage Plan on file in the P &CD Department, a copy of which is attached hereto as Exhibit "II" and incorporated herein. Both the utility schematic and the drainage plan that are a part of Exhibit "H" are conceptual in nature and may be modified in the future. 8.2 Stormwater Facilities: Owner, at Owner's expense will construct all stormwater, sedimentation, filtration and/or detention ponds (the " Stormwater Ponds ") necessary to serve: (i) the public roads on the Property and (ii) the lots or other parcels of the Property. Owner may construct regional Stormwater Ponds serving multiple lots or road segments to fulfill Owner's obligations under this Section 8.2. Owner may delegate Owner's responsibility for construction and maintenance of the Stormwater Ponds to: (i) purchasers of lots or other parcels of the Property, or (ii) a separate entity created for such purpose. 9. ROADWAYS/TRAFFIC Development of the Property will be generally in accordance with the Traffic Impact Analysis attached hereto as Exhibit "I" and incorporated herein. Minor modifications may be made to the roadway plans by agreement between the Director of Public Works and Owner. 9.1 Road Construction: The following conditions concerning roads on the Property must be fidfilled before any building permit will be issued by the City for any lot that is a part of the Property: a. Road construction plans for all roads abutting such lot (collectively, the "Roads ") have been approved by the City (the "Approved Plans "). b. Fiscal security for the construction of the Roads has been posted in accordance with the Code or construction of the Roads has been completed in accordance with the Approved Plans. 9.2 Light Fixtures: In connection with the construction of the roads, street light fixtures will be installed in accordance with the design shown on Exhibit "1" attached hereto and incorporated herein and conforming with the following specifications: a. The light fixture will be black or dark bronze in color and of a horizontal design with sharp cutoff edges. b. The illumination source will be metal halide (or equivalent). c. The light fixture will be mounted on a metal pole. The pole will be the same color as the Tight fixture. La Frontera West - PUD No. 39 Agreement and Development Plan Page 6 -20- 10. PHASED DEVELOPMENT The Owner has the option to develop the Property as a phased development. The Property may be platted into two or more tots to accommodate phasing. 11. RESTRICTIONS The Property will be developed in accordance with any conditions, covenants or restrictions of record with the Williamson County Clerk. M. MISCELLANEOUS PROVISIONS 1. CHANGES TO DEVELOPMENT PLAN 1.1 Minor Changes. B Minor changes to this Agreement or the Development Plan which do not substantially change this Agreement or the Development Plan may be approved administratively, if approved in writing, by the Director of Public Works, the Director of Planning and Community Development, and the City Attorney. 1.2 Major Changes. M changes to this Agreement or the Development Plan must be resubmitted following the same procedure required by the original PUD application. 2. GENERAL PLAN AMENDED The Round Rock General Plan is hereby amended to reflect the provisions of this Agreement and Development Plan. CITY OF OUND ROCK, TEXAS 35/45 INVESTORS, L.P. Charles Culpeppe , Mayor City of Round Rock, Texas Date: e _ a5 , 1993 La Frontera West - PUD No. 39 Agreement and Development Plan Page 7 By: 35/45 Genpar, L.L.C. By William S. ri mg, Manager Date: Att,.d ' / , 199f -21- STATE OF TEXAS COUNTY OF WILLIAMSON EXHIBIT C LIENHOLDER CONSENT That Kouri and Kouri, Ltd., organized and existing under the laws of the state of Texas, acting herein by and through its general partner, being the holder of a lien by way of Deed of Trust recorded in Document No. 9848754, Official Records of Williamson County, Texas on a portion of the Property described in the Agreement and Development Plan of 194.345 Acres of land situated in the City of Round Rock, Williamson County, Texas, does hereby consent to the Agreement and Development Plan and does further hereby join, approve, and consent to all provisions shown herein. THE STATE OF TEXAS COUNTY OF WILLIAMSON La Frontera West - PUD No. 39 Lienholder Consent Page 1 of 1 Kouri and Kouri, Ltd. By: "V773 Tom Kouri, its general partner This instrument was acknowledged before me on the . day of /71 Aite lt. 1999, by Tom Kouri, general partner of Kouri & Kouri, Ltd., a Texas limited partnership, on behalf of said limited partnership. No : Public in and for the state of Texas , L L.n..es r•1 Tito u �vta Name - Typed or Printed My Commission Expires: Alt./ST" 3I 14OJ -22- La Frontera West - PUD No. 39 Development Areas Page 1 of 1 EXHIBIT D DEVELOPMENT AREAS RECORDERS ]biF1f0 sp c or t ti the text on this not for satisfactory recordation. -2 3- Development Area Total Land Area Maximum Building Area Tract I - Office -Flex Area 36.56 acres 398,138 sq. ft. Tract II - Central Green Area 38.91 acres 1,694,920 sq. (1 Tract III - Campus Area 103.50 acres 3,606,768 sq. IL Tract IV - Mixed Use Area 15.37 acres 401,710 sq. ft. La Frontera West - PUD No. 39 Maximum Building Area Page 1 of 1 EXFIIBIT E MAXIMUM BUILDING AREA -24- Permitted Use* Building Height Limitation Building Setbacks from: Landscaping Setbacks from Residential Areas ** Hester's Crossing Residential Areas ** Office 45 feet * * ** 60 feet 100 feet 50 feet Local Commercial (C -2) * ** 45 feet * * ** 60 feet 100 feet 50 feet Business Park **t** 45 feet * * ** 60 feet 100 feet 50 feet The permitted uses and limitations applicable to the Office -Flex Area are as follows: 1. Permitted Uses, Heights and Setbacks. Permitted uses, building height limitations, building setbacks and landscaping setbacks are detailed in the chart below: • 5051 EXHIBIT F -1 PERMITTED USES AND LIMITATIONS APPLICABLE TO THE OFFICE -FLEX AREA Zoning designations noted in parentheses Indicate all uses permissible under the Code for such designation as of the date of this Ordinance. Such uses may include, but are not limited to, other uses also listed in this chart Limitations for any specific C -2 use listed in this chant will control over the general C-2 listing. Containing three rows of vegetative material, 20% of which will be trees with a caliper of no less than 2" in the area adjacent to the following subdivisions: (i) Chisholm Valley West Section Three Amended (ii) Chisholm Valley West Section Four (iii) George Blessing Mobile Home Park Permitted only in locations wholly within the interior of buildings constructed primarily for other permitted uses. Limited to two stories. Uses include, but are.not limited to: office, research & development, technical schools, light manufacturing and assembly conducted wholly within a building, the sale of grads produced or assembled on site and day care services. 2. Prohibited Uses. The following uses are prohibited on the Property: mini- warehouses, flea markets, sexually oriented businesses (as defined in the Code), amusement parks or carnivals, portable building sales except as incidental to other retail sales, recreational vehicle parks, wholesale nurseries, outdoor shooting ranges, pawn shops, heavy equipment sales, kennels (but not prohibiting pet shops and veterinary clinics with overnight facilities), vehicle sales and truck stops. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Office -Flex Area Page 1 -25- 3. Outdoor Sales and Displays. Outdoor sales and displays are permitted in conjunction with the use of a building only in areas designated on the site plan filed with the City for such building. Outdoor sales and displays are further limited to outdoor cafes and outdoor dining areas (including outdoor seating for a food court) that: (1) are located and operated as an integral part of the principal use, and (ii) do not comprise a separate business use or a separate business activity. Parking requirements contained in the Code will apply to all outdoor cafes and dining areas in the same manner that such requirements apply to enclosed buildings. 4. Prohibited Building Materials. The following materials are prohibited on the exterior walls of all buildings and structures (this section does not apply to roofs): Sheet, corrugated, and unfinished Aluminum Asbestos Galvanized Steel Mirrored Glass (reflectivity of 20% or more) 5. Sidewalks. All sidewalks will be located within the sidewalk zone as shown in the Traffic Impact Analysis attached hereto as Exhibit "L" and incorporated herein. One of the following is required along all public roads: a. Standard Sidewalks: Sidewalks at least 5 feet wide on both sides of the road as detailed on Exhibit "J" attached hereto and incorporated herein. b. Wide Sidewalk: A sidewalk at least 8 feet wide on one side of the road as detailed on Exhibit "J". 6. Service and Loading Areas. a. Screening Required: No dock high loading area is permitted unless such area is visually screened from public view. b. Delivery Vehicles: All delivery and utility vehicles stored on -site must be inside a closed building or within a screened portion of the site. c. Service Areas: Service areas will be screened from adjacent tracts, all public rights - of -way, and views from above. Methods of screening include walled entrances, evergreen landscaping, and depressed service areas. Screening walls must be constructed of the same materials as the main building. (refer to figure 1) La Frontera West - PUD No. 39 Permitted Uses and Limitations - Office -Flex Area Page 2 -26- ENCLOSED SERVICE AREA La Frontera West - PUD No. 39 Permitted Uses and Limitations - Office -Flex Area Page 3 figure 1 figure 2 SCREENED TRANSFORMER AREA d. Loading Areas: All loading and service areas must be clearly signed. Loading spaces must be clearly denoted on the pavement and designed so as to not prohibit on -site vehicular circulation when occupied. Loading spaces will be located directly in front of a loading door. Loading areas must be designed to accommodate backing and maneuvering on -site, not from a public street. Regardless of orientation, loading doors may not be located closer than fifty feet (50') from a public or private right -of- way. e. Trash Storage: Refuse storage enclosures are required for all buildings. Enclosures must be of sufficient height to screen all refuse containers completely and must be provided with gates, so as to provide screening of views from adjacent lots and public rights -of -way. All enclosures must be constructed of permanent materials (concrete, masonry, wood, steel, etc.) which are compatible with the building it serves. Refuse storage areas must be designed to contain all refuse generated on -site between collections. (refer to figure 2) ECREEM TRASH AREA FROM MID.RISE VIEWS SERVICE CDURT SCTR SUILGIMS IDIATERIALS -27- f. Street Level Mechanical Equipment: All ground - mounted service equipment (e.g., air conditioners, transformers, trash collection equipment) related to each building will be consolidated in an enclosed service area. Landscaping will be used to soften the visual appearance of the walls enclosing the service area. Service areas must be paved, curbed, and internally drained. Roof Mounted Mechanical Equipment: All roof mounted mechanical elements must be screened from view from the public right -of -way. Screening must be compatible with the building design. If roof decks with mechanical units are visible from any level of adjacent buildings, the mechanical units must be screened and painted to match the finished roof material. g• 7. Exterior Lighting. a. Minimal Spillover: All lighting must be installed to minimize light spillover onto adjacent properties. b. Parking Lot Fixtures: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck -like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on Exhibit "K ". The fixture will be made of spun aluminum or similar quality material with sidewalls free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles 40 feet high. (refer to figure 3) c. Open Space, Walkway and Passenger Drop Off Areas: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck -like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on Exhibit "K". The fixture will be made of spun aluminum or similar quality material with sidewalls free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles between 10 and 15 feet high. (refer to figure 3) La Frontera West - PUD No. 39 Permitted Uses and Limitations - Office -Flex Area Page 4 -28- WALKWAY LIGHTING A PARKING i ROADWAY LIGHTING 8. Landscaping. a. Existing Trees: Existing large mature trees will be retained in accordance with the Code. b. Tree Protection: All existing trees of six (6) inch caliper or greater must be indicated on the proposed site plans. The proposed site plans will indicate trees to remain and those to be removed. All trees within an approved building site which are required to be preserved in accordance with the Code must be flagged and encircled with protective fencing. The fencing must extend beyond the full spread on the tree's branches to reasonably ensure successful protection. Existing trees in parking areas will be saved in groups and as specimens whenever practicable. c. Open Space All areas not containing buildings, structures, parking lots, sidewalks, fountains, site furniture or other improvements, including, but not limited to, front, side and rear building set back areas, and all areas between the curb line and the property line, must be planted, landscaped, and maintained in good condition. The landscape planting design must provide for easy maintenance. Utility easements will be landscaped consistent with other landscape areas where allowed by the respective utility company. d. Rights of Way: Areas within the road right -of -way may be landscaped only in accordance with a license agreement with the City. e. Grass: All landscaped areas not in groundcover or shrub beds will be planted in grasses, preferable sod. Overseeding in fall with cool season native grasses is allowed. The use of edging material to separate all grass areas from shrub and groundcover areas is required. The edging material will be concrete, steel, brick or La Frontera West - PUD No. 39 Permitted Uses and Limitations - Office-Flex Area Page 5 figure 3 -29- stone. No plastic edging is allowed. Use of narrow paving "mowstrips" are allowed around building foundations for easy maintenance. f. Irrigation: An underground, automatic irrigation system must be installed in all landscaped areas. Sprinkler heads must be located to effectively water the landscaped areas with minimal spray onto roadways, parking areas and walkways. Screening of Parking. Parking areas must be screened visually from all roadways in accordance with the Code. Screening may be accomplished with landscaping or buildings. Berms may not exceed a 3:1 pitch. Shrubbery must be maintained to a minimum height of 3 feet. (refer to figure 4) g. .1. PARKING SHALL BE SCREENED FROM ROADWAYS STREET La Frontera West - PUD No. 39 Permitted Uses and Limitations - Office -Flex Area Page 6 LANDSCAPE EASEMENT PARKING AREA figure 4 h. Parking Areas: In all vehicular use areas and parking areas, a minimum of 90 square feet for each 12 parking spaces must be devoted to landscaped strips, islands, peninsulas, medians, or other landscaped areas (the "Minimum Parking Area Landscaping Requirement "). As partial fulfillment of the Minimum Parking Area Landscaping Requirement, any parking area containing five or more parking rows of double vehicle depth will include a landscaped strip no less than ten feet (10 ") wide at least every fourth parking row of double vehicle depth. The landscaped strip will be installed with trees planted no less than every 60 linear feet. i Road Medians: At least twenty percent (20%) of the median of Hesters Crossing will be landscaped with shrubbery and trees. Fencing: Fencing will be extended from east to west between the Office-Flex Area and the adjoining residential areas (to the north) as Hesters Crossing is constructed from east to west. The fencing will be installed in accordance with the Code with metal fence posts set in concrete footings. 9. Utility Lines. All utility service lines must be underground to connection points provided by the utility service provider. All transformers must be screened. -30- Permitted Use* Building Height Limitation Build ng Setbacks from: Maximum Residential Units Hester's Crossing La Frontera Boulevard Knurl Avenue South side of Sundance Parkway Other Roads Office*** 144 feet 60 feet 8 feet 8 feet 8 feet 25 feet n/a Hotel * * ** 144 feet 60 feet S feet 8 feet 8 feet 25 feet n/a Restaurant * * * ** 45 feet ** 60 feet 8 feet 8 feet 8 feet 25 feet n/a General Commercial (C-1) 45 feet ** 60 feet 8 feet 8 feet 8 feet 25 feet n/a Business Park * * ** ** 60 feet 60 feet 8 feet 8 feet 8 feet 25 feet n/a Multifamily (MF)* *** * ** 60 feet 60 feet 8 feet 8 feet 8 feet 25 feet 35 per acre La Frontera West - PUD No 39 Permitted Uses and Limitations - Central Green Area Page 1 EXHIBIT F -2 PERMITTED USES AND LIMLTATIONS APPLICABLE TO THE CENTRAL GREEN AREA The permitted uses and limitations applicable to the Central Green Area are as follows: 1. Permitted Uses, Heights and Setbacks. Permitted uses, building height limitations, building setbacks and landscaping setbacks are detailed in the chart below: Zoning designations noted in parentheses indicate all uses permissible under the Code for such designation as of the date of this Ordinance. Such uses may include, but are not limited to, other uses also listed in this chart Limitations for any specific C -1 or MF use listed in this chart will control over the general C -1 or MF listing. ** Decorative architectural features may exceed the stated height limitation by 15 feet * ** Including the following associated uses: Restaurant (including bar and liquor sales), Research & Development, and General Commercial (C-1). * * ** Including the following associated uses: Restaurant (including bar and liquor sales) and General Commercial (C -1). * * * ** Including bar and liquor sales. * * ** ** Uses include, but are not limited to: office, office/vrarehouse, research & development, technical schools, light manufacturing and assembly conducted wholly within a building, the sale of goods produced or assembled on site and day care services. * * * * *** Total residential units in the combined portions of the Property allowing multifamily units (Central Green Area, Campus Area and Mixed Use Area) may not exceed 900 units. Multifamily units are not permitted north of Sundance Parkway. -31- 2. Prohibited Uses. The following uses are prohibited on the Property: mini- warehouses, flea markets, sexually oriented businesses (as defined in the Code), amusement parks or carnivals, portable building sales except as incidental to other retail sales, recreational vehicle parks, wholesale nurseries, outdoor shooting ranges, pawn shops, heavy equipment sales, kennels (but not prohibiting pet shops and veterinary clinics with overnight facilities), vehicle sales and truck stops. 3. The Green. No buildings or parking lots may be constructed in the portion of the Central Green Area shown as "The Green" on Exhibit "D". 4. Outdoor Sales and Displays. Outdoor sales and displays are permitted in conjunction with the use of a building only in areas designated on the site plan filed with the City for such building. Outdoor sales and displays are further limited to outdoor cafes and outdoor dining areas (Including outdoor seating for a food court) that: (i) are located and operated as an integral part of the principal use, and (ii) do not comprise a separate business use or a separate business activity. Parking requirements contained in the Code will apply to all outdoor cafes and dining areas in the same manner that such requirements apply to enclosed buildings. 5. Prohibited Building Materials. The following materials are prohibited on the exterior walls of all buildings and structures (this section does not apply to roofs): Sheet, corrugated, and unfinished Aluminum Asbestos Galvanized Steel Mirrored Glass (reflectivity of 20% or more) 6. Sidewalks. All sidewalks will be located within the sidewalk zone as shown in the Traffic Impact Analysis attached hereto as Exhibit "L" and incorporated herein. One of the following is required along all public roads (except Farm to Market Road 1325): a. Standard Sidewalks: Sidewalks at least 5 feet wide on both sides of the road as detailed on Exhibit "J" attached hereto and incorporated herein. b. Wide Sidewalk: A sidewalk at least 8 feet wide on one side of the road as detailed on Exhibit "J". La Frontera West - PUD No. 39 Permitted Uses and Limitations - Central Green Area Page 2 -32- 7. Service and Loading Areas. a. Screening Required: No dock high loading area is permitted unless such area is visually screened from public view. b. Delivery Vehicles: All delivery and utility vehicles stored on -site must be inside a closed building or within a screened portion of the site. c. Service Areas: Service areas will be screened from adjacent tracts, all public rights - of -way, and views from above. Methods of screening include walled entrances, evergreen landscaping, and depressed service areas. Screening walls must be constructed of the same materials as the main building. (refer to figure 1). ENCLOSED SERVICE AREA La Frontera West - PUD No. 39 Permitted Uses and Limitations - Central Green Area Page 3 figure 1 SCREENED TRANSFORMER AREA r d. Loading Areas: All loading and service areas must be clearly signed. Loading spaces must be clearly denoted on the pavement and designed so as to not prohibit on -site vehicular circulation when occupied. Loading spaces will be located directly in front of a loading door. Loading areas must be designed to accommodate backing and maneuvering on -site, not from a public street. Regardless of orientation, loading doors may not be located closer than fifty feet (50') from a public or private right -of- way. e. Trash Storage: Refuse storage enclosures are required for all buildings. Enclosures must be of sufficient height to screen all refuse containers completely and must be provided with gates, so as to provide screening of views from adjacent lots and public rights -of -way. All enclosures must be constucted of permanent materials (concrete, masonry, wood, steel, etc.) which are compatible with the building it serves. Refuse storage areas must be designed to contain all refuse generated on -site between collections. (refer to figure 2) -33- g. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Central Green Area Page 4 figure 2 ACHEER TRASH AREA FROM RIR•RISE VIEWS SERVICE COURT WITH DUMDUM MATERIALS f. Street Level Mechanical Equipment All ground - mounted service equipment (e.g., air conditioners, transformers, trash collection equipment) related to each building will be consolidated in an enclosed service area. Landscaping will be used to soften the visual appearance of the walls enclosing the service area. Service areas must be paved, curbed, and internally drained. Roof Mounted Mechanical Equipment: All roof mounted mechanical elements must be screened from view from the public right -of -way. Screening must be compatible with the building design. If roof decks with mechanical units are visible from any level of adjacent buildings, the mechanical units must be screened and painted to match the finished roof material. 8. Exterior Lighting. a. Minimal Spillover: All lighting must be installed to minimize light spillover onto adjacent properties. b. Parking Lot Fixtures: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck-like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on Exhibit "K". The fixture will be made of spun aluminum or similar quality material with sidewalls free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles 40 feet high. (refer to figure 3) c. Open Space, Walkway and Passenger Drop Off Areas: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck -like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on -34 Exhibit "K". The fixture will be made of spun aluminum or similar quality material with sidewaks free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles between 10 and 15 feet high. (refer to figure 3) WALKWAY LIGHTING w.iw 1� PARKING & ROADWAY LIGHTING La Frontera West - PUD No. 39 Permitted Uses and Limitations - Central Green Area Page 5 figure 3 9. Landscaping. a. Existing Trees: Existing large mature trees will be retained in accordance with the Code. b. Tree Protection: All existing trees of six (6) inch caliper or greater must be indicated on the proposed site plans. The proposed site plans will indicate trees to remain and those to be removed. All trees within an approved building site which are required to be preserved in accordance with the Code must be flagged and encircled with protective fencing. The fencing must extend beyond the full spread on the tree's branches to reasonably ensure successful protection. Existing trees in parking areas will be saved in groups and as specimens whenever practicable. c. Open Space: All areas not containing buildings, structures, parking lots, sidewalks, fountains, site furniture or other improvements, including, but not limited to, front, side and rear building set back areas, and all areas between the curb line and the property line, must be planted, landscaped, and maintained in good condition. The landscape planting design must provide for easy maintenance. Utility easements will be landscaped consistent with other landscape areas where allowed by the respective utility company. d. Rights of Way: Areas within the road right -of -way may be landscaped only in accordance with a license agreement with the City. -35- e. Grass: All landscaped areas not in groundcover or shrub beds will be planted in grasses, preferable sod. Overseeding in fall with cool season native grasses is allowed. The use of edging material to separate all grass areas from shrub and groundcover areas is required. The edging material will be concrete, steel, brick or stone. No plastic edging is allowed. Use of narrow paving "mowstrips" are allowed around building foundations for easy maintenance. f. Irrigation: An underground, automatic irrigation system must be installed in all landscaped areas. Sprinkler heads must be located to effectively water the landscaped areas with minimal spray onto roadways, parking areas and walkways. Screening of Parking: Parking areas must be screened visually from all roadways in accordance with the Code. Screening may be accomplished with landscaping or buildings. Berms may not exceed a 3:1 pitch. Shrubbery must be maintained to a minimum height of 3 feet. (refer to figure 4) g. PARKING SHALL BE SCREENED FROG ROADWAYS STREET h. Parking Areas: In all vehicular use areas and parking areas, a minimum of 90 square feet for each 12 parking spaces must be devoted to landscaped strips, islands, peninsulas, medians, or other landscaped areas (the "lvfinimum Parking Area Landscaping Requirement "). As partial fulfillment of the Minimum Parking Area Landscaping Requirement, any parking area containing five or more parking rows of double vehicle depth will include a landscaped strip no less than ten feet (10 ") wide at least every fourth parking row of double vehicle depth. The landscaped strip will be installed with trees planted no less than every 60 linear feet. Road Medians: At least twenty percent (20%) of the medians of the Hesters Crossing and La Frontera Boulevard will be landscaped with shrubbery and trees. 