O-2025-043 - 2/13/2025 ORDINANCE NO. 0-2025-043
AN ORDINANCE AMENDING ORDINANCE NO. 0-2021-159, ADOPTED
BY THE CITY COUNCIL OF ROUND ROCK, TEXAS, ON JUNE 10,
2021, BY AMENDING SECTIONS 11.6., 11.7., 11.10., AND 11.11. OF THE
DEVELOPMENT PLAN OF PUD NO. 129, APPROVED BY THE CITY
COUNCIL IN SAID ORDINANCE; AND PROVIDING FOR A SAVINGS
CLAUSE AND REPEALING CONFLICTING ORDINANCES OR
RESOLUTIONS.
WHEREAS, on June 10, 2021 , the City Council of the City of Round Rock,
Texas, adopted Ordinance No. 0-2021-159, which established PUD No. 129, and
WHEREAS, to date, there have been three (3) minor amendments to
development standards included in PUD No. 129, and
WHEREAS, an application has been made to the City Council of the City of
Round Rock, Texas, to amend Sections 11.6., 11.7., 11.10., and 11.11 of the Development
Plan of PUD No. 129, and
WHEREAS, the Planning and Zoning Commission held a public hearing
concerning the requested amendment to Ordinance No. 0-2021-159 on the 15th day of
January, 2025, following lawful publication of said public hearing, and
WHEREAS, after considering the public testimony received at such hearing, the
Planning and Zoning Commission has recommended that Ordinance No. 0-2021-159
be amended, and
WHEREAS, on the 13th day of February, 2025, after proper notification, the City
Council held a public hearing on the requested amendment to Ordinance No. 0-2021-
159, and
WHEREAS, the City Council determined that the requested amendment to
Ordinance No. 0-2021-159 promotes the health, safety, morals and general welfare of
the community, and
0112.20252;4921-4254-4661
WHEREAS, each and every requirement set forth in Chapter 211, Sub-Chapter
A., Texas Local Government Code, and Zoning and Development Code, Chapter 10,
Article I, Section 10-2 and Article IV, Section 10-22, Code of Ordinances (2018 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 CITY COUNCIL OF THE CITY OF ROUND ROCK,
TEXAS:
I.
That the City Council hereby determines that the proposed amendment to
Planned Unit Development (PUD) District #129 meets the following goals and
objectives:
(1) The amendment to P.U.D. #129 is equal to or superior to development
that would occur under the standard ordinance requirements.
(2) The amendment to P.U.D. #129 is in harmony with the general purposes,
goals, objectives and standards of the General Plan.
(3) The amendment to P.U.D. #129 does not have an undue adverse effect
on adjacent property, the character of the neighborhood, traffic conditions,
parking, utilities or any other matters affecting the public health, safety and
general welfare.
II.
That Section 11.6 of the Development Plan of PUD No. 129, as approved in
Ordinance No. 0-2021-159, is hereby amended to read as follows:
6. DENSITY AND DEVELOPMENT STANDARDS
6.1 Height
Maximum building height is fifteen (15) stories.
2
6.2 Street Types& Pedestrian Corridors(Paseos)
1. Street types, indicated on Exhibit`B", are categorized as follows for the purpose
of assigning design standards:
a) Main Street is `District Way', including both public right of way and private
drive segments as depicted on the concept plan and shall meet the standards for
livable streets outlined in Section 1.21 Paseos and Livable Streets of Exhibit
"C"The District,Open Space Plan.
b) Internal Streets are `Marshall Circle', `Rickenbacker Way',Gibson Way and
Washburn Road.
c) Public and Private Road Designations:
i. District Way and Washburn Road are Public Streets.
ii. Marshall Circle, Rickenbacker Way, Gibson Way,and the central portion
of District Way (as depicted on the concept plan)are Private Drives.
2. Pedestrian corridors providing connectivity between blocks shall be designed and
incorporated into future Site Development Permits. In no area shall a pedestrian
corridor have less than 20' of width between walls of adjacent buildings. Within the
pedestrian corridors there will be walking surfaces called paseos, which may vary in
width to allow for landscaped areas and other programmed uses.
6.3 Building Setbacks
1. Maximum Front Setback
a) 25 feet along SH45 frontage road
b) 15 feet along Greenlawn
c) 10 feet along Main Street, Internal Streets and Access Streets.
d) Setback requirements shall be satisfied so long as thirty-three(33)percent of the
of the building fagade length facing the street meets the maximum front setback.
e) Building setbacks may exceed ten (10)feet along Main Street,Internal Streets,
and Access streets where areas between the front of buildings and private or
public road right-of-way are utilized to create amenity areas for pedestrians and
event programming.
f) Along District Way and Fender Road, building setbacks may exceed ten(10) feet
where roadway standards and grades prevent compliance with the maximum
building setback.The additional area between the building and the roadway
shall include landscape areas and other foundation treatment to enhance the
pedestrian experience into the site.
2. Minimum Rear Setback
a) 0 feet
6.4 Maximum Block Size
1. The maximum block size shall be ten(10) acres and 600 feet.This requirement
replaces Section 2-75(b)(4)a.
2. Proposed pedestrian corridors on Exhibit`B"are conceptual.Their final
locations and configuration shall be determined with the site plan.
6.5 Building Design
1. All buildings other than stand-alone Multifamily shall be constructed in
accordance with MU-G(Mixed-Use Greenfield)district design standards
with the following modifications:
a) The first phase of the project, as shown on Exhibit"B", shall include an
office use. This requirement replaces Section 2-75(b)(5)(b).
b) The following requirements replace Section 2-75(b)(4)c. regarding the
design of building facades in the first block off the Main Street, which is
3
not applicable. These requirements are in addition to those in Section 2-
75(g)(1-5):
i. Concrete tilt wall with a painted, integrated color,or otherwise
decorative finish shall be an acceptable Exterior Wall Finish in addition to
the those listed in 2-75(g)(1)and as depicted in Exhibit"D".
Article I.
c)Buildings with facades that are longer than one hundred feet(100') shall have
their continuous facades broken up into smaller areas through the use of
varying facade setbacks,arcades, awnings,canopies, and architectural features
such as plazas, patios,courtyards,tower elements,bay windows,balconies,
columns,reliefs,colors,textures or other means approved by the Zoning
Administrator.
d) A unified theme for pedestrian amenities(light poles, benches,trash
receptacles,bicycle racks,bus stops)and directional sign and wayfinding
design is required along the Main Street,Access Street, and Internal Streets.
e) All roof-mounted mechanical equipment shall be screened from public view by
parapets or other opaque screening materials so as to not be visible from the
ground level within the development and abutting streets and properties.The
parapet or screen shall utilize the same or similar materials as the principal
structure,customary screening material or other as approved by the zoning
administrator.
