Z-99-02-25-12B3 - 2/25/1999ORDINANCE No. Z -9O -?5-13
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 58.142
ACRES OF LAND AND TO REZONE 54.65 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. 38.
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 58.142 acres of land, and to rezone 54.65 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. 38, 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. 38, and
K:\WPDOCS\ORDINANC\090225B3.WPD/scg
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. 38.
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 with.
READ, PASSED, and ADOPTED on first reading this 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:
E LAND, City Secretary
CHARLES CULPEPP 10M yor
City of Round Rock, Texas
3.
List of Exhibits
1. Exhibit A: Property Description page 5
2. Exhibit B: Agreement and Development Plan page 18
3. Exhibit C: Lienholder Consent page 26
4. Exhibit D: Permitted Uses and Limitations page 27
5. Exhibit E: Project Identification Sign Locations page 33
6. Exhibit F: Combination and Monument Sign Locations page 34
7. Exhibit G: Utility Schematic and Drainage Plan page 35
8. Exhibit II: Roadway Light Fixtures page 36
9. Exhibit I: Permitted Outdoor Sales Area page 37
10. Exhibit J: Sidewalk Locations page 38
11. Exhibit K: Parking Lot and Walkway Light Fixtures page 39
12. Exhibit L: Traffic Impact Analysis page 41
F:\malbers\08000016\pud\pud-co-e.004
La Frontera East - PUD No. 38
Ordinance
Page 4
EXEBBIT A
PROPERTY DESCRIPTION OF 112.766 ACRES OF LAND
Tract I: Parcel A: A 40 acre tract of land being Lot 1, Block "A", La Frontera Section
1, a subdivision in the city of Round Rock, Williamson County, Texas,
according to the map or plat thereof recorded in Cabinet Q,
Slides 203, 204 and 205 of the Plat Records of Williamson County,
Texas, being described by metes and bounds on Exhibit A-1 attached
hereto.
Parcel B: A 14.625 acre tract of land more fully described on Exhibit A-2
attached hereto.
Tract II: A 58.142 acre tract of land more fully described on Exhibit A-3 attached hereto.
La Frontera East - PUD No. 38
Property Description
Page 1 of 2
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40.000 Acre Tract
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LA FRONTERA SECTION I
DESCRIPTION
FOR A 40.000 ACRE TRACT OF LAND SITUATED IN THE J. M. HARRELL
SURVEY, ABSTRACT NO. 284, IN WILLIAMSON COUNTY, TEXAS, BEING ALL
OF LA FRONTERA SECTION I, A SUBDIVISION RECORDED IN CABINET Q,
SLIDES 203-205 OF THE PLAT RECORDS OF SAID COUNTY, SAID 40.000 ACRE
TRACT BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS
AS FOLLOWS:
BEGINNING on an iron found on the southeasterly corner of said Lot 1, same being a
point in the westerly right-of-way of Interstate Highway No. 35 (right-of-way width
varies), same being a point in the easterly boundary line of a 227.8382 acre tract as
conveyed by instrument recorded as Document No. 9848753 of the Official Records of
said County, said point also being a southeasterly corner and POINT OF BEGINNING
hereof;
THENCE with the southerly boundary line of said Lot 1, the following, four (4) courses
and distances:
1) S 86° 58' 29" W for a distance of 192.73 feet to an iron rod found on an angle point
hereof;
2) S 86° 54' 05 W for a distance of 112.97 feet to an iron rod found on an angle point
hereof;
3) S 14° 05' 19" E for a distance of 47.87 feet to an iron rod found on an angle point
hereof;
4) S 86° 55' 00" W (Bearing Basis/Directional Control Line) for a distance of
1519.30 feet to an iron rod found on the southwesterly comer hereof;
THENCE with the westerly boundary line of said Lot 1, N 15° 00' 21" E for a distance
of 1244.48 feet to an iron rod found on the northwesterly corner of said Lot 1, said point
being the northwesterly corner hereof;
THENCE with the northerly boundary line of said Lot 1, La Frontera Section I, same
being a northerly boundary line of said 227.8382 Acre Tract, also being in part with the
southerly boundary line of Lot 1, Block A, Chisholm Valley South Section Five, a
subdivision as recorded in Cabinet G, Slide 178 of said Plat Records, the following three
(3) courses and distances:
EXHIBIT /9 `
Page / of 3
40.000 Acre Tract
Page 2of 2
1) N 87° 45' 45" E for a distance of 122.11 feet to an angle point hereof;
2) N 02° 14' 15" W for a distance of 4.72 feet to an angle point hereof;
3) N 88° 02' 13" E for a distance of 1006.09 feet to an iron rod found on the
northeasterly corner of said Lot 1, La Frontera Section I, same being the southeasterly
comer of said Lot 1, Chisholm Valley South Section Five, same being a point in the
westerly right-of-way line of said Interstate Highway No. 35, being the northeasterly
corner hereof;
THENCE with the westerly right-of-way line of said Interstate Highway No. 35, same
being with the easterly boundary line of said Lot 1, La Frontera Section I, also being the
easterly boundary line of said 227.8382 Acre Tract, the following three (3) courses and
distances:
1. S 20° 33' 51" E for a distance of 720.67 feet to an angle point hereof;
2. S 18° 53' 51" E for a distance of 12.71 feet to a concrete monument found, being on
angle point hereof;
3. S 14° 03' 46" E for a distance of 427.60 feet to the POINT OF BEGINNING hereof
and containing 40.000 acres of land.
Surveyed under the direct supervis n of the undersigned:
Cecil J _c. on Chisholm
Regist. • Professional Land Surveyor No. 4295
BAKER AICKLEN & ASSOCIATES, INC.
203 E. Main Street, Suite 201
Round Rock, Texas 78664
(512) 244-9620
Job No.: 352-703-23 File Name: M:\MARGIE\352703\MB-PUD-LAF1
Dated
EXHIBIT A- /
Page Z of 3
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SKETCH TO ACCOMPANY DESCRIPTION
n �m Round Rock
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DATE: December, 1998 & Assoelates, Inc.
JOB No.: 352-703-51 �� Engineers/Surveyors
� BY: M. Nolen
File name: M:\MARGIE\352703\PUl)
Plot dntrt: 1/94/99
14.625 Acre Tract
Page 1 of 2
P.U.D. —14.625 ACRES
DESCRIPTION
FOR A 14.625 ACRE TRACT OF LAND SITUATED IN THE J. M. HARRELL
SURVEY, ABSTRACT NO. 284, IN WILLIAMSON COUNTY, TEXAS, BEING ALL
OF A 14.625 ACRE TRACT CONVEYED TO D.D.R. DB DEVELOPMENT BY
INSTRUMENT RECORDED AS DOCUMENT NO. 9844186 OF THE OFFICIAL
RECORDS OF SAID COUNTY, SAID 14.625 ACRE TRACT BEING MORE
PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS:
BEGINNING on an iron rod found on the southeasterly corner of said 14.625 Acre Tract,
same being a point in the northerly right-of-way line of F. M. Highway No. 1325 (120'
right-of-way width), said point being the southeasterly corner and POINT OF
BEGINNING hereof;
THENCE with the southerly boundary line of said 14.625 Acre Tract, same being the
northerly right-of-way line of said F. M. Highway No. 1325, S 86° 56' 50" W for a
distance of 403.67 feet to an iron rod found on the southwesterly corner of said 14.625
Acre Tract, same being a southeasterly corner of a 227.8382 acre tract as conveyed by
instrument recorded as Document No. 9848753, same being the southwesterly corner
hereof;
THENCE departing said F. M. Highway No. 1325, with the westerly boundary line of
said 14.625 Acre Tract, same with the easterly boundary line of said 227.8382 Acre
Tract, N 14° 05' 56" W for a distance of 1120.51 feet to an iron rod found on the
northwesterly comer of said 14.625 Acre Tract, same being an angle point of said
227.8382 Acre Tract, same being the northwesterly comer hereof;
THENCE with the northerly boundary line of said 14.625 Acre Tract, same being a
southerly boundary line of 227.8382 Acre Tract, N 86° 55' 10" E (Bearing
Basis/Directional Control Line) for a distance of 709.06 feet to an iron rod found on the
northeasterly corner of said 14.625 Acre Tract, same being the northwesterly corner of
Lot 1, Town & Country Mall Subdivision, a subdivision as recorded in Cabinet L, Slide
57, of the Plat Records of said County, same being the northeasterly corner hereof;
THENCE with the westerly boundary line of said Lot 1, Town & Country Mall
Subdivision, same being with an easterly boundary line of said 14.625 Acre Tract,
S 03' 04' 58" E for a distance of 824.88 feet to an iron rod found on an angle point of
said;14.625 Acre Tract, same being the southwesterly corner of said Lot 1, Town &
Country Mall Subdivision, same being an angle point hereof;
Exan3rr A -a
Page / of 3
14.625 Acre Tract
Page 2 of 2
THENCE with a southerly boundary line of said 14.625 Acre Tract, S 86° 51' 56" W for
a distance of 91.29 feet to an iron rod found on an angle point of said 14.625 Acre Tract,
same being an angle point hereof;
THENCE with an easterly boundary line of said 14.625 Acre Tract, S 03° 05' 06" E for a
distance of 275.08 feet to the POINT OF BEGINNING hereof and containing 14.625
acres of land.