10. Utility Lines. All utility service lines must be underground to connection points provided by the utility service provider. All transformers must be screened. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Central Green Area Page 6 LANDSCAPE EASEMENT PARKING AREA figure 4 -36- 11. Building Orientation. Buildings constructed on lots abutting Sundance Parkway must be oriented so that the primary architectural facade of the building faces the area indicated as "The Green" on Exhibit "D ". La Frontera West - PUD No. 39 Permitted Uses and Limitations - Central Green Area Page 7 -37- Permitted Use* Building Height Limitation Building Setbacks from: Maximum Residential Units Hester's Crossing La Frontera Boulevard Sundance Parkway Northline Boulevard Other Roads Office*** 144 feet 60 feet 8 feet 25 feet 25 feet 25 feet n/a Hotel * * ** 144 feet 60 feet 8 feet 25 feet 25 feet 25 feet n/a Restaurant * * * ** 45 feet** 60 feet 8 feet 25 feet 25 feet 25 feet n/a General Commercial (C -1) 45 feet ** 60 feet 8 feet 25 feet 25 feet 25 feet n/a Business Park ■ ** * ** 60 feet 60 feet 8 feet 25 feet 25 feet 25 feet n/a multifamily (Mb) * * * * *** 60 feet 60 feet 8 feet 25 feet 25 feet 25 feet 35 per acre EXHIBIT F -3 PERMTITED USES AND LIMITATIONS APPLICABLE TO THE CAMPUS AREA The permitted uses and limitations applicable to the Campus Area are as follows: 1. Permitted Uses, Heights and Setbacks. Permitted uses, building height limitations, building setbacks and landscaping setbacks are detailed in the chart below: ** * ** Zoning designations noted in parentheses indicate all uses permissible under the Code for such designation as of the date of this Ordinance. Such uses may include, but are not limited to, other uses also listed in this chart. Limitations for any specific C-1 or MF use listed in this chart will control over the general C -1 or MF listing. Decorative architectural features may exceed the stated height limitation by 15 feet. Including the following associated uses: Restaurant (including bar and liquor sales), Research & Development, and General Commercial (C -1). Including the following associated uses: Restaurant (including bar and liquor sales) and General Commercial (C -1). Including bar and liquor sales. Uses include, but are not limited to: office, office/warehouse, research & development, technical schools, light manufacturing and assembly conducted wholly within a building, the sale of goods produced or assembled on site and day care services. Total residential units in the combined portions of the Property allowing multifamily units (Central Green Area, Campus Area and Mixed use Area) may not exceed 900 units. Multifamily units are not permitted north of Sundance Parkway. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Campus Area Page 1 -38- 2. Prohibited Uses. The following uses are prohibited on the Property: mini- warehouses, flea markets, sexually oriented businesses (as defined in the Code), amusement parks or carnivals, portable building sales except as incidental to other retail sales, recreational vehicle parks, wholesale nurseries, outdoor shooting ranges, pawn shops, heavy equipment sales, kennels (but not prohibiting pet shops and veterinary clinics with overnight facilities), vehicle sales and truck stops. 3. Outdoor Sales and Displays. Outdoor sales and displays are permitted in conjunction with the use of a building only in areas designated on the site plan filed with the City for such building. Outdoor sales and displays are further limited to outdoor cafes and outdoor dining areas (including outdoor seating for a food court) that: (i) are located and operated as an integral part of the principal use, and (ii) do not comprise a separate business use or a separate business activity. Parlcing requirements contained in the Code will apply to all outdoor cafes and dining areas in the same manner that such requirements apply to enclosed buildings. 4. Prohibited Building Materials. The following materials are prohibited on the exterior walls of all buildings and structures (this section does not apply to roofs): Sheet, corrugated, and unfinished Aiuminum Asbestos Galvanized Steel Mirrored Glass (reflectivity of 20% or more) 5. Sidewalks. All sidewalks will be located within the sidewalk zone as shown in the Traffic Impact Analysis attached hereto as Exhibit "L" and incorporated herein. One of the following is required along all public roads: a. Standard Sidewalks: Sidewalks at least 5 feet wide on both sides of the road as detailed on Exhibit "J" attached hereto and incorporated herein. b. Wide Sidewalk: A sidewalk at least 8 feet wide on one side of the road as detailed on Exhibit "J". 6. Service and Loading Areas. a. Screening Required: No dock high loading area is permitted unless such area is visually screened from public view. b. Delivery Vehicles: All delivery and utility vehicles stored on -site must be inside a closed building or within a screened portion of the site. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Campus Area Page 2 -39- c. Service Areas: Service areas will be screened from adjacent tracts, all public rights - of -way, and views from above. Methods of screening include walled entrances, evergreen landscaping, and depressed service areas. Screening walls must be constructed of the same materials as the main building. (refer to figure 1) ENCLOSED SERVICE AREA La Frontera West - PUD No. 39 Permitted Uses and Limitations - Campus Area Page 3 figure 1 SCREENED TRANSFORMER AREA d. Loading Areas: All loading and service areas must be clearly signed. Loading spaces must be clearly denoted on the pavement and designed so as to not prohibit on -site vehicular circulation when occupied. Loading spaces will be located directly in front of a loading door. Loading areas must be designed to accommodate backing and maneuvering on -site, not from a public street. Regardless of orientation, loading doors may not be located closer than fifty feet (50') from a public or private right -of- way. e. Trash Storage: Refuse storage enclosures are required for all buildings. Enclosures must be of sufficient height to screen all refuse containers completely and must be provided with gates, so as to provide screening of views from adjacent lots and public rights -of -way. All enclosures must be constructed of permanent materials (concrete, masonry, wood, steel, etc.) which are compatible with the building it serves. Refuse storage areas must be designed to contain all refuse generated on -site between collections. (refer to figure 2) -40- f. Street Level Mechanical Equipment: All ground - mounted service equipment (e.g., air conditioners, transformers, trash collection equipment) related to each building will be consolidated in an enclosed service area. Landscaping will be used to soften the visual appearance of the walls enclosing the service area. Service areas must be paved, curbed, and internally drained. Roof Mounted Mechanical Equipment: All roof mounted mechanical elements must be screened from view from the public right -of -way. Screening must be compatible with the building design. If roof decks with mechanical units are visible from any level of adjacent buildings, the mechanical units must be screened and painted to match the finished roof material. g. 7. Exterior Lighting. a. Minimal Spillover: All lighting must be installed to minimize light spillover onto adjacent properties. b. Parking Lot Fixtures: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck-like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on Exhibit "K". The fixture will be made of spun aluminum or similar quality material with sidewalls free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles 40 feet high. (refer to figure 3) c. Open Space, Walkway and Passenger Drop Off Areas: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck -like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on La Frootera West - PUD No. 39 Permitted Uses and Limitations - Campus Area Page 4 figure 2 SCREEN TRASH AREA FROM YID -VISE VIEWS SERVICE COURT WITH BUILDING MATERIALS -41- Exhibit "K". The fixture will be made of spun aluminum or similar quality material with sidewalks free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles between 10 and 15 feet high. (refer to figure 3) PARKING A ROADWAY LIGHTING S. Landscaping. a. Existing Trees: Existing large mature trees will be retained in accordance with the Code. b. Tree Protection: All existing trees of six (6) inch caliper or greater must be indicated on the proposed site plans. The proposed site plans will indicate trees to remain and those to be removed. All trees within an approved building site which are required to be preserved in accordance with the Code must be flagged and encircled with protective fencing. The fencing must extend beyond the full spread on the tree's branches to reasonably ensure successful protection. Existing trees in parking areas will be saved in groups and as specimens whenever practicable. c. Open Space: All areas not containing buildings, structures, parking lots, sidewalks, fountains, site furniture or other improvements, including, but not limited to, front, side and rear building set back areas, and all areas between the curb line and the property line, must be planted, landscaped, and maintained in good condition. The landscape planting design must provide for easy maintenance. Utility easements will be landscaped consistent with other landscape areas where allowed by the respective utility company. d. Rights of Way: Areas within the road right -of -way may be landscaped only in accordance with a license agreement with the City. La Prontera West - PUD No. 39 Permitted Uses and Limitations - Campus Area Page 5 figure 3 -42- e. Grass: All landscaped areas not in groundcover or shrub beds will be planted in grasses, preferable sod. Overseeding in fall with cool season native grasses is allowed. The use of edging material to separate all grass areas from shrub and groundcover areas is required. The edging material will be concrete, steel, brick or stone. No plastic edging is allowed. Use of narrow paving "mowstrips" are allowed around building foundations for easy maintenance. f. Irrigation: An underground, automatic irrigation system must be installed in all landscaped areas. Sprinkler heads must be located to effectively water the landscaped areas with minimal spray onto roadways, parking areas and walkways. Screening of Parking: Parking areas must be screened visually from all roadways in accordance with the Code. Screening may be accomplished with landscaping or buildings. Berms may not exceed a 3:1 pitch. Shrubbery must be maintained to a minimum height of 3 feet. (refer to figure 4) g• PARKING SMALL BE SCREENED FROM ROADWAYS STREET h. Parking Areas: In all vehicular use areas and parking areas, a minimum of 90 square feet for each 12 parking spaces must be devoted to landscaped strips, islands, peninsulas, medians, or other landscaped areas (the "Minimum Parking Area Landscaping Requirement "). As partial fulfillment of the Minimum Parking Area Landscaping Requirement, any parking area containing five or more parking rows of double vehicle depth will include a landscaped strip no less than ten feet (10 ") wide at least every fourth parking row of double vehicle depth. The landscaped strip will be installed with trees planted no less than every 60 linear feet. L Road Medians: At least twenty percent (20%) of the medians of the Hesters Crossing and La Frontera Boulevard will be landscaped with shrubbery and trees. 10. Utility Lines. All utility service lines must be underground to connection points provided by the utility service provider. All transformers must be screened. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Campus Area Page 6 LANDSCAPE EASEMENT PARKING AREA figure 4 -43- Permitted Use* Building Heig Limitation Building Setbacks from: Maximum Residential Units Northline Boulevard La Frontera Boulevard Other Roads General Commercial (C-I) 60 feet 25 feet 10 feet 25 feet n/a Shopping Center 60 feet 25 feet 10 feet 25 feet n/a Office** 120 feet 25 feet 10 feet 25 feet n/a Hotel * ** 120 feet 25 feet 10 feet 25 feet n/a Restaurant**** 60 feet 25 feet 10 feet 25 feet n/a Business Park * * * ** 60 feet 25 feet 10 feet 25 feet n/a Multifamily (1 )** ** ** 60 feet 25 feet 10 feet 25 feet 35 per acre EXHIBIT F-4 PERMITTED USES AND LIMITATIONS APPLICABLE TO THE MIXED USE AREA The permitted uses and limitations applicable to the Mixed Use Area are as follows: 1. Permitted Uses, Heights and Setbacks. Permitted uses, building height limitations, building setbacks and landscaping setbacks are detailed in the chart below: * Zoning designations noted in parentheses indicate all uses permissible under the Code for such designation as of the date of this Ordinance. Such uses may include, but are not limited to, other uses also listed in this chart. Limitations for any specific C -1 or MF use listed in this chart will control over the general C -1 or MF listing. ** Including the following associated uses: Restaurant (Including bar and liquor sales), Research & Development, and General Commercial (C -1). *** Including the following associated uses: Restaurant (including bar and liquor sales) and General Commercial (C -1). * * ** Including bar and liquor sales. Uses include, but are not limited to: office, office/warehouse, research & development, technical schools, light manufacturing and assembly conducted wholly within a building, the sale of goods produced or assembled on site and day care services. * * * * ** Total residential units in the combined portions of the Property allowing multifamily units (Central Green Area, Campus Area and Mixed use Area) may not exceed 900 units. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Mixed Use Area Page 1 2. Prohibited Uses. The following uses are prohibited on the Property: mini- warehouses, flea markets, sexually oriented businesses (as defined in the Code), amusement parks or carnivals, portable building sales except as incidental to other retail sales, recreational vehicle parks, wholesale nurseries, outdoor shooting ranges, pawn shops, heavy equipment sales, kennels (but not prohibiting pet shops and veterinary clinics with overnight facilities), vehicle sales and truck stops. 3. Outdoor Sales and Displays. Outdoor sales and displays are permitted in conjunction with the use of a building only in areas designated on the site plan filed with the City for such building. Outdoor sales and displays are further limited to the following areas: a. Sidewalks: on sidewalks adjacent to buildings, but limited to an area of no more than thirty percent (30%) of the sidewalk area that is located within twenty feet (20') from the building. In no event may the sidewalk sale and display area exceed five percent (5 %) of the interior floor area of the adjoining building. b. Dining: any outdoor cafd or outdoor dining area (including outdoor seating for a food court) that: (i) is located and operated as an integral part of the principal use, and (ii) does not comprise a separate business use or a separate business activity. Parking requirements contained in the Code will apply to all outdoor cafes and dining areas in the same manner that such requirements apply to enclosed buildings. 4. Buildings. a. Prohibited Materials: The following materials are prohibited on the exterior walls of all buildings and structures (this section does not apply to roofs): Sheet, corrugated, and unfinished Aluminum Asbestos Galvanized Steel Mirrored Glass (reflectivity of 20% or more) b. Building Elevations and Rooflines: To avoid the design of a continuous, unbroken wall facade and a continuous roofline (big box design), structures over 200 feet in length must be designed so as to stagger the front facades and rooflines to break up the visual expanse of the structures. 5. Sidewalks. All sidewalks will be located within the sidewalk zone as shown in the Traffic Impact Analysis attached hereto as Exhibit "L" and incorporated herein. One of the following is required along all public roads (except Farm to Market Road 1325): La Frontera West - PUD No. 39 Permitted Uses and Limitations - Mixed Use Area Page 2 -45- a. Standard Sidewalks: Sidewallcs at least 5 feet wide on both sides of the road as detailed on Exhibit "J" attached hereto and incorporated herein. b. Wide Sidewalk: A sidewalk at least 8 feet wide on one side of the road as detailed on Exhibit "J". 6. Service and Loading Areas. a. Screening Required: No dock high loading area is permitted unless such area is visually screened from public view. b. Delivery Vehicles: All delivery and utility vehicles stored on -site must be inside a closed building or within a screened portion of the site. G Service Areas: Service areas will be screened from adjacent tracts, all public rights - of -way, and views from above. Methods of screening include walled entrances, evergreen landscaping, and depressed service areas. Screening walls must be constructed of the same materials as the main building. (refer to figure 1) d. Loading Areas: All loading and service areas must be clearly signed. Loading spaces must be clearly denoted on the pavement and designed so as to not prohibit on -site vehicular circulation when occupied. Loading spaces will be located directly in front of a loading door. Loading areas must be designed to accommodate backing and maneuvering on -site, not from a public street. Regardless of orientation, loading doors may not be located closer than fifty feet (50') from a public or private right -of- way. e. Trash Storage: Refuse storage enclosures are required for all buildings. Enclosures must be of sufficient height to screen all refuse containers completely and must be provided with gates, so as to provide screening of views from adjacent Tots and public rights -of -way. All enclosures must be constructed of permanent materials (concrete, masonry, wood, steel, etc.) which are compatible with the building it serves. Refuse La Frontera West - PUD No. 39 Permitted Uses and Limitations - Mixed Use Area Page 3 figure 1 SCREENED TRANSFORMER AREA -46- storage areas must be designed to contain all refuse generated on -site between collections. (refer to figure 2) La Frontera West - PUD No. 39 Permitted Uses and Limitations - Mixed Use Area Page 4 figure 2 SCREEN TRASH AREA FROM 1110.111111 VIEWS SERVICE CDURI r1TR SULLO MO UATaALI f. Street Level Mechanical Equipment: All ground - mounted service equipment (e.g., air conditioners, transformers, trash collection equipment) related to each building will be consolidated in an enclosed service area. Landscaping will be used to soften the visual appearance of the walls enclosing the service area. Service areas must be paved, curbed, and internally drained. g ▪ Roof Mounted Mechanical Equipment: All roof mounted mechanical elements must be screened from view from the public right -of -way. Screening must be compatible with the building design. If roof decks with mechanical units are visible from any level of adjacent buildings, the mechanical units must be screened and painted to match the finished roof material. 7. Exterior Lighting. a. Minimal Spillover: All lighting must be installed to minimize light spillover onto adjacent properties. b. Parking Lot Fixtures: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck -like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on Exhibit "K ". The fixture will be made of spun aluminum or similar quality material with sidewalls free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles 40 feet high. (refer to figure 3) -47- c. Open Space, Walkway and Passenger Drop Off Areas: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck -like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on Exhibit "K". The fixture will be made of spun aluminum or similar quality material with sidewalls free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles between 10 and 15 feet high. (refer to figure 3) WALKWAY LIGHTING 1� PARKING & ROADWAY LIGHTING figure 3 8. Landscaping. a. Existing Trees: Existing large mature trees will be retained in accordance with the Code. b. Tree Protection: All existing trees of six (6) inch caliper or greater must be indicated on the proposed site plans. The proposed site plans will indicate trees to remain and those to be removed. All trees within an approved building site which are required to be preserved in accordance with the Code must be flagged and encircled with protective fencing. The fencing must extend beyond the full spread on the tree's branches to reasonably ensure successful protection. Existing trees in parking areas will be saved in groups and as specimens whenever practicable. c. Open Space: All areas not containing buildings, structures, parking lots, sidewalks, fountains, site furniture or other improvements, including, but not limited to, front, side and rear building set back areas, and all areas between the curb line and the property line, must be planted, landscaped, and maintained in good condition. The landscape planting design must provide for easy maintenance. Utility easements will La Frontera West - PUD No. 39 Permitted Uses and Limitations - Mixed Use Area Page 5 -48- be landscaped consistent with other landscape areas where allowed by the respective utility company. d. Rights of Way: Areas within the road right -of -way may be landscaped only in accordance with a license agreement with the City. e. Grass: All landscaped areas not in groundcover or shrub beds will be planted in grasses, preferable sod. Overseeding in fall with cool season native grasses is allowed. The use of edging material to separate all grass areas from shrub and groundcover areas is required. The edging material will be concrete, steel, brick or stone. No plastic edging is allowed. Use of narrow paving "mowstrips" are allowed around building foundations for easy maintenance. f. Irrigation: areas. Sprinkler An underground, irrigation �� water the landscaped landscainld areas with minimal spray onto roadways, parking areas and walkways. Screening of Parking: Parking areas must be screened visually from all roadways in accordance with the Code. Screening may be accomplished with landscaping or buildings. Berms may not exceed a 3:1 pitch. Shrubbery must be maintained to a minimum height of 3 feet. (refer to figure 4) g. PARKING SHALL BE SCREENED FROM ROADWAYS STREET La Frontera West - PUD No. 39 Permitted Uses and Limitations - Mixed Use Area Page 6 LANDSCAPE EASEMENT PARKING AREA figure 4 h. Parking Areas: In all vehicular use areas and parldng areas, a minimum of 90 square feet for each 12 parking spaces must be devoted to landscaped strips, islands, peninsulas, medians, or other landscaped areas (the "Minimum Parking Area Landscaping Requirement "). As partial fulfillment of the Minimum Parking Area Landscaping Requirement, any parking area containing five or more parking rows of double vehicle depth will include a landscaped strip no less than ten feet (10 ") wide at least every fourth parking row of double vehicle depth. The landscaped strip will be installed with trees planted no less than every 60 linear feet. -49- 9. Utility Lines. All utility service lines must be underground to connection points provided by the utility service provider. All transformers must be screened. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Mixed Use Area Page 7 -50- PROJECT IDENTIFICATION SIGN LOCATIONS La Frontera West - PUD No. 39 Project Identification Sign Locations Page 1 of 1 EXHIBIT G • -51- RECORDERS MEMORANDUM All or parts of the text on this page was not clearly legible for satisfactory recordation. La Frontera West - PUD No. 39 Utility Schematic and Drainage Plan Page 1 of 1 EXHIBIT H UTILITY SCHEMATIC AND DRAINAGE PLAN -52- ITEM OTY I DESCRIPTION TSNRtEF aj MU 1 1 1 POLE. SWAM S3ROGRt, WEB, PANTED MAK IflOOQE N40100 BASE 213-110 SlP5151060 SCOW 2 1 1 1M40INNE LAS 650D1 213403 LR 100 9 1 1 EOURDA710N 213-330 10125 260 4 1 1 CONDUCTOR "! POLEI 20420 — 400 5 1 I POLE 050UI10 20.400 0101.610 01 F00103106 CU1 6 1 20.119 20-120 233-423 1 1 UihG 1 0010wA1' No L9•60010A1110M9n WNW 1M03101101Mn Wig OR MOLE 11..44 -6 11ATTASE POLE wow MW - a90u11E MI. 0110.41.L 1 WOK SCOW PALM UMW HE 170 100 106 b' 35 — 260 no 3a' 30' — 400 403 m AG — 1000 1000 40' 40 ' 213 - 530 10 -05 La Frontera West - PUD No. 39 Roadway Light Fixtures Page 1 of 1 EXHIBIT I ROADWAY LIGHT FIXTURES STREET LIGHT LUMINAIRE RECTANGULAR - UNDERGROUND SQUARE STEEL POLE - ANCHOR BASE APPROVED BY TUEI FCTRIC RECORDERS MEMORANDUM All or parts of the text on this page was not clearly legible for satisfactory recordation. 213 - 530 -53- La Frontera West - PUD No. 39 Sidewalk Locations Page 1 of 2 EXHIBIT J SIDEWALK LOCATIONS Standard Sidewalks -54- La Frontera West - PUD No. 39 Sidewalk Locations Page 2 of 2 EXHIBIT J SIDEWALK LOCATIONS Wide Sidewalk -55- PARKING LOT AND WALKWAY LIGHT FIXTURES SPECIFICATIONS AND DETAILS ARM MOUNT STANDARD ARM MOUNT MOUNTING OPTIONS Oman Vertical SlIpfitter Mount: Mows standard (Wm and support amt bbenrouted to poles tamp aZ • ape safe tenon (244' O D x r. mn *tram) My conic moon tan be used na a. 31 cr441. ' da. eat aluminum.* flush aid. s ecured - by (4) W stemless steel sat point atkn suews Feasted lo madh fret* and amt. DM amAr.7 mVtNI lore mewl qw...s Hod:ent$ -.. .. r Mount Cast dunlnm damp- type sepOSU' mesa with shale sei screw an ratadon lock Sob to housaq tam Inside eNCSbal compart- ment using moirilks hoes for fanderd support arm. ROY damps to any harlZMtd pole IdeN with 2' pipe size mouMng end (2W OA). Fibbed to matt* failure and errs. La Frontera West - PUD No. 39 Parking Lot and Walkway Light Fixtures Page 1 of 1 EXHIBIT K SPECIFICATIONS AND DETAILS POST TOP MOUNT MOUNTING OPTIONS FM PT DM -56- La Frontera West - PUD No. 39 Traffic Impact Analysis Page 1 of 37 EXHIBIT L TRAFFIC IMPACT ANALYSIS LA FRONTERA TRAFFIC IMPACT ANALYSIS Prepared For 35 / 45 Investors, L.P. Original Submission: September 1998 Interim Submission: November 1998 December 1998 Final Submission: February 1999 WHM -57- LA FRONTERA TRAFFIC IMPACT ANALYSIS Prepared For 35 / 45 Investors, L.P. 801 W. 10th Street Austin, Texas 78701 Phone: 512 - 322 -0112 Fax: 512 - 322 -0124 Prepared by WHM Transportation Engineering Consultants, Inc. 2717 Rio Grande Street Austin, Texas 78705 Phone: 512 -473 -8343 Fax: 512 -473 -8237 Original Submission: September 1998 Interim Submission: November 1998 December 1998 Final Submission: February 1999 iE of rE��r ....