6.6 Multifamily Parking Standards and Building Design
1. All standalone Multifamily structures shall be constructed in accordance with the
MF-3 (Multifamily—Urban)district standards, with the following modifications:
a) All required residential parking shall be provided within structured parking.
Visitor or temporary stalls may be provided as surface spaces.This replaces
Section 2-24(d)(1).
b) Multifamily residential parking shall be provided at a ratio of one(1)parking
space per unit.
c) Section 2-24(d)(2)requiring no less than 25 percent of all dwelling units shall
have a balcony shall not apply.
d) Section 2-24(d)(4)requiring at least one amenity accessible to all residents shall
be provided for each urban multifamily complex shall not apply.
e) Where MF-3(Multi-family Urban)development is proposed,elevations shall
be required for each individual MF-3 development and become attachments of
the PUD. Elevations shall be added to the PUD through the minor amendment
process.
i. The design elements of the multi-family residential structure located in
the area labeled as"Mixed Use/MF-3 Area 1"on the Concept Plan shall
substantially comply with Exhibit E of the PUD, including, but not limited to
elevation variation,roof pitch, and orientation.
6.7 License Agreement
Architectural features, including but not limited to chimneys,balconies,retaining walls
and cantilevers, may project into the right-of-way. Any architectural feature projecting
into the right-of-way shall be noted in a license agreement.
4
Ill.
That Section 11.7, subsection 7.2 of the Development Plan of PUD No. 129, as
approved in Amendment No. 2, is hereby amended to read as follows:
7. PARKING.STREET DESIGN AND SCREENING
7.2 Table in Section 2-75(c)(2) shall be replaced with the following:
Characteristic Walkable Thoroughfares Vehicle-Oriented Thoroughfares
Gibson Way,Rickenbacker Rd,Marshall
Applicable Streets Circle,District Way(Private portion) District Way,Washburn Rd
Target speed range 15-25 mph 25-35 mph
Pedestrian separation from moving traffic
Curb parking and streetside landscaping and/or Optional,typically separation achieved with
furnishing
planting strip.
Minimum 9 feet(residential)and 12 feet
(commercial)to accommodate sidewalk,
landscaping and street furniture.Where
Streetside width enhanced areas for pedestrian gathering and Minimum 5 feet
amenity areas are provided between the street
and building,the streetside with may be
reduced to a minimum width of 5 feet with
approval of the zoning administrator.
Block lengths As needed to accommodate pedestrian demands As needed to accommodate pedestrian demands and
and building design building design
Protected pedestrian crossing frequency
(pedestrian signals or high-visibility As needed to accommodate pedestrian demands As needed to accommodate pedestrian demands
markings at unsignalized crossings)
Pedestrian signals and pedestrian countdown Vehicle priority:may have longer cycle lengths and require
Pedestrian priority at signalized heads,adequate crossing times,and shorter two cycles for slower pedestrians to cross wide streets with
intersection cycle lengths. medians.
Pedestrian crossings High-visibility crosswalks shortened by curb Full street-width
extensions where there is on-street parking.
Median width Optional Optional
Vehicular access across sidewalks 24 feet or less,except if specific frequent As needed
design vehicle requires added width.
Curb parking Normal condition except at bus stops and None
pedestrian crossings.
0-30 feet or as required to accommodate
emergency response vehicles;low-speed
Curb return radius channelized right toms where other options are 30-75 feet or as required to accommodate emergency
response vehicles;high-volume turns channelized.
unworkable.
5
IV.
That Section 11.10 of the Development Plan of PUD No. 129, as approved in
Ordinance No. 0-2021-159, is hereby amended to read as follows:
10. CHANGES TO DEVELOPMENT PLAN
10.1 Minor Changes
I. The PDS director shall have the authority to administratively approve a
minor change to a development plan of up to ten percent(10%)of any
numerical standard contained within the plan. Minor changes may
include, but not be limited to, adjustments to lot lines, parking and
loading areas, driveways, parking counts, building configurations and
orientations, architectural design, building and landscaping materials,
tree retention, street alignments, sidewalks, drainage facilities, project
phasing, lighting, and site layout. The PDS director shall also have the
authority to administratively approve a change in the development
plan to the maximum height of a free-standing sign or a change to the
maximum allowable display area of any signage.
2. Minor amendments shall not include:
a) Changes in land use;
b) Increases in density,building height,or coverage of the site;
C) Decreases in setbacks abutting residential land uses and zoning districts;
d) Decreases in parkland or open space;
e) Any proposed modification that reduces the quality of the PUD,as
determined by the PDS director; or
f) Any proposed modification that seeks to alter a condition, standard,or
requirement that was incorporated into the development plan as a result
of public testimony during a planning and zoning commission or a city
council hearing.
10.2 Major Changes
All changes not permitted under section 10.1 above shall be resubmitted following the
same procedure required by the original PUD application and will require city council
approval.
6
V.
That Section 11.11 of the Development Plan of PUD No. 129, as approved in
Ordinance No. 0-2021-159, is hereby amended to read as follows:
11. LIST OF EXHIBITS
Exhibit A Survey
Exhibit B Concept Plan
Exhibit C Open Space Plan (included for reference only, no changes)
Exhibit D Livable Street Illustrations
Exhibit E MF-3 Area 1 Architectural Elevations
VI.
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.
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.
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 day of
r,z 14 2025.
7
Alternative 2.
READ and APPROVED on first reading this the day of
, 2025.
READ, APPROVED and ADOPTED on second reading this the day of
2025. A/I
CRAIG MOR AN, ayor
City of Round Roc Texas
ATTEST:
(L,v,,,&
ANN FRANKLIN, City Clerk
8
I
II.
DEVELOPMENT STANDARDS
1. DEFINITIONS
Words and terms used herein shall have their usual force and meaning,or as defined in the
City ofRound Rock Code of Ordinances,as amended,hereinafter referred to as "the Code."
2. PROPERTY
This Plan covers approximately 65.50 acres of land located within the City of Round Rock,
Texas,and more particularly as described in Exhibit"A".
3. PURPOSE
The purpose of this Plan is to ensure a PUD that: 1) is equal to, superior than and/or more
consistent than that which would occur under the standard ordinance requirements, 2) is in
harmony with the General Plan, as amended, 3)does not have an undue adverse effect upon
adjacent property, the character of the neighborhood, traffic conditions, parking, utilities or
any other matters affecting the public health, safety and welfare,4)is adequately provisioned
by essential public facilities and services, and 5)will be developed and maintained so as not
to dominate, by scale or massing of structures, the immediate neighboring properties or
interfere with their development or use.