Surveyed under the direct supervision of the undersigned:
Cecil Ja !'7 on Chisholm Dated
Registe .: Professional Land Surveyor No. 4295
BAKER-AICKLEN & ASSOCIATES, INC.
203 E. Main Street, Suite 201
Round Rock, Texas 78664
(512) 244-9620
Job No.: 352-703-23 File Name: M:IMARG1E13527031MBPUD-CAPPS.doc
EXHIBIT 4 -2 -
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Page 3 of 3
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Page 1 of 4
58.142 Acre Tract
DESCRIPTION
FOR A 58.142 ACRE TRACT OF LAND SITUATED IN THE J. M. HARRELL
SURVEY, ABSTRACT NO. 284, SITUATED 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 THE OFFICAL RECORDS OF SAID COUNTY, SAID
58.142 ACRE TRACT BEING MORE PARTICULARLY DESCRIBED BY METES
AND BOUNDS AS FOLLOWS:
BEGINNING on an iron rod found on a southeast corner of said 227.8382 acre tract,
same being a point in the west right-of-way line of Interstate Highway No. 35 (right-of-
way varies), same being the northeast corner of Lot 1, Block A, Resubdivision of Lot 1,
Block A, Corners North a subdivision according to the plat thereof recorded in Cabinet J,
Slide 118, of the Plat Records of said County, said point being the most easterly corner
and POINT OF BEGINNING hereof, from which, a southeasterly corner of said J. M.
Harrell Survey bears approximately S 40° 16' E a distance of 470 feet;
THENCE departing the west right-of-way line of said Interstate Highway No. 35, in part
with the north boundary line of said Lot 1, Block A, in part with the north boundary line
of Lot 1, Town & Country Mall Subdivision, a subdivision as recorded in Cabinet L,
Slide 57, of the Plat Records of said County, S 86° 55' 10" W (Bearing
Basis/Directional Control Line) a distance of 884.72 feet, pass an iron rod found on the
northwest corner of said Lot 1, Town & Country Mall Subdivision, same being the
northeast corner of a 14.625 acre tract of land as described by instrument recorded as
Document No. 9844186 of said Official Records, continue on said course with the north
boundary line of said 14.625 acre tract for a total distance of 1593.78 feet to an iron rod
found on the northwest comer of said 14.625 acre tract, same being an angle point hereof;
THENCE with the west boundary line of said 14.625 acre tract, S 14° 05' 56" E for a
distance of 1120.51 feet to an iron rod found on the southwest corner of said 14.625 acre
tract, same being in the north right-of-way line of F. M. Highway No. 1325 (120' right-
of-way width), being a southeasterly comer hereof;
THENCE with the north right-of-way line of said R M. Highway No. 1325,
S 86° 56' 50" W for a distance of 545.22 feet to an iron rod set on the southeast corner of
a 0.617 acre remnant tract of land as conveyed by instrument recorded in Volume 1628,
EXHIBIT ' 3
Page 1 of S
-13-
Page 2 of 4
58.142 Acre Tract
Page 362, of the Official Records of said County, same being an angle point in the
southerly boundary line hereof;
THENCE departing the north right-of-way line of said F. M. Highway No. 1325 with the
easterly, northerly, and westerly boundary line of said 0.617 acre tract the following three
courses and distances:
1) N 13° 31' 33" W for a distance of 209.97 feet to an iron rod found on the northeast
corner of said 0.617 acre tract, being an interior angle point hereof;
2) S 86° 52' 19" W for a distance of 129.90 feet to an iron rod found on the northwest
corner of said 0.617 acre tract, being an interior angle point hereof;
3) S 13° 44' 29" E for a distance of 209.94 feet to an iron pipe found on a point in the
north right-of-way line of said F. M. Highway No. 1325, same being the southwest
corner of said 0.617 acre tract, being an angle point in the southerly boundary line
hereof;
THENCE with the north right-of-way line of said F. M. Highway No. 1325,
S 86° 56' 50"W for a distance of 58.50 feet to a concrete monument found on a point of
curvature hereof;
THENCE with the arc of the curving right-of-way line of said F. M. Highway No. 1325
to the left, having a radius of 1014.88 feet, a central angle of 14° 09' 02", an arc length
of 250.65 feet, and a chord which bears S 79° 52' 56" W for a distance of 250.01 feet to
an iron rod set on the southwest corner hereof;
THENCE departing the north right-of-way line of said F. M. Highway No. 1325 through
the interior of said 227.8382 acre tract the following six courses and distances:
1) N 03° 03' 10" W for a distance of 356.15 feet to an iron rod set on a point of
curvature hereof;
2) with the arc of a curve to the left, having a radius of 1040.00 feet, a central angle of
17° 27' 48", an arc length of 316.98 feet, and a chord which bears N 11° 4T 04" W
for a distance of 315.76 feet to an iron rod set on a point of tangency hereof;
3) N 20° 30' 58" W for a distance of 1135.10 feet to an iron rod set on a point of
curvature hereof;
EXHIBIT h -3
Page 2 of
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Page 3 of 4
58.142 Acre Tract
4) with the arc of a curve to the left, 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 N 28° 32' 52" W
for a distance of 290.62 feet to an iron rod set on a point of tangency hereof;
5) N 36° 34' 46" W for a distance of 73.94 feet to an iron rod set on a curving arc
hereof;
6) with the arc of a curve to the left, 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 N 45° 32' 03" E
for a distance of 194.95 feet to an iron rod set on a point of tangency hereof;
7) N 39° 56' 26" E for a distance of 109.62 feet to an iron rod set on a point of curvature
hereof;
8) with the arc of a curve to the right, 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 N 46° 58' 24" E
for a distance of 232.63 feet to an iron rod set on a point in the west boundary line of
a 2.128 acre tract of land as described by instrument recorded as Document No.
9875537, of the Official Records of said County, same being in the northerly
boundary line of said 227.8382 acre tract, same being an angle point in the northerly
boundary line hereof;
THENCE with the west boundary line of said 2.128 acre tract, same being the northerly
boundary line of said 227.8382 acre tract, S 14° 20' 19" E for a distance of 12.21 feet to
an iron rod found on the southwest corner of said 2.128 acre tract, being also an angle
point in the northerly boundary line of said 227.8382 acre tract, being also an angle point
in the northerly boundary line hereof;
THENCE with the northerly boundary line of said 227.8382 acre tract of land,
N 87° 45' 45" E for a distance of 1055.76 feet to an iron rod found on a point being the
northwesterly comer of a 40.000 acre tract of land known as Lot 1, Block A, La Frontera,
Section 1, a subdivision according to the plat thereof recorded in Plat Cabinet Q, Slides
203-205 of said Plat Records, said point being a northeasterly corner hereof;
THENCE with the west and south boundary line of said La Frontera Section 1, the
following five courses and distances:
1) S 15° 00' 21" W for a distance of 1244.48 feet to -an iron rod found on the southwest
corner of said La Frontera Section 1, being an interior corner hereof;
ExHIrr 4-3
Page of .r
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Page 4 of 4
58.142 Acre Tract
2) N 86° 55' 00" E for a distance of 1519.30 feet to an iron rod found on an interior
corner hereof;
3) N 14° 05' 19" W for a distance of 47.87 feet to an iron rod found on an angle point
hereof-,
4) N 86° 54' 05" E for a distance of 112.97 feet to an iron rod found on an angle point
hereof;
5) N 86° 58' 29" E for a distance of 192.73 feet to an iron rod found on a point in the
west right-of-way line of said Interstate Highway No. 35, said point being a
northeasterly corner hereof;
THENCE with the west right-of-way line of said Interstate Highway No. 35,
S 14° 03' 46" E for a distance of 142.54 feet to the POINT OF BEGINNING hereof and
containing 58.142 acres of land.