*i `.t l � t: :rl i HEIDIRAE WESTERFIELD i t • c ..e. 82790 i : 1JL LSI C. � (o /qq rI TABLE OF CONTENTS Page List of Figures i i List of Tables i i i Synopsis 1 Introduction 5 Site and Access Characteristics 5 Existing Thoroughfare System 5 Future Roadway Improvements 5 Traffic Analysis. 6 1998 Existing Conditions 7 2004 Forecasted Conditions with Site Generated Traffic 10 Directional Distribution 10 Analysis Assumptions 13 Intersection Analysis 14 Driveway Spacing on Adjacent Roadways 19 Roadway Cross - Sections 25 Summary and Recommendations 30 References 32 LIST OF FIGURES Figure Pee 1 Area Location Map 3 2 La Frontera Parcels 4 3 Existing Traffic Volumes 8 4 Existing Lane Use and Level of Service. 9 5 Site Traffic Distribution Before SH 45 Construction 15 6 Site Plus Forecasted Traffic Volumes Before SH 45 Construction 16 7 Site Plus Forecasted Lane Use and Level of Service Before SH 45 Construction 17 8 Site Traffic Distribution After SH 45 Construction. 18 9 Driveway Locations Before SH 45 Construction 23 10 Driveway Locations After SH 45 Construction 24 11 Typical Street Section: Hester's Crossing, La Frontera Boulevard, Parker Drive 26 12 Typical Street Section: Sundance Parkway (Western End), Kouri Drive 27 13 Typical Street Section: Sundance Parkway (Eastern End) 28 14 Typical Street Section: Northline Boulevard 29 WHM Transportation Engineering Consultants, Inc. ii LIST OF TABLES able page 1 Trip Generation Estimates - La Frontera Proposed Development 11 2 Adjusted Trip Generation Estimates - La Frontera Proposed Development 12 3 Forecast Directional Distribution of Site Oriented Traffic 13 WHM Transportation Engineering Consultants, Inc. iii LA FRONTERA TRAFFIC IMPACT ANALYSIS SYNOPSIS La Frontera is a 327 acre mixed -use development project located in southern Williamson County at the intersection of IH 35 and FM 1325 as shown in Figure 1. Proposed land uses include retail, office, hotel, cinema and restaurants. The site is bounded by IH 35 on the east, by FM 1325 on the south, by Quick Hill Road and undeveloped land on the west, and by a mixture of commercial and residential development on the north. Figure 2 shows a more detailed view of the La Frontera property and defines the parcels used for land use assumptions_ The traffic - related characteristics of the proposed development activities require evaluation to determine their effect on the adjacent roadway network. An analysis was conducted that evaluated the impact of traffic generated by the project with the findings and recommendations reported herein. The purpose of the Traffic Impact Analysis (TIA) is to examine the interaction of existing and planned land use activities, their intensity and traffic characteristics, and identify actions that would create a successful, effective and safe development program under both existing and future traffic conditions. A TIA for the project was conducted utilizing accepted traffic engineering methods, and techniques Existing traffic conditions were examined on area roadways and at selected intersections and compared with traffic conditions that could be expected at buiidout of the project considering both site generated and external (background) traffic Based on the analysis, recommended actions were identified and are summarized as follows: The following recommendations are provided for traffic conditions existing prior to the construction of SH 45: (1) Hester's Crossing should be extended from its current termination point west of LH 35 through the site to Quick Hill Road. (2) A divided arterial should be constructed from Hester's Crossing to the south to intersect FM 1325 at the Limestone Ranch driveway. This intersection should be signalized. (3) Site circulation roadways being constructed as part of the project should align with Parker Drive and Northridge Drive. Parker Drive is assumed to be signalized. Recommended intersection geometries are shown in Figure 7. (4) Adequate intersection spacing to allow appropriate left turn lanes and vehicle storage should be provided within the site, particularly along the proposed arterial extension from Hester's Crossing to FM 1325. (5) Dual left turn lanes should be provided along FM' 1325 with the proposed signalized intersections discussed previously and as shown in Figure 7. This improvement'should be coordinated with TxDOT since FM 1325 is a state facility. (6) The benefits derived through trip generation reductions due to synergy among land uses will be increased for the proposed land uses due to the comprehensive roadway network proposed through the site and the ability for the network to distribute traffic to all directions without using adjacent roadways. (7) Capital Metro service is not currently available within the area of the site. For this reason, it will be desirable to encourage travel demand management as much as possible among the site land uses; i.e., car /van pools and staggered work hours. The-following recommendations are provided for traffic operations in the vicinity of the site with the construction of SH 45: (1) An underpass should be constructed for FM 1325 to pass beneath the mainlanes of SH 45 to extend as an arterial north through the La Frontera site to Hester's Crossing. With the construction of SH 45, it will be necessary to realign FM 1325 to create a 90 degree intersection with the freeway frontage roads. The intersections of FM 1325 with the SH 45 eastbound and westbound frontage roads should be signalized (2) Site internal roadway intersections with Parker Drive and Northline Drive will become right -in, right -out driveways as a result of the SH 45 freeway and frontage road construction. 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''" qcpagillt,N, 1,11 .._.• ,. .." ••• ‘,. 6 - , -,w , .--ivia, If Three -...-.— 'ft$ ,,.**„Points a ...... I I ' ! 1 NORTH RECCRDERS MEMORANDUM All or parts of the text on this page was not clearly legible for satisfactory recordation. WHM Transportation Engineering Consultants, Inc. - Austin, Texas FIGURE - I AREA SITE LOCATION NORTH,, --.- 4 5 g 29 2 3 8 28 'v 1 -' 14 15 9 24 7 10 11 22 23 25' 29 1� 17 21 0 1 16 19 20 27 26 13 18 1-�= 1 8 12 v rr f. WEDGE WEDGE Q, FIGURE 2 P / 0J SITE PLAN INTRODUCTION La Frontera is a 327 acre mixed -use development project located in southern Williamson County at the intersection of IH 35 and FM 1325 as shown in Figure 1. Proposed land uses indude retail, office, hotel, cinema and restaurants. The site is bounded on the east by 11-1 35, on the south by FM 1325, on the west by Quick I-Pill Road and undeveloped land, and a mixture of commercial and on the north by residential development. It is projected that the development of this site will be completed by 2004. Site and Access Characteristics Figure 2 shows the location of development parcels within the project. Access for this project is proposed through site circulation roadways which connect to IH 35, FM 1325, Quicic Hill Road, and Hester's Crossing. The internal roadway network will be constructed with the project development. Since the project is located along IH 35 and FM 1325 the programmed development activities and traffic related characteristics require evaluation Examining the interaction of existing and programmed land use activities, their intensity and traffic characteristics is necessary to render an appreciation of appropriate actions required to create a successful, efficient, and safe program. This report on the analysis of the traffic conditions, present and future, addresses these objectives. EXISTING THOROUGHFARE SYSTEM As indicated on the area wide and site location maps (Figures 1 and 2), the project is located at the intersection of IH 35 and FM 1325. Other nearby roadways of importance. indude Hester's Crossing, Quick Hill Road, and Greenlawn Boulevard. The interrelationship of these roadways and others in the area is shown on the previous Figure 1. FUTURE ROADWAY IMPROVEMENTS Several pertinent roadway improvements have been recommended and approved by the Round Rock City Council, Williamson County Commissioner's Court, and the Texas Department of Transportation (Ref. 1, 2). WHM Transportation Engineering Consultants, Inc. 5 TRAFFIC ANALYSIS Hester's Crossing: Hester's Crossing will be extended from its current termination point west of IH 35 through the site to Quick Hill Road as a part of project development. FM 1325 (SH 451: The Texas Turnpike Authority has underway a consultant contract to prepare route location, environmental studies, toliway studies, and preliminary design for SH 45 from LakeJine Boulevard to south of the San Gabriel River. The current alignment falls within the southern portion of the project site. A portion of FM 1325 is planned for reconstruction and realignment as a part of the construction of SH 45. Current plans include realignment of FM 1325 to intersect the eastbound SH 45 frontage road midway between IH 35 and Loop 1. Development of La Frontera anticipates the realignment and extension of FM 1325 to the north to Hester's Crossing. This roadway would be extended beneath the SH 45 main lanes and create signalized intersections with the frontage roads. A request has been submitted to the Round Rock City Council for indusion of this arterial extension on the City's Thoroughfare Plan SH 45 will most likely not be constructed prior to buiidout of the La Frontera site. Greenlawn Boulevard: This street currently intersects CR 170 (Louis Henna Boulevard) east of IH 35. Current plans include extension of this roadway to the south to intersect the northbound frontage road of IH 35. Ultimate plans include overpasses at SH 45 and IH 35. In order to assess the traffic implications of the proposed development, two time periods and travel conditions were evaluated: (1) 1998 - Existing Conditions (2) 2004 - Forecasted with Site Generated Traffic Conditions Intersections in the vicinity of the site are considered the locations of principal concern because they are the locations of highest traffic conflict and delay. The standard used to evaluate traffic conditions at intersections is Level of Service (LOS), which is a qualitative measure of the effect of a number of factors such as speed, volume of traffic, geometric features, traffic interruptions, freedom to maneuver, safety, driving comfort, convenience, and operating cost. WHM Transportation Engineering Consultants, Inc. 6 Analysis was performed using the microcomputer program "Highway Capacity Software" by the Federal Highway Administration (Ref. 3), which is based on the procedures contained in the Highway Capacity Manual (Ref. 4), as well as PASSER III (Ref. 5). 1998 Existing Conditions The analysis of existing traffic required the acquisition of secondary data from the City of Round Rock, as well as the collection of primary data on the major roadways and intersections. A field survey was designed through discussions with City staff and implemented to obtain the neceacary data and to verify the trends established by data available from previous years. Signalized Intersections The following intersections within the study area are signalized: • EH 35 and Hester's Crossing • FM 1325 and CR 172 (Quick Hill Road) • FM 1325 and Northridge Road Existing peak hour traffic volumes at the above intersections and other locations adjacent to the site are presented in Figure 3. Current lane use and level of service are summarized in Figure 4. WHM Transportation Engineering Consultants, Inc. 7 0 NORTH NOT TO SCALE LA FRONTERA SITE HESTER'S CROSSING I 30 430 325 33 189 633 105/263 I 120/155 _y I -4-133/440 i f -- 867/720 1 w I 1 1 \ .A.,./ ...-- 4/68 73 1519/1518 „d r — 160/67 1 1 1... 1682/1526 — 11. 1651/1384 AO 88 3$1/1' AO 13/51 --Milk 130/12 --Mk 1 / / ��OI 1 /r \ 7 30 83 16 ( �y961l.q „....----....../. O 6r /p.. 0p Aq E /� A CD R o� 1353 1023 2009 1 -3g = PEAK HOUR VOLUME 160/406 ___ 270/426 — FM 1325 170 Too 33 82 FIGURE 3 CR 170 EXISTING TRAFFIC VOLUMES 8 0 m in NO TH NOT TO SCALE LA FRONTERA SITE HESTER'S CROSSING ' 1 / ..44 ` 14 .. F 1 1 D FM 1325 CR 170 FIGURE 4 EXISTING INTERSECTION LEVEL OF SERVICE y.. 2004 Forecasted Conditions With Site Generated Traffic The year 2004 was established as the year in which the project would become fully occupied. This time frame was utilized to ass the major roadway effects and to facilitate the evaluation of alternative improvements. Forecasted traffic was projected using available information_ This process was facilitated by using trends established by prior data for the major roadways in the immediate vicinity of the project site. Site Generated Traffic Determining the generated traffic or the traffic which is considered to be contributed by development of the proposed project was a major analysis process element. Total trips per day as well as the peak hour traffic associated with the project were estimated using the microcomputer program 'Trip Generation' by Microtrans Corporation (Ref. 6), which is based on recommendations and data contained in the Institute of Transportation Engineers report Trip Generation (Ref. 7). Table 1 provides a detailed summary of the traffic production which is directly related to the assumed land use activity. As a point of reference, the total PM peak hour trips were estimated at 9,588. Table 2 summarizes trip generation estimates which have been adjusted in accordance with analysis assumptions discussed in the following section. The adjusted total PM peak hour trip generation is 7,122. Directional Distribution Once site generated trips were known, the next step involved distribution of those trips to appropriate geographic directions and logical connecting roadways. The major thoroughfares which have a direct bearing on the accessibility of the project have been previously identified. Traffic counts conducted during the study provided the basis for the directional distribution of traffic approaching and departing the project site as summarized in Table 3. Given the total site generated traffic and the directional distribution by approach, the next step in the process was to assign the traffic destined to and from the project to the most likely travel paths. This was done by investigating a number of alternative travel patterns as well as ingress /egress points along the project boundaries. Primary consideration was given to the traffic flow and safety of the major roadways. WHM Transportation Engineering Consultants, Inc. 10 TABLE 1. TRIP GENERATION ESTIMATES - LA FRONTERA PROPOSED DEVELOPMENT Lot Number Land Use Size SF Daily Traffic Volume AM Peak Hour Enter Exit PM Peak Hour Enter Exit Buildout Year 1 Office • 35937 605 73 10 20 g 888 • s § s 2 Office 55,539 845 103 14 24 1 3 Office 118,701 1,514 188 26 36 1 4 Office 52,272 806 98 13 23 1 5 Office 74,052 1,054 129 18 28 1 6 Office 126,324 1,588 198 27 38 1 7 Office 287,496 3,165 395 54 73 3 8 Office 392,040 4,316 538 73 99 4 9 Office 63,162 933 114 16 26 1 10 Office 141,570 1,733 216 30 40 1 11 Office 202,554 2,230 278 38 51 2 12A Office 99,317 1,320 163 22 32 1 12B Office 99,317 1,320 163 22 32 1 13 Office 167,706 1,974 248 34 45 2 14A Hotel 200 rms 1,646 68 44 65 14B Office 200,376 2,206 275 38 51 2 16 Hotel 120 rms 988 41 26 39 17 Hotel 120 rms 988 41 26 39 18 Hotel 90 rms 741 31 20 29 19 Hotel 90 rms 741 31 20 29 15 +28 Cinema 4500 seats - - - 334 2 20 Restaurant (HT Sit-down) 10,454 1,363 50 47 68 21 Restaurant (HT Sit -down) 8,886 1,158 43 40 58 22 Restaurant (HT Sit-down) 9,409 1,226 45 42 61 23 Restaurant (HT Sit -down) 5,750 749 28 26 37 24 Restaurant (HT Sit -down) 5,750 749 28 26 37 25 Restaurant(HTSit -down) 11,500 1,499 55 51 75 26 Restaurant (HT Sit-down) 9,932 1,295 48 44 65 27 Restaurant (HT Sit-down) 11,500 1,499 55 51 75 29 Shopping Center 607,727 26,084 382 244 1,091 1,' Subtotal 2,797,271 66,335 4,125 1,142 2,720 4, 620 rms 4,500 seats Wedge Shopping Center 1,306,800 12,339 181 115 516 Wedge Shopping Center 435,600 4,113 60 38 172 ._- Wedge Office 653,400 3,237 404 55 74 364 Subtotal 2,395,800 19,689 645 208 762 1,109 TOTAL Trips 86,024 4,770 1,350 3,482 6,106 WHM Transportation Engineering Consultants, Inc. 11 TABLE 2. ADJUSTED TRW GENERATION ESTIMATES LA FRONTERA PROPOSED DEVELOPMENT Lot Number Land Use Size SF Daily Traffic Volume AM Peak Hour Enter Exit PM Peak Hour Enter Exit Buildout Year 1 Office 35,937 514 62 9 17 84 1999 2 Office 55,539 718 88 12 20 99 1999 3 Office 118,701 1,287 160 22 31 150 2000 4 Office 52,272 685 83 11 20 97 2000 5 Office 74,052 896 110 15 24 115 2000 6 Office 126,324 1,350 168 23 32 156 2002 7 Office 287,496 2,690 336 46 62 303 2001 8 Office 392,040 3,669 457 62 84 412 2003 9 Office 63,162 793 97 14 22 106 2002 10 Office 141,570 1,473 184 26 34 168 2003 11 Office 202,554 1,896 236 32 43 213 2004 12A Office 99,317 1,122 139 19 27 134 2001 12B Office 99,317 1,122 139 19 27 134 2002 13 Office 167,706 1,678 211 29 38 189 2000 14A Hotel -200 rms 1,399 58 37 55 48 2000 14B Office 200,376 1,875 234 32 43 211 2000 16 Hotel 120 rms 840 35 22 33 29 2004 17 Hotel 120 rms 840 35 22 33 29 1999 18 Hotel 90 rms 630 26 17 25 22 1999 19 Hotel 90 rms 630 26 17 25 22 2000 15 +28 Cinema 4500 seats - - - 284 252 2000 20 Restaurant (HT Sit-down) 10,454 695 26 24 35 23 2000 21 Restaurant (HTSitdown) 8,886 591 22 20 30 20 2000 22 Restaurant (HT Sit -down) 9,409 625 23 21 31 21 2000 23 Restaurant (HT Sit-down) 5,750 382 14 13 19 13 2000 24 Restaurant (HT Sit -down) 5,750 382 14 13 19 13 2001 25 Restaurant (HT Sit -down) 11 ,500 764 28 26 38 26 2001 26 Restaurant (HT Sitdown) 9,932 660 24 22 33 22 2001 27 Restaurant (HTSit -down) 11,500 764 28 26 38 26 2001 29 Shopping Center 607,727 16,407 240 153 686 743 1999 Subtotal 2,797,271 47,377 3,302 806 1,909 3,878 620 rms . 4500 seats Wedge Shopping Center 1,306,800 8,495 125 79 355 385 2001 Wedge Shopping Center 435,600 2,552 37 24 107 115 2002 Wedge Office 653,400 2,751 343 47 63 309 2003 Subtotal 2,395,800 13,799 505 150 525 810 TOTAL Taps 61,176 3,807 955 2,434 4,688 WHM Transportation Engineering Consultants, Inc. 12 Table 3. Forecast Directional Distribution of Site Oriented Traffic Direction % of Site Traffic Entering Fxiting North on IH 35 25 25 South on lH 35 30 30 West /south on FM 1325 30 30 East on Louis Henna Boulevard 5 5 East on Mays Street 5 5 North on Quick Hill Road Total 10 0 10 0 Analysis Assumptions The traffic impact analysis process involves the use of primary data and engineering judgment on transferable parameters. Specifically, engineering judgment is required for estimation of background traffic growth and transit trip reductions, both of which are further described below. Background Traffic Background traffic volumes were determined based on an annual growth rates along FM 1325 as well as data contained in a recent study conducted for the City of Round Rock (Ref. 8). Pass-By Capture Studies have shown that retail land uses will capture from 20 to 60 percent of their traffic as pass -by trips, depending upon their size (Ref. 7). It is well documented that many other land uses also experience significant pass -by trip capture, such as fast food restaurants. The amount of trip reduction which each tract may attribute to the pass -by phenomenon will depend directly on the type of land use which is developed. Jriternal C'aphire Once the total buildout of proposed land uses occurs, there will be interaction among the uses within this development. Internal capture is accounted for in two ways. First, to account for internal capture among similar retail land uses in adjacent areas, the sizes may be combined during the trip generation process. Because the equations used in trip generation estimations are logarithmic, the number of trips generated by a site WHM Transportation Engineering Consultants, Inc 13 does not increase in direct proportion to an increase in the square footage of a development. By combining retail projects in dose proximity to each other, a lower number of trips will be estimated, thereby taking into account the internal capture factor. The second way to account for internal capture is to reduce the expected number of trips directly by some percentage which reflects expected multipurpose trip- making among different types of land uses which are in dose proximity. However, as with pass -by trip reductions, internal capture depends on the type and quantity of land uses. Intersection Analysis The total 2004 traffic demand will be the sum of traffic generated by this proposed development, traffic generated by other development projects, and changes in existing traffic. Figure 5 summarizes projected AM and PM peak hour site traffic volumes at study area intersections prior to construction of SH 45. Buildout year AM and PM peak hour traffic volumes, including both site and background traffic, at study area intersections are presented in Figure 6. Recommended lane use and level of service analysis results are summarized in Figure 7. Upon completion of the construction of SH 45, access to the site will differ from that which will exist upon initial development. Maimed modifications to the roadway network were described previously. Figure 8 illustrates projected site traffic volumes within the study area which will result from the roadway system modifications. WHM Transportation Engineering Consultants, Inc. 14 ro r 474 122 po �_ 48/23 — 1 5/8 0 1 1 88 1 1 54 §7 1 83 36 57 1 199 277 I 1 1722 2191 t ' I L _278/4 Lj \_256/285 AA ��ai 265/210 / J — 335/30 ..----560/274 ` i / �3I' .0k / 162/425 �� 1 98/510 --► 1 $411g63 /Q 1 NORTH NOT TISCALE LA FRONTERA SITE M 63 258 0 HESTER'S CROSSING / 256/1290 — I 89/488 � I ► 459 ji4 ' T8T 560 I 1 -.4-691/384 / e ,--- 70/103 208/1056___, 48/234 — P 243 PM = PEAK HOUR VOLUME 156 739 � — 190/122 FM 1325 1 CR 170 FIGURE 5 SITE TRAFFIC BEFORE SH 45 CONSTRUCTION 19Q\ 122 1 4888 8 88 8 NORTH •I . 1 R� 48/23 NOT TO SCALE �(- 15/80 HESTER'S CROSSING LA FRONTERA SITE 'L Z 1 aft �j � 1� 121/1761 pgl�� ( 2645/2204-% 2448/2125 —r 389 1' 6,31 ... - - -/1 14/56 —1� 66 111 11 53 243/20 —.1„.. 75:65)\„*„. 17 33 �l �, 36 ' A r 0 • 41290 —> � -/297 -� 152 l 381 1 99/373 r ' s k. 1 1 1 83 57 54 62 1 367 261 199 277 278/164 256/2851 iej — 2032/2606 f— 2330/24431 f— 4/75 • / er --- 302/112 Pqo OR. PM = PEAK HOUR VOLUME = INFORMATION NOT AVAILABLE - /1101 )c - /782 —► FM 1325 CR 170 FIGURE 6 SITE + FORECASTED TRAFFIC BEFORE SH45 CONSTRUCTION A l i A 9 r NITH NOT TO SCALE HESTER'S CROSSING LA FRONTERA SITE • 1 C 1 JI F /- I� /4 1 `\ i '‘.\( --_, ......?„,, IA PM " = INFORMATION NOT AVAILABLE FIGURE 7 CR 170 SITE + FORECASTED INTERSECTION LEVEL OF SERVICE 25 1 5 26 1L_ 40/ 194 ,e 13/66 NORTH NOT TO SCALE LA FRONTERA SITE r -s-N\ HESTER'S CROSSING M J I 255/1290 90/488 - 459 J 1 9 9/37 3 m 1 4. 251 181 �\ 48/9 lUb "' /R 148/71 293 1 �° 60/285 232 I r 255/195 I R_ 154/125 J _161/179 1 �'I17/106 .11 C,-__ 310/140 / �J 3 9/663 / �J �_ 649/626 ) r ...F•••••730/459 1 I I t •— 85/169 L_I I E. 3 1 ! SS ) f q 2. 73 1 i „ g t i i 1 1 5 1 SH45 SFR 8/ 212/73 161/787 ---**, ( • 212/73 ._,_,./ 61/63 287 — 63/326 -� 272/136 —► \ 11b / 41/42 "'-‘11/4 9 1 34 112 \ IT 1 X 90 R/ 98 575 Air! 105 18 >>3 13 � L � = PEAK HOUR VOLUME .