4. APPLICABILITY OF CITY ORDINANCES
4.1 Zoning and Subdivision Ordinances
The Property shall be regulated for purposes ofzoning and subdivision by this Plan. All
aspects not specifically covered by this Plan shall be regulated by the MU-G(Mixed-
Use Greenfield)and MF-3(Multifamily—Urban)zoning districts and other sections
of the Code,as applicable and as amended. If there is a conflict between this Plan and
the Code,this Plan shall supersede the specific conflicting provisions of the Code.
4.2 Traffic ImpactAnalysis
As stated in Section 2-75 (f)(2) of the Code, a Traffic Impact Analysis (TTA)shall be
required for any development in the PUD.
4.3 Concept Plan
This Plan,as depicted in Exhibit "B",shall serve as the Concept Plan required by
Part III, Section 10-26 of the Code, as amended.
4.4 Other Ordinances
All other Ordinances within the Code,in existence upon the date of adoption of this
ordinance, shall apply to the Property except as clearly modified by this Plan. In
the event of a conflict the terms of this Plan shall control.
4.5 Platting of Lots
Lots may be platted and built without frontage on a dedicated public street right-of-way.
Such lots shall have frontage on a private access drive.Addresses may be assigned to lots
fronting on a private access drive.
2
5. LAND USES
5.1 Permitted and Prohibited Uses
Section 2-75 (d)of the Code contains the permitted and prohibited uses in the MU-
G (Mixed Use -Greenfield) zoning district.
6. DENSITY AND DEVELOPMENT STANDARDS
6.1 Height
Maximum building height is fifteen(15) stories.
6.2 Street Types& Pedestrian Corridors(Paseos)
1. Street types,indicated on Exhibit"B", are categorized as follows for the purpose of
assigning design standards:
a) Main Street is `District Way'1 '. including both
public right of way and private drive segments as depicted on the concept plan
and shall meet the standards for livable streets outlined in Section 1.21 Paseos
and Livable Streets of Exhibit"C"The District,Open Space Plan.
b) Internal Streets are `Marshall Circle', `Rickenbacker Way', `Fender-Dead',
Gibson Way and Washburn Road.
c) Public and Private Road Designations:
i. District Way;and Washburn Road are Public Streets.
ii. Marshall Circle,Rickenbacker Way,and-Gibson Way,and the central
portion of District Way(as depicted on the concept plan)are Private
Drives.
2. Pedestrian corridors ".providing connectivity between
blocks shall be designed and incorporated into future Site Development Permits. In
no area shall a pedestrian corridor have less than 20' of width between walls of
adjacent buildings. Within the pedestrian corridors there will be walking surfaces
called paseos,which may vary in width to allow for landscaped areas and other
programmed uses.
6.3 Building Setbacks
1. Maximum Front Setback
a) 25 feet along SH45 frontage road
b) 15 feet along Greenlawn
c) 10 feet along Main Street, Internal Streets and Access Streets.
d) Setback requirements shall be satisfied so long as thirty-three(33)percent of the
of the building fagade length facing the street meets the maximum front setback.
e) Building setbacks may exceed ten(10)feet along Main Street, Internal Streets,
and Access streets where areas between the front of buildings and private or
public road right-of-way are utilized to create amenity areas for pedestrians and
event programming.
f) Along District Way and Fender Road,building setbacks may exceed ten(10)
feet where roadway standards and grades prevent compliance with the
maximum building setback. The additional area between the building and the
roadway shall include landscape areas and other foundation treatment to
enhance the pedestrian experience into the site.
2. Minimum Rear Setback
a) 0 feet
3
6.4 Maximum Block Size
1. The maximum block size shall be ten(10)acres and 600 feet.This requirement
replaces Section 2-75(b)(4)a.
2. Proposed pedestrian corridors on Exhibit"B"are conceptual.Their final locations
and configuration shall be determined with the site plan.
6.5 Building Design
1. All buildings other than stand-alone Multifamily shall be constructed in
accordance with MU-G(Mixed-Use Greenfield)district design standards
with the following modifications:
a) The first phase of the project, as shown on Exhibit"B", shall include an
office use. This requirement replaces Section 2-75(b)(5)(b).
b) The following requirements replace Section 2-75(b)(4)c.regarding the
design of building facades in the first block off the Main Street,which is
not applicable. These requirements are in addition to those in Section 2-
75(g)(1-5):
i. Concrete tilt wall with a painted,integrated color,or otherwise decorative
finish shall be an acceptable Exterior Wall Finish in addition to the those
listed in 2-75(g)(1)and as depicted in Exhibit"D".
c) Buildings with facades that are longer than one hundred feet(100')shall have
their continuous facades broken up into smaller areas through the use of
varying fagade setbacks,arcades,awnings,canopies,and architectural features
such as plazas,patios,courtyards,tower elements,bay windows,balconies,
columns,reliefs,colors,textures or other means approved by the Zoning
Administrator.
d) A unified theme for pedestrian amenities(light poles,benches,trash
receptacles,bicycle racks,bus stops)and directional sign and wayfinding
design is required along the Main Street,Access Street,and Internal Streets.
e) All roof-mounted mechanical equipment shall be screened from public view by
parapets or other opaque screening materials so as to not be visible from the
ground level within the development and abutting streets and properties.The
parapet or screen shall utilize the same or similar materials as the principal
structure,customary screening material or other as approved by the zoning
administrator.
6.6 Multifamily Parking Standards and Building Design—Multifamily
1. All standalone Multifamily structures shall be constructed in accordance with the
MF-3 (Multifamily–Urban)district standards,with the following modifications:
aZAll required residential parking shall be provided within structured parking.
Visitor or temporary stalls may be provided as surface spaces.This replaces
Section 2-24(d)(1).
a)b) Multifamily residential parking shall be provided at a ratio of one(1)
parking Mace per unit.
b)ccl_Section 2-24(d)(2)requiring no less than 25 percent of all dwelling units
shall have a balcony shall not apply.
4
!L Section 2-24(d)(4)requiring at least one amenity accessible to all residents shall
be provided for each urban multifamily complex shall not apply.
e) Where MF-3(Multi-family Urban)development is proposed,elevations shall
be required for each individual MF-3 development and become attachments of
the PUD.Elevations shall be added to the PUD through the minor amendment
process.
i. The design elements of the multi-family residential structure located in the area
labeled as"Mixed Use/MF-3 Area 1"on the Concept Plan shall substantially
comply with Exhibit E of the PUD,including,but not limited to elevation
variation,roof pitch,and orientation.