Surveyed nder the direct supervision of the undersigned:
Cecil '. on Chisholm
Regi • - .. Professional Land Surveyor No. 4295
B - ' -AICKLEN & ASSOCIATES, INC.
203 ' . . 'n Street, Suite 201
Round Rock, Texas 78664
(512) 244-9620
Job No.: 352-703-23 File Name: M:IMARGIE1352703\MB-LaF2.doc
EXHIBIT /4-3
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EXHIBIT B
AGREEMENT AND DEVELOPMENT PLAN FOR LA FRONTERA EAST
PLANNED UNIT DEVELOPMENT NO. 38
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. and DDR DB Development Ventures LP, (hereinafter collectively
referred to as the "Owner").
WHEREAS, the Owner has submitted a request to the City to zone approximately 112.766
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 F : u 17 , 1999, the City's Planning and Zoning Commission
recommended approval of the Owners application for a PUD.
NOW 'IILEREFORE 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.
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 1
-18-
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.
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
There is no outstanding debt secured by the Property and no lienholder of record. A
lienholder consent is not required.
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.
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 2
-19-
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.
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 10th Street
Austin, Texas 78701
Attn: William S. Smalling
and
DDR DB Development Ventures LP
5606 North McArthur Blvd., Suite 210
Irving, Texas 75038
Attn: David Berndt
La Frontera East - PUD No. 38
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 of Planning
_20_
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.
11.
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 112.766 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.
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 4
-21-
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 developed as a single development area. The total land area of 112.766
acres may be developed with buildings containing a combined maximum building area of no
more than 1,228,022 square feet.
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 Property are detailed on Exhibit "D"
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 "E" 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 Combination Signs: Signs for the purpose of identifying multiple occupants of the
Property (the "Combination Signs") may be installed and maintained by Owner on the
Property at the locations designated on Exhibit "F" attached hereto and incorporated
herein, provided no more than one Combination Sign is placed at each location. The
Combination Signs may be no more than forty-five feet (45') high with no more than
405 square feet of sign face on each side, provided, however the Combination Sign
to be installed in the area detailed as "Interior Location" on Exhibit "F" may be of
a four sided tower design not more than sixty feet (60") high with no more than 240
square feet of sign face on each side. The Combination 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 Combination Sign may be placed in any street or road
right-of-way without a license agreement executed by the City.
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 5
-22-
7.3 Monument Signs: Monument signs for the purpose of identifying occupants of the
Property may be located as designated on Exhibit "F". The monument signs must
be constructed in accordance with the specifications contained in the Code.
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 "G" and
incorporated herein. Both the utility schematic and the drainage plan that are a part
of Exhibit "G" 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 "L" 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 Parker Avenue and Sundance Parkway east of
Kouri Avenue (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 "H" 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.
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 6
-23-
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.
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.
III.
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.
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 7
-24-
CITY OF ROUND ROCK, TEXAS
By:
Charles Culpe s p r, Mayor
City of Round Rock, Texas
Date: ���J , 199q
F:\RMALBERS\08000016\PUD\ORD&PL-E.007
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 8
35/45 INVESTORS, L.P.
By: 35/45 Genpar, L.L.C.
By:
iam S. Sma Manager
199&
DDR DB DEVELOPMENT VENTURES LP
By: DDR DB Opportunity Sub, Inc.
By:
Name:
Title:
Date: , 199-
-25-
CITY OF ROUND ROCK, TEXAS 35/45 INVESTORS, L.P.
By: 35/45 Genpar, L.L.C.
By:
Charles Culpepper, Mayor
City of Round Rock, Texas By:
William S. Smalling, Manager
Date: ,199_
DDR DB DEVELOPMENT VENTURES LP
By: DDR DB Opportunity Sub, Inc.
Date: , 199_
F:\RMALBERS\080000161PUD\ORD&PL-E.007
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 8
By: �(.{
Name I J oc,,A- 411 k.
Title: 01 J Pis
Date: J u i' ( , 199
—25—
EXHIBIT C
LIENHOLDER CONSENT
NO LIENHOLDER
NO LIENHOLDER CONSENT REQUIRED
La Frontera East - PUD No. 38
Lienholder Consent
Page 1 of 1
EXHIBIT D
PERMITTED USES AND LIMITATIONS APPLICABLE TO
THE PROPERTY
The permitted uses and limitations applicable to the Property 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:
Permitted Use*
Building Height
Limitation**
Building Setbacks from:
Hester's
Crossing
Kouri
Avenue
Sundance
Parkway
Other
Roads
General Commercial (C-1)
45 feet
60 feet
25 feet
25 feet
25 feet
Shopping Center
45 feet
60 feet
25 feet
25 feet
25 feet
Restaurant***
45 feet
60 feet
25 feet
25 feet
25 feet
Cinema
65 feet
60 feet
25 feet
25 feet
25 feet
Office
45 feet
60 feet
25 feet
25 feet
25 feet
* 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 use listed in this chart will control over the general C-1 listing.
** Decorative architectural features may exceed the stated height limitation by 15 feet except that decorative
architectural features in connection with a cinema may exceed the stated height limitation by 30 feet.
*** Including bar and liquor sales.
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:
La Frontera East - PUD No. 38
Permitted Uses and Limitations
Page 1
-27-
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.
c. Permitted Outdoor Sales Area: one area that is: (i) located as detailed in Exhibit
"I" attached hereto and incorporated herein, but not more than 150 feet from the
principal building that it serves, (ii) not greater than 10,000 square feet in size, and
(iii) visually screened with a permanent landscape screen on all sides, except for the
side facing the principal building that it serves. The landscape screen must be
irrigated and of sufficient density to block views of the majority of the interior of the
Permitted Outdoor Sales Area from ground level. The permitted outdoor sales area
must be an area separate from (not a part of) any parking lots, however the permitted
outdoor sales area may be adjacent to or surrounded by parking lots. The permitted
outdoor sales area may not impede traffic circulation.
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):
Standard Sidewalks: Sidewalks at least 5 feet wide on both sides of the road as
detailed on Exhibit "J" attached hereto and incorporated herein.
La Frontera East - PUD No. 38
Permitted Uses and Limitations
Page 2
-28-
b. Wide Sidewalk: A sidewalk at least 8 feet wide on one side of the road as detailed
on Exhibit "J".
6. Outdoor Storage, Service and Loading Areas.
a. Screening Required: No outside storage or 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 and all public
rights-of-way. 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.
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 1)
SCREEN TRASH AREA FROM YID -RISE VIEWS
La Frontera East - PUD No. 38
Permitted Uses and Limitations
Page 3
SERVICE COURT SCREEN WALL COMPATIBLE
WITH BUILDING MATERIALS
figure 1
-29-
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 2)
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 2)
La Frontera East - PUD No. 38
Permitted Uses and Limitations
Page 4
-30-
. , •,
WlNNa
PARKING & ROADWAY LIGHTING
WALKWAY LIGHTING
figure 2
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 East - PUD No. 38
Permitted Uses and Limitations
Page 5
-31-
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 3)
PARKING SHALL BE SCREENED
FROM ROADWAYS
STREET
LANDSCAPE EASEMENT PARKING AREA
figure 3
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.
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 East - PUD No. 38
Permitted Uses and Limitations
Page 6
-32-
EXHIBIT E
PROJECT IDENTIFICATION SIGN LOCATIONS
La Frontera East - PUD No. 38
Project Identification Sign Locations
Page 1 of 1
EXHIBIT F
COMBINATION SIGN AND MONUMENT SIGN LOCATIONS
La Fronter East - PUD No. 38
Combination Sign and Monument Sign Locations
Page 1 of 1
-34-
EXHIBIT G
UTILITY SCHEMATIC AND DRAINAGE PLAN
La Fronter East - PUD No. 38
Utility Schematic and Drainage Plan
Page 1 of 1
-35-
213 - 530
10-45
EXHIBIT H
ROADWAY LIGHT FIXTURES
' STREET UGHT LUMINAIRE
RECTANGULAR - UNDERGROUND
-SQUARE STEEL POLE - ANCHOR BASE
213 - 530
ROADWAY AND COMUER SA. UGHTWO
SERVED UICBN#WUND
SHOLE OR DOUBLE UJMNMRE
WATTAGE
POLE
MERCURY
I*3*( PRESSURE
METAL
OVEAALL
00141441.
VAPOR
SOOWM
NAME
LENGTH
1ACCROING HT.