- 663/344 32/63 208/1096_, 47/194 _r -*----190 121 FIGURE 8 SITE TRAFFIC AFTER SH 45 CONSTRUCTION SH4S NFR DRIVEWAY SPACING ON ADJACENT ROADWAYS The La Frontera site will be developed along the IH 35 West Frontage Road and FM 1325. When SH 45 is constructed through the area, the site will be located along the SH 45 North Frontage Road; FM 1325 will be realigned to intersect with La Frontera Boulevard within the La Frontera site. In order to provide for safe and efficient traffic operations in and around the La Frontera site, a comprehensive internal roadway network will be constructed as part of site development. With the high level of activity on roadways surrounding the site, it is desirable to move traffic from adjacent roadways into the site as efficiently as possible. The following recommendations have been developed for driveway locations along IH 35, FM 1325, and proposed SH 45. In general, it is recommended that a minimum 300 foot driveway spacing be maintained for the-La Frontera site. As is always the case, driveways should be spaced as far apart as possible. Reflected in the following paragraphs are compromises developed between the City of Round Rock staff and the developer of the property on the number of driveways to be permitted within each section of roadway. The proposed driveway spacing and locations have been proposed in order to address City of Round Rock requirements. Any changes to proposed roadway alignments, intersection locations, or driveway spacing requirements described in the following paragraphs must be approved by the City of Round Rock. FM 1325 The La Frontera site will access FM 1325 via three future connections at Parker Drive, La Frontera Boulevard, and Northridge Road /Northline Drive. Given existing traffic conditions along FM 1325, additional access to the site via left turns is not recommended. The three proposed roadways which will provide left turn access from FM 1325 into the site will be sufficient to handle left turn demands. The roadways will be constructed to connect with additional internal site roadways, and will provide for efficient circulation within the site. As shown in Figure 9, as part of the internal roadway network, the developer proposes to construct a section of roadway between Parker Drive and La Frontera Boulevard at the future location of the SH 45 North Frontage Road to provide access to Kouri Avenue. When SH 45 is constructed, this internal connector roadway will no longer be necessary. WHM Transportation Engineering Consultants, Inc. 19 In addition to the fully directional access locations along FM 1325, WHM had proposed a limited number of right -in, right -out (RIRO) driveways to be constructed approximately midway between site access roadways with physical barriers (a raised median section) to prohibit left turn maneuvers into and out of the La Frontera site. At the request of the City of Round Rock, the property owner has agreed to construct only one limited access service driveway on the east side of the property frontage along FM 1325. Access to this driveway will be restricted to delivery vehicles. A crash gate will be installed on -site which will prevent the use of this driveway by the general public to access the remainder of the La Frontera development. Therefore, the only access along FM 1325 which will be available for use by the general public will be provided via the Parker Drive, La Frontera Boulevard and Northridge Road /Northline Drive intersections. JH 35 West Frontage Road Figure 9 shows a conceptual diagram of the site prior to construction of SH 45 (distances are dimensioned for reference purposes). A southbound exit ramp is located along the section of the 11135 West Frontage Road in front of the La Frontera site. At a minimum, TxDOT requires that access be prohibited 50 feet upstream from the intersection of travelways of the ramp and the frontage road, and for a distance of 250 feet downstream from the intersection of travelways. The access-denied ar ea of 300 feet which has been noted on Figure 9 is associated with the exit ramp. Sundance Parkway is proposed to be constructed on the La Frontera site approximately 380 feet south of the access-denied area associated with the exit ramp. This roadway will serve as a primary collector for La Frontera traffic. It is recommended that no site driveways be constructed between Sundance Parkway and the IH 35 exit ramp since weaving maneuvers will be occurring in this section. However, an additional driveway should be permitted north of the 300 foot access - denied area associated with the ramp (see Figure 9). In the future, the existing IH 35 southbound exit ramp is proposed to be removed in conjunction with construction of the IH 35 /SH 45 directional interchange. The City of Round Rock has indicated the desire to provide no additional driveways when the exit ramp is removed. The La Frontera property developers have agreed to the restriction requested by the City of Round Rock and will maintain the two proposed access points after the IH 35 ramp is removed. The number of access points will not be increased at WHM Transportation Engineering Consultants, Inc. 20 any time in the future; however, the City of Round Rock has indicated it will consider the possibility of shifting access point locations along IH 35 frontage after removal of the existing exit ramp. 5a45 When FM 1325 is replaced with SH 45, the La Frontera site will front the SH 45 North Frontage Road as shown in Figure 10. Access roadways from the SH 45 North Frontage Road into the La Frontera site will include Parker Drive, Kouri Avenue, La Frontera Boulevard, and Northline Drive With the exception of La Frontera Boulevard, each of these access roadways will function as a RIRO roadway. La Frontera Boulevard is proposed to connect to FM 1325 south of SH 45. Based on discussions with the Texas Turnpike Authority and Turner Collie and Braden, Inc., the SH 45 westbound exit ramp which will serve the La Frontera site will be located east of Parker Drive. The limited access service driveway east of Parker Drive which will access FM 1325 prior to construction of SH 45 will most likely require removal due to access control restrictions associated with the SH 45 exit ramp. All weaving will be accomplished prior to vehicles reaching Parker Drive. WHM has recommended that the section of La Frontera frontage along the SH 45 North Frontage Road should be restricted with a minimum driveway spacing requirement of 300 feet. However, in order to address comments from the City of Round Rock, proposed driveway locations have been restricted. Figure 10 shows proposed driveway locations. As shown on Figure 10, one driveway should be permitted between Parker Drive and Kouri Avenue, no driveways between Kouri Avenue and La Frontera Boulevard, two driveways between La Frontera Boulevard and Northline Drive, and one driveway between Northline Drive and the western property line.. At no time should driveways be spaced less than 300 feet from each other or access roadways into the site. The single driveway proposed between Parker Drive and Kouri Avenue should be located midway between the two roadways (providing an approximate spacing of 360 feet between access points). This driveway will serve as a RIRO driveway for seven restaurant tracts. WHM Transportation Engineering Consultants, Inc. 21 The two driveways proposed between La Frontera Boulevard and Northline Drive will serve five tracts (two limited - service hotel tracts and three office tracts). . The limited- service hotel tracts are shallow tracts which front the SH 45 frontage road and are located immediately west of La Frontera Boulevard. The provision of a single RIRO driveway to these two tracts will provide better operating conditions than the required configuration if the driveway were not constructed. If not permitted, a fully - directional access point to these sites would be required on La Frontera Boulevard. Since these sites are shallow in depth, it would be necessary to locate a median opening on the proposed arterial (La Frontera Boulevard) 150 to 200 feet north of the SH 45 frontage road. With a proposed underpass at the La Frontera Boulevard and SH 45 intersection, more than 200 feet will be required for queue storage of southbound traffic on La Frontera Boulevard. By providing a RIRO driveway on SH 45, a median opening on La Frontera Boulevard can be eliminated, thus providing more efficient operating conditions for all traffic traveling through the La Frontera Boulevard /SH 45 intersection. The additional driveway proposed in the section between La Frontera Boulevard and Northline Drive will serve the remaining office tracts. WHM Transportation Engineering Consultants, Inc. 22 NORTH NOT TO SCALE LA FRONTERA SITE z 0 0 5 No Driveways HESTER'S CROSSING SUNDANCE PKWY. \ f \ �y6 - 1450' \ / ' t! i Limited Access - \ .tyo , • �'' r 1 0 � A Service Driveway sI 300' Access Denied 3801 1 I d l ✓ I I 1 I FM 1325 1700' FIGURE 9 DRIVEWAY LOCATIONS BEFORE SH 45 CONSTRUCTION 1 Driveway 0 NORTH NOT TO SCALE 5 LA FRONTERA SITE 2 Driveways 800' 1400' 0* No Driveways _ 11 HESTER'S CROSSING i I > I 0 I 300' II 1 3801 SUNDANCE PKWY. I Le rist L. Ps dl _1 Driveway A _1 SH45 NFR 650' 720' 1700' Access Denied FIGURE 10 SH45 SFR DRIVEWAY LOCATIONS AFTER SI1 45 CONSTRUCTION ROADWAY CROSS - SECTIONS A well-developed internal circulation network will provide efficient access into and out of the site. The proposed roadway network which will provide for internal circulation among land uses was shown in Figure 10. Patterns of egress and ingress were examined to determine the projected demand on each internal roadway. From there, appropriate cross - section recommendations were developed based on future vehicular traffic demands, pedestrian patterns, and land use requirements. Roadway cross - section recommendations are provided in the following figures (Figures 11 through 14). WHM Transportation Engineering Consultants, Inc. 25 0 r6 O K 14.0' `2.0' 10.0' 32.01 TT SIDEWALK 1 ZONE 2. 24.0' O Ej 16.0' 4,1 100' R.O.W. W 21' 16.0' 24.0' 4 FIGURE 11 TYPICAL STREET SECTION HESTER'S CROSSING LA FRONTERA BOULEVARD PARKER DRIVE N.T.S. 14.0' 10.0' ` 2.0 SIDEWALK ZONE ELECTRIC 0000060 TRENCH � SIDEWALK . 2mil:s'i.. rc 2.0' 10.0' 2.0 } 510E0ALK ZONE 5.0' 14.0' 510EWALK WI 5.0' 2.0' 24.0' A 00' R.0.0, O O I i§ I ffZ I 6.0' GJI 24.0' ,,0 14.0' 2.0' 10.0' 2.0' SIDEWALK ZONE 5.0' TRIO CoSERVE TRENCH FIGURE 12 TYPICAL STREET SECTION SUNDANCE PARKWAY (WESTERN END) KOURI DRIVE N.T.S. 70' R.O.W. FIGURE 13 TYPICAL STREET SECTION SUNDANCE PARKWAY (EASTERN END) N.T.S. 5 2 .0' 1 10.0' t 2.5' 5iDEWALK 1 ZONE 5.0' 14,5' S10EWALK 0 B. 5.0' 2.0 ht 20' R FY 0 I 6.0' ! 6.0' 10 I �; 2.0' 5, 14,5' ELECTRIC CoSERvE TRENCH 2.5' 10.0' I2.0' 510Ew,WC ZONE FIGURE 14 TYPICAL STREET SECTION NORTI -ILINE BOULEVARD N.T.S. SUMMARY AND RECOMMENDATIONS The preceding analyses have illustrated the effects of site generated and forecasted traffic demand upon the street and roadway network adjacent to and in the vicinity of the project site. Generated traffic volumes were developed in a conservative scenario and assuming complete site development by 2004. Based on the analysis of existing and projected conditions and in order to provide the safest and most effective movement into and out of the site, the following recommendations were developed. The following recommendations are provided for traffic conditions existing prior to the construction of SH 45: (1) Hester's Crossing should be extended from its current termination point west of IH 35 through the site to Quick Hill Road. (2) A divided arterial should be constructed from Hester's Crossing to the south to intersect FM 1325 at the limestone Ranch driveway. This intersection should be signalized. (3) Site circulation roadways being constructed as part of the project should align with Parker Drive and Northridge Drive. Parker Drive is assumed to be signalized. Recommended intersection geometrics are shown in Figure 7. (4) Adequate intersection spacing to allow appropriate left turn lanes and vehicle storage should be provided within the site, particularly along the proposed arterial extension from Hester's Crossing to FM 1325. (5) Dual left turn lanes should be provided along FM 1325 with the proposed signalized intersections discussed previously and as shown in Figure 7. This improvement should be coordinated with TxDOT since FM 1325 is a state facility. (6) The benefits derived through trip generation reductions due to synergy among land uses will be increased for the proposed land uses due to the comprehensive roadway network proposed through the site and the ability for the network to distribute traffic to all directions without using adjacent roadways. WHM Transportation Engineering Consultants, Inc. 30 (7) Capital Metro service is not currently available within the area of the site. For this reason, it will be desirable to encourage travel demand management as much as possible among the site land uses; i.e., car /van pools and staggered work hours. The following recommendations are provided for traffic operations in the vicinity of the site with the construction of SH 45: ( An underpass should be constructed for FM 1325 to pass beneath the mainlanes of SH 45 to extend as an arterial north through th La Frontera site to Hester's Crossing. With the construction of SH 45, it will be necessary to realign FM 1325 to create a 90 degree intersection with the freeway frontage roads. The intersections of FM 1325 with the SH 45 eastbound and westbound frontage roads should be signalized. (2) Site internal roadway intersections with Parker Drive and Northline Drive will become right -in, right -out driveways as a result of the SH 45 freeway and frontage road construction. WHM Transportation Engineering Consultants, Inc. 31 REFERENCES 1. Austin Metropolitan Area Transportation Plan, Austin Transportation Study, December 12,1994. 2. City of Round Rock Thoroughfare Plan, Update study underway by Rust Lichliter /Jameson. 3. "Highway Capacity Software," United States Department of Transportation, Federal Highway Administration, January 1995. 4. Highwaysapaci Man a (SR 209), Transportation Research Board, Washington, D.C., 1994. 5. PASSER II1 - 90 Texas Transportation Institute, Texas A &M University, College Station, Texas, March 1991. 6. Buttke, Carl H., 'Trip Generation," Microtrans Corporation, Portland, Oregon, 1997. 7. Trip Generation, 6th Edition, Institute of Transportation Engineers, Washington, D.C., 1997. 8. Traffic Study of the Southeast Commercial Access Plan, City of Round Rock, Rust Lichiiter /Jameson, June 1998. WHM Transportation Engineering Consultants, Inc. 32 COUNTY OF WILLI This is to certify that this document was FILED and RECORLEO in the Official Public Records of Williamson County, Texas on the data and time stamper thereon. Doc 9923405 # Pages: 95 Date : 04 -12 -1999 Time : 11:40:15 A.M. Filed & Recorded in Official Records of WILLIAMSON County, TX. NANCY E. RISTER COUNTY CLERK Rec. $ 197.00 CITY OF ROUND ROCK ADMINISTRATION 221 EAST MAIN STREET ROI INn ! OCK, TEXAS 78664 K:\ NPDOOS \ ORDINANO\09O225N4.NPD /ccg ORDINANCE NO. z-99-0a-as-10/34 AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF ROUND ROCK, TEXAS ADOPTED IN SECTION 11.305(2), CODE OF ORDINANCES (1995 EDITION), CITY OF ROUND ROCK, TEXAS, AND MAKING THIS AMENDMENT A PART OF THE SAID OFFICIAL ZONING MAP, TO WIT: TO ZONE 192.205 ACRES OF LAND AND TO REZONE 2.140 ACRES OF LAND OUT OF THE J.M. HARRELL SURVEY, ABSTRACT 284, IN ROUND ROCK, WILLIAMSON COUNTY, TEXAS, FROM DISTRICT C -1 (GENERAL COMMERCIAL) TO PLANNED UNIT DEVELOPMENT (PUD) NO. 39. WHEREAS, an application has been made to the City Council of the City of Round Rock, Texas to amend the Official Zoning Map to zone 192.205 acres of land, and to rezone 2.140 acres of land out of the J.M. Harrell Survey, Abstract 284, in Round Rock, Williamson County, Texas, being more fully described in Exhibit "A ", attached hereto and incorporated herein, from District C -1 (General Commercial) to Planned Unit Development (PUD) No. 39, and WHEREAS, the City Council has submitted the requested change in the Official Zoning Map to the Planning and Zoning Commission for its recommendation and report, and WHEREAS, the Planning and Zoning Commission held a public hearing concerning the requested change on the 17th day of February, 1999, following lawful publication of the notice of said public hearing, and WHEREAS, after considering the public testimony received at such hearing, the Planning and Zoning Commission has recommended that the Official Zoning Map be amended so that the property described in Exhibit "A" be zoned as Planned Unit Development (PUD) No. 39, and WHEREAS, on the 25th day of February, 1999, after proper notification, the City Council held a public hearing on the requested amendment, and WHEREAS, the City Council determines that the zoning provided for herein promotes the health, safety, morals and protects and preserves the general welfare of the community, and WHEREAS, each and every requirement set forth in Chapter 211, Sub - Chapter A., Texas Local Government Code, and Section 11.300, Code of Ordinances (1995 Edition), City of Round Rock, Texas concerning public notices, hearings, and other procedural matters has been fully complied with, Now Therefore BE IT ORDAINED BY THE COUNCIL OF THE CITY OF ROUND ROCK, TEXAS, THAT: I. That the Official Zoning Map adopted in Section 11.305(2), Code of Ordinances (1995 Edition), City of Round Rock, Texas, is hereby amended so that the zoning classification of the property described in Exhibit "A" is hereafter designated as Planned Unit Development (PUD) No. 39. II. A. All ordinances, parts of ordinances, or resolutions in conflict herewith are expressly repealed. B. The invalidity of any section or provision of this ordinance shall not invalidate other sections or provisions thereof. 2. C. The City Council hereby finds and declares that written notice of the date, hour, place and subject of the meeting at which this Ordinance was adopted was posted and that such meeting was open to the public as required by law at all times during which this Ordinance and the subject matter hereof were discussed, considered and formally acted upon, all as required by the Open Meetings Act, Chapter 551, Texas Government Code, as amended, and the Act. Alternative 1. By motion duly made, seconded and passed with an affirmative vote of all the Council members present, the requirement for reading this ordinance on two separate days was dispensed J with. ,/1 READ, PASSED, and ADOPTED on first reading this av day of , 1999. Alternative 2. READ and APPROVED on first reading this the day of , 1999. READ, APPROVED and ADOPTED on second reading this the day of , 1999. ATTEST: I AlAAi / E LAND, City Secretary HARLES CULPEPP'ER /Mayor City of Round Rock, Texas 3. List of Exhibits 1. Exhibit A: Property Description 2. Exhibit B: Agreement and Development Plan 3. Exhibit C: Lienholder Consent 4. Exhibit D: Development Areas 5. Exhibit E: Maximum Building Area 6. Permitted Uses and Limitations for the following Development Areas: 7. 8. 9. 10. 11. 12. a. Exhibit F-1: Tract I - Office Flex Area b. Exhibit F -2: Tract II - Campus Area c. Exhibit F -3: Tract III - Central Green Area d. Exhibit F -4: Tract IV - Mixed Use Area Exhibit G: Exhibit H: Exhibit I: Exhibit J: Exhibit K: Exhibit L: F: 4 malben\08000016 La Frontera West - PUD No. 39 Ordinance Page 4 page 5 page 15 page 22 page 23 page 24 Project Identification Sign Locations Utility Schematic and Drainage Plan Roadway Light Fixtures Sidewalk Locations Parking Lot and Walkway Light Fixtures Traffic Impact Analysis page 25 page 31 page 38 page 44 page 51 page 52 page 53 page 54 page 55 page 57 _4_ Tract L A 2.140 acre tract of land more fully described on Exhibit A-1 attached hereto. Tract 11: A 192.205 acre tract of land more fully described on Exhibit A -2 attached hereto. La Frontera West - PUD No. 39 Property Description Page 1 of 2 EXHIBIT A PROPERTY DESCRIPTION OF 194.345 ACRES OF LAND -5- 01/20/99 WED 14:24 FAX 5122449623 Baker- Aicklen /RR P.U.D. — 2.140 Acre Tract Page 1 or2 P.U.D. — 2.140 ACRE TRACT DESCRIPTION ...r ALDERS FOR. A 2.140 ACRE TRACT OF LAND SITUATED IN THE J. M. HARRELL SURVEY, ABSTRACT NO. 284, IN WILLIAMSON COUNTY, TEXAS, BEING ALL OF A 2.128 ACRE TRACT AS CONVEYED TO RIDGEHILL INVESTMENTS, INC., BY INSTRUMENT RECORDED IN VOLUME 2093, PAGE 800 OF THE OFFICIAL RECORDS OF SAID COUNTY AND A NARROW TRIANGULAR SHAPED STRIP OF LAND SITUATED BETWEEN THE SOUTHERLY BOUNDARY LINE OF SAID 2.128 ACRE TRACT OF LAND AND THE MONUMENTED NORTHERLY BOUNDARY LINE OF A 227.8382 ACRE TRACT CONVEYED TO 35/45 INVESTORS, L.P. BY INSTRUMENT RECORDED AS DOCUMENT NO. 9848753 (CONTAINING APPROXIMATELY 500 SQUARE FEET), SAID 2.140 ACRE TRACT BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS: BEGINNING on an iron rod found on the southwestedy comer of said 2.128 Acre Tract, same being an angle point in a northerly boundary line of said 227.8382 Acre Tract, same being the southwesterly corner and POINT OF BEGINNING hereof; THENCE with the westerly boundary line of said 2.128 Acre Tract, same being an easterly boundary line of said 227.8382 Acre Tract, N 14° 20' 19" W (Bearing Basis/Directional Control Line) for a distance of 131.18 feet to an iron rod found on the northwesterly corner of said 2.128 Acre Tract, being the northwesterly comer hereof, THENCE with the northerly boundary line of said 2.128 Acre Tract, the following three (3) courses and distances: 1) N 72° 59' 25" E for a distance of 76.26 feet to an iron rod found on a point of curvature hereof 2) with the arc of a curve to the right, having a radius of 700.00 feet, a central angle of 14° 30' 33 ", an are length of 177.26 feet, and a chord which bears N 80° 13' 08" E for a distance of 176.79 feet to an iron rod found on a point of tangency hereof, 3) N 87° 30' 50" E a distance of 98.77 feet pass the southwesterly corner of the termination of Resters Crossing Road as dedicated by "Chisholm Valley South Section Seven" a subdivision according to the plat thereof recorded in Cabinet E, Slide 125, of the Plat Records of said County, continuing for a total distance of 345.24 feet to an iron rod found on the northeasterly caner of said 2.128 Acre Tract, sane being the northwesterly corner of Lot 1, Chisholm Valley South Section 10, Resubdivision of Lots 1, 2, 3, 4, 5, recorded in Cabinet G, Slide 359, of the Plat Records of said County, same being a northeasterly comer hereof UL{001 -7- Nisonv Ton0um 3.258 Ac. B 37 2 AG C+ $ R OUlnO 1 01 gyps z • > t Chisholm Volley South Ct0 Rssub. ?,> ffiA��q hlll late . 10 Rssub• t i Lot et. A�V al l gyy to p a t .1LB Acrea v�a9 Soulth Siollon Flvs tpt r VP,. 9 7 i y vv 1+ Nor lhrldge Aar 85 Norrlbrld9s o orlon C C o ' Llmeslon • Rid9a APmis. o r om E N Icon 9.311 �o. Tom E. 9 8nc. 11- SCALE: 1' = 1000' G o Mrs North mm l d A A orn oral Comoro North µyy1t Go. F1ruo1 II.IOB Ao. 01/20/99 WED 14:25 FAX 5122449623 Baker- A1cklen /HH P.U.D. —2.140 Acre Tract Page 2 0[ 2 THENCE departing the southerly right-of-way line of said Resters Crossing, in part with the easterly boundary line of said 2.128 Acre Tract, same being the westerly boundary line of said Lot 1 and with a projection the[eot S 09° 16' 58" W fora distance of 175.96 feet to a point in a northerly boundary line of said 227.8382 Acre Tract, said point being the southeasterly corner hereof, THEiNCE with a northerly boundary line of said 227.8382 Acre Tract, S 87° 45' 45" W for a distance of 531.60 feet to the POINT OF BEGINNING hereof and containing 2.140 acres of land. Surveyed und the direct supervision of the undersigned: A.? &admit.. Cecil J hisholm Dated Registered fessional Land Surveyor No. 4295 BAKER- AICKLEN & ASSOCIATES, INC. 203 E. Main Street, Suite 201 Round Rock, Texas 78664 (512) 244 -9620 Job No.: 352 Me Name: M:IMARG1E1352703M EgITONT Page 2 of 3 rr� ALBNAJ WNUUC /-20 -99 -8- Nisano Ton uma 3 :5B Ac. R �72 Ac Pr osed 1. 1 134 4E s • S S POINT OF BEGINNING (101.28) Acres Neuman Tract � a 35/45 Investors, L. P. 227.8382 Acres & ?. : Round 01 ock n wg d Inv, , T. g • .12B acres u . Dj b AAA .. "'Biollon Cem. Limesto . y Ridge Ap e Tom E N .. 9.51`f Ao• SKETCH TO ACCOMPANY DESCRIPTION e Northridge Acres Northridge �o Acres Chisholm Volley South p8 Seo. 10 Resub. g Resuyb. South Sac Section Tom yI E. 8 BO Ac DATE December, 1998 J08 No.: 352 - 703 -51 6T: M. Nolen c; SCALE: 1" = 1000' 5 Oa v 0 0 Lot IA. d Pltt Amends Corners North me I Amsn rsd BL Pitt Corners North Holdln8q Co. F lruot 900 l II.ICd� At. Baker— Aicklen & Associates, lnc. Enpinwra Surveyors File norm M \MARIE \562703 \PUB Plot 01/20/99 WED 1.1:38 FAX 5122449623 raker- Alcklen /RR 192.205 Acre Trad Page 1 of 4 EXIIBIT n - Page l of .S ..� ALBERS P.U.D. — WEST TRACT DESCRIPTION FOR A 192205 ACRE TRACT OF LAND SITUATED IN THE J. M. HARRELL SURVEY, ABSTRACT NO. 284, IN WIIUTAMSON COUNTY, TEXAS, BEING A PORTION OF A 227.8382 ACRE TRACT OF LAND CONVEYED TO 35/45 INVESTORS, LP., A TEXAS PARTNERSHIP, BY INSTRUMENT RECORDED AS DOCUMENT NO, 9848753 OF TIC OFFICAL RECORDS OF SAID COUNTY AND A PORTION OF A 102.64 ACRE TRACT OF LAND AS CONVEYED TO 34/45 INVESTORS, L.P. BY INSTRUMENT RECORDED AS DOCUMENT NO. 9903480 OF SAID OFFICIAL RECORDS, SAID 192205 ACRE TRACT BEING MORE PARTICULARLY DESCRIBED BY ME:TES AND BOUNDS AS FOLLOWS: D C BEGINNING on an iron rod set on the curving southerly boundary line of said 227.8382 Acre Tract, same being a point in the curving northerly right-of-way line of F. M. 1325 (120' right -of -way width), said point being the southeasterly corner and POINT OF BEGINNING hereof; from which point a concrete monument found on a point of tangency of said 227.8382 Acre Tract bears N 79° 52' 56" E a distance of 250.01 feet; THENCE with the northerly right-of-way line of said F. M. Highway No. 1325, same being the southerly boundary line said 227.8382 Acre Traci the following three (3) courses and distances: 1) with the arc of a curve to the left, having a radius of 1014.88 feet, a central angle of 31° 04' 55 ", an arc length of 550.56 feet, and a chord which bears S 71° 24' 58" W for a distance of 543.83 feet to a point in the northerly right -of -way tine of said F. M. Highway No. 1325, same being a point of non- tangency hereof; 2) S 43° 43' 45" W for a distance of 1010.67 feet to a concrete monument found on an angle point; 3) S 43° 46' 10" W for a distance of 378.79 feet to an iron rod found on the southwesterly comer of said 227.8382 Acre Tract, same being a southeasterly corner of said 102.64 Acre Tract, same being a southwesterly corner hereof 'THENCE departing the northerly right -of- -way line of said F. M. Highway No. 1325, with the westerly boundary line of said 227.8382 Acre Trad, same being with the easterly boundary line of said 102.64 Acre Tract, N 18° 29' 40" W for a distance of 946.66 feet to a point in the southerly right -of -way line of proposed State Ii'ighway No. 45 (400' proposed right -of -way width), being an angle point hereof; 400 -10- 01/20/99 Roil) 14:39 FAX 5122449623 Baker- Alcklen /RR 192.205 Acre Tract Page 2 or 4 ..