6.7 License Agreement
Architectural features,including but not limited to chimneys,balconies,retaining walls
and cantilevers,may project into the right-of-way. Any architectural feature projecting
into the right-of-way shall be noted in a license agreement.
7. PARKING,STREET DESIGN AND SCREENING
7.1 The standards of Section 2-75(c)(1)shall apply with the following modifications:
a) Section 2-75(c)(1)(d)(1) shall be replaced with: All proposed projects shall have
a main street which serves as the core of the project and is designed in
accordance with the"Walkable Thoroughfares" standards in the table in
subsection 7.2 below.
b) One cul-de-sac road indicated as `Washburn Road' on Exhibit"B"is permitted.
c) The location of internal driveways are reflected in Exhibit"B".
7.2 Table in Section 2-75(c)(2)shall be replaced with the following:
Characteristic Walkable Thoroughfares Vehicle-Oriented Thoroughfares
Gibson Way,Rickenbacker Rd,
Applicable Streets Marshall Circle, District Way Fender Rd,District Way,Washburn Rd
Private ortion
Target speed range 15-25 mph 25-35 mph
Pedestrian separation from Curb parking and streetside Optional,typically separation achieved with
moving traffic landscaping and/or furnishing lantin stri P.
Minimum 9 feet(residential)and
12 feet(commercial)to
accommodate sidewalk,
landscaping and street furniture.
Streetside width Where enhanced areas for Minimum 5 feet
pedestrian gathering and amenity
areas are provided between the
street and building,the streetside
with may be reduced to a
minimum width of 5 feet with
5
approval of the zoning
administrator.
As needed to accommodate As needed to accommodate pedestrian
Block lengths pedestrian demands and building demands and building design
design
Protected pedestrian crossing
frequency(pedestrian signals As needed to accommodate As needed to accommodate pedestrian
or high-visibility markings at pedestrian demands demands
unsignalized crossings)
Pedestrian signals and pedestrian Vehicle priority: may have longer cycle
Pedestrian priority at countdown heads, adequate lengths and require two cycles for slower
signalized intersection crossing times, and shorter cycle pedestrians to cross wide streets with
lengths. medians.
High-visibility crosswalks
Pedestrian crossings shortened by curb extensions Full street-width
where there is on-street parking.
Median width Optional Optional
Vehicular access across 24 feet or less,except if specific
sidewalks frequent design vehicle requires As needed
added width.
Curb parking Normal condition except at bus None
stops and pedestrian crossings.
0-30 feet or as required to
accommodate emergency response 30-75 feet or as required to accommodate
Curb return radius vehicles; low-speed channelized emergency response vehicles;high-volume
right turns where other options are turns channelized.
unworkable.
7.3 Section 2-75(f)(1)(c)(1)shall be replaced with: On-street parking within 600' of the site
may be used to fulfill a parking requirement determined by a parking generation study,to
be submitted for the review and approval of the City. The materials,design and location
of the parking improvements shall be approved by the City.
7.4 On-site surface parking shall be placed at the rear or side of buildings adjacent to the
Main Street.
7.5 Visitor parking may be allowed between a building and an Internal Street and Access
Street,assuming it is designated as 30 min parking and does not exceed 5 spaces per
building.
7.6 Stand-alone parking lots and garages shall be shielded from view from the Main Street.
6
7.7 Temporary surface lots with 50 or more spaces must be designed as future development
sites.No temporary surface parking lot may contain more than 300 spaces. Temporary
surface lots do not need to comply with landscaping,landscape islands,or lighting
requirements.Temporary surface lots will expire 3 years after installation.
7.8 Exposed parking structures fronting on streets shall have a mix of landscape plantings,
green screens,decorative screening,or art installments(such as murals)to screen the
pedestrian level,from ground level up to a minimum height of 15 feet,along the facades
of parking structure adjacent to the street.
7.9 In addition to the exterior garage building materials permitted in Section 2-75(f)(1)(d)(2),
concrete with a painted,integrated color,or otherwise decorative finish shall be permitted
in addition to other similar material as approved by the zoning administrator.
8. PARKS AND OPEN SPACE
8.1 The Open Space Plan in Exhibit"C"satisfies the open space requirements of MU-G and
W-3 requirements in Sections 2-75(b)(3),2-75(f)(8)and 2-24(d)(5).
8.2 The provisions of Article V of the Code—Parkland Requirement,shall be met with the
payment of a parkland fee.This fee shall be required with the submittal of a site
development plan and not with the submittal of a subdivision plat.All other requirements
of Article V shall be met.
9. PUBLIC UTILITIES
9.1 Public utilities will be permitted within private roadway corridors or other private drives
assuming such City utilities are placed within dedicated City easements for water,
wastewater,and storm sewer;and franchise utilities are placed in public utility easements.
9.2 City of Round Rock staff,and other pertinent franchise utility providers,must approve the
typical utility assignment(s) prior to the submittal of an application for a Subdivision
Improvement Permit(SIP)or a Site Development Permit(SDP).
9.3 All public utility alignments and appurtenances will be subject to review and approval by
City staff and staff of the appropriate franchise utility company prior to the issuance of an
SIP or SDP.
10. CHANGES TO DEVELOPMENT PLAN
10.1 Minor Changes
1. The PDS director shall have the authority to administratively approve
a minor change to a development plan of up to ten percent (10%) of
any numerical standard contained within the plan.Minor changes may
include, but not be limited to, adjustments to lot lines, parking and
loading areas, driveways,parking counts, building configurations and
orientations, architectural design, building and landscaping materials,
tree retention, street alignments, sidewalks, drainage facilities,project
phasing,lighting,sting,and site layout.The PDS director shall also have the
authority to administratively ayurove a change in the development plan
to the maximum height of a free-standing sign or a change to the
maximum allowable display area of any signage.Minef-skenges,4e
this Plan whieh do not substantially and adversely ehange this
Plan fnay be appf:eved if appr-eved in"ting by
2. Minor amendments shall not include:
a) Changes in land use,
b) Increases in density,building height,or coverage of the site;
C) Decreases in setbacks abutting residential land uses and zoning districts,
d) Decreases in parkland or open space,
e) Any proposed modification that reduces the quality of the PUD,as
determined by the PDS director; or
ff) Any proposed modification that seeks to alter a condition,standard,or
requirement that was incorporated into the development plan as a result
of public testimony during a planning and zoning commission or a city
council hearing.
10.2 Major Changes
All changes not permitted under section 10.1 above shall be resubmitted following the
same procedure required by the original PUD application and will require city council
gpgroval.
All ehanges net p ef mitted-Rh-eve s h al I h-e r-e-sa-,bm- -i#-A-d fe 11 owing th A.-
. . Id by the original PUD applieation.