1
1 LUMINAIRE (ALS REQ'DI
213-102
LR
OM1@i90N "A'
775
100
175
25'
25-
5250
250
2S0
30'
30,
400
400
40'
40'
213-400
1000
1000
40'
40'
t
10-O5
ITEM
QTY
DESCRIPTION
TSN'REF
CU
MU
1
1
POLE. SQUARE. STRAIGHT. STEEL. PAINTED DARK
BRONZE. ANCHOR BASE
213-110
SLPS253040
2
1
1 LUMINAIRE (ALS REQ'DI
213-102
LR
3 '
1
FOUNDATION
213-330
SLF25
4
1
CONDUCTOR -6N POLE)
233420
5
1
POLE GROUND
213-400
(INCLUDED IN FOUrektlai an
6
1
i FUSING
273-419
213-420
213-421
La Frontera East - PUD No. 38
Roadway Light Fixtures
Page 1 of 1
APPROVED BY TUE/FCTRIC
-36-
EXHIBIT I
PERMITTED OUTDOOR SALES AREA
titel
�.
NV"
La Frontera East - PUD No. 38
Permitted Outdoor Sales Ages
Page 1 of 1
_37_
EXHIBIT J
SIDEWALK LOCATIONS
Standard Sidewalks
0
cc
La Frontera East - PUD No. 38
Sidewalk Locations
Page 1 of 2
-38-
EXHIBIT J
SIDEWALK LOCATIONS
Wide Sidewalk
0
80' R.O.W.
0
SIDEW
0
w
bJ
W
La Frontera East - PUD No. 38
Sidewalk Locations
Page 2 of 2
0
E5 I
w
w ; 6.0'
cc a
"I
N
PHONF/CARI F
6.0'
LJo1NT UTIUTY
TRENCH
-39-
EXHIBIT K
PARKING LOT AND WALKWAY LIGHT FIXTURES
SPECIFICATIONS
AND DETAILS
ARM MOUNT
STANDARD ARM MOUNT
MOUNTING OPTIONS
Detail
Vertical Slipfttter Mount: Allows standard fixture
2nd support arm to be mounted to poles havng a Z
pipe size tenon (2`/:' 0 0 z a min length) Any
mounting con(gurauon can be used (1A. 28.21. 3T
a 40). 4' dia. cast aluminum with flush cap. secured
by (4) %i stainless steel set point alien screws
Finished to match fixture and arm.
f—Dao( earl MI i pope eae
ttlqure fllmu fl by Gthca,
Horizontal S!(pfitter Mount: Cast aluminum stamp -
type slipiOQer mourn with single set screw and -rotation
.lock Botts to housing tarn inside electrical compan-
meat using mounting hates for standard support arm.
Fitter clamps to any horizontal pole davit -arm wim
e' pipe size mounting end (2W 0.D.). Finished to
match fixture and arm.
La Frontera East - PUD No. 38
Parking Lot and Walkway Light Fixtures
Page 1 of 1
SPECIFICATIONS
AND DEIAILS
POST TOP MOUNT
MOUNTING OPTIONS
FM
y..
PT
DM
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
WUM
La Fronter East - PUD No. 38
Traffic Impact Analysis
Page 1 of 37
LA FRON'I'ERA
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
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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 Page
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 Page
1 Trip Generation Estimates -
La Frontera Proposed Development 11
2 Adjusted Trip Generation Estimates -
La Frontera Proposed Development 12
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 indude 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
utiii7ing 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 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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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 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 IH 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 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 1H 35 and FM 1325. Other nearby roadways of importance
include 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
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 45): The Texas Turnpike Authority has underway a consultant contract to
prepare route location, environmental studies, tollway studies, and preliminary design
for SH 45 from Lakeline 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 1H 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 include overpasses at SH 45 and
1H 35.
TRAFFIC ANALYSIS
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
3 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 necessary 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.
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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 utilised 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.
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
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 j
14A
Hotel
200 rms
1,646
68
44
65
57
2000
14B
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 Sit-down)
9,409
1,226
45
42
61
41
2000
23
Restaurant (HT bit -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 Transpiirtation Engineering Consultants, 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 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 (HT Sit-down)
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 Sit-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
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 on IH 35 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 —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 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. 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
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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, WI -IM 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 11-135 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 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.
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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.
SH 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 indude 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
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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.
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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).
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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:
(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 III - 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.3. Consider an ordinance concerning adopting original
zoning on 58.142 acres of land and rezoning 54.65 acres
out of the JM Harrell Survey, A-284 from C-1 (General
Commercial) to District Planned Unit Development 38
(PUD 38). (La Frontera East) (First Reading) On
February 17,1999 the Planning and Zoning Commission
recommended PUD 38 zoning on this tract of land.
Applicant: Agent: W.S. Smalling. Staff Resource Person:
Joe Vining, Planning Director
La Frontera East
Rezoning and Original Zoning PUD 38
9 PI
89
THE STATE OF TEXAS
COUNTY OF WILLIAMSON *
CITY OF ROUND ROCK
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 -99-02-25-12B3 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 Pages 157 and 158.
CERTIFIED by my hand and seal of the City of Round Rock, Texas on this 27th
day of July 1999.
NNE LAND, Assistant City Manager/
City Secretary
ORDINANCE NO. Z -99 -0,2? -025-063
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 58.142
ACRES OF LAND AND TO REZONE 54.65 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. 38.
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 58.142 acres of land, and to rezone 54.65 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. 38, 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. 38, and
K:\WPDOCS\ORDINANC\09022583.WPD/scq
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. 38.
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 with.
46
READ, PASSED, and ADOPTED on first reading this cQ5 day
of j , 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:
E LAND, City Secretary
CHARLES CULPEPP•R, M..yor
City of Round Rock, Texas
3.
1. Exhibit A:
2. Exhibit B:
3. Exhibit C:
4. Exhibit D:
5. Exhibit E:
6. Exhibit F:
7. Exhibit G:
8. Exhibit 11:
9. Exhibit I:
10. Exhibit J:
11. Exhibit K:
12. Exhibit L:
List of Exhibits
Property Description
Agreement and Development Plan
Lienholder Consent
Permitted Uses and Limitations
Project Identification Sign Locations
Combination and Monument Sign Locations
Utility Schematic and Drainage Plan
Roadway Light Fixtures
Permitted Outdoor Sales Area
Sidewalk Locations
Parking Lot and Walkway Light Fixtures
Traffic Impact Analysis
F:\rnalbers\08000016\pud1pud-co-e.004
La Frontera FAst - PUD No. 38
Ordinance
Page 4
page 5
page 18
page 26
page 27
page 33
page 34
page 35
page 36
page 37
page 38
page 39
page 41
-4-
EXHIBIT A
PROPERTY DESCRIPTION OF 112.766 ACRES OF LAND
Tract I: Parcel A: A 40 acre tract of land being Lot 1, Block "A", La Frontera Section
1, a subdivision in the city of Round Rock, Williamson County, Texas,
according to the map or plat thereof recorded in Cabinet Q,
Slides 203, 204 and 205 of the Plat Records of Williamson County,
Texas, being described by metes and bounds on Exhibit A-1 attached
hereto.
Parcel B: A 14.625 acre tract of land more fully described on Exhibit A-2
attached hereto.
Tract II: A 58.142 acre tract of land more fully described on Exhibit A-3 attached hereto.
La Frontera East - PUD No. 38
Property Description
Page 1 of 2
RECORDERS MEMORANDUM
All or parts of the text on this page was 110
dearly legible for satisfactory record 0; .