�. ALDia(a 4 Yluu[ THENCE with the southerly right -of -way line of said proposed State Highway No. 45, same being through the interior of said 102.64 Acre Tract, S 80° 14' 52" W for a distance of 1237.09 feet to a point in the westerly boundary line of said 102.64 Acre Tract, same being a southwesterly comer hereof, THENCE with the westerly boundary line of said 102.64 Acre Tract, the following four (4) courses and distances: 1) N 03° 48' 39" W for a drstuux of 33.33 fed to an angle point hereof; 2) N 16° 05' 54" W fora distance of 305.73 feet to an angle point hereof, 3) N69° 42' 36" E fora distance of 23.15 feet to an angle point hereof; 4) N 17° 40" 24" W for a distance of 1561.50 feet to an iron rod found on an angle point of said 102.64 Acre Tract, same being the most southerly corner of a 3.258 acre tract as described by instrument recorded in Volume 1290, Page 696, of said Official Records, same being an angle point hereof; THENCE with a southerly boundary line of said 3.258 Acre Tract, same being with a northerly boundary line of said 102.64 Acre Tract, the following two (2) courses and distances: 1) N 45° 42' 36" E fora &stance of 384.09 fed to an iron rod found on an angle point hereof 2) N 07° 47' 11" E for a distance of 326.58 feet to an iron rod found on the most northerly comer of said 3258 Acre Tract, saute being an angle point hereof; THENCE continuing with a northerly boundary line of said 102.64 Acre Tract, N 71° 12' 55" E fora distance of 665.57 feet to an iron pipe found on the northeasterly corner of said 102.64 Acre Tract, same being a northwesterly comer of said 227.8382 Acre Tract, being an angle point hereof THENCE with a northerly boundary line of said 227.8382 Acre Tract, N 71° 51' 27" E for a distance of 264.28 feet to a concrete monument found on an angle point hereof; THENCE with an angle in a northerly boundary line of said 227.8382 Acre Tract, S 20° 18' 48" E for a distance of 18.78 feet to a concrete monument found on an angle point hereof, THENCE continuing with a northerly boundary line of said 227.8382 Acre Tract, TI 71° 26' 53" E for a distance of 1783.33 feet to an iron rod found on the northwesterly £xii Brr__L Page Z of S 01/20/99 WEU 1.4:40 FAX 5122449923 r 92.205 Aae T,aci Page 3 of 4 tinker- Aicklen /RR EXHIBIT d Page 3 of s corner of a 0.074 awe tract of land surveyed in conjunction with a pending land conveyance to the City of Round Rock, Texas, being an angle point hereof, THENCE with the westerly boundary line of said 0.074 Acre Tract, S 17° 58' 19" E for a distance of 127.79 feet, to an iron rod found on the southwesterly corner of said 0 .074 Aae Tract, same being an angle point hereof THENCE with the southerly boundary line of said 0.074 Acre Tract, N 71° 58' 22" E for a distance of 20.57 feet, to an iron found on the southeasterly corner of said 0.074 Acre Tract, same being in the westerly boundary line of a 0.75 acre tract as described by instrument recorded in Volume 1429, Page 462, of said Official Records, same being in an easterly boundary line of said 227.8382 Acre Tract, being an angle point hereof, THENCE with the westerly boundary line of said 0.75 Acre Tract, same being with an easterly boundary line of said 227.8382 Acre Tract, S 14° 21' 45" E for a distance of 60.19 feet, to an iron rod found on the southwesterly corner of said 0.75 Acre Tract, same being an angle point of said 227.8382 Acre Tract, same being an angle point hereof; THENCE with a northerly boundary line of said 227.8382 Acre Tract, same being the southerly boundary line of said 0.75 Acre Tract, 19 71° 56' 59" E for a distance of 170.91 feet, to an iron rod found on the southeasterly corner of said 0.75 Acre Tract, same being a northeasterly comer of said 227.8382 Acre Tract, same being an angle point hereof; THENCE with an easterly boundary line of said 227.8382 Acre Tract, S 14° 20' 19" E for a distance of 139.03 feet to an iron rod set on anortheasterly corner hereof THENCE through the interior of said 227.8382 Acre Tract the following eight (8) courses and distances: 1) with the arc of a curve to the left, having a radius of 950.00 feet, a central angle of 14° 03' S7", an arc length of 233.22 feet, and a chord which bears S 46° 58' 24" W for a distance of 232.63 feet to an iron rod set on a point of tangency hereof; 2) S 39° 56' 26" W for a distance of 109.62 feet to an iron rod set on a point of curvature hereof 3) with the are of a curve to the right, having a radius of 1000.00 feet, a central angle of 11° 11' 15", an are length of 195.26 feet, and a chard which bears S 45° 32' 03" W for a distance of 194.95 feet to an iron rod set on an angle point hereof 4) S 36° 34' 46" E for a distance of 73.94 feet to an iron rod set on a point of curvature ' hereof -12- 01/20/99 WED 14:40 FAX 5122449623 192.205 Ave Tract Page 4 of 4 Ba 5) with the arc of a curve to the right, having a radius of 1040.00 feet, a central angle of 16° 03' 48 ", an arc length of 291.57 feet, and a chord which bears S 28 32' 52" E for a distance of 290.62 feet to an iron rod set on a point of tangency hereof; 6) S 20° 30' 58" E (Bearing Basis/Directional Control Line) for a distance of 1135.10 feet to an iron rod set on a point of curvature hereof; 7) with the are of a curve to the right, having a radius of 1040.00 fed, a central angle of 17° 27' 48 ", an arc length of 316.98 feet, and a chord which bears S 11° 47' 04" E for a distance of 315.76 feet to an iron rod set on a point of tangency hereof 8) S 03° 03' 10" E for a distance of 356.15 feet to the POINT OF BEGINNING hereof and containing 192205 acres of land. Survey ' under the direct supervision of the undersigned: Chisholm Professional Land Surveyor No. 4295 B i- • - AICKLEN & ASSOCIATES. INC. 203 . Main Street, Suite 201 Round Rock, Tetcas 78664 (512) 244-9620 Job No.: 352-703-23 File Name: M tAItO1E1352703Wffi- PUD2.doc . ++ ALJftUb kguU4 Dated EXHIBIT Page_ of S -13- Cs to o ° i 7 . V Ta 3 N a„ Fi e�' P • e 7 e Nisono Tonguma 7.258 Ac.e 172 AC. p Stoto SKETCH TO ACCOMPANY DESCRIPTION Northr Acr e No A hr c$ ACre Chisholm Valley South GtOSS� Rasub. Sao. 10 Resub. 8�gt y LoChlcholm'Vall33p /Souih Section FIVa al Ion Cern. LImedlaae Ridge Apmts. T o 9.31`T Ao DATE: December, 1995 JOB No.: 352 - 703-51 BY: M. Solon 5 ; SCALE: 1' = 1000' 0 Nald Co. P ,re t Sce.1 U.1 t3 Ao. LL pp {A Amindid Plot Corners North \ Lot l BI. A Amen Plot Corners North Baker— Aicklen do AssoClates, InC, Eny lnesrs Surveyors Mot om.: date: M A AR 4 AGREEMENT AND DEVELOPMENT PLAN FOR LA FRONTERA WEST PLANNED UNIT DEVELOPMENT NO. 39 THE STATE OF TEXAS COUNTY OF WILLIAMSON La Frontera West - PUD No. 39 Agreement and Development Plan Page 1 EXHIBIT B THIS AGREEMENT AND DEVELOPMENT PLAN (this "Agreement ") is made and entered by and between the City of Round Rock, Texas, a Texas municipal corporation, having its offices at 221 East Main Street, Round Rock, Texas 78664 (hereinafter referred to as the "City "), and 35/45 Investors, L.P., (hereinafter referred to as the "Owner"). WHEREAS, the Owner has submitted a request to the City to zone approximately 194.345 acres of land as a Planned Unit Development ( "PUD "), said property being more particularly described in Exhibit "A" ( hereinafter referred to as the "Property "), and WHEREAS, pursuant to Chapter 11, Section 11.316(8), Code of Ordinances (1995 Edition), City of Round Rock, Texas, the Owner has submitted a development plan setting forth the development conditions and requirements within the PUD (the "Development Plan "), which Development Plan is contained � in.Section II of this Agreement; and WHEREAS, on R:l.'IetlAktt// /7 , 1999, the. City's Planning and Zoning Commission recommended approval of the Ownbr's application for a PUD. NOW THEREFORE BY THIS AGREEMENT WITNESSETH that, in consideration of the covenants and conditions set forth herein, the City and the Owner agree as follows: L GENERAL PROVISIONS 1. CONFORMITY WITH DEVELOPMENT PLAN All uses and development within the Property shall generally conform to the Development Plan set forth in Section II herein, 2. CHANGES AND MODIFICATIONS No changes or modifications will be made to this Agreement or the Development Plan unless all provisions pertaining to changes or modifications as stated in Article III, Section 1 below are followed. -15- 3. ZONING VIOLATION The Owner understands that any person, firm, corporation or other entity violating any conditions or terms of the Development Plan shall be subject to any and all penalties for the violation of any zoning ordinance as stated in Section 1.601, Code of Ordinances, (1995 Edition), City of Round Rock, Texas, as amended. 4. LIENHOLDER CONSENT The lienholder of record against a portion of the Property has consented to this Agreement including any and all dedications to the public. A lienholder consent is attached hereto and incorporated herein as Exhibit "C". There are no other outstanding debts secured by the Property and no other lienholders of record. 5. MISCELLANEOUS PROVISIONS 5.1 Assignment. Neither party may assign its rights and obligations under this Agreement without having first obtained the prior written consent of the other which consent shall not be unreasonably withheld. This section shall not prevent the Owner from conveying the Property or portions of the Property, together with all development rights and obligations contained in this Agreement. 5.2 Necessary Documents and Actions. Each party agrees to execute and deliver all such other and further instruments and undertake such actions as are or may become necessary or convenient to effectuate the purposes and intent of this Agreement. 5.3 Severability. In case any one or more provisions contained herein are deemed invalid, illegal or unenforceable in any respect, such invalidity, illegality or unenforceability shall not affect any other provisions hereof and in such event, this Agreement shall be construed as if such invalid, illegal or unenforceable provision had never been contained herein. 5.4 Entire Agreement. This Agreement constitutes the entire agreement of the parties and supersedes any prior or contemporaneous oral or written understandings or representations of the parties respecting the subject matter hereof. La Frontera West - PUD No. 39 Agreement and Development Plan Page 2 -16- 5.5 Applicable Law. This Agreement shall be construed under and in accordance with the laws of the State of Texas. 5.6 Venue. All obligations of the parties created hereunder are performable in Williamson County, Texas and venue for any action arising hereunder shall be in Williamson County. 5.7 No Third Party Beneficiaries. Nothing in this Agreement, express or implied, is intended to confer upon any person or entity, other than the parties hereto (and their respective successors and assigns) any rights, benefits or remedies under or by reason of this Agreement. 5.8 Duplicate Originals. This Agreement may be executed in duplicate originals, each of equal dignity. 5.9 Notices. Until changed by written notice thereof; any notice required under this Agreement may be given to the respective parties by certified mail, postage prepaid or by hand delivery to the address of the other party shown below: OWNER 35/45 Investors, L.P. 808 West 10 Street Austin, Texas 78701 Attn: William S. Smalling CITY OF ROUND ROCK City of Round Rock, Texas 221 East Main Street Round Rock, Texas 78664 Attn: Director ofPlanning 5.10 Effective Date. This Agreement shall be effective from and after the date of due execution hereof by all parties. 5.11 Binding Effect. This Agreement and the Development Plan binds and benefits the Owner and its successors and assigns. La Frontera West - PUD No. 39 Agreement and Development Plan Page 3 -17- La Prontera West - PUD No. 39 Agreement and Development Plan Page 4 II. DEVELOPMENT PLAN 1. DEFINITIONS Words and terms used herein shall have their usual force and meaning, or as defined in the Code of Ordinances (1995 Edition), City of Round Rock, Texas, hereinafter referred to as "the Code ". 2. PROPERTY This Development Plan ("Plan ") covers approximately 194.345 acres of land, located within the city limits of Round Rock, Texas, and more particularly described in Exhibit "A ". 3. PURPOSE The purpose of this Plan is to insure a Planned Unit Development ( "PUD ") that: (i) is equal to or superior to development that would occur under the standard ordinance requirements, (ii) is in harmony with the General Plan of the city of Round Rock, Texas, (iii) does not have an undue adverse affect upon adjacent property, the character of the neighborhood, traffic conditions, parking, utilities or any other matters affecting the public health, safety and welfare, (iv) is adequately provisioned by essential public facilities and services, and (v) will be developed and maintained so as to not dominate, by scale or massing of structures, the immediate neighboring properties or interfere with their development or use in accordance with any existing zoning district. 4. APPLICABILITY OF CITY ORDINANCES 4.1 Zoning and Subdivision Ordinance. The Property shall be regulated for purposes of zoning and subdivision by this Plan. All aspects not specifically covered by this Plan shall be regulated by applicable sections of the Code. 4.2 Other Ordinances. All other Ordinances within the Code shall apply to the Property, except as clearly modified by this Plan. 5. DEVELOPMENT AREAS The Property will be divided into four (4) separate development areas as shown on Exhibit "Jr attached hereto and incorporated herein. The total and area and the combined maximum building area for all buildings located in each development area is shown on Exhibit "E" attached hereto and incorporated herein. -18- 6. PERMITTED USES AND LIMITATIONS The Property will be used and developed in accordance with the requirements as set forth in this Agreement and, if not set forth herein, by applicable sections in the Code. Specific permitted uses of and limitations applicable to the separate development areas are as follows: 6.1 Tract I - Office-Flex Area: The permitted uses and limitations for the Office -Flex Area shown on Exhibit "D" are detailed on Exhibit "F-1" attached hereto and incorporated herein. 6.2 Tract II - Central Green Area: The permitted uses and limitations for the Central Green Area shown on Exhibit "0" are detailed on Exhibit "F -2 "attached hereto and incorporated herein. 6.3 Tract III - Campus Area: The permitted uses and limitations for the Campus Area shown on Exhibit "D" are detailed on Exhibit "F -3" attached hereto and incorporated herein. 6.4. Tract IV - Mixed Use Area: The permitted uses and limitations for the Nixed Use Area shown on Exhibit "0" are detailed on Exhibit "F -4" attached hereto and incorporated herein. 7. SIGNS 7.1 Project Identification Signs: Signs for the purpose of identifying the Property (the "Project Identification Signs") as "La Frontera" (or other development name) may be installed and maintained by Owner on the Property at the locations designated on Exhibit "G" attached hereto and incorporated herein, provided no more than one Project Identification Sign is placed at each location. The Project Identification Signs may be no more than five feet (5) high, four feet (4) deep, and twelve feet (12) wide, unless otherwise approved by the City. The Project Identification Signs may not identify any specific occupants of the Property. The Project Identification Signs must be placed in accordance with the provisions of (i) the setback and spacing requirements of Table 3.1403 of the Code, and (ii) the corner lot vision clearance requirements of Section 11.304(7) of the Code. No Project Identification Sign may be placed in any street or road right -of -way without a license agreement executed by the City. 7.2 Other Signs: All freestanding signs for the purpose of identifying occupants of the Property will be monument signs installed and maintained in accordance with the Code. Additional signs for the purpose of identifying occupants of the Property may be mounted on (or made a part of) the exterior walls of the building occupied. La Frontera West - PUD No. 39 Agreement and Development Plan Page 5 -19- 8. STORMWATER FILTRATION AND DETENTION. 8.1 Drainage: Plans for drainage facilities will be reviewed and approved by the City for each portion of the Property as each such portion of the Property is subdivided. A conceptual drainage plan is included in the Utility Schematic and Drainage Plan on file in the P &CD Department, a copy of which is attached hereto as Exhibit "II" and incorporated herein. Both the utility schematic and the drainage plan that are a part of Exhibit "11" are conceptual in nature and may be modified in the future. 8.2 Stormwater Facilities: Owner, at Owner's expense will construct all stormwater, sedimentation, filtration and/or detention ponds (the "Stormwater Ponds ") necessary to serve: (i) the public roads on the Property and (ii) the lots or other parcels of the Property. Owner may construct regional Stormwater Ponds serving multiple lots or road segments to fulfill Owner's obligations under this Section 8.2. Owner may delegate Owner's responsibility for construction and maintenance of the Stormwater Ponds to: (i) purchasers of lots or other parcels of the Property, or (ii) a separate entity created for such purpose. 9. ROADWAYS/TRAFFIC Development of the Property will be generally in accordance with the Traffic Impact Analysis attached hereto as Exhibit "I" and incorporated herein. Minor modifications may be made to the roadway plans by agreement between the Director of Public Works and Owner. 9.1 Road Construction: The following conditions concerning roads on the Property must be fulfilled before any building permit will be issued by the City for any lot that is a part of the Property: a. Road construction plans for all roads abutting such lot (collectively, the "Roads ") have been approved by the City (the "Approved Plans "). b. Fiscal security for the construction of the Roads has been posted in accordance with the Code or construction of the Roads has been completed in accordance with the Approved Plans. 9.2 Light Fixtures: In connection with the construction of the roads, street light fixtures will be installed in accordance with the design shown on Exhibit "1" attached hereto and incorporated herein and conforming with the following specifications: a. The light fixture will be black or dark bronze in color and of a horizontal design with sharp cutoff edges. b. The illumination source will be metal halide (or equivalent). c. The light fixture will be mounted on a metal pole. The pole will be the same color as the light fixture. La Frontera West - PUD No. 39 Agreement and Development Plan Page 6 -20- 10. PHASED DEVELOPMENT The Owner has the option to develop the Property as a phased development. The Property may be platted into two or more lots to accommodate phasing. 11. RESTRICTIONS The Property will be developed in accordance with any conditions, covenants or restrictions of record with the Williamson County Clerk. M. MISCELLANEOUS PROVISIONS 1. CHANGES TO DEVELOPMENT PLAN 1.1 Minor Changes. Minor changes to this Agreement or the Development Plan which do not substantially change this Agreement or the Development Plan may be approved administratively, if approved in writing, by the Director of Public Works, the Director of Planning and Community Development, and the City Attorney. 1.2 Major Changes. Major changes to this Agreement or the Development Plan must be resubmitted following the same procedure required by the original PUD application. 2. GENERAL PLAN AMENDED The Round Rock General Plan is hereby amended to reflect the provisions of this Agreement and Development Plan. CITY OF ` OUND ROCK, TEXAS Bv: Charles Culpeppe , Mayor City of Round Rock, Texas Date: d ' aS , 199 9 La Frontera West - PUD No. 39 Agreement and Development Plan Page 7 35/45 INVESTORS, L.P. By: 35/45 Genpar, L.L.C. By William S. ing, Manager Date: A i'/ , 199f -21- STATE OF TEXAS COUNTY OF WILLIAMSON THE STATE OF TEXAS COUNTY OF WILLIAMSON La Frontera West - PUD No. 39 Lienholder Consent Page 1 of 1 EXHIBIT C LIENHOLDER CONSENT That Kouri and Kouri, Ltd., organized and existing under the laws of the state of Texas, acting herein by and through its general partner, being the holder of a lien by way of Deed of Trust recorded in Document No. 9848754, Official Records of Williamson County, Texas on a portion of the Property described in the Agreement and Development Plan of 194.345 Acres of land situated in the City of Round Rock, Williamson County, Texas, does hereby consent to the Agreement and Development Plan and does further hereby join, approve, and consent to all provisions shown herein. Kouri and Kouri, Ltd. By: Tom Kouri, its general partner This instrument was acknowledged before me on the /. day of /79 An c k 1999, by Tom Kouri, general partner of Kouri & Kouri, Ltd., a Texas limited partnership, on behalf of said limited partnership. Not Public in and for the state of Texas fp12_2 es f 1,/ 17-4 ui ' i Name - Typed or Printed My Commission Expires: AVgti sT 3I -22- EXHIBIT D DEVELOPMENT AREAS La Frontera West - PUD No. 39 Development Areas Page 1 of 1 -23- Development Area Total Land Area Maximum Building Area Tract I - Office-Flex Area 36.56 acres 398,138 sq. ft. Tract II - Central Green Area 38.91 acres 1,694,920 sq. ft. Tract III - Campus Area 103.50 acres 3,606,768 sq. ft. Tract IV - Mixed Use Area 15.37 acres 401,710 sq. ft. La Frontera West - PUD No. 39 Maximum Building Area Page 1 of 1 EXHIBIT E MAXIMUM BUILDING AREA Permitted Use* Building Height Limitation Building Setbacks from: Landscaping Setbacks from Residential Areas ** Hester's Crossing Residential Areas ** Office 45 feet * * ** 60 feet 100 feet 50 feet Local Conunercial (C -2) * ** 45 feet * * ** 60 feet 100 feet 50 feet Business Park * * * ** 45 feet * *** 60 feet 100 feet 50 feet The permitted uses and limitations applicable to the Office-Flex Area are as follows: 1. Permitted Uses, Heights and Setbacks. Permitted uses, building height limitations, building setbacks and landscaping setbacks are detailed in the chart below: ** *5* ** ** ** *** EXHIBIT F -1 PERMITTED USES AND LIMITATIONS APPLICABLE TO THE OFFICE -FLEX AREA Zoning designations noted in parentheses indicate all uses permissible under the Code for such designation as of the date of this Ordinance. Such uses may include, but are not limited to, other uses also listed in this chart. Limitations for any specific C -2 use listed in this chart will control over the general C -2 listing. (wining three rows of vegetative material, 20% of which will be trees with a caliper of no less than 2" in the area adjacent to the following subdivisions: (i) Chisholm Valley West Section Three Amended (ti) Chisholm Valley West Section Four (iii) George Blessing Mobile Home Park Permitted only in locations wholly within the interior of buildings constructed primarily for other permitted uses. Limited to two stories. Uses include, but are.not limited to: office, research & development, technical schools, light manufacturing and assembly conducted wholly within a building, the sale of goods produced or assembled on site and day care services. 2. Prohibited Uses. The following uses are prohibited on the Property: mini- warehouses, flea markets, sexually oriented businesses (as defined in the Code), amusement parks or carnivals, portable building sales except as incidental to other retail sales, recreational vehicle parks, wholesale nurseries, outdoor shooting ranges, pawn shops, heavy equipment sales, kennels (but not prohibiting pet shops and veterinary clinics with overnight facilities), vehicle sales and truck stops. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Office -Flex Area Page 1 -25- 3. Outdoor Sales and Displays. Outdoor sales and displays are permitted in conjunction with the use of a building only in areas designated on the site plan filed with the City for such building. Outdoor sales and displays are further limited to outdoor cafes and outdoor dining areas (including outdoor seating fora food court) that (i) are located and operated as an integral part of the principal use, and (n') do not comprise a separate business use or a separate business activity. Parking requirements contained in the Code will apply to all outdoor cafes and dining areas in the same manner that such requirements apply to enclosed buildings. 4. Prohibited Building Materials. The following materials are prohibited on the exterior walls of all buildings and structures (this section does not apply to roofs): Sheet, corrugated, and unfinished Aluminum Asbestos Galvanized Steel Mirrored Glass (reflectivity of 20% or more) 5. Sidewalks. All sidewalks will be located within the sidewalk zone as shown in the Traffic Impact Analysis attached hereto as Exhibit "L" and incorporated herein. One of the following is required along all public roads: a. Standard Sidewalks: Sidewalks at least 5 feet wide on both sides of the road as detailed on Exhibit "3" attached hereto and incorporated herein. b. Wide Sidewalk: A sidewalk at least 8 feet wide on one side of the road as detailed on Exhibit "J". 6. Service and Loading Areas. a. Screening Required: No dock high loading area is permitted unless such area is visually screened from public view. b. Delivery Vehicles: All delivery and utility vehicles stored on -site must be inside a closed building or within a screened portion of the site. c. Service Areas: Service areas will be screened from adjacent tracts, all public rights - of -way, and views from above. Methods of screening include walled entrances, evergreen landscaping, " and depressed service areas. Screening walls must be constructed of the same materials as the main building. (refer to figure 1) La Frontera West - PUD No. 39 Permitted Uses and Limitations - Office -Flex Area Page 2 -26- ENCLOSED SERVICE AREA L SCREENED TRANSFORMER AREA La Frontera West - PUD No. 39 Permitted Uses and Limitations - Office -Flex Area Page 3 figure 1 d. Loading Areas: All loading and service areas must be clearly signed. Loading spaces must be clearly denoted on the pavement and designed so as to not prohibit on -site vehicular circulation when occupied. Loading spaces will be located directly in front of a loading door. Loading areas must be designed to accommodate backing and maneuvering on -site, not from a public street. Regardless of orientation, loading doors may not be located closer than fifty feet (50') from a public or private right -of- way. e. Trash Storage: Refuse storage enclosures are required for all buildings. Enclosures must be of sufficient height to screen all refuse containers completely and must be provided with gates, so as to provide screening of views from adjacent Tots and public rights -of -way. All enclosures must be constructed of permanent materials (concrete, masonry, wood, steel, etc.) which are compatible with the building it serves. Refuse storage areas must be designed to contain all refuse generated on -site between collections. (refer to figure 2) figure 2 SCREEN TRASN AREA wROI IID.RISE VIEWS SERWOE COOR7 '�SRX SOROINa MATERIALS -27- f. Street Level Mechanical Equipment: All ground - mounted service equipment (e.g., air conditioners, transformers, trash collection equipment) related to each building will be consolidated in an enclosed service area. Landscaping will be used to soften the visual appearance of the walls enclosing the service area. Service areas must be paved, curbed, and internally drained. Roof Mounted Mechanical Equipment: All roof mounted mechanical elements must be screened from view from the public right -of -way. Screening must be compatible with the building design. If roof decks with mechanical units are visible from any level of adjacent buildings, the mechanical units must be screened and painted to match the finished roof material. g. 7. Exterior Lighting. a. Minimal Spillover: All lighting must be installed to minimize light spillover onto adjacent properties. b. Parking Lot Fixtures: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck -like unit (similar to IGm Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on Exhibit "K". The fixture will be made of spun aluminum or similar quality material with sidewalls free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles 40 feet high. (refer to figure 3) c. Open Space, Walkway and Passenger Drop Off Areas: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck -like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on Exhibit "K". The fixture will be made of spun aluminum or similar quality material with sidewalls free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles between 10 and 15 feet high. (refer to figure 3) La Frontera West - PUD No. 39 Permitted Uses and Limitations - Office -Flex Area Page 4 -28- e. PARKING i ROADWAY LIGHTING figure 3 8. Landscaping. a. Existing Trees: Existing large mature trees will be retained in accordance with the Code. b. Tree Protection: All existing trees of six (6) inch caliper or greater must be indicated on the proposed site plans. The proposed site plans will indicate trees to remain and those to be removed. All trees within an approved building site which are required to be preserved in accordance with the Code must be flagged and encircled with protective fencing. The fencing must extend beyond the full spread on the tree's branches to reasonably ensure successful protection. Existing trees in parking areas will be saved in groups and as specimens whenever practicable. c. Open Space: All areas not containing buildings, structures, parking lots, sidewalks, fountains, site furniture or other improvements, including, but not limited to, front, side and rear building set back areas, and all areas between the curb line and the property line, must be planted, landscaped, and maintained in good condition. The landscape planting design must provide for easy maintenance. Utility easements will be landscaped consistent with other landscape areas where allowed by the respective utility company. d. Rights of Way: Areas within the road right -of -way may be landscaped only in accordance with a license agreement with the City. Grass: All landscaped areas not in groundcover or shrub beds will be planted in grasses, preferable sod. Overseeding in fall with cool season native grasses is allowed. The use of edging material to separate all grass areas from shrub and groundcover areas is required. The edging material will be concrete, steel, brick or La Frontera West - PUD No. 39 Permitted Uses and Limitations - Office -Flex Area Page 5 -29- stone. No plastic edging is allowed. Use of narrow paving "mowstrips" are allowed around building foundations for easy maintenance. f. Irrigation: An underground, automatic irrigation system must be installed in all landscaped areas. Sprinkler heads must be located to effectively water the landscaped areas with minimal spray onto roadways, parking areas and walkways. g. Screening of Parking: Parking areas must be screened visually from all roadways in accordance with the Code. Screening may be accomplished with landscaping or buildings. Berms may not exceed a 3:1 pitch. Shrubbery must be maintained to a minimum height of 3 feet. (refer to figure 4) J. PARKINO SHALL BE SCREENED FROM ROADWAYS STREET LANDSCAPE EASEMENT PARKING AREA h. Parking Areas: In all vehicular use areas and parking areas, a minimum of 90 square feet for each 12 parking spaces must be devoted to landscaped strips, islands, peninsulas, medians, or other landscaped areas (the "Minimum Parking Area Landscaping Requirement "). As partial fulfillment of the Minimum Parking Area Landscaping Requirement, any parking area containing five or more parking rows of double vehicle depth will include a landscaped strip no less than ten feet (10") wide at least every fourth parking row of double vehicle depth. The landscaped strip will be installed with trees planted no less than every 60 linear feet. i. Road Medians: At least twenty percent (20%) of the median of Hesters Crossing will be landscaped with shrubbery and trees. Fencing: Fencing will be extended from east to west between the Office-Flex Area and the adjoining residential areas (to the north) as Hesters Crossing is constructed from east to west. The fencing will be installed in accordance with the Code with metal fence posts set in concrete footings. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Office-Flex Area Page 6 figure 4 9. Utility Lines. All utility service lines must be underground to connection points provided by the utility service provider. All transformers must be screened. -30- Permitted Use* Building Height Limitation Building Setbacks from: Maximum Residential Units Hester's Crossing La Frontera Boulevard Kouri Avenue South side of Sundance Parkway Other Roads Office* ** 144 feet 60 feet 8 feet 8 feet 8 feet 25 feet n/a Hotel** ** 144 feet 60 feet 8 feet 8 feet 8 feet 25 feet n/a Restaurant*** ** 45 feet ** 60 feet 8 feet 8 feet 8 feet 25 feet n/a General Commercial (C -1) 45 feet** 60 feet 8 feet 8 feet 8 feet 25 feet n/a Business Park ** **** 60 feet 60 feet 8 feet 8 feet 8 feet 25 feet n/a Multifamily (MF) 60 feet 60 feet 8 feet 8 feet 8 feet. 25 feet 35 per acre La Frontera West - PUD No. 39 Permitted Uses and Limitations - Central Green Area Page 1 EXHIBIT F -2 PERNIITTED USES AND LIMITATIONS APPLICABLE TO THE CENTRAL GREEN AREA The permitted uses and limitations applicable to the Central Green Area are as follows: 1. Permitted Uses, Heights and Setbacks. Permitted uses, building height limitations, building setbacks and landscaping setbacks are detailed in the chart below: * Zoning designations noted in parentheses indicate all uses permissible under the Code for such designation as of the date of this Ordinance. Such uses may include, but are not limited to, other uses also listed in this chart Limitations for any specific C -1 or MF use listed in this chart will control over the general C -1 or MF listing. ** Decorative architectural features may exceed the stated height limitation by 15 feet *** Including the following associated uses: Restaurant (including bar and liquor sales), Research & Development, and General Commercial (C -1). ** * Including the following associated uses: Restaurant (including bar and liquor sales) and General Commercial (C -1). * * * ** Including bar and liquor sales. ****** Uses include, but are not limited to: office, office/warehouse, research & development, technical schools, light manufacturing and assembly conducted wholly within a building, the sale of goods produced or assembled on site and day care services. ** ** *** Total residential units in the combined portions of the Property allowing multifamily units (Central Green Area, Campus Area and Mixed Use Area) may not exceed 900 units. Multifamily units are not permitted north of Sundance Pathway. -31- 2. Prohibited Uses. The following uses are prohibited on the Property: mini- warehouses, flea markets, sexually oriented businesses (as defined in the Code), amusement parks or carnivals, portable building sales except as incidental to other retail sales, recreational vehicle parks, wholesale nurseries, outdoor shooting ranges, pawn shops, heavy equipment sales, kennels (but not prohibiting pet shops and veterinary clinics with overnight facilities), vehicle sales and truck stops. 3. The Green. No buildings or parking lots may be constructed in the portion of the Central Green Area shown as "The Green" on Exhibit "D". 4. Outdoor Sales and Displays. Outdoor sales and displays are permitted in conjunction with the use of a building only in areas designated on the site plan filed with the City for such building. Outdoor sales and displays are further limited to outdoor cafes and outdoor dining areas (including outdoor seating for a food court) that: (1) are located and operated as an integral part of the principal use, and (11) do not comprise a separate business use or a separate business activity. Parking requirements contained in the Code will apply to all outdoor cafes and dining areas in the same manner that such requirements apply to enclosed buildings. 5. Prohibited Building Materials. The following materials are prohibited on the exterior walls of all buildings and structures (this section does not apply to roofs): Sheet, corrugated, and unfinished Aluminum Asbestos Galvanized Steel Mirrored Glass (reflectivity of 20% or more) 6. Sidewalks. All sidewalks will be located within the sidewalk zone as shown in the Traffic Impact Analysis attached hereto as Exhibit "L" and incorporated herein. One of the following is required along all public roads (except Farm to Market Road 1325): a. Standard Sidewalks: Sidewalks at least 5 feet wide on both sides of the road as detailed on Exhibit "J" attached hereto and incorporated herein. b. Wide Sidewalk A sidewalk at least 8 feet wide on one side of the road as detailed on Exhibit "J". La Frontera West - PUD No. 39 Permitted Uses and Limitations - Central Green Area Page 2 -32- 7. Service and Loading Areas. a. Screening Required: No dock high loading area is permitted unless such area is visually screened from public view. b. Delivery Vehicles: All delivery and utility vehicles stored on -site must be inside a closed building or within a screened portion of the site. c. Service Areas: Service areas will be screened from adjacent tracts, all public rights - of-way, and views from above. Methods of screening include walled entrances, evergreen landscaping, and depressed service areas. Screening walls must be constructed of the same materials as the main building. (refer to figure 1) ENCLOSED SERVICE AREA La Frontera West - PUD No. 39 Permitted Uses and Limitations - Central Green Area Page 3 figure 1 SCREENED TRANSFORMER AREA 1' • d. Loading Areas: All loading and service areas must be clearly signed. Loading spaces must be clearly denoted on the pavement and designed so as to not prohibit on -site vehicular circulation when occupied. Loading spaces will be located directly in front of a loading door. Loading areas must be designed to accommodate backing and maneuvering on -site, not from a public street. Regardless of orientation, loading doors may not be located closer than fifty feet (50') from a public or private right -of- way. e. Trash Storage: Refuse storage enclosures are required for all buildings. Enclosures must be of sufficient height to screen all refuse containers completely and must be provided with gates, so as to provide screening of views from adjacent lots and public rights -of -way. All enclosures must be constructed of permanent materials (concrete, masonry, wood, steel, etc.) which are compatible with the building it serves. Refuse storage areas must be designed to contain all refuse generated on -site between collections. (refer to figure 2) -33- f. Street Level Mechanical Equipment: All ground- mounted service equipment (e.g., air conditioners, transformers, trash collection equipment) related to each building will be consolidated in an enclosed service area. Landscaping will be used to soften the visual appearance of the walls enclosing the service area. Service areas must be paved, curbed, and internally drained. Roof Mounted Mechanical Equipment: All roof mounted mechanical elements must be screened from view from the public right -of -way. Screening must be compatible with the building design. If roof decks with mechanical units are visible from any level of adjacent buildings, the mechanical units must be screened and painted to match the finished roof material. g. S. Exterior Lighting. a. Minimal Spillover: All lighting must be installed to minimize light spillover onto adjacent properties. b. Parking Lot Fixtures: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck -like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on Exhibit "K". The fixture will be made of spun aluminum or similar quality material with sidewalis free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles 40 feet high. (refer to figure 3) c Open Space, Walkway and Passenger Drop Off Areas: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck -like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on La Frontera West - PUD No. 39 Permitted Uses and Limitations - Central Green Area Page 4 figure 2 ■CAFE. TRASH AREA FROM NIO•RISE VIEWS SERVICE COURT WITh YLLOINS IIATEIRIIALS -34- Exhibit "K". The fixture will be made of spun aluminum or similar quality material with sidewalls free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles between 10 and 15 feet high. (refer to figure 3) PARKING i ROADWAY LIGHTING figure 3 9. Landscaping. a. Existing Trees: Existing large mature trees will be retained in accordance with the Code. b. Tree Protection: All existing trees of six (6) inch caliper or greater must be indicated on the proposed site plans. The proposed site plans will indicate trees to remain and those to be removed. All trees within an approved building site which are required to be preserved in accordance with the Code must be flagged and encircled with protective fencing. The fencing must extend beyond the full spread on the tree's branches to reasonably ensure successful protection. Existing trees in parking areas will be saved in groups and as specimens whenever practicable. c. Open Space: All areas not containing buildings, structures, parking lots, sidewalks, fountains, site furniture or other improvements, including, but not limited to, front, side and rear building set back areas, and all areas between the curb line and the property line, must be planted, landscaped, and maintained in good condition. The landscape planting design must provide for easy maintenance. Utility easements will be landscaped consistent with other landscape areas where allowed by the respective utility company. d. Rights of Way: Areas within the road right -of -way may be landscaped only in accordance with a license agreement with the City. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Central Green Area Page 5 -35- e. Grass: All landscaped areas not in groundcover or shrub beds will be planted in grasses, preferable sod. Overseeding in fall with cool season native grasses is allowed. The use of edging material to separate all grass areas from shrub and groundcover areas is required. The edging material will be concrete, steel, brick or stone. No plastic edging is allowed. Use of narrow paving "mowstrips" are allowed around building foundations for easy maintenance. f. Irrigation: An underground, automatic irrigation system must be installed in all landscaped areas. Sprinkler heads must be located to effectively water the landscaped areas with minimal spray onto roadways, parking areas and walkways. Screening of Parking: Parking areas must be screened visually from all roadways in accordance with the Code. Screening may be accomplished with landscaping or buildings. Berms may not exceed a 3:1 pitch. Shrubbery must be maintained to a minimum height of 3 feet. (refer to figure 4) g. PARKING SHALL BE SCREENED FROM ROADWAYS STREET h. Parking Areas: In all vehicular use areas and parking areas, a minimum of 90 square feet for each 12 parting spaces must be devoted to landscaped strips, islands, peninsulas, medians, or other landscaped areas (the "Minimum Parking Area Landscaping Requirement "). As partial fulfillment of the Minimum Parking Area Landscaping Requirement, any parking area containing five or more parking rows of double vehicle depth will include a landscaped strip no less than ten feet (10 ") wide at least every fourth parking row of double vehicle depth. The landscaped strip will be installed with trees planted no less than every 60 linear feet. i. Road Medians: At least twenty percent (20%) of the medians of the Hesters Crossing and La Frontera Boulevard will be landscaped with shrubbery and trees. 10. Utility Lines. All utility service lines must be underground to connection points provided by the utility service provider. All transformers must be screened. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Central Green Area Page 6 LANDSCAPE EASEMENT PARKING AREA figure 4 -36- 11. Building Orientation. Buildings constructed on lots abutting Sundance Parkway must be oriented so that the primary architectural facade of the building faces the area indicated as "The Green" on Exhibit "D". La Frontera West - PUD No. 39 Permitted Uses and Limitations - Central Green Area Page 7 -37- Permitted Use* Building Height Limitation Building Setbacks from: Maximum Residential Units Hester's Crossing La Frontera Boulevard Sundance Parkway Northline Boulevard Other Roads Offi ** 144 feet 60 feet 8 feet 25 feet 25 feet 25 feet n/a Hotel* * ** 144 feet 60 feet 8 feet 25 feet 25 feet 25 feet n/a Restart* * * ** 45 fat** 60 feet 8 feet 25 feet 25 feet 25 feet n/a General Commercial (C -1) 45 feet** 60 feet 8 feet 25 feet 25 feet 25 feet n/a Business Park * * * * ** 60 feet 60 fat 8 feet 25 fed 25 feet 25 feet n/a Multifamily (MF)* * * * * ** 60 feet 60 fat 8 fat 25 feet 25 feet 25 feet 35 per acre La Frontera west - PUD No. 39 Permitted Uses and Limitations - Campus Area Page 1 EXHIBIT F - 3 PERMITTED USES AND LIMITATIONS APPLICABLE TO THE CAMPUS AREA The permitted uses and limitations applicable to the Campus Area are as follows: 1. Permitted Uses, Heights and Setbacks. Permitted uses, building height limitations, building setbacks and landscaping setbacks are detailed in the chart below: * Zoning designations noted in parentheses indicate all uses permissible under the Code for such designation as of the date of this Ordinance. Such uses may include, but are not limited to, other uses also listed in this chart. Limitations for any specific C - 1 or MF use listed in this chart will control over the general C-1 or MF listing. ** Decorative architectural features may exceed the stated height limitation by 15 feet * ** Including the following associated uses: Restaurant (including bar and liquor sales), Research & Development, and General Commercial (C-1). ** ** Including the following associated uses: Restaurant (including bar and liquor sales) and General Commercial (C -1). * * * ** Including bar and liquor sales. Uses include, bit are not limited to: office, office/warehouse, research & development, technical schools, light manufacturing and assembly conducted wholly within a building, the sale of goods produced or assembled on site and day care services. * * * * * ** Total residential units in the combined portions of the Property allowing multifamily units (Central Green Area, Campus Area and Mixed use Area) may not exceed 900 units. Multifamily units are not permitted north of Sundance Parkway. -38- 2. Prohibited Uses. The following uses are prohibited on the Property: mini- warehouses, flea markets, sexually oriented businesses (as defined in the Code), amusement parks or carnivals, portable building sales except as incidental to other retail sales, recreational vehicle parks, wholesale nurseries, outdoor shooting ranges, pawn shops, heavy equipment sales, kennels (but not prohibiting pet shops and veterinary clinics with overnight facilities), vehicle sales and truck stops. 3. Outdoor Sales and Displays. Outdoor sales and displays are permitted in conjunction with the use of a building only in areas designated on the site plan filed with the City for such building. Outdoor sales and displays are further limited to outdoor cafes and outdoor dining areas (including outdoor seating for a food court) that: (i) are located and operated as an integral part of the principal use, and (ii) do not comprise a separate business use or a separate business activity. Parking requirements contained in the Code will apply to all outdoor cafes and dining areas in the same manner that such requirements apply to enclosed buildings. 4. Prohibited Building Materials. The following materials are prohibited on the exterior walls of all buildings and structures (this section does not apply to roofs): Sheet, corrugated, and unfinished Aluminum Asbestos Galvanized Steel Mirrored Glass (reflectivity of 20% or more) 5. Sidewalks. All sidewalks will be located within the sidewalk zone as shown in the Traffic Impact Analysis attached hereto as Exhibit "L" and incorporated herein. One of the following is required along all public roads: a. Standard Sidewalks: Sidewalks at least 5 feet wide on both sides of the road as detailed on Exhibit "J" attached hereto and incorporated herein. b. Wide Sidewalk: A sidewalk at least 8 feet wide on one side of the road as detailed on Exhibit "J". 6. Service and Loading Areas. a. Screening Required: No dock high loading area is permitted unless such area is visually screened from public view. b. Delivery Vehicles: All delivery and utility vehicles stored on -site must be inside a closed building or within a screened portion of the site. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Campus Area Page 2 -39- c. Service Areas: Service areas will be screened from adjacent tracts, all public rights - of-way, and views from above. Methods of screening include walled entrances, evergreen landscaping, and depressed service areas. Screening walls must be constructed of the same materials as the main building. (refer to figure 1) d. Loading Areas: All loading and service areas must be clearly signed. Loading spaces must be clearly denoted on the pavement and designed so as to not prohibit on -site vehicular circulation when occupied. Loading spaces will be located directly in front of a loading door. Loading areas must be designed to accommodate backing and maneuvering on -site, not from a public street. Regardless of orientation, loading doors may not be located closer than fifty feet (50') from a public or private right -of- way. e. Trash Storage: Refuse storage enclosures are required for all buildings. Enclosures must be of sufficient height to screen all refuse containers completely and must be provided with gates, so as to provide screening of views from adjacent lots and public rights -of -way. All enclosures must be constructed of permanent materials (concrete, masonry, wood, steel, etc.) which are compatible with the building it serves. Refuse storage areas must be designed to contain all refuse generated on -site between collections. (refer to figure 2) La Frontera West - PUD No. 39 Permitted uses and Limitations - Campus Area Page 3 figure 1 SCREENED TRANSFORMER AREA -40- f. Street Level Mechanical Equipment All ground- mounted service equipment (e.g., air conditioners, transformers, trash collection equipment) related to each building will be consolidated in an enclosed service area. Landscaping will be used to soften the visual appearance of the walls enclosing the service area. Service areas must be paved, curbed, and internally drained. Roof Mounted Mechanical Equipment: All roof mounted mechanical elements must be screened from view from the public right -of -way. Screening must be compatible with the building design. If roof decks with mechanical units are visible from any level of adjacent buildings, the mechanical units must be screened and painted to match the finished roof material. g. 7. Exterior Lighting. a. Minimal Spillover: All lighting must be installed to minimize light spillover onto adjacent properties. b. Parking Lot Fixtures: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck-like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on Exhibit "K". The fixture will be made of spun aluminum or similar quality material with sidewalls free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and Tight standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles 40 feet high. (refer to figure 3) c. Open Space, Walkway and Passenger Drop Off Areas: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck -like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on La Frontera West - PUD No. 39 Permitted Uses and Limitations - Campus Area Page 4 figure 2 SCREEN TRASH AREA FROM 1110-RISE VIEWS SERVICE COURT WITH BUII DING MATER -41- Exhibit "K". The fixture will be made of spun aluminum or similar quality material with sidewalls free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles between 10 and 15 feet high. (refer to figure 3) WALKWAY LIGHTING PARKING & ROADWAY LIGHTING figure 3 8. Landscaping. a. Existing Trees: Existing large mature trees will be retained in accordance with the Code. b. Tree Protection: All existing trees of six (6) inch caliper or greater must be indicated on the proposed site plans. The proposed site plans will indicate trees to remain and those to be removed. All trees within an approved building site which are required to be preserved m accordance with the Code must be flagged and encircled with protective fencing. The fencing must extend beyond the full spread on the tree's branches to reasonably ensure successful protection. Existing trees in parking areas will be saved in groups and as specimens whenever practicable. c. Open Space: All areas not containing buildings, structures, parking lots, sidewalks, fountains, site furniture or other improvements, including, but not limited to, front, side and rear building set back areas, and all areas between the curb line and the property line, must be planted, landscaped, and maintained in good condition. The landscape planting design must provide for easy maintenance. Utility easements will be landscaped consistent with other landscape areas where allowed by the respective utility company. d. Rights of Way: Areas within the road right -of -way may be landscaped only in accordance with a license agreement with the City. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Campus Area Page 5 -42- e • Grass: All landscaped areas not in groundcover or shrub beds will be planted in grasses, preferable sod. Overseeding in fall with cool season native grasses is allowed. The use of edging material to separate all grass areas from shrub and groundcover areas is required. The edging material will be concrete, steel, brick or stone. No plastic edging is allowed. Use of narrow paving "mowstrips" are allowed around building foundations for easy maintenance. f. Irrigation: An underground, automatic irrigation system must be installed in all landscaped areas. Sprinkler heads must be located to effectively water the landscaped areas with minimal spray onto roadways, parking areas and walkways. Screening of Parking: Parking areas must be screened visually from all roadways in accordance with the Code. Screening may be accomplished with landscaping or buildings. Berms may not exceed a 3:1 pitch. Shrubbery must be maintained to a minimum height of 3 feet. (refer to figure 4) g. PARKING SHALL DE SCREENED FROM ROAOWAYS STREET LANDSCAPE EASEMENT figure 4 PARKING AREA h. Parking Areas: In all vehicular use areas and parking areas, a minimum of 90 square feet for each 12 parking spaces must be devoted to landscaped strips, islands, peninsulas, medians, or other landscaped areas (the "Mmrmum Parking Area Landscaping Requirement "). As partial fulfillment of the Minimum Parking Area Landscaping Requirement, any parking area containing five or more parking rows of double vehicle depth will include a landscaped strip no less than ten feet (10 ") wide at least every fourth parking row of double vehicle depth. The landscaped strip will be installed with trees planted no less than every 60 linear feet. Road Medians: At least twenty percent (20 %) of the medians of the Resters Crossing and La Frontera Boulevard will be landscaped with shrubbery and trees. 10. Utility Lines. All utility service lines must be underground to connection points provided by the utility service provider. All transformers must be screened. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Campus Area Page 6 -43- Permitted Use* Building Height Limitation Building Setbacks from: Maximum Residential Units Northline Boulevard La Frontera Boulevard Other Roads General Commercial (C-1) 60 feet 25 feet 10 feet 25 feet n/a Shopping Center 60 feet 25 feet 10 feet 25 feet n/a Office** 120 feet 25 feet . 