11. LIST OF EXHIBITS
Exhibit A Survey
Exhibit B Concept Plan
Exhibit C Open Space Plan (included for reference only, no changes)
Exhibit D Livable Street Illustrations
Exhibit E MF-3 Area 1 Architectural Elevations
[The remainder of this page has been intentionally left blank.]
•' A LAND TITLE SURVEY OF 65.482 ACRES OF LAND(APPROX.2.552.822 S.F.)IN THE YEYUCAN r
' ��• HUNT SURVEY.ABSTRACT NO. 2717•AND THE SOCRATES DARLING SURVEY NO. 102•ABSTRACT
N0. 272 IN BOTH TRAVIS AND WlUlAMS04 COUNTIES.TEXAS.BEING A PORTION OF A 120.658 '-
�' ACRE TRACT DESCRIBED IN A GENERAL WARRANTY DEED TO DELL COMPUTER HOLDINGS. L.P.,
DATED S, IL l997.AND RECORDED IN BOTH VOLUME 2706. PAGE 667 OF THE OFFICIAL �l 1 ..J ,. .•.,,
RECORDS, WIWAYSON COUNTY.AND VOLUME 1I978, PAGE 1764 OF THE REAL PROPERTY
RECORDS OF TRAVIS COUNTY,TEXAS.
- EXHIBIT 'A'
Page 1. 44
of 2
t
1.- ---- -------
1
LINE
TION Of
� � ! �� '�1 .•SE
ifOCA
.k .f APPEM�'iE L i L---.—
1 i
I
r
r
r
r
Rof—"L v i-rp.he
I / Sr erq kppN
�t
EXHIBIT 'A'
Page 2 of 2 '
i
77
n
-7
r
a¢ i
Y
+k awwrr nn
1
,, . ..
r
P k—d LW S..pg.Inc
s..,.q ma wwq .
. .... .. . _.,..nom
K M
n.6ru6666M..
1301 S MOPAC EXMKSS Mr
SOME 1S0
WISIK SEINB 16/46
PHONE:(612)6262261
WWW.Kf C.COM
IME F.x.20621
THE DISTRICT
CONCEPT PLAN
\ \ / M4 GREENLAWN,LLC
I�
O
Exhibit 'C'
The District, Open Space Plan
-� - ' �♦ S r
I J ' '
All
ILM
March 08, 2021
City of Round Rock, Texas
The District,Open Space Plan Round Rock,Texas
1.1 The District Open Space System 2 Parking lots and a corresponding 8'buffer from the edge of
pavement
The District is intended to provide unique experiences for 1.1.2 Open Space Sub-Areas
visitors while meeting the lifestyle demands of its residents The The following section is intended to provide direction for the
Urban environment of The District requires a more intentional location and placement of open space.The delineation of open
approach to the development of open space capitalizing the space sub-areas were informed by the definitive extents of
areas walkability and available land to meet the expectation of streets,paseos,and property boundaries
a highly functioning development.The complexities of an urban
built environment necessitate a need for a dynamic approach
to partnerships,management,and provision of common space A. Open Space Sub-Areas Targets
meant to serve individual development demands as well as the The District planning area encompasses a specific land area
greater community This section provides a unified approach to that will be developed in stages over a number of years.As a
meeting and exceeding the typical development provisions of means to make the phasing more manageable from an open
open space space perspective the plan area was divided into 5 sub areas of
The District.These sub-areas are illustrated in Figure 1.2.1 Open
1.1.1 The District Space Sub-Areas,on the following page.
A. Ownership and Maintenance These open space subareas provide target acreage for the
Open space within The District is privately owned space used development and programming of open space As individual
as supporting infrastructure for the overall development. The site plans are submitted,the final design of each individual
ownership of the open space and oversight of these spaces project will impact location and function of adjacent open
may be ether sole ownership by one entity or areas held in space As such it is important to provide a benchmark for open
common between two or more entities Maintenance and space development,so it too can be realized in accordance
upkeep of these spaces shall also be the responsibility of the with the intended character of The District Table 11.1 Open
controlling entity Space Sub-Area Targets provides a benchmark for the
B.Access anticipated quantities of overall development types
Visitors to The District are considered guests and are B. Open Space Sub-Area Flexibility.
freely welcome throughout the overall plan areas provided It is important to allow for the flexibility needed in the
they abide by the rules set by property owners and area realization of individual projects.As such,open space will be
business establishments.As such,open space within The allowed to fluctuate so long as the plan area maintains a base
District is considered semi-public.The role of ownership and composition of 16%of open space for The District Additionally,
responsibility of maintenance provides a defining parameter a minimum 50%of targeted area in each designated open
for access to The District's open space areas Privately held space sub-areas needs to be met
amenity spaces that are reserved specifically to the leasees
or renters would not contribute to open space calculations. Table 1.1.1 Open Space Sub Area Targets
Open space that is held in common for The District shall meet
requirements for the plan area's multi-family development Target Minimum I
Site Area
Areas that are located adjacent to a structure that are availableTract Open SpaceOpen Space
to patrons of The District's establishments would be considered
(Acres) (Acres)
open space This arrangement would include spaces that °' Sub-Area 1 rt e:, 4t) 2 Z
require patronage to be eligible for access to dining or Sub-Area 2 10.90 3.5 1.25
entertainment spaces. Sub-Area 3 8.81 2.0 i 1.00
C. Defining Open Space Sub-Area 4 9.68 25 0.13
Open spice w tip+n The District is intended to meet the"clearly
superior"provisions required as part of a PUD For the intent . Sub-Area 5 1487 35 0.18
of this regulatory element of The District PUD,open space is R.O.W. 9.58 -
defined as 65.49 10.6'
Land that contributes to passive and active recreation areas m Acreage meetiny the 16%base open space composition
natural or improved settings of the built environment requirement
"Reductions to the target open space area shall be accounted for
For the purpose of this PUD,Open Space shall be comprised in other open space sub-areas to meet the 10.6 acres or 16%base
of the following components:Paseos and Livable Streets, open space composition requirement.
Enhanced Detention Areas and Greenways,Plazas and
Courtyards,Greens and Parklets,and Rain Gardens
In addition to this overarching character definition of open
space the following provisions excludes land from being
considered open space
1 Amenity or recreation areas that have controlled access for
tenants or business members only.
2 The District,Open Space Plan I Round Rock,Texas
vol
Figure 1.2.1 Open Space Sub-Areas ,.