ExHiBrr A
Page o2. of vZ-
-6-
40.000 Acre Tract
Page lof 2
LA FRONTERA SECTION I
DESCRIPTION
FOR A 40.000 ACRE TRACT OF LAND SITUATED IN THE J. M. HARRELL
SURVEY, ABSTRACT NO. 284, IN WILLIAMSON COUNTY, TEXAS, BEING ALL
OF LA FRONTERA SECTION I, A SUBDIVISION RECORDED IN CABINET Q
SLIDES 203-205 OF THE PLAT RECORDS OF SAID COUNTY, SAID 40.000 ACRE
TRACT BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS
AS FOLLOWS:
BEGINNING on an iron found on the southeasterly corner of said Lot 1, same being a
point in the westerly right-of-way of Interstate Highway No. 35 (right-of-way width
varies), same being a point in the easterly boundary line of a 227.8382 acre tract as
conveyed by instrument recorded as Document No. 9848753 of the Official Records of
said County, said point also being a southeasterly corner and POINT OF BEGINNING
hereof;
THENCE with the southerly boundary line of said Lot 1, the following_ four (4) courses
and distances:
1) S 86° 58' 29" W for a distance of 192.73 feet to an iron rod found on an angle point
hereof;
2) S 86° 54' 05 W for a distance of 112.97 feet to an iron rod found on an angle point
hereof;
3) S 14° 05' 19" E for a distance of 47.87 feet to an iron rod found on an angle point
hereof,
4) S 86° 55' 00" W (Bearing Basis/Directional Control Line) for a distance of
1519.30 feet to an iron rod found on the southwesterly corner hereof;
THENCE with the westerly boundary line of said Lot 1, N 150 00' 21" E for a distance
of 1244.48 feet to an iron rod found on the northwesterly corner of said Lot 1, said point
being the northwesterly corner hereof;
THENCE with the northerly boundary line of said Lot 1, La Frontera Section I, same
being a northerly boundary line of said 227.8382 Acre Tract, also being in part with the
southerly boundary line of Lot 1, Block A, Chisholm Valley South Section Five, a
subdivision as recorded in Cabinet G, Slide 178 of said Plat Records, the following three
(3) courses and distances:
EXHIBIT A
Page / of 3
40.000 Acre Tract
Page 2of 2
1) N 87° 45' 45" E for a distance of 122.11 feet to an angle point hereof;
2) N 02° 14' 15" W for a distance of 4.72 feet to an angle point hereof;
3) N 88° 02' 13" E for a distance of 1006.09 feet to an iron rod found on the
northeasterly corner of said Lot 1, La Frontera Section I, same being the southeasterly
corner of said Lot 1, Chisholm Valley South Section Five, same being a point in the
westerly right-of-way line of said Interstate Highway No. 35, being the northeasterly
corner hereof;
THENCE with the westerly right-of-way line of said Interstate Highway No. 35, same
being with the easterly boundary line of said Lot 1, La Frontera Section 1, also being the
easterly boundary line of said 227.8382 Acre Tract, the following three (3) courses and
distances:
1. S 20° 33' 51" E for a distance of 720.67 feet to an angle point hereof;
2. S 18° 53' 51" E for a distance of 12.71 feet to a concrete monument found, being on
angle point hereof;
3. S 14° 03' 46" E for a distance of 427.60 feet to the POINT OF BEGINNING hereof
and containing 40.000 acres of land.
Surveyed under the direct supervis n of the undersigned:
Cecil 7 on Chisholm
Regist: • Professional Land Surveyor No. 4295
BAKER AICKLEN & ASSOCIATES, INC.
203 E. Main Street, Suite 201
Round Rock, Texas 78664
(512) 244-9620
Job No.: 352-703-23 File Name: M:IMARGIE13527031MB-PUD-LAF1
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EXHIBIT A - /
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EXHIBIT A - Ias to
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172
14.625 Acre Tract
Page 1 of 2
P.U.D. —14.625 ACRES
DESCRIPTION
FOR A 14.625 ACRE TRACT OF LAND SITUATED IN THE J. M. HARRELL
SURVEY, ABSTRACT NO. 284, IN WILLIAMSON COUNTY, TEXAS, BEING ALL
OF A 14.625 ACRE TRACT CONVEYED TO D.D.R. DB DEVELOPMENT BY
INSTRUMENT RECORDED AS DOCUMENT NO. 9844186 OF THE OFFICIAL
RECORDS OF SAID COUNTY, SAID 14.625 ACRE TRACT BEING MORE
PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS:
BEGINNING on an iron rod found on the southeasterly corner of said 14.625 Acre Tract,
same being a point in the northerly right-of-way line of F. M. Highway No. 1325 (120'
right-of-way width), said point being the southeasterly corner and POINT OF
BEGINNING hereof;
THENCE with the southerly boundary line of said 14.625 Acre Tract, same being the
northerly right-of-way line of said F. M. Highway No. 1325, S 86° 56' 50" W for a
distance of 403.67 feet to an iron rod found on the southwesterly corner of said 14.625
Acre Tract, same being a southeasterly corner of a 227.83 82 acre tract as conveyed by
instrument recorded as Document No. 9848753, same being the southwesterly corner
hereof;
THENCE departing said F. M. Highway No. 1325, with the westerly boundary line of
said 14.625 Acre Tract, same with the easterly boundary line of said 227.8382 Acre
Tract, N 14° 05' 56" W for a distance of 1120.51 feet to an iron rod found on the
northwesterly corner of said 14.625 Acre Tract, same being an angle point of said
227.8382 Acre Tract, same being the northwesterly corner hereof;
THENCE with the northerly boundary line of said 14.625 Acre Tract, same being a
southerly boundary line of 227.8382 Acre Tract, N 86° 55' 10" E (Bearing
Basis/Directional Control Line) for a distance of 709.06 feet to an iron rod found on the
northeasterly corner of said 14.625 Acre Tract, same being the northwesterly corner of
Lot 1, Town & Country Mall Subdivision, a subdivision as recorded in Cabinet L, Slide
57, of the Plat Records of said County, same being the northeasterly corner hereof;
THENCE with the westerly boundary line of said Lot 1, Town & Country Mall
Subdivision, same being with an easterly boundary line of said 14.625 Acre Tract,
S 03' 04' 58" E for a distance of 824.88 feet to an iron rod found on an angle point of
said -14.625 Acre Tract, same being the southwesterly corner of said Lot 1, Town &
Country Mall Subdivision, same being an angle point hereof;
EXHIBIT h -2 -
Page
-Z
Page / of 3
-10-
14.625 Acre Tract
Page 2 of 2
THENCE with a southerly boundary line of said 14.625 Acre Tract, S 86° 51' 56" W for
a distance of 91.29 feet to an iron rod found on an angle point of said 14.625 Acre Tract,
same being an angle point hereof;
THENCE with an easterly boundary line of said 14.625 Acre Tract, S 03° 05' 06" E for a
distance of 275.08 feet to the POINT OF BEGINNING hereof and containing 14.625
acres of land.
Surveyed under the direct supervision of the undersigned:
44;
Cecil Ja on Chisholm
Registe Professional Land Surveyor No. 4295
BAKER-AICKLEN & ASSOCIATES, INC.
203 E. Main Street, Suite 201
Round Rock, Texas 78664
(512) 244-9620
Job No.: 352-703-23 File Name: M:IMARGIE13527031MB PUD-CAPPS.doc
EXHIBIT /¢ — 2 -
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EXHIBIT /Q' 2 -
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-12-
Page 1 of 4
58.142 Acre Tract
DESCRIPTION
FOR A 58.142 ACRE TRACT OF LAND SITUATED IN THE J. M. HARRELL
SURVEY, ABSTRACT NO. 284, SITUATED 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 THE OFFICAL RECORDS OF SAID COUNTY, SAID
58.142 ACRE TRACT BEING MORE PARTICULARLY DESCRIBED BY METES
AND BOUNDS AS FOLLOWS:
BEGINNING on an iron rod found on a southeast corner of said 227.8382 acre tract,
same being a point in the west right-of-way line of Interstate Highway No. 35 (right-of-
way varies), same being the northeast corner of Lot 1, Block A, Resubdivision of Lot 1,
Block A, Corners North a subdivision according to the plat thereof recorded in Cabinet J,
Slide 118, of the Plat Records of said County, said point being the most easterly corner
and POINT OF BEGINNING hereof, from which, a southeasterly corner of said J. M.