10 feet 25 feet n/a Hotel*** 120 feet 25 feet 10 feet 25 feet n/a Restaurant**** 60 feet 25 feet 10 feet 25 feet n/a Business Park 60 feet 25 feet 10 feet 25 feet n/a Multifamily (MF)* * * * ** 60 feet 25 feet 10 feet 25 feet 35 per acre La Frontera West - PUD No. 39 Permitted Uses and Limitations - Mixed Use Area Page 1 EXHIBIT F -4 PERMITTED USES AND LIMITATIONS APPLICABLE TO THE MIXED USE AREA The permitted uses and limitations applicable to the Mixed Use Area are as follows: 1. Permitted Uses, Heights and Setbacks. Permitted uses, building height limitations, building setbacks and landscaping setbacks are detailed in the chart below: Zoning designations noted in parentheses indicate all uses permissible under the Code for such designation as of the date of this Ordinance. Such uses may include, but are not limited to, other uses also listed in this chart. Limitations for any specific C-1 or MF use listed in this chart will control over the general C -1 or MF listing. ** Including the following associated uses: Restaurant (including bar and liquor sales), Research & Development, and General Commercial (C -1). * ** Including the following associated uses: Restaurant (including bar and liquor sales) and General Commercial (C-1). * * ** Including bar and liquor sales. * * * * * Uses include, but are not limited to: office, office/warehouse, research & development, technical schools, light manufacturing and assembly conducted wholly within a building, the sale of goods produced or assembled on site and day care services. * * * * ** Total residential units in the combined portions of the Property allowing multifamily units (Central Green Area, Campus Area and Mixed use Area) may not exceed 900 units. 2. Prohibited Uses. The following uses are prohibited on the Property: mini- warehouses, flea markets, sexually oriented businesses (as defined in the Code), amusement parks or carnivals, portable building sales except as incidental to other retail sales, recreational vehicle parks, wholesale nurseries, outdoor shooting ranges, pawn shops, heavy equipment sales, kennels (but not prohibiting pet shops and veterinary clinics with overnight facilities), vehicle sales and truck stops. 3. Outdoor Sales and Displays. Outdoor sales and displays are permitted in conjunction with the use of a building only in areas designated on the site plan filed with the City for such building. Outdoor sales and displays are further limited to the following areas: a. Sidewalks: on sidewalks adjacent to buildings, but limited to an area of no more than thirty percent (30%) of the sidewalk area that is located within twenty feet (20') from the building. In no event may the sidewalk sale and display area exceed five percent (5 %) of the interior floor area of the adjoining building. b. Dining: any outdoor cafe or outdoor dining area (including outdoor seating for a food court) that: (i) is located and operated as an integral part of the principal use, and (ii) does not comprise a separate business use or a separate business activity. Parking requirements contained in the Code will apply to all outdoor cafes and dining areas in the same manner that such requirements apply to enclosed buildings. 4. Buildings. a. Prohibited Materials: The following materials are prohibited on the exterior walls of all buildings and structures (this section does not apply to roofs): Sheet, corrugated, and unfinished Aluminum Asbestos Galvanized Steel Mirrored Glass (reflectivity of 20% or more) b. Building Elevations and Rooflines: To avoid the design of a continuous, unbroken wall facade and a continuous roofline (big box design), structures over 200 feet in length must be designed so as to stagger the front facades and rooflines to break up the visual expanse of the structures. 5. Sidewalks. All sidewalks will be located within the sidewalk zone as shown in the Traffic Impact Analysis attached hereto as Exhibit "L" and incorporated herein. One of the following is required along all public roads (except Farm to Market Road 1325): La Frontera West - PUD No. 39 Permitted Uses and Limitations - Mixed Use Area Page 2 -45- a. Standard Sidewalks: Sidewalks at least 5 feet wide on both sides of the road as detailed on Exhibit "J" attached hereto and incorporated herein. b. Wide Sidewalk: A sidewalk at least 8 feet wide on one side of the road as detailed on Exhibit "J". 6. Service and Loading Areas. a. Screening Required: No dock high loading area is permitted unless such area is visually screened from public view. b. Delivery Vehides: All delivery and utility vehicles stored on -site must be inside a closed building or within a screened portion of the site. c. Service Areas: Service areas will be screened from adjacent tracts, all public rights - of -way, and views from above. Methods of screening include walled entrances, evergreen landscaping, and depressed service areas. Screening walls must be constructed of the same materials as the main building. (refer to figure 1) La Frontera West - PUD No. 39 Permitted Uses and Limitations - Mixed Use Area Page 3 figure 1 SCREENED TRANSFORMER AREA d. Loading Areas: All loading and service areas must be clearly signed. Loading spaces must be clearly denoted on the pavement and designed so as to not prohibit on -site vehicular circulation when occupied. Loading spaces will be located directly in front of a loading door. Loading areas must be designed to accommodate backing and maneuvering on -site, not from a public street. Regardless of orientation, loading doors may not be located closer than fifty feet (50') from a public or private right -of- way. e. Trash Storage: Refuse storage enclosures are required for all buildings. Enclosures must be of sufficient height to screen all refuse containers completely and must be provided with gates, so as to provide screening of views from adjacent lots and public rights -of -way. All enclosures must be constructed of permanent materials (concrete, masonry, wood, steel, etc.) which are compatible with the building it serves. Refuse -46- storage areas must be designed to contain all refuse generated on -site between collections. (refer to figure 2) La Frontera West - PUD No. 39 Permitted Uses and Limitations - Mixed Use Area Page 4 figure 2 SCREEN TRASH AREA FROM ■ID•RISE VIEWS SERVICE COUNT WI S N WALL I MATERIALS f. Street Level Mechanical Equipment: All ground-mounted service equipment (e.g., air conditioners, transformers, trash collection equipment) related to each building will be consolidated in an enclosed service area. Landscaping will be used to soften the visual appearance of the walls enclosing the service area. Service areas must be paved, curbed, and internally drained. g, Roof Mounted Mechanical Equipment: All roof mounted mechanical elements must be screened from view from the public right -of -way. Screening must be compatible with the building design. If roof decks with mechanical units are visible from any level of adjacent buildings, the mechanical units must be screened and painted to match the finished roof material. 7. Exterior Lighting. a. Minimal Spillover: All lighting must be installed to minimize light spillover onto adjacent properties. b. Parking Lot Fixtures: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck -like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on Exhibit "K ". The fixture will be made of spun aluminum or similar quality material with sidewalls free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles 40 feet high. (refer to figure 3) -47- c. Open Space, Walkway and Passenger Drop Off Areas: All light fixtures will be of a horizontal design with sharp cutoff edges. The fixture will be a rectangular box unit or a round puck-like unit (similar to Kim Lighting's Curvilinear Cutoff series) with a minimum diameter of 17" (width) and maximum diameter of 29" as detailed on Exhibit "K". The fixture will be made of spun aluminum or similar quality material with sidewaks free of welds or fasteners and will have an illumination source of mercury vapor or metal halide. All fixtures and light standards will have a black or dark bronze powder coated finish. Fixture glass must be white or clear. Light standards will be metal poles between 10 and 15 feet high. (refer to figure 3) PARKING & ROADWAY UGHTING I WALKWAY LIGHTING figure 3 8. Landscaping. a. Existing Trees: Existing large mature trees will be retained in accordance with the Code. b. Tree Protection: All existing trees of six (6) inch caliper or greater must be indicated on the proposed site plans. The proposed site plans will indicate trees to remain and those to be removed. All trees within an approved building site which are required to be preserved in accordance with the Code must be flagged and encircled with protective fencing. The fencing must extend beyond the full spread on the tree's branches to reasonably ensure successful protection. Existing trees in parking areas will be saved in groups and as specimens whenever practicable. c. Open Space: All areas not containing buildings, structures, parking lots, sidewalks, fountains, site furniture or other improvements, including, but not limited to, front, side and rear building set back areas, and all areas between the curb line and the property line, must be planted, landscaped, and maintained in good condition. The landscape planting design must provide for easy maintenance. Utility easements will La Fronteera West - PUD No. 39 Permitted Uses and Limitations - Mixed Use Area Page 5 -48- be landscaped consistent with other landscape areas where allowed by the respective utility company. d. Rights of Way: Areas within the road right -of -way may be landscaped only in accordance with a license agreement with the City. e. Grass: All landscaped areas not in groundcover or shrub beds will be planted in grasses, preferable sod. Overseeding in fall with cool season native grasses is allowed. The use of edging material to separate all grass areas from shrub and groundcover areas is required. The edging material will be concrete, steel, brick or stone. No plastic edging is allowed. Use of narrow paving "mowstrips" are allowed around building foundations for easy maintenance. f. Irrigation: An underground, automatic irrigation system must be installed in all landscaped areas. Sprinlder heads must be located to effectively water the landscaped areas with minimal spray onto roadways, parking areas and walkways. Screening of Parking: Parking areas must be screened visually from all roadways in accordance with the Code. Screening may be accomplished with landscaping or buildings. Berms may not exceed a 3:1 pitch. Shrubbery must be maintained to a minimum height of 3 feet. (refer to figure 4) g. PARKING SHALL FROM ROADWAYS E SCREENED STREET LANDSCAPE EASEMENT PANKIKO AREA figure 4 h. Parking Areas: In all vehicular use areas and parking areas, a minimum of 90 square feet for each 12 parking spaces must be devoted to landscaped strips, islands, peninsulas, medians, or other landscaped areas (the "Minimum Parking Area Landscaping Requirement "). As partial fulfillment of the Minimum Parking Area Landscaping Requirement, any parking area containing five or more parking rows of double vehicle depth will include a landscaped strip no less than ten feet (10 ") wide at least every fourth parking row of double vehicle depth. The landscaped strip will be installed with trees planted no less than every 60 linear feet. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Mixed Use Area Page 6 -49- 9. Utility Lines. All utility service lines must be underground to connection points provided by the utility service provider. All transformers must be screened. La Frontera West - PUD No. 39 Permitted Uses and Limitations - Mixed Use Area Page 7 -50- La Frontera West - PUD No. 39 Project Identification Sign Locations Page 1 of 1 EXHIBIT G PROJECT IDENTIFICATION SIGN LOCATIONS -51- La Frontera West - PUD No. 39 Utility Schematic and Drainage Plan Page 1 of 1 EXHIBIT H UTILITY SCHEMATIC AND DRAINAGE PLAN -52- ITEM QTY j DESCRIPTION TSWREF CU MU 1 1 I POLE. SOUME smart SW- Remo mar BROW. ANCHOR BASE NO 9LPS25/lO•O WPM 2 1 I LUMNUIRE 0S REQDI 20-107 IA - 100 3 ' 1 , fOUN6A11ON 213390 SLF25 260 a 1 1 CONDUCTOR.ON PIXFI 20.420 — 4W 5 1 I POLE GROOM 2 040.1 ® 1I (0040600N OS 6 1 AWING 20 -419 26{20 213 -421 1 000WAY MD COM@IO& WHIM IMOD UOEIOOLRO LYE OR COME YIVOIRE WA1TAQ POE 41NIORR' 4018 PRIME 46046 0/6421 NO VAPOR WPM NM0E 1E11.TM A. T' 100 170 25' 2S — 260 no 60 3, — 4W 400 4V J0' 1000 1W0 Or 4O' 213 -530 t9: EXHIBIT I ROADWAY LIGHT FIXTURES STREET LIGHT LUMINAIRE RECTANGULAR — UNDERGROUND -SQUARE STEEL POLE — ANCHOR BASE La Frontera West - PUD Na. 39 APPROVED BY Roadway Light Fixtures Page 1 of 1 213 — 530 TUELECTRIC -53- La Frontera West - PUD No. 39 Sidewalk Locations Page 1 of 2 EXHIBIT J SIDEWALK LOCATIONS Standard Sidewalks 0 -54- d cc La Frontera West - PUD No. 39 Sidewalk Locations Page 2 of 2 EXHIBIT 7 SIDEWALK LOCATIONS Wide Sidewalk 80' R.O.W. PHflNFJCARI F FIFCTRIC „ 5.12 7_JOINT IJRLjfY TRENCH -55- PARKING LOT AND WALKWAY LIGHT FIXTURES SPECIFICATIONS AND DETAILS ARM MOUNT STANDARD ARM MOUNT MOUNTING OPTIONS - { 1 Detail • Vertical Sliptlper MoutL• Mows senderd fixture era suPPerl arm to be nwaed to poles hew* e 7 • ppe sae tenon (2'/; OD x a;.' pin length) My =orate) catf@urauat can be used (1A. 213. a. 3T a 40). 4' de. cast etrniu eie, flush esp. secured by (4) W stainless seal wt pant anen aaews rained to mach fetere and arm. Horizontal Seplpter Moen Cast efurinun chap. type dpllaa roan w(at et,pe ea mew arokQ?2lbn adL Bob b ta,mrp tam inside elearioel ampart- mern uatg ramble tales for standard support arm. Floor clamps of aantyy hocn real pole deem with r pipe else mounmg end (2W O.D.). Finished to match fusee and era La Frontera West - PUD No. 39 Parking Lot and Walkway Light Fixtures Page 1of1 EXHIBIT K SPECIFICATIONS AND DETAILS POST TOP MOUNT MOUNTING OPTIONS DM 1 JIL r -56- La Frontera West - PUD No. 39 Traffic Impact Analysis Page 1 of 37 TRAFFIC ) PACT ANALYSIS LA FRONTERA TRAFFIC IMPACT ANALYSIS Prepared For EXHIBIT L 35 / 45 Investors, L.P. Original Submission: September 1998 Interim Submission: November 1998 December 1998 Final Submission: February 1999 WHM -57- LA FRONTERA TRAFFIC IMPACT ANALYSIS Prepared For 35 / 45 Investors, L.P. 801 W. 10th Street Austin, Texas 78701 Phone: 512 - 322 -0112 Fax: 512 - 322 -0124 Prepared by WHM Transportation Engineering Consultants, Inc. 2717 Rio Grande Street Austin, Texas 78705 Phone: 512- 473 -8343 Fax: 512 -473 -8237 Original Submission: September 1998 Interim Submission: November 1998 December 1998 Final Submission: February 1999 SEOF7 �\. 1 HEIDI RAE WESTERFIELD / / i ( o'• 82790 r S� 4I t • GrsyFati ° ':�°% II L(. v'I C. 2/(o/ TABLE OF CONTENTS List of Figures List of Tables Synopsis Introduction Site and Access Characteristics 5 Existing Thoroughfare System 5, Future Roadway Improvements 5 Traffic Analysis 6 1998 Existing Conditions 7 2004 Forecasted Conditions with Site Generated Traffic 10 Directional Distribution 10 Analysis Assumptions 13 Intersection Analysis 14 Driveway Spacing on Adjacent Roadways 19 Roadway Cross - Sections 25 Summary and Recommendations 30 References 32 LIST OF FIGURES P—am 1 Area Location Map 3 2 La Frontera Parcels 4 3 Existing Traffic Volumes 8 4 Existing Lane Use and Level of Service 9 5 Site Traffic Distribution Before SH 45 Construction 15 6 Site Plus Forecasted Traffic Volumes Before SH 45 Construction. 16 7 Site Plus Forecasted Lane Use and Level of Service Before SH 45 Construction 17 8 Site Traffic Distribution After SH 45 Construction 18 9 Driveway Locations Before SH 45 Construction 23 10 Driveway Locations After SH 45 Construction 24 11 Typical Street Section: Hester's Crossing, La Frontera Boulevard, Parker Drive 26 12 Typical Street Section: Sundance Parkway (Western End), Kouri Drive 27 13 Typical Street Section: Sundance Parkway (Eastern End) 28 14 Typical Street Section: Northline Boulevard 29 WHM Transportation Engineering Consultants, Inc. ii LIST OF TABLES Table rue_ 1 Trip Generation Estimates - La Frontera Proposed Development.... 11 2 Adjusted Trip Generation Estimates - La Frontera Proposed Development 12 3 Forecast Directional Distribution of Site Oriented Traffic 13 WHM Transportation Engineering Consultants, Inc. iii LA FRONTERA TRAFFIC IMPACT ANALYSIS SYNOPSIS La Frontera is a 327 acre mixed -use development project located in southern Williamson County at the intersection of IH 35 and FM 1325 as shown in Figure 1. Proposed land uses include retail, office, hotel, cinema and restaurants. The site is bounded by 1H 35 on the east, by FM 1325 on the south, by Quick Hill Road and undeveloped land on the west, and by a mixture of commercial and residential development on the north Figure 2 shows a more detailed view of the La Frontera property and defines the parcels used for land use assumptions. The traffic - related characteristics of the proposed development activities require evaluation to determine their effect on the adjacent roadway network. An analysis was conducted that evaluated the impact of traffic generated by the project with the findings and recommendations reported herein. The purpose of the Traffic Impact Analysis MA) is to examine the interaction of existing and planned land use activities, their intensity and traffic characteristics, and identify actions that would create a successful, effective and safe development program under both existing and future traffic conditions. A TIA for the project was conducted utilising accepted traffic engineering methods_ and techniques. Existing traffic conditions were examined on area roadways and at selected intersections and compared with traffic conditions that could be expected at buildout of the project considering both site generated and external (background) traffic. Based on the analysis, recommended actions were identified and are summarized as follows: The following recommendations are provided for traffic conditions existing prior to the construction of SH 45: (1) Hester s Crossing should be extended from its current termination point west of IH 35 through the site to Quick Hill Road. (2) A divided arterial should be constructed from Hester's Crossing to the south to intersect FM 1325 at the Limestone Ranch driveway. This intersection should be signalized. (3) Site circulation roadways being constructed as part of the project should align with Parker Drive and Northridge Drive. Parker Drive is assumed to be signalized. Recommended intersection geometrics are shown in Figure 7. (4) Adequate intersection spacing to allow appropriate left turn lanes and vehicle storage should be provided within the site, particularly along the proposed arterial extension from Hester's Crossing to FM 1325. (5) Dual left turn lanes should be provided along FM 1325 with the proposed signalized intersections discussed previously and as shown In Figure 7. This improvement' should be coordinated with TxDOT since FM 1325 is a state facility. (6) The benefits derived through trip generation reductions due to synergy among land uses will be increased for the proposed land uses due to the comprehensive roadway network proposed through the site and the ability for the network to distribute traffic to all directions without using adjacent roadways. (7) Capital Metro service is not currently available within the area of the site. For this reason, it will be desirable to encourage travel demand management as much as possible among the site land uses; i.e., car /van pools and staggered work hours. The following recommendations are provided for traffic operations in the vicinity of the site with the construction of SH 45: (1) An underpass should be constructed for FM 1325 to pass beneath the mainlanes of SH 45 to extend as an arterial north through the La Frontera site to Hester's Crossing. With the construction of SH 45, it will be necessary to realign FM 1325 to create a 90 degree intersection with the freeway frontage roads. The intersections of FM 1325 with the SH 45 eastbound and westbound frontage roads should be signalized. (2) Site internal roadway intersections with Parker Drive and North line Drive will become right -in, right -out driveways as a result of the SH 45 freeway and frontage road construction. W1IM Transportation Engineering Consultants, Inc. 2 1 NORTH WHM Transportation Engineering Consultants, Inc. - Austin, Texas FIGURE 1 AREA SITE LOCATION l v Up?s ��s � ..c i e C04 i r M ai& ../ A9 - _%rxi ge -` 97, iv---r- — I glu: i •• : r A .--- ,„ Tn.!. ikco t t- -eltk NO 0 ___, ./0,- , ro 012_ a k ....,,,, ..,,.. \ 9 , r a� >i • :_ ._' it . , F . mod, S ITE, ' I i 78728 oft* 3 _P i L r A n 1L 0 3, t' R NT il,„ `. PARK sma BRAITON ••• . ∎ � ,. PARK f � E7 ' , �A��jj tit �� . .`' Three 1 NORTH WHM Transportation Engineering Consultants, Inc. - Austin, Texas FIGURE 1 AREA SITE LOCATION NO TY-1.\ 5 4 29 2 3 6 26 1 s 15 14 9 4 7 10 11 22 28 29'' 17 21 25 1 16 ti 19 20 27 26 y 13 16 l 9 12 �v WEDGE 1 WEDGE �P �1 FIGURE 2 P� 0J SITE PLAN I INTRODUCTION La Frontera is a 327 acre mixed -use development project located in southern Williamson County at the intersection of IH 35 and FM 1325 as shown in Figure 1. Proposed and uses indude retail, office, hotel, cinema and restaurants. The site is bounded on the east by IH 35, on the south by FM 1325, on the west by Quick Hill Road and undeveloped land, and a mixture of commercial and on the north by residential development. It is projected that the development of this site will be completed by 2004. Site and Access Characteristics Figure 2 shows the location of development parcels within the project. Access for this project is proposed through site circulation roadways which connect to al 35, FM 1325, Quick Hill Road, and Hester's Crossing. The internal roadway network will be constructed with the project development. Since the project is located along 11-135 and FM 1325 the programmed development activities and traffic related characteristics require evaluation. Examining the interaction of existing and programmed land use activities, their intensity and traffic characteristics is necessary to render an appreciation of appropriate actions required to create a successful, efficient, and safe program. This report on the analysis of the traffic conditions, present and future, addresses these objectives. EXISTING THOROUGHFARE SYSTEM As indicated on the area wide and site location maps (Figures 1 and 2), the project is located at the intersection of IH 35 and FM 1325. Other nearby roadways of importance. indude Hester's Crossing, Quick Hill Road, and Greenlawn Boulevard. The interrelationship of these roadways and others in the area is shown on the previous Figure 1. FUTURE ROADWAY IMPROVEMENTS Several pertinent roadway improvements have been recommended and approved by the Round Rock City Council, Williamson County Commissioner's Court, and the Texas Department of Transportation (Ref. 1, 2). WHM Transportation Engineering Consultants, Inc. 5 TRAFFIC ANALYSIS )- Tester's Crossing. Hester's Crossing will be extended from its current termination point west of IH 35 through the site to Quick Hill Road as a part of project development. FM 132.5 f.SH 451: The Texas Turnpike Authority has underway a consultant contract to prepare route location, environmental studies, tollway studies, and preliminary design for SH 45 from Lakpline Boulevard to south of the San Gabriel River. The current alignment falls within the southern portion of the project site. A portion of FM 1325 is planned for reconstruction and realignment as a part of the construction of SH 45. Current plans include realignment of FM 1325 to intersect the eastbound SH 45 frontage road midway between IH 35 and Loop 1. Development of La Frontera anticipates the realignment and extension of FM 1325 to the north to Hester's Crossing. This roadway would be extended beneath the SH 45 main lanes and create signalized intersections with the frontage roads. A request has been submitted to the Round Rock City Council for inclusion of this arterial extension on the City's Thoroughfare Plan. SH 45 will most likely not be constructed prior to buildout of the La Frontera site. Greenlawn Boulevard: This street currently intersects CR 170 (Louis Henna Boulevard) east of IH 35. Current plans include extension of this roadway to the south to intersect the northbound frontage road of IH 35. Ultimate plans indude overpasses at SH 45 and IH 35. In order to assess the traffic implications of the proposed development, two time periods and travel conditions were evaluated: (1) 1998 - Existing Conditions (2) 2004 - Forecasted with Site Generated Traffic Conditions Intersections in the vicinity of the site are considered the locations of principal concern because they are the locations of highest traffic conflict and delay. The standard used to evaluate traffic conditions at intersections is Level of Service (LOS), which is a qualitative measure of the effect of a number of factors such as speed, volume of traffic, geometric features, traffic interruptions, freedom to maneuver, safety, driving comfort, convenience, and operating cost. WHM Transportation Engineering Consultants, Inc Analysis was performed using the microcomputer program "Highway Capacity Software" by the Federal Highway Administration (Ref. 3), which is based on the procedures contained in the Highway Capacity Manual (Ref. 4), as well as PASSER III (Ref. 5). 1998 Existing Conditions The analysis of existing traffic required the acquisition of secondary data from the Qty of Round Rock, as well as the collection of primary data on the major roadways and intersections. A field survey was designed through discussions with City staff and implemented to obtain the nececcary data and to verify the trends established by data available from previous years. Signalized Intersections The following intersections within the study area are signalized: • IH 35 and Hester's Crossing • FM 1325 and CR 172 (Quick Hill Road) • FM 1325 and Northridge Road Existing peak hour traffic volumes at the above intersections and other locations adjacent to the site are presented in Figure 3. Current lane use and level of service are summarized in Figure 4. WHM Transportation Engineering Consultants, Inc. 7 F 0 i NORTH Z r ■ 71 NOT TO SCALE P I 551 LA FRONTERA SITE I I 2 170 t I I 442 1 $$ 1 ' 11. AA 9 `� 114 43 �/ 1.03I1 /~ 61111 „'' ti 22 33 6'1 0 14 4 6,11 \ A t ' 1682/1526 1651/1384 —r 13/51 —� `� 130/12 -- Mk . c if 30 HESTER'S CROSSING / 30 43 325 33 189 MT 105/263 —.. 120/155 —� 7 8� g 161 ` 1 1 fi- 144 73 15 160/67 1 fi r--- 1 133/440 867/720 867/720 1353 1023 2476 200 PM = PEAK HOUR VOLUME 160/406 _Jr 270/426 --� FM 1325 1 CR 170 FIGURE 3 EXISTING TRAFFIC VOLUMES NO TH NOT TO SCALE LA FRONTERA SITE HESTER'S CROSSING Ai 1 I I� 1 I I 1 I I 1 I 1 +- +— 1 1 B f— F . " 1 1 1 _ -10. •,,( —.