N
`r \
y� pp
Ea '7
a Me
Vic;..•;;<� �
I
a
_ _ 1
'j,
•Y 9i
B1 °!
till�I `� a
// .�M YnJWIYY'NY ,
The District,Open Space Plan Round Rock,Texas 3
1.2 Open Space Components
, _
Open space is fundamental to the success and function of
The District's open space provides opportunities for exercise,
entertainment,an outlet for youthful exuberance,and
opportunity for neighborly fellowship.Open space can be
broken down into five different categories:Paseos and Livable
Streets,Enhanced Detention Areas and Greenways,Plazas and r
Courtyards,Greens and Parklets,and Rain Gardens. Each one t � ;
of the categories is distinct in its role,which are described in
further detail in the following sub-sections. r,'' ' •r' _
14
1.2.1 Paseos and liveable Streets Paseos make pedestrians the focal point of the space.
Paseos and Liveable Streets are thoroughfare infrastructure Y
with the purpose provide access routes to the spaces to F f
experiences that visitors and residents will enjoy.Paseos are ; jlrc s t
pedestrian connectors in an enhanced environment.For0 A
iy
the purpose of this planning document Liveable Streets are A
local streets that remove the physical and visual separations
between the vehicle and pedestrian environment.Paseos and4
Liveable Streets shall both be considered to provide necessary
access that is used to delineated the boundary edge of a block. t 4 ,
These spaces are typically privately owned and maintained.
B. Design Intent
Paseos and Liveable Streets can accommodate office,retail,
and residential environments found within The District.They
have a strong paved throughway element that promotes Paseo should engage the ad,acent space and r
a comfort and safety in their ability to handle significant wayfinding to key destinations,
pedestrian traffic.These routes connect vehicular right-of-way
or terminate into other open space areas.
Liveable Streets should have a clear distinct entrance to
communicate to vehicle users that it is not a typical street. _ 1
These streets should be curbless so that they maximize
accessibility to adjacent spaces eliminating any need for _
grade transitions.These streets are positively graded to feed
runoff into rain gardens or other drainage infrastructure.Traffic
calming elements are encouraged and should be considered a
typical application.
The edges of these spaces should be lined with trees,
landscaping,seating,and other furnishings.Liveable Streets t ,.
can have expanded paving areas adjacent to the throughway j
for temporary programming elements such as parking,dining, Liveable streets should use different textures to
performance spaces,or other types of exhibit space. Lighting awareness.
is an essential element as these areas are intended to be
lively well into the evening making functionality,comfort,and
safety a priority.The use of textured surface material,such as
pavers or special concrete finishes,is a recommend design
component as it contributes to the delineation of space. F
C.Programing
These spaces are unprogrammed,as they will double as a fire
lane access in certain instances. Minimum design standards
are as follows:
Paseo Liveable Street Y
12'minimum paved surface 16'minimum paved surface
capable of emergency capable of emergency
vehicle traffic vehicle traffic. Livable streets don't sacrifice pedestrian comfort at the
• 20'clear throughway 20'clear throughway provision of vehicular access.
4 The District,Open Space Plan I Round Rock,Texas
1.2.2 Enhanced Detention Areas and Greenways
A.Description
Enhanced Detention Areas are stormwater detention and
retention facilities that are developed in a manner to provide
opportunities for active and passive recreation.Enhanced
Detention Area acreage within The District shall fully count
as contributing to meet 16%base open space composition. i
Greenways are tracts of open space that are unprogrammed 4 '_
and defined by prevalent natural environment character.
The area making up greenways is predominately the natural
drainage corridor along the southern boundary of the The
District.Ownership and maintenance of these spaces is
typically private. However,these spaces should be publicly
accessible,specifically portions that are part of a trail network. Riparian plantings attract wildlife viewing opportunities.
B.Design Intent
Enhanced Detention Areas epitomize the multi-use approach
to development.They take vital and often unsightly stormwater
infrastructure and add purposeful design and programming to
make a valued and attractive contribution to the development.
The added elements typically include maintained play lawns,
walking trails,wet pond,riparian habitat,overlooks,seating,
and complimentary water features.Greenways should work
under a conservation approach,using native plantings and
natural systems to provide passive recreation opportunities and
plan area wide connections.
Added grasses,perennials,shrub,and trees plantings should
be drought tolerant,with native plants being a preferred over Water features can be added to the wet pond to provide
other adapted plant species..Walking paths or multi-use trails aesthetic and functional purpose
found within the Enhanced Detention Areas should be well
lit and durable reducing long term maintenance demands.
Enhanced Detention Areas should be accessible for routine ,
maintenance and upkeep.
C.Programing
.L
Enhanced Detention Areas are not limited in their size and
capacity,instead they should be designed and constructed
in a manner that maintains a balance in natural character ► .a'�;; '�
and recreational use of the space.A portion of the Enhanced ,{
Detention areas shall be useable during and after storm events.
Three of the following program elements should be included to
be considered an Enhanced Detention Area,while Greenways
shall have two: Performance spaces can be programmed into the general
• Walking path loop Shade Structures,with setting of the Enhanced Detention Area.
• Wet pond seating
• Play lawn(2,000 sq ft min.) Performance space
• Water feature(fountain, Water feature
waterfall,stream,etc.) Riparian planting
• Secondary seating (minimum of 10%of pond
(boulders,seatwall,etc.) perimeter)
Greenways programed with a multi-use trail would become
part of the Gilleland Creek trail system.As such,it is important
to establish maintenance and ownership understandings with �►
the City of Round Rock before construction.
Greenways are ideal locations for multi-use trails.
The District,Open Space Plan I Round Rock,Texas 5
O Walking Path O Riparian Planting
0 Wetpond O Secondary Seating
30 Water Feature O Outdoor Dining
OPlay Lawn O Paseo
T
f
y•
f
41 /
y '-` Open Space Plan Round Rock,Texa
Enhanced Detention Areas
Enhanced Detention Areas can ue developed to act as a focal point and activity
area for residents and visitors to The District.Understanding that storm events
very rarely need all stormwater detention capacity,these spaces can be further
utilized with additional programming so long as it is designed in a resilient
manner.The District's Open Space Plan provides the needed flexibility to
capitalize on that approach.
.'t,i` .
6 1
Slow
i:,t-aGtn IS for Conceptual purposes
e, r n S' a Pla, ," ;�
1.2.3 Greens and Parklets ,
A. Description
Greens and Parklets provide compact leisure and recreation
opportunities within the open space systems.Greens and
Parklets are located adjacent to streets,paseos,walkways,or
are shared spaces adjacent to building frontages.Greens are
areas that are held in common and serve as a gathering space
for adjacent businesses or building complexes.Parklets can bF �^ —
stand alone spaces or part of a greater open space asset.Born ""' '
of these spaces are privately owned and maintained as a semi- ;
public business or extensions of multi-family amenity areas.