Harrell Survey bears approximately S 40° 16' E a distance of 470 feet;
THENCE departing the west right-of-way line of said Interstate Highway No. 35, in part
with the north boundary line of said Lot 1, Block A, in part with the north boundary line
of Lot 1, Town & Country Mall Subdivision, a subdivision as recorded in Cabinet L,
Slide 57, of the Plat Records of said County, S 86° 55' 10" W (Bearing
Basis/Directional Control Line) a distance of 884.72 feet, pass an iron rod found on the
northwest corner of said Lot 1, Town & Country Mall Subdivision, same being the
northeast corner of a 14.625 acre tract of land as described by instrument recorded as
Document No. 9844186 of said Official Records, continue on said course with the north
boundary line of said 14.625 acre tract for a total distance of 1593.78 feet to an iron rod
found on the northwest corner of said 14.625 acre tract, same being an angle point hereof;
THENCE with the west boundary line of said 14.625 acre tract, S 14° 05' 56" E for a
distance of 1120.51 feet to an iron rod found on the southwest corner of said 14.625 acre
tract, same being in the north right-of-way line of F. M. Highway No. 1325 (120' right-
of-way width), being a southeasterly corner hereof;
THENCE with the north right-of-way line of said F. M. Highway No. 1325,
S 86° 56' 50" W for a distance of 545.22 feet to an iron rod set on the southeast corner of
a 0.617 acre remnant tract of land as conveyed by instrument recorded in Volume 1628,
EXHIBIT ,1- 3
Page / of .S
-13-
Page 2 of 4
58.142 Acre Tract
Page 362, of the Official Records of said County, same being an angle point in the
southerly boundary line hereof;
THENCE departing the north right-of-way line of said F. M. Highway No. 1325 with the
easterly, northerly, and westerly boundary line of said 0.617 acre tract the following three
courses and distances:
1) N 13° 31' 33" W for a distance of 209.97 feet to an iron rod found on the northeast
corner of said 0.617 acre tract, being an interior angle point hereof;
2) S 86° 52' 19" W for a distance of 129.90 feet to an iron rod found on the northwest
corner of said 0.617 acre tract, being an interior angle point hereof;
3) S 13° 44' 29" E for a distance of 209.94 feet to an iron pipe found on a point in the
north right-of-way line of said F. M. Highway No. 1325, same being the southwest
corner of said 0.617 acre tract, being an angle point in the southerly boundary line
hereof;
THENCE with the north right-of-way line of said F. M. Highway No. I325,
S 86° 56' 50"W for a distance of 58.50 feet to a concrete monument found on a point of
curvature hereof,
THENCE with the arc of the curving right-of-way line of said F. M. Highway No. 1325
to the left, having a radius of 1014.88 feet, a central angle of 14° 09' 02", an arc length
of 250.65 feet, and a chord which bears S 79° 52' 56" W for a distance of 250.01 feet to
an iron rod set on the southwest corner hereof;
THENCE departing the north right-of-way line of said F. M. Highway No. 1325 through
the interior of said 227.8382 acre tract the following six courses and distances:
1) N 03° 03' 10" W for a distance of 356.15 feet to an iron rod set on a point of
curvature hereof;
2) with the arc of a curve to the left, having a radius of 1040.00 feet, a central angle of
17° 27' 48", an arc length of 316.98 feet, and a chord which bears N 11° 47' 04" W
for a distance of 315.76 feet to an iron rod set on a point of tangency hereof;
3) N 20° 30' 58" W for a distance of 1135.10 feet to an iron rod set on a point of
,curvature hereof;
EXHIBIT 3
Page 2.. of
-14-
Page 3 of 4
58.142 Acre Tract
4) with the arc of a curve to the Left, 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 N 28° 32' 52" W
for a distance of 290.62 feet to an iron rod set on a point of tangency hereof;
5) N 36° 34' 46" W for a distance of 73.94 feet to an iron rod set on a curving arc
hereof;
6) with the arc of a curve to the Left, 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 N 45° 32' 03" E
for a distance of 194.95 feet to an iron rod set on a point of tangency hereof;
7) N 39° 56' 26" E for a distance of 109.62 feet to an iron rod set on a point of curvature
hereof;
8) with the arc of a curve to the right, having a radius of 950.00 feet, a central angle of
140 03' 57", an arc length of 233.22 feet, and a chord which bears N 46° 58' 24" E
for a distance of 232.63 feet to an iron rod set on a point in the west boundary line of
a 2.128 acre tract of land as described by instrument recorded as Document No.
9875537, of the Official Records of said County, same being in the northerly
boundary line of said 227.8382 acre tract, same being an angle point in the northerly
boundary line hereof;
THENCE with the west boundary line of said 2.128 acre tract, same being the northerly
boundary line of said 227.8382 acre tract, S 14° 20' 19" E for a distance of 12.21 feet to
an iron rod found on the southwest corner of said 2.128 acre tract, being also an angle
point in the northerly boundary line of said 227.8382 acre tract, being also an angle point
in the northerly boundary line hereof;
THENCE with the northerly boundary line of said 227.8382 acre tract of land,
N 87° 45' 45" E for a distance of 1055.76 feet to an iron rod found on a point being the
northwesterly comer of a 40.000 acre tract of land known as Lot 1, Block A, La Frontera,
Section I, a subdivision according to the plat thereof recorded in Plat Cabinet Q, Slides
203-205 of said Plat Records, said point being a northeasterly corner hereof;
THENCE with the west and south boundary line of said La Frontera Section 1, the
following five courses and distances:
1) S 15° 00' 21" W for a distance of 1244.48 feet to -an iron rod found on the southwest
corner of said La Frontera Section 1, being an interior corner hereof;
EXHIBIT 4-3
Page __3 of
-15-
Page 4 of 4
58.142 Acre Tract
2) N 86° 55' 00" E for a distance of 1519.30 feet to an iron rod found on an interior
corner hereof;
3) N 14° 05' 19" W for a distance of 47.87 feet to an iron rod found on an angle point
hereof;
4) N 86° 54' 05" E for a distance of 112.97 feet to an iron rod found on an angle point
hereof;
5) N 86° 58' 29" E for a distance of 192.73 feet to an iron rod found on a point in the
west right-of-way line of said Interstate Highway No. 35, said point being a
northeasterly corner hereof,
THENCE with the west right-of-way line of said Interstate Highway No. 35,
S 14° 03' 46" E for a distance of 142.54 feet to the POINT OF BEGINNING hereof and
containing 58.142 acres of land.
Surveyed nder the direct supervision of the undersigned:
Cecil '. on Chisholm
Regi • - Professional Land Surveyor No. 4295
B • . '-AICKLEN & ASSOCIATES, INC.
203 ' . .'n Street, Suite 201
Round Rock, Texas 78664
(512) 244-9620
Job No.: 352-703-23 File Name: M:IMARGIE135270311v1B-LaF2.doc
EXHIBIT /4-3
Page 4 of
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EXHIBIT B
AGREEMENT AND DEVELOPMENT PLAN FOR LA FRONTERA EAST
PLANNED UNIT DEVELOPMENT NO. 38
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. and DDR DB Development Ventures LP, (hereinafter collectively
referred to as the CO)wner".
WHEREAS, the Owner has submitted a request to the City to zone approximately 112.766
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 rcisel/m1/7 , 1999, the City's Planning and Zoning Commission
recommended approval of the Owners 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.
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 1
-18-
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.
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
There is no outstanding debt secured by the Property and no lienholder of record. A
lienholder consent is not required.
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.
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 2
-19-
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.
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 101 Street
Austin, Texas 78701
Attn: William S. Smalling
and
DDR DB Development Ventures LP
5606 North McArthur Blvd., Suite 210
Irving, Texas 75038
Attn: David Berndt
La Frontera East - PUD No. 38
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 of Planning
-20-
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.
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 112.766 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.
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 4
-21-
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 developed as a single development area. The total land area of 112.766
acres may be developed with buildings containing a combined maximum building area of no
more than 1,228,022 square feet.
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 Property are detailed on Exhibit "D"
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 "E" 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 Combination Signs: Signs for the purpose of identifying multiple occupants of the
Property (the "Combination Signs") may be installed and maintained by Owner on the
Property at the locations designated on Exhibit "F" attached hereto and incorporated
herein, provided no more than one Combination Sign is placed at each location. The
Combination Signs may be no more than forty-five feet (45') high with no more than
405 square feet of sign face on each side, provided, however the Combination Sign
to be installed in the area detailed as "Interior Location" on Exhibit "F" may be of
a four sided tower design not more than sixty feet (60") high with no more than 240
square feet of sign face on each side. The Combination 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 Combination Sign may be placed in any street or road
right-of-way without a license agreement executed by the City.
La Frontera Fast - PUD No. 38
Agreement and Development Plan
Page 5
-22-
7.3 Monument Signs: Monument signs for the purpose of identifying occupants of the
Property may be located as designated on Exhibit "F". The monument signs must
be constructed in accordance with the specifications contained in the Code.
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 "G" and
incorporated herein. Both the utility schematic and the drainage plan that are a part
of Exhibit "G" 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 "L" 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 Parker Avenue and Sundance Parkway east of
Kouri Avenue (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 "Et" 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.
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 6
-23-
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.
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.
III.
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.
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 7
CITY OF ' OUND ROCK, TEXAS
By:
Charles Culpe . p r, Mayor
City of Round Rock, Texas
Date: oQ5 , 199a
F:IRMALBERS1080000161PUMORD&PL-E.007
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 8
35/45 INVESTORS, L.P.