- 1 A o ) z ',% 1 B i y � PAR AE ki D D FM 1325 CR 170 FIGURE 4 EXISTING INTERSECTION LEVEL OF SERVICE 2004 Forecasted Conditions With Site Generated Traffic The year 2004 was established as the year in which the project would become fully occupied. This time frame was utilized to assess the major roadway effects and to facilitate the evaluation of alternative improvements. Forecasted traffic was projected using available information. This process was facilitated by using trends established by prior data for the major roadways in the immediate vicinity of the project site. $ite Generated Traffic Determining the generated traffic or the traffic which is considered to be contributed by development of the proposed project was a major analysis process element. Total trips per day as well as the peak hour traffic associated with the project were estimated using the microcomputer program 'Trip Generation' by Microtrans Corporation (Ref. 6), which is based on recommendations and data contained in the Institute of Transportation Engineers report Trip Generation (Ref. 7). Table 1 provides a detailed summary of the traffic production which is directly related to the assumed land use activity. As a point of reference, the total PM peak hour trips were estimated at 9,588. Table 2 summarizes trip generation estimates which have been adjusted in accordance with analysis assumptions discussed in the following section. The adjusted total PM peak hour trip generation is 7,122. Directional Distribution Once site generated trips were known, the next step involved distribution of those trips to appropriate geographic directions and logical connecting roadways. The major thoroughfares which have a direct bearing on the accessibility of the project have been previously identified. Traffic counts conducted during the study provided the basis for the directional distribution of traffic approaching and departing the project site as summarized in Table 3. Given the total site generated traffic and the directional distribution by approach, the next step in the process was to assign the traffic destined to and from the project to the most likely travel paths. This was done by investigating a number of alternative travel patterns as well as ingress /egress points along the project boundaries. Primary consideration was given to the traffic flow and safety of the major roadways. WHM Transportation Engineering Consultants, Inc. 10 TABLE 1. TRIP GENERATION ESTIMATES - LA FRONTERA PROPOSED DEVELOPMENT Lot Size Daily Traffic AM Peak Hour PM Peak Hour Buildout Number Land Use SF Volume Enter Exit Enter Exit Year 1 Office 35,937 605 73 10 20 99 1999 2 Office 55,539 845 103 14 24 117 1999 3 Office 118,701 1,514 188 26 36 176 2000 4 Office 52,272 806 98 13 23 114 2000 5 Office 74,052 1,054 129 18 28 135 2000 6 Office 126,324 1,588 198 27 38 183 2002 7 Office 287,496 3,165 395 54 73 356 2001 8 Office 392,040 4,316 538 73 99 485 2003 9 Office 63,162 933 114 16 26 125 2002 10 Office 141,570 1,733 216 30 40 198 2003 11 Office 202 ,554 2,230 278 38 51 250 2004 12A Office 99,317 1,320 163 22 32 158 2001 12B Office 99,317 1,320 163 22 32 158 2002 13 Office 167,706 1,974 248 34 45 222 2000 14A Hotel 200 rms 1,646 68 44 65 57 2000 148 Office 200,376 2,206 275 38 51 248 2000 16 Hotel 120 rms 988 41 26 39 34 2004 17 Hotel 120 rms 988 41 26 39 34 1999 18 Hotel 90 rms 741 31 20 29 26 1999 19 Hotel 90 rms 741 31 20 29 26 2000 15 +28 Cinema 4500 seats - - - 334 296 2000 20 Restaurant (HT Sit-down) 10,454 1,363 50 47 68 45 2000 21 Restaurant (HT Sit-down) 8,886 1,158 43 40 58 39 2000 22 Restaurant (HT Sitdown) 9,409 1,226 45 42 61 41 2000 23 Restaurant (HT Sit-down) 5,750 749 28 26 37 25 2000 24 Restaurant (HT Sit-down) 5,750 749 28 26 37 25 2001 25 Restaurant (HT Sit -down) 11,500 1,499 55 51 75 50 2001 26 Restaurant (HT Sit-down) 9,932 1,295 48 44 65 43 2001 27 Restaurant (HT Sit-down) 11,500 1,499 55 51 75 50 2001 29 Shopping Center 607,727 26,084 382 244 1,091 1,182 1999 Subtotal 2,797,271 66,335 4,125 1,142 2,720 4,997 620 rms - 4,500 seats Wedge Shopping Center 1,306,800 12,339 181 115 516 559 2001 Wedge Shopping Center 435,600 4,113 60 38 172 186 2002 Wedge Office 653,400 3,237 404 • 55 74 364 2003 Subtotal 2,395,800 19,689 645 208 762 1,109 TOTAL Trips 86,024 4,770 1,350 3,482 6,106 WHM Transportation Engineering Consultant,, Inc. 11 TABLE 2. ADJUSTED TRIP GENERATION ESTIMATES LA FRONTERA PROPOSED DEVELOPMENT, Lot Number Land Use Size SF Daily Traffic Volume AM Peak Hour Enter Exit PM Peak Hour Enter Ezit Buildout Year 1 Office 35,937 514 62 9 17 84 1999 2 Office 55,539 718 88 12 20 99 1999 3 Office 118,701 1,287 160 22 31 150 2000 4 Office 52 ,272 685 83 11 20 97 2000 5 Office 74,052 896 110 15 24 115 2000 6 Office 126,324 1,350 168 23 32 156 2002 7 Office 287,496 2,690 336 46 62 303 2001 8 Office 392,040 3,669 457 62 84 412 2003 9 Office 63,162 793 97 14 22 106 2002 10 Office 141,570 1,473 184 26 34 168 2003 11 Office 202,554 1,896 236 32 43 213 2004 12A Office 99,317 1,122 139 19 27 134 2001 12B Office 99,317 1,122 139 19 27 134 2002 13 Office 167,706 1,678 211 29 38 189 2000 14A Hotel -200 rms 1,399 58 37 55 48 2000 14B Office 200,376 1,875 234 32 43 211 2000 16 Hotel 120 rms 840 35 22 33 29 2004 17 Hotel 120 rms 840 35 22 33 29 1999 18 Hotel 90 rms 630 26 17 25 22 1999 19 Hotel 90 rms 630 26 17 25 22 2000 15 +28 Cinema 4500 seats - - 284 252 2000 20 Restaurant(HTSit -down) 10,454 695 26 24 35 23 2000 21 Restaurant (HT Sitdown) 8,886 591 22 20 30 20 2000 22 Restaurant (HT Sit -down) 9,409 625 23 21 31 21 2000 23 Restaurant (HT Sit -down) 5,750 382 14 13 19 13 2000 24 Restaurant (HT Sit-down) 5,750 382 14 13 19 13 2001 25 Restaurant (HT Sit-down) 11,500 764 28 26 38 26 2001 26 Restaurant (HT Sit -down) 9,932 660 24 22 33 22 2001 27 Restaurant (HT Sitdown) 11,500 764 28 26 38 26 2001 29 Shopping Center 607,727 16,407 240 153 686 743 1999 Subtotal 2,797,271 47,377 3,302 806 1,909 3,878 620 rms 4,500 seats Wedge Shopping Center 1,306,800 8,495 125 79 355 385 2001 Wedge Shopping Center 435,600 2,552 37 24 107 115 2002 Wedge Office 653,400 2,751 343 47 63 309 2003 Subtotal 2,395,800 13,799 505 150 525 810 TOTAL Trips 61,176 3,807 955 2,434 4,688 WHM Transportation Engineering Consultants, Inc. 12 Table 3. Forecast Directional Distribution of Site Oriented Traffic Direction % of Site Traffic Entering Exiting North on1H35 25 25 South on IH 35 30 30 West /south on FM 1325 30 30 East on Louis Henna Boulevard 5 5 East on Mays Street 5 5 North on Quick Hill Road —5 Total 100 100 Analysis Assumptions The traffic impact analysis process involves the use of primary data and engineering judgment on transferable parameters. Specifically, engineering judgment is required for estimation of background traffic growth and transit trip reductions, both of which are further described below. Background Traffic Background traffic volumes were determined based on an annual growth rates along FM 1325 as well as data contained in a recent study conducted for the City of Round Rock (Ref. 8). pass -By Capture Studies have shown that retail land uses will capture from 20 to 60 percent of their traffic as pass -by trips, depending upon their size (Ref. 7). It is well documented that many other land uses also experience significant pass -by trip capture, such as fast food restaurants. The amount of trip reduction which each tract may attribute to the pass -by phenomenon will depend directly on the type of land use which is developed. Internal Capture Once the total buildout of proposed land uses occurs, there will be interaction among the uses within this development. Internal capture is accounted for in two ways. First, to account for internal capture among similar retail land uses in adjacent areas, the sizes may be combined during the trip generation process. Because the equations used in trip generation estimations are logarithmic, the number of trips generated by a site WHM Transportation Engineering Consultants, Inc. 13 does not increase in direct proportion to an increase in the square footage of a development. By combining retail projects in dose proximity to each other, a lower number of trips will be estimated, thereby taking into account the internal capture factor. The second way to account for internal capture is to reduce the expected number of trips directly by some percentage which reflects expected multipurpose trip- making among different types of land uses which are in close proximity. However, as with pass -by trip reductions, internal capture depends on the type and quantity of land uses. Intersection Analysis The total 2004 traffic demand will be the sum of traffic generated by this proposed development, traffic generated by other development projects, and changes in existing traffic. Figure 5 summarizes projected AM and PM peak hour site traffic volumes at study area intersections prior to construction of SH 45. Buildout year AM and PM peak hour traffic volumes, including both site and background traffic, at study area intersections are presented in Figure 6. Recommended lane use and level of service analysis results are summarized in Figure 7. Upon completion of the construction of SH 45, access to the site will differ from that which will exist upon initial development. Planned modifications to the roadway network were described previously. Figure 8 illustrates projected site traffic volumes within the study area which will result from the roadway system modifications. WHM Transportation Engineering Consultants, Inc. 14 19Q 122 f b x r No 48/234 m e -- 15/80 I ( 1 gg NO TH NOT TO SCALE LA FRONTERA SITE HESTER'S CROSSING 5 0 63 2 152 ) I 256/1290 —r 1 89/488 �� 1 459 Ai W. 560I t— 691 /384 Ae ---- 70/103 208/1056___/ 48/234 43 99/3 Zn � 4 11 9 1 54 62 I 1 3-5 A 199 277 1 l A 172 1 1 q 1 X 335/309 ��--- 560/274 1 �11�i -�- FM 1325 CR 170 1 265/2]0 __,/ 121/176 IQ r.��os� L 162/425 —0. 98/510 ► 474 / �- rti S 115 20 a�la FIGURE 5 �� pA �FR Dn PM -- PEAK HOUR VOLUME �-- 190/122 SITE TRAFFIC BEFORE SH 45 CONSTRUCTION 608 190 188 122 48/234 15/80 3 11Q �/,, 4 1 1' 20 06 0 125 NORTH NOT TO SCALE 1 45�� HESTER'S CROSSING LA FRONTERA SITE r 265/210 2644/5604 —► \ 14/56 'M 36� 11.1 I1y4 " �►`L la r .°' n a 121/176 c lf 2448/2125 53 243/20 17 33 4 iej 1 27 I -/297 �„ 2878 2778 1 1; 99/373 �� 1 1 1 1 1 _8 95 159 313 54 62 1 199 277 278/164 I �_ 256/285 .*----2032/2606 J t - �– 4/75 ///�� 302/112 PM = PEAK HOUR VOLUME =' = INFORMATION NOT AVAILABLE - /1101 /1056, -/782 FM 1325 1 CR 170 FIGURE 6 SITE + FORECASTED TRAFFIC BEFORE SH45 CONSTRUCTION 5 A 1 1 A u r 1 SITE + FORECASTED INTERSECTION LEVEL OF SERVICE NOTH I• NOT TO SCALE HESTER'S CROSSING LA FRONTERA SITE • :r F c D F r . F a i � 1 L -/ V =//1 , rt . - ,. F %N AM PM 0 INFORMATION NOT AVAILABLE 0 y 25 165 26 0 m R 5 5 C 212/73 _J.' 272/136 x 41/42 —Th1/4 x 1 y 40/ 194 — 13/66 pl I I_Z 175 40 119 r I 4Z 50 1 251 181 *4 48/9 60/285 J � '17/106 57 t 214 73 RILa 2 185 NOiTH NOT TO SCALE LA FRONTERA SITE 1 1 99/393 i 01 243 73 73 M 106 597 �� 148/71 293 , +— 319/665 I _154/125 J �_ 161/179 t-- 85/169 ) r l I �319/663/�J _649/626 ///«< -'- 730/459 i SH45 NFR I 1 ` 1 l L 1107 \I IT SH45 SFR 'f'/ : -r 212/73 61/63 —\ lz 63/326-77-o-/ 5 A 142 3661 27 , 42 991' � 142 \ � Al�13Z5 G ..' > >31 5ti8 3a 5 /� 5 613 5 575 / ` HESTER'S CROSSING ) 74, 161/787 —o 2 8 107 255/1290 90/488 — N„ I PM = PEAK HOUR VOLUME 459 1 381 523 ._663/344 ) wr --- 32/63 208/1096 _f 47/194 _F -4.----190 121 FIGURE 8 SITE TRAFFIC AFTER SH 45 CONSTRUCTION DRIVEWAY SPACING ON ADJACENT ROADWAYS The La Frontera site will be developed along the IH 35 West Frontage Road and FM 1325. When SH 45 is constructed through the area, the site will be located along the SH 45 North Frontage Road; FM 1325 will be realigned to intersect with La Frontera Boulevard within the La Frontera site. In order to provide for safe and efficient traffic operations in and around the La Frontera site, a comprehensive internal roadway network will be constructed as part of site development. With the high level of activity on roadways surrounding the site, it is desirable to move traffic from adjacent roadways into the site as efficiently as possible. The following recommendations have been developed for driveway locations along IH 35, FM 1325, and proposed SH 45. In general, it is recommended that a minimum 300 foot driveway spacing be maintained for the-La Frontera site As is always the case, driveways should be spaced as far apart as possible. Reflected in the following paragraphs are compromises developed between the City of Round Rock staff and the developer of the property on the number of driveways to be permitted within each section of roadway. The proposed driveway spacing and locations have been proposed in order to address City of Round Rock requirements. Any changes to proposed roadway alignments, intersection locations, or driveway spacing requirements described in the following paragraphs must be approved by the City of Round Rock. FM 1325 The La Frontera site will access FM 1325 via three future connections at Parker Drive, La Frontera Boulevard, and Northridge Road /Northline Drive. Given existing traffic conditions along FM 1325, additional access to the site via left turns is not recommended. The three proposed roadways which will provide left turn access from FM 1325 into the site will be sufficient to handle left turn demands. The roadways will be constructed to connect with additional internal site roadways, and will provide for efficient circulation within the site. As shown in Figure 9, as part of the internal roadway network, the developer proposes to construct a section of roadway between Parker Drive and La Frontera Boulevard at the future location of the SH 45 North Frontage Road to provide access to Kouri Avenue. When SH 45 is constructed, this internal connector roadway will no longer be necessary. WHM Transportation Engineering Consultants, Inc. 19 In addition to the fully directional access locations along FM 1325, WHM had proposed a limited number of right -in, right -out (RIRO) driveways to be constructed approximately midway between site access roadways with physical barriers (a raised median section) to prohibit left turn maneuvers into and out of the La Frontera site. At the request of the City of Round Rock, the property owner has agreed to construct only one limited access service driveway on the east side of the property frontage along FM 1325. Access to this driveway will be restricted to delivery vehicles. A crash gate will be installed on -site which will prevent the use of this driveway by the general public to access the remainder of the La Frontera development. Therefore, the only access along FM 1325 which will be available for use by the general public will be provided via the Parker Drive, La Frontera Boulevard and Northridge Road /Northline Drive intersections. IH 35 West Frontage Road, Figure 9 shows a conceptual diagram of the site prior to construction of SH 45 (distances are dimensioned for reference purposes). A southbound exit ramp is located along the section of the IH 35 West Frontage Road in front of the La Frontera site. At a minimum, TxDOT requires that access be prohibited 50 feet upstream from the intersection of travelways of the ramp and the frontage road, and for a distance of 250 feet downstream from the intersection of travelways. The access - denied area of 300 feet which has been noted on Figure 9 is associated with the exit ramp. Sundance Parkway is proposed to be constructed on the La Frontera site approximately 380 feet south of the access-denied area associated with the exit ramp. This roadway will serve as a primary collector for La Frontera traffic. It is recommended that no site driveways be constructed between Sundance Parkway and the 1H 35 exit ramp since weaving maneuvers will be occurring in this section. However, an additional driveway should be permitted north of the 300 foot access - denied area associated with the ramp (see Figure 9). In the future, the existing IH 35 southbound exit ramp is proposed to be removed in conjunction with construction of the IH 35 /SH 45 directional interchange. The City of Round Rock has indicated the desire to provide no additional driveways when the exit ramp is removed. The La Frontera property developers have agreed to the restriction requested by the City of Round Rock and will maintain the two proposed access points after the IH 35 ramp is removed. The number of access points will not be increased at WHM Transportation Engineering Consultants, Inc. 20 any time m the future; however, the City of Round Rock has indicated it will consider the possibility of shifting access point locations along 1H 35 frontage after removal of the existing exit ramp. $H 45 When FM 1325 is replaced with SH 45, the La Frontera site will front the SH 45 North Frontage Road as shown in Figure 10. Access roadways from the SH 45 North Frontage Road into the La Frontera site will include Parker Drive, Kouri Avenue, La Frontera Boulevard, and Northline Drive. With the exception of La Frontera Boulevard, each of these access roadways will function as a RIRO roadway. La Frontera Boulevard is proposed to connect to FM 1325 south of SH 45. Based on discussions with the Texas Turnpike Authority and Turner Collie and Braden, Inc, the SH 45 westbound exit ramp which will serve the La Frontera site will be located east of Parker Drive. The limited access service driveway east of Parker Drive which will access FM 1325 prior to construction of SH 45 will most likely require removal due to access control restrictions associated with the SH 45 exit ramp. All weaving will be accomplished prior to vehicles reaching Parker Drive. WHM has recommended that the section of La Frontera frontage along the SH 45 North Frontage Road should be restricted with a minimum driveway spacing requirement of 300 feet. However, in order to address comments from the City of Round Rock, proposed driveway locations have been restricted. Figure 10 shows proposed driveway locations. As shown on Figure 10, one driveway should be permitted between Parker Drive and Kouri Avenue, no driveways between Kouri Avenue and La Frontera Boulevard, two driveways between La Frontera Boulevard and Northline Drive, and one driveway between Northline Drive and the western property line.. At no time should driveways be spaced less than 300 feet from each other or access roadways into the site. The single driveway proposed between Parker Drive and Kouri Avenue should be located midway between the two roadways (providing an approximate spacing of 360 feet between access points). This driveway will serve as a RIRO driveway for seven restaurant tracts. WHM Transportation Engineering Consultants, Inc. - 21 The two driveways proposed between La Frontera Boulevard and Northline Drive will serve five tracts (two limited - service hotel tracts and three office tracts). The limited- service hotel tracts are shallow tracts which front the SH 45 frontage road and are located immediately west of La Frontera Boulevard. The provision of a single RIRO driveway to these two tracts will provide better operating conditions than the required configuration if the driveway were not constructed. If not permitted, a fully - directional access point to these sites would be required on La Frontera Boulevard. Since these sites are shallow in depth, it would be necessary to locate a median opening on the proposed arterial (La Frontera Boulevard) 150 to 200 feet north of the SH 45 frontage road. With a proposed underpass at the La Frontera Boulevard and SH 45 intersection, more than 200 feet will be required for queue storage of southbound traffic on La Frontera Boulevard. By providing a RIRO driveway on SH 45, a median opening on La Frontera Boulevard can be eliminated, thus providing more efficient operating conditions for all traffic traveling through the La Frontera Boulevard /SH 45 intersection. The additional driveway proposed in the section between La Frontera Boulevard and Northline Drive will serve the remaining office tracts. WHM Transportation Engineering Consultants, Inc. 22 \ t yov - \ • 1 ▪ 3 OS' Zt,S� yo 1 1 NORTH NOT TO SCALE LA FRONTERA SITE r / \ HESTER'S CROSSING A I ^ I 300' I 38D1 SUNDANCE PKWY. s� • I No Driveways FM 1325 1450' 1700' Limited Access Service Driveway g 0 Yi 5 Access Denied FIGURE 9 DRIVEWAY LOCATIONS BEFORE SH 45 CONSTRUCTION I LA FRONTERA SITE c xl 1 1 1 Driveway O 2 Driveways I I No Driveways r 800 1400' NORTH NOT TO SCALE 0 HESTER'S CROSSING SUNDANCE PKWY. 650' 720' 1700' a. I A I 300' 1 I 380 Access Denied ` w x FIGURE 10 SH45 NPR SH45 SFR DRIVEWAY LOCATIONS A)~ 1 IrR SH 45 CONSTRUCTION ROADWAY CROSS- SECTIONS A well-developed internal circulation network will provide efficient access into and out of the site. The proposed roadway network which will provide for internal circulation among land uses was shown in Figure 10. Patterns of egress and ingress were examined to determine the projected demand on each internal roadway. From there, appropriate cross- section recommendations were developed based on future vehicular traffic demands, pedestrian patterns, and land use requirements. Roadway cross - section recommendations are provided in the following figures (Figures 11 through 14). WHM Transportation Engineering Consultants, Inc. 25 0 ri ILO' 2.0' 10.0' 1.0' SIDEWALK SIDEwu. { ZONE I 1 SIDEWALK ti 5.0' 14.0' 16.0' 100' R.0.9. 16.0' 0 24.0' 6.0' FIGURE 11 N.T.S. 14.0' 10.0' SIDEWALK ZONE 5.0' SIDEWALK ELECTRIC TRENCCH TYPICAL STREET SECTION HESTER'S CROSSING LA FRONTERA BOULEVARD PARKER DRIVE 0' 10.0' 2.0' } SIDEWALK 1 ZONE 5.0' 14.0' 10EWALK 0 3} 5.0' 24.0' 50' 0.0.0. O A I I S 1 5.0' 10 24.0' X 2.0' 2. 0} SIDEWALK 14.0' 10.0' { 2.O. SIDEWALK 2014E I 5.0' O05ERVE 0RENON FIGURE 12 TYPICAL STREET SECTION SUNDANCE PARKWAY (WESTERN END) KOURI DRIVE N.T.S. 0 4 1 10.0' ` 3.0' SIDEWALK 1 1 20NE 15.0' SIDEWALK VI 5.0 70' 0.0.w. w 36.0' 0 18 10 10.0' 2.01 1 SIDEWALK 1 ZONE 010EWALK 15.0' 1_15. I FIGURE 13 TYPICAL STREET SECTION SUNDANCE PARKWAY (EASTERN END) N.T.S. 14.5' .0' 10.0' SIDEWALK 1 ZONE 2.0 g u 1 6.0' g §I 70' A.O.W. 0 6.0 I s 14.5' 5' 10.0' E.0' SI } I ZONE 1 5.0' sI�EW FIGURE 14 TYPICAL STREET SECTION NORTHLINE BOULEVARD N.T.S. SUMMARY AND RECOMMENDATIONS The preceding analyses have illustrated the effects of site generated and forecasted traffic demand upon the street and roadway network adjacent to and in the vicinity of the project site. Generated traffic volumes were developed in a conservative scenario and assuming complete site development by 2004. Based on the analysis of existing and projected conditions and in order to provide the safest and most effective movement into and out of the site, the following recommendations were developed. The following recommendations are provided for traffic conditions existing prior to the construction of SH 45: (1) Hester's Crossing should be extended from its current termination point west of 1H 35 through the site to Quick Hill Road. (2) A divided arterial should be constructed from Hester's Crossing to the south to intersect FM 1325 at the Limestone Ranch driveway. This intersection should be signalized. (3) Site circulation roadways being constructed as part of the project should align with Parker Drive and Northridge Drive. Parker Drive is assumed to be signalized. Recommended intersection geometrics are shown in Figure 7. (4) Adequate intersection spacing to allow appropriate left turn lanes and vehicle storage should be provided within the site, particularly along the proposed arterial extension from Hester's Crossing to FM 1325. (5) Dual left turn lanes should be provided along FM 1325 with the proposed signalized intersections discussed previously and as shown in Figure 7. This improvement should be coordinated with TxDOT since FM 1325 is a state facility. (6) The benefits derived through trip generation reductions due to synergy among land uses will be increased for the proposed land uses due to the comprehensive roadway network proposed through the site and the ability for the network to distribute traffic to all directions without using adjacent roadways. WHM Transportation Engineering Consultants, Inc. 30 ( Capital Metro service is not currently available within the area of the site. For this reason, it will be desirable to encourage travel demand management as much as possible among the site land uses; i.e., car /van pools and staggered work hours_ The following recommendations are provided for traffic operations in the vicinity of the site with the construction of SH 45: (1) An underpass should be constructed for FM 1325 to pass beneath the mainlanes of SH 45 to extend as an arterial north through the La Frontera site to Hester's Crossing. With the construction of SH 45, it will be necessary to realign FM 1325 to create a 90 degree intersection with the freeway frontage roads. The intersections of FM 1325 with the SH 45 eastbound and westbound frontage roads should be signalized. (2) Site internal roadway intersections with Parker Drive and Northline Drive will become right -in, right -out driveways as a result of the SH 45 freeway and frontage road construction. WHM Transportation Engineering Consultants, Inc. 31 REFERENCES 1. Austin Metropolitan Area Transportation Plan Austin Transportation Study, December 12,1994. 2. City of Round Rock Thoroughfare Plan, Update study underway by Rust Lichliter /Jameson 3. "Highway Capacity Software," United States Department of Transportation, Federal Highway Administration, January 1995. 4. Highway Capacity Manual (SR 209), Transportation Research Board, Washington, D.C., 1994. 5. PASSER 111 - 90 Texas Transportation Institute, Texas A &M University, College Station, Texas, March 1991. 6. Buttke, Carl H., "Trip Generation," Microtrans Corporation, Portland, Oregon, 1997. 7. Trip Generation, 6th Edition, Institute of Transportation Engineers, Washington, D.C., 1997. 8. Traffic Study of the Southeast Commercial Access Plan, City of Round Rock, Rust Lichliter /Jameson, June 1998. WHM Transportation Engineering Consultants, Inc. 32 Date: February 19,1999 Subject: City Council Meeting - February 25,1999 Item: 12.B.4. Consider an ordinance adopting original zoning on 192.205 acres of land and rezoning 2.140 acres of land of out of the IM Harrell Survey, A -284 from C -1 (General Commercial) to District Planned Unit Development 39 (PUD 39). (La Frontera West). (First Reading) On February 17,1999 the Planning and zoning Commission recommended PUD 39 zoning on this tract of land. Applicant: 35/45 Investors, L.P. Agent: W.S. Smalling. Staff Resource Person: Joe Vining, Planning Director. La Frontera West Ori, inal Zonln, and Rezonin! to PUD 39