B. Design Intent
Greens and Parklets are intended to complement the urban Greens provide dedicated space for unprogrammed play.
development or to provide gathering areas,meet amenity
demands,and provide opportunity for informal play.Their
placement may occur interior to a developed block,on a I -
street frontage,or programmed as part of a larger open space
offering,such as an Enhanced Detention Area.Pedestrian
accessibility should be a priority with sidewalks and multi-use
trails being adequate methods of access.Nearby on-street
parking and structure parking can account for vehicle parking _
demands,however provision of parking is not a requirement
for these spaces.Greens are comprised of lawn,landscaping,
and trees and are absent of programmed recreation.Parklets
include landscaping and tree plantings that help complement t
a feature amenity for recreation or gatherings Seating should •-
accompany lawns and amenities found in greens and parklets.
Greens should have no less than two sides of directly Parklets can be simple spaces programed with shade tree
accessible sidewalk or multi-use path.Parklets may only have landscaping,and seating.
one sidewalk or multi-use access point.Greens and parklets
should be highly visible from adjacent public realms,with n
pedestrians having the ability to see across the space. Shade
and lighting elements are important components to both :'�: ' `.•;s'r'
greens and parklets,as they promote safety and comfort of the
space
C.Programing
r
There are no specific program elements required for greens _ � - n
or parklets.However,depending on the scale and context of '
the amenity,consider planting and fencing to screen adjacent
residential and business uses(specifically highly used
amenities like sport courts,playgrounds,pools,etc.).
Benefits of greens include the flexibility of the space for local
residents and visitors to maintain a healthy living.
OleI
1 y
Parklets can fill voids of unprogrammed space near businesses.
8 The District,Open Space Plan(Round Rock,Texas
1.2.4 Plazas and Courtyards
A. Description
Plazas and courtyards provide gathering spaces for social
and community events,within a formal and relatively 1 i
condensed space.These spaces are most typically found
amongst commercial or office development as flexible space
for gatherings,entertainment,and special event displays.
These spaces can be either publicly or privately maintained,
however private ownership allows for surrounding business
to have more influence and control over the spaces use and
programming. r
B.Design Intent
Plazas and courtyards should compliment the surrounding Plazas may be integrated into adjacent businesses seating
environment with prominent connections and engagement. area.
Plazas are predominately hardscape with a mix of plantings,
shade trees,and furnishings that result in ample seating
opportunities.They should have at least one frontage on a r
street or key pedestrian throughway,which provide clear
visibility into the space.Courtyards are composed of lawns,
landscaping,hardscapes,shade trees,walking paths,and
furnishings.The courtyards are typically by two or more
buildings frontages.
The spaces should be designed to handle high amounts of
pedestrian traffic.Lighting is important in creating a safe `?
environment and enabling evening activities.These spaces
should include infrastructure to accommodate vendors for
weekend markets,art shows,craft fairs,etc. Plazas function well as performance spaces being able to
C.Programming handle groups routinely.
These spaces are relatively unprogrammed to allow for
flexibility and creativity for hosting events and gatherings
Each space should consider identifying the placement or
inclusion of a permanent structure for the hosting of bands or
other performance guests.Fountains and other water features
are a welcomed addition,so long as they don't make the space
unfeasible for other uses. '-
�.r..-�-+mow•---
Oil
Smaller Courtyards can provide valuable spaces for individual
respite.
i
4
t
Courtyards may include a mix of surfaces and
The District,Open Space Plan Round Rock,Texas
OGreen O Multi-purpose performance area
OPublic Art O Secondary Seating
3O Rain Garden 7O Outdoor Dining
4O Courtyard gO Paseo
A, 04
r r
Ji
Illustration is for conceptual purposes.
10 The District,Open Space Plan Round Rock.,Texas
Greens, Parklets, Plazas,and Courtyards.
The District Intencis to promote an active environment within its core.While
some of these spaces are more urban in look and feel they provided the same
benefits typically associated with open space.Residents and visitors are able to
take advantage of these opportunities for events and gatherings as well as active
and passive recreation.
r
✓1Ci y � wy��r�,7" _
Ole
1.
3
-�
j •ice � "T r.• f.i�
_
3
J
� 1
r
� 7
The District,Open Space Plan 3 nd Rock,If@Xa3
1.2.5 Rain Gardens
A. Description
Rain gardens are landscape areas that are designed and �■
constructed to provide increased stormwater detention,water !�
quality,and soil hydrology benefits.The nature of the planting
provides aesthetic appeal that provides additional intereststo
the built environment.
B.Design Intent
Rain gardens should be located near buildings and paved
areas to increase stormwater infiltration where impervious
surfaces are more abundant.The planting aesthetic may vary
from lush,water loving plants to a more and plant type,with
both approaches meeting the a desired characteristics of the Incorporating artwork into a rain garden can help provide
overall development. character elements to the site.
Rain gardens can be stand alone features or linked into a
greater drainage system.Stand alone rain gardens should be
designed to utilize surface flow to move water during large
storm.Overflow inlets may be installed to for handle large
storm events,if surface flow is inhibited by the surrounding
built environment ■r71r�
Rain gardens are not intended to be directly accessible so Ut Ilk " i .t f ='r
adjacent walkways should provide seating areas within or � A/1/iel�►ve�itun�b".%P
abutting the planting area.Art can be added as a feature
element found within a rain garden.Lighting should be used to
highlight art works,feature plants,and seating to ensure a safe
environment and enabling evening activities.
C.Programing Rain gardens can be utilized as a buffer between spaces.
These spaces are highly programmed spaces from a
planning and supporting infrastructure standpoint.Plants
should be selected based on their growing characteristics
and applicability for use in a rain garden.Seating and
corresponding gathering areas should compliment rain
gardens that are adjacent to pedestrian connection routes. _
t�
Drain inlets can be used as a point of interest.
12 The District,Open Space Plan I Round Rock,Texas
2.1 Open Space Landscaping D. Greens
1 Greens shall be comprised of no less than 90%manicured
The landscape requirements for the plan area are important and irrigated turfgrass
to realizing the desired character in addition to providing 2 Water conservation practices are acceptable for the months
beautification and placemakmg impacts.The standards are of July and August
set for the public and private realm in both commercial and
residential settings This section of the PUD is intended to be 3 Artificial turf is an acceptable alternative
an addition to the standards found within the City of Round E. Rain Gardens
Rock Code of Ordinances,Part III Zoning and Development, I Rain garden shall be comprised of no less than 4 plant
Chapter 8 Zoning and Development Standards,Section 8.10
Landscaping species.