By: 35/45 Genpar, L.L.C.
Bv:
iam S. Sma
Date:41 j 3/ , 199g
Manager
DDR DB DEVELOPMENT VENTURES LP
By: DDR DB Opportunity Sub, Inc.
By:
Name:
Title:
Date: , 199
-25-
CITY OF ROUND ROCK, TEXAS 35/45 INVESTORS, L.P.
By:
Charles Culpepper, Mayor
City of Round Rock, Texas
Date: , 199_
FARMALBERS\08000016\PUD\ORD&PL-E.007
La Frontera East - PUD No. 38
Agreement and Development Plan
Page 8
By: 35/45 Genpar, L.L.C.
By:
William S. Smalling, Manager
Date: , 199_
DDR DB DEVELOPMENT VENTURES LP
By: DDR DB Opportunity Sub, Inc.
By:
Name: J 06v✓1 / I i
Title: 'J Pis -9,.(
Date: j � j/ (0 0.991
-25-
EXHIBIT C
LIENHOLDER CONSENT
NO LIENHOLDER
NO LIENHOLDER CONSENT REQUIRED
La Frontera East - PUD No. 38
Lienholder Consent
Page 1 of 1
EXHIBIT D
PERMITTED USES AND LIMITATIONS APPLICABLE TO
1HE PROPERTY
The permitted uses and limitations applicable to the Property 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:
Permitted Use*
Building Height
Limitation**
Building Setbacks from:
Hester's
Crossing
Kouri
Avenue
Sundance
Parkway
Other
Roads
General Commercial (C-1)
45 feet
60 feet
25 feet
25 feet
25 feet
Shopping Center
45 feet
60 feet
25 feet
25 feet
25 feet
Restaurant***
45 feet
60 feet
25 feet
25 feet
25 feet
Cinema
65 feet
60 feet
25 feet
25 feet
25 feet
Office
45 feet
60 feet
25 feet
25 feet
25 feet
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 use listed in this chart will control over the general C-1 listing.
Decorative architectural features may exceed the stated height limitation by 15 feet except that decorative
architectural features in connection with a cinema may exceed the stated height limitation by 30 feet.
Including bar and liquor sales.
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:
La Frontera East - PUD No. 38
Permitted Uses and Limitations
Page 1
-27-
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.
c. Permitted Outdoor Sales Area: one area that is: (i) located as detailed in Exhibit
"P" attached hereto and incorporated herein, but not more than 150 feet from the
principal building that it serves, (ii) not greater than 10,000 square feet in size, and
(iii) visually screened with a permanent landscape screen on all sides, except for the
side facing the principal building that it serves. The landscape screen must be
irrigated and of sufficient density to block views of the majority of the interior of the
Permitted Outdoor Sales Area from ground level. The permitted outdoor sales area
must be an area separate from (not a part of) any parking lots, however the permitted
outdoor sales area may be adjacent to or surrounded by parking lots. The permitted
outdoor sales area may not impede traffic circulation.
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):
Standard Sidewalks: Sidewalks at least 5 feet wide on both sides of the road as
detailed on Exhibit "J" attached hereto and incorporated herein.
La Frontera East - PUD No. 38
Permitted Uses and Limitations
Page 2
-28-
b. Wide Sidewalk: A sidewalk at least 8 feet wide on one side of the road as detailed
on Exhibit "J". -
6. Outdoor Storage, Service and Loading Areas.
a. Screening Required: No outside storage or 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 and all public
rights-of-way. 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.
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 1)
SCREEN TRASH AREA FROM MID -RISE VIEWS
La Frontera East - PUD No. 38
Permitted Uses and Limitations
Page 3
SERVICE COURT SCREEN WALL COMPATIBLE
WITH BUILDING MATERIALS
figure 1
-29-
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 2)
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 2)
La Frontera East - PUD No. 38
Permitted Uses and Limitations
Page 4
-30-
,
wl«wI
PARKING & ROADWAY LIGHTING
WALKWAY LIGHTING
figure 2
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 East - PUD No. 38
Permitted Uses and Limitations
Page 5
-31-
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 3)
PARKING SHALL BE SCREENED
FROM ROADWAYS
STREET
LANDSCAPE EASEMENT PARKING AREA
figure 3
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.
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 Fast - PUD No. 38
Permitted Uses and Limitations
Page 6
-32-
EXHIBIT E
PROJECT IDENTIFICATION SIGN LOCATIONS
La Frontera. East - PUD No. 38
Project Identification Sign Locations
Page 1 of 1
RECORDERS MEMORANDUM
All or parts of the text on this pap was r.c^.
clearly legible for satisfactory recordaC,c
EXHIBIT F
COMBINATION SIGN AND MONUMENT SIGN LOCATIONS
r PYLON '\,r/%i
La Fronter East - PUD No. 38
Combination Sign and Monument Sign Locations
Page 1 of 1
RECORDERS MEMORANDUM
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dearly legible for satisfactory record-
-34-
EXHIBIT G
UTILITY SCHEMATIC AND DRAINAGE PLAN
.rm.r A
FrAire te
La Fronter East - PUD No. 38
Utility Schematic and Drainage Plan
Page 1 of 1
RECORDERS AIEMORANDUM
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clearly legible for satisfactory recoecia,,:c—
-35-
213 - 530
EXHIBIT H
ROADWAY LIGHT FIXTURES
STREET UGHT LUMINAIRE
RECTANGULAR - UNDERGROUND
-SQUARE STEEL POLE - ANCHOR BASE
1
2 •
213 - 530
ROADWAY ARO CORA4F31CV . UGHTYHO
SERVED UH091gOUPO•
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WATTAGE
POLE
MERCURY
VAPOR
HIGH PRESSURE
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OVERALL
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1A00KflNG HT.
RxL@EiOH -A'
175
100
175
2S
2S
--
250
250
33'
30
3 '
400
400
40'
40'
1000
1000
40'
413'
-95
(TEM
QTY
DESCRIPTION
TSWREF
CU
MU
1
1
POLE, SQUARE. STRAIGHT, STEELL, PANTED DARK
BRONZE, ANCHOR BASE
SIPSZy3040
2
1 1
LUMINAIRE (AS REQ'01
213-402
LR .
3 '
1
FOUNDATION
213-330
SLF25
4
1
CONDUCTOR -ON POLE)
213-420
5
1
POLE GROUND
213-400
INCLUDED IN F00NDA11Oii
04
6
1
F.MNG
23-419
213-420
213-421
La Frontera East - PUD No. 38
Roadway. Light Fixtures
Page 1 of 1
APPROVED BY 77JE/ FCTRIC
-36-
EXHIBIT I
PERMITTED OUTDOOR SALES AREA
Aut. a tra,‘„
Him aTaim
As-
.Pirril
La Frontera East - PUD No. 38
Permitted Outdoor Sales Ages
Page 1 of 1
RECORDERS MEMORANDUM
All or parts of the text on this page was
clearly legibly for satisfactory recorr
-37-
EXHIBIT J
SIDEWALK LOCATIONS
Standard Sidewalks
La Frontera East - PUD No. 38
Sidewalk Locations
Page 1 of 2
-38-
EXHIBIT J
SIDEWALK LOCATIONS
Wide Sidewalk
3 3
0 O
cc cc
80' R.0.W
SIDEW
0
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NF/CAJ I F
6.0'
La Frontera East - PUD No. 38
Sidewalk Locations
Page 2 of 2
JOINT UTILITY
TRENCH
-39-
EXHIBIT K
PARKING LOT AND WALKWAY LIGHT FIXTURES
SPECIFICATIONS
AND DETAILS
ARM MOUNT
STANDARD ARM MOUNT
MOUNTING OPTIONS
‹Ez,
Detail
Vertical Slipfutter Mount: Allows standard fixture
and support arm to be mounted to poles having a 2'
p'rpe size tenon (2•Y:' 0 0 x a;: min length) Any
mounting confgurauon can be used (1A. 28.2L. 3T
a 40). 4' dia. cast aluminum with flesh cap. secured
by (4) W stainless steel set point alien screws
Finned to match roue end arm.
FM O.rrtn.2 eve Bre
ictlure mount by ahem
Horizontal Sltpttear Mount Cast aluminum damp -
type elip(IQer mount with single set s crew antkota110n
,lock Botts to housing from inside electrical oompart
mart using mounting tholes for standard support arm.
Bluer clamps to any horizontal pole da/a-rm with
.e' pipe size mounting end (2W 0.0.). Finished to
match fixture and arm.
La Frontera Fast - PUD No. 38
Parking Lot and Walkway Light Fixtures
Page 1 of 1
SPECIFICATIONS
AND DEI AILS
POST TOP MOUNT
MOUNTING OPTIONS
FM
V. •_..
PT
DM
RECORDERS MEMORAN1DUM
All or parts of the text on this page wasm,
dearly legible for satisfactory record-
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
La Fronter East - PUD No. 38
Traffic Impact Analysis
Page 1 of 37
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
"7>:`:1oA rF�Qs,'
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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
ft
LIST OF FIGURES -.
Figure Pie
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 i8
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 page
1 Trip Generation Estimates -
La Frontera Proposed Development 11
2 Adjusted Trip Generation Estimates -
La Frontera Proposed Development 12
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 indude 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 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 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. 2
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RECORDERS MEMORANDUM
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FIGURE 1
AREA SITE LOCATION
WHM Transportation Engineering Consultants, Inc. - Austin, Texas
WHM Transix-irtaticn Engineering Consultants, inc. - Austin, Texas
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 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 IH 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 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
include 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
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 45): The Texas Turnpike Authority has underway a consultant contract to
prepare route location, environmental studies, tollway studies, and preliminary design
for SH 45 from Lakeline 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 indude 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.
TRAFFIC ANALYSIS
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 necessary 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
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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 I 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
WHM Transportation Engineering Consultants, Inc.
11
TABLE 1. 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
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
14B
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 Sit-down)
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 Consultants, 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 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 (HT Sit-down)
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 Sit-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
3302
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 on IH 35 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 —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
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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
feetdownstream 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 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.
SH 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
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Access Denied
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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.
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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 recornmendations 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 mainIanes 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 III - 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
Pr,"
n n
j.61.111s..
OFFICIAL PUBLIC RECORDS
mo_"—
07-30-1999 04:36 PQM 199951346
STRICKLAND $167.00
NANCY E RISTER ,COUNTY nLERK
WILLIAMSON COUNTY, TEXAS
PlauD2 fiekny, ;to
OCITY OF ROUND ROCK
ADMINISTRATION
221 EAST MAIN STREET
ROUND ROCK, TEXAS 78664
rn(s-fro(-° ‘.v) � �-- k � P %,
bum ldin9 6ef ba.ccs
111111111111111111111111111111111$111111111111 :::Gs
ROUND ROCK, TEXAS
PURPOSE. PASSION. PROSPERITY.
November 5, 2004
Mayor
Nyle Maxwell
Mayor Pro -tem
Alan McGraw
Council Members
Tom Nielson
Carrie Pitt
Scot Knight
Scott Rhode
Gary Coe
City Manager
James R. Nuse, P.E.
City Attorney
Stephan L. Sheets
Mr. Rick Albers
Kuperman, Orr, Rial & Albers
811 Barton Springs Road, Suite 730
Austin, Texas 78704
RE: Administrative Amendment to PUD 38, building setbacks
Dear Mr. Albers:
2004093328
Further to your request for an administrative modification of the building
setbacks in PUD 38 (La Frontera), I have made the following administrative
amendment as provided for by section 1.1 of "III. Miscellaneous Provisions" in
Exhibit B of the PUD Agreement.
Exhibit D, Paragraph 1, is deleted in its entirety and replaced with the following:
1. Permitted Uses, Heights and Setbacks.
Permitted uses, building height limitations, building setbacks and
landscaping setbacks are detailed in the chart below:
Permitted Use*
Building
Height
Limitation**
Building Setbacks from:
Hester's
Crossing
Kouri
Avenue
South of
Sundance
Pkwy
North of
Sundance
Pkwy
Other
Roads
Gen. Comm. (C-1)
45 feet
60 feet
25 feet
25 feet
15 feet
25 feet
Shopping Center
45 feet
60 feet
25 feet
25 feet
15 feet
25 feet
Restaurant***
45 feet
60 feet
25 feet
25 feet
15 feet
25 feet
Cinema
65 feet
60 feet
25 feet
25 feet
15 feet
25 feet
Office
45 feet
60 feet
25 feet
25 feet
15 feet
25 feet
***
Zoning designations noted in parentheses indicate all uses permissible under the Code for such
designation as of the date of the Ordinance. Such uses may include, but are not limited to, other
uses also listed in this chart. Limitations for any specific C-1 use listed in this chart will control
over the general C-1 listing.
Decorative architectural features may exceed the stated height limitation by 15 feet except that
decorative architectural features in connection with a cinema may exceed the stated height
limitation by 30 feet.
Including bar and liquor sales.
CITY OF ROUND ROCK Planning and Community Development Department 301 West Bagdad • Round Rock, Texas 78664
Phone: 512.218.5428 • Fax: 512.218.3286 • www.ci.round-rock.tx.us
�o
The above amendment is intended to accommodate the exact location of the
buildings along the north side of Sundance Parkway.
Sincerely,
Stendebach, AICP
Director of Planning
Tom Word, P.E.
Chief of Public Works Operations
Charles Cro
City Attorney
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.
GIVEN UNDER MY HAND AND SEAL OF OFFICE, this the I
c+ J A- t'J, 2004.
THE STATE OF TEXAS
ILI day of
° °°eeet i\Wtia i„
"�'i\\y SYN 4f !�l °f,,
z�' A...e( PC/P/%e
_ oe
%�T9TE QF 10'Py
Notary Public Signature
State of Texas
COUNTY OF WILLIAMSON §
BEFORE ME, the undersigned authority, on this day personally appeared Tom Word,
known to me to be the person whose name is subscribed to the foregoing instrument as
the Chief of Public Works Operations 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 11 /i day of
v r?!/%f%ruyA, 2004. )
✓.
Pa.Y PU8�c9'f \ Notary Public Signature
SI,,•9TF OF Z`��P •
°
�� •:,(FIRES •'."i
7.1-2O(
/til tf 4t94 t'
THE STATE OF TEXAS
COUNTY OF WILLIAMSON §
State of Texas
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.
GIVE �JNI?ER MY HAND AND SEAL OF OFFICE, this the 1 day of
'V2004.
4, 161$LYN'M%�
i ',,
4.
y•::::.
i'..
s
°
F. o :
m 6 . s
s .e Tg4OFi49,9„ 7:1726735
Niaary Public Signature
State of Texas
AGREED TO BY OWNER:
BALTEM DE •PMENT CORPORATION,
a Missouri c.' oration
Name: ix -1W, r, • GT.C4W
Title: F@E ;
BARGET DE •PMENT CORPORATION,
a Missouri coy. ration
Name: 1.1 -lar -i& (71 ;66`
Title: s)0l6 i
KARJOY DEVELOPMENT CORPORATION,
a Missouri coiaoration
By:
Name:
Title:
lam'
kMM OSE Q
f 65 €3aiT
MAXLAND DE OPMENT CORPORATION,
a Missouri co r •ration
Title: F.11be sT
JOPAT BUILD i' ' ORPORATION,
a Missouri co .. ion
By:
Name: 1140I -14S Ce -,6N
Title: PR.65% 6 kji
NATURAL B
a Missouri corp
EVELOPMENT CORPORATION,
-\OMkS R. • CT -
Title: F[4.E.,
PAHA REALTY C 0 ir ORATION,
Aoloi
a Missouri corpn •
By:
Nairie(1).-lati M
Title: PO,C5b ET
THIRD CREEK L.L.C.,
a Missouri limited liability com
By: -
Name: HATitiu b .
Title: M•to:14V;E.(.
DELMAR PROP S,
a Missouri gen artnership
e: 1 -H&; -'M CT.C6N
Title: e,tik-rw
THE STATE OF
COUNTY OF Ji• j��,ua,
BEFORE ME, the undersigned authority, on this day personally appeared
"`1-01y4S (z,. Rao, known to me to be the person whose name is subscribed
to the foregoing instrument as flz,, Cs) I E of Baltem Development
Corporation, A Missouri 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 J( day
of , 2004.
LINDA M. WARREN
St. Charles County
My Comrnission Expires
July 20, 2005
THE STATE OF §
COUNTY OF A. §
.%1 • ((.2 ?/4..07t.
Notary Public Signature
State of Ty)p .
BEFORE ME, the undersigned authority, on this day personally appeared
1 CV -r ka • Rat; : known to me to be the person whose name is subscribed
to the foregoing instrument as PRA -315116, $•qj. of Barget Development
Corporation, A Missouri 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 to