2 No one plant species shall account for more than 40
2.1.1 Plant Standards percent of the total plant composition
A. Plant Size
The following sub3ecuons identify the planting standards for
the different planting types at time of planting for meeting
Section 2.22 Open Space Planting Requirements.
1 Shade trees shall have a minimum caliper of 3 inches
measured at 6 inches above the root collar,16'm height,
and 7 canopy spread,and 100 gallon container size
2.Ornamental trees should be a minimum of 8'in height and
50 gallon container size
3 Formal plantings shall have a minimum 3 gallon container
size and 1.5'in height at time of planting Formal plantings
including.shrubs,ornamental grasses, succulents,and
perennials.
2.1.2 Open Space Planting Requirements
Open Space standards are intended to provide direction to
both privately and publicly accessible spaces.Standards are to
be considered minimums to meet or exceed.
A. Paseo and Liveable Street
I A Paseo or Liveable Street shall have I shade trees or 2
ornamental trees per each 50 linear feet on both sides of
the corridor
2 There shall be 8 formal plantings per each 50 linear feet on
both sides of the corridor
3.Plantings can be grouped or evenly spaced to better
accommodate adjacent spaces.
B. Enhance Detention Areas
1 There shall be 8 trees per acre of open space
2 Minimum 10%of any wet pond perimeter shall contain
riparian planting.1 tree per 30 linear feet of riparian
shoreline Riparian areas to contain 6 appropriate shrubs,
grasses,etc.per 30 linear feet.
C. Plaza and Courtyards
I Plazas and courtyards shall provide 1 shade tree or 2
ornamental trees and 6 formal plantings for every 1,000 sq
ft.
The District,Open Space Plan I Round Rock,Texas 13
Exhibit D(Page 1 of 2)
Conceptual Images of the Livable Street
District Way (Private Portion)
I
' a
�;i �� Qa `.{ a • =
o.
too
40
�p 4 s
Exhibit D (Page 2 of 2)
MULTIFAMILY
BUILDING
LEASING/ •LEGEND
RETAIL
GROUND FLOOR RETAIL ws 1. Livable Street
GROUND FLOOR RETAIL � 1 2. Landscaped Median
._✓U �.: .
3. Parallel Parking
•
6AWL A 4. Enhanced Crosswalk
a 2 3 1 2 5. Public Plaza
rim 6. Retail Patio
3 IDJ
O 3 7. Future Phase Paseo
Q. 4 8. Private Yards
9. Transformer
i O 10.Retail Plaza
Conceptual Plan
District WayPrivate Street Portion)
c ,ssurD>n Ap 25 2014 <FIV
Round Rock,Texas
:12024 H-m
1202."«4q
MATERIALS LEGEND
E3
NOTES:GENERAL
D E S G N
EXTERIOR ELEVATION
IN 111 a ii jj f�l jj •I Irl5l I 11 ^ N ill ■ In ■ ■ 71171 ■ I1: i 11 ii
Ilii 111 ij jj ji I::1 ii IlrJi n' ii fill- IN ill 11II pI ■ ■ �■ Ilillili ii p I ii ii ii
iii III ij O jj I:il jj '111 i'I:11 jj :111 jj .ill jj 111111 ■ ■ !Ilii 11 Il:l1ill li p I ii ii ii
ill �11 p ii ij I::1 ii llvill 111 Y ill ii 1:11111 ii '.ilii 1; tliila1
iii 11 jj ji ij n jj 7li..li11 11 pili Y in ii n. N 0 ;7 a Iia:ll i i i iiw:
o ji jj is Be III III Be ill Be ill ■ ill ■ ij Iii ri I!i 1111 ii
it n w ji Be j: 111 111 111 Ii
n 1 ill u1 11 .5, -- �■ ■ iib■ ■ iiiliil 11 7!!-& u 111
ii �' ■ ,i`�1 ii a ,i 11 u ■ I it—iIG'I i ii ii ITI __
- IV
11 i i lj 'ill ji ill Be 111111 U111 ji jj '.i1I ii ■ Illill:n jj jj nliil 11 ON ::l■ 11111 11111111111 ■lilll■ ij Bili
11: i j1 11111 j !:111 ii :f 1I Ol1111 jj jj '.ill ji el r11-ilriII jj jj III W Beit !::I': a lfiRioC ■ full ill iii
IIi 111 'in ii :ill]ill hill ■Iilli Be ii 'ill ii ■ [ill li ii 111::1■ ■ ::+: ■ nillild ■ 1ill!® H u!:
Ill In ill ij girl l ii i 11� ■Us :i —5, :i ii Ilrlrll ii1�1 ii,■
all Iu i: ■./ rill!y owiWHO=.
l Nii� iii: ni:i IIi:: jj ill iii�l ill %1111 pi Ilii: jj 'II� NIIIIIN ji ii ii ii
�IIIi1p11 put ' Wall �� :: ii 1ni11 11 I Ilp �I ii ■ 'ntl ■IIIII■ fi II Ii 111
tt111 ii ij ii ii 1 ' filial IIi:: ji Illat jj 'i ii ii Il :: ii MITI ■
11111 nil Iii 1 liliih II :: jj Ir ill Be hl i ii ii Be Irl ®Iliil■ ii ■i ii ii I
■1a:. ai iii 1 ii N I I �: a IF-1-Till Be Ili p i Be 7R. m-571 ill a I ii ii I
II :: 0 Ila ii Ili p p I :: 1111 i i ji I1 u ri I ii ii I
Be 11:: ■ II1 p11 IIIP a III ji 11 :: ii i 1111 I
Its Jimmmq
:I Be ii ji 1111,1ii l , i I I ii rl i ■ r' iii ii�ii Ili i ii ii ii ii ii jj ill ■ ■ u'—I Ial■7I I fi iii ii ;
ii ji Be I I III ii O is 1l I , 1 11 ji Nil N Iii iii ■U.II i ii ii ii li ii O till Be ■ FI l ilii ■ Nil ii ill i ii
ii 1111 i p■ w'lli , i 11 ii oil w Gi = ill U iii i 111111 iii ii ij illi-q ■ Fl ■�l i ij ii as II
Be it Ill', p■ :: i 11 6 ■II ■ n ■ ■Iwill I ii ii ii ii it ii Iii]■ ■ l!uu 0 Biu ■ p p n
Be Be 11 ill p11 islli i ii jj Eli ■ n ON ■ HIli I Ii ii _ ii ii if ii ill ■ ■ GTI■ ui ■ NOR
i 11 ii all a :: % i ::i l i I ii ii i ii ii H ill ■ ■ 11ii 11 Ili 111 ON ii
' i u i is n Be is K, ii qlli I ii ii is ii ii ji ill n jj 11 111 ii Ili
1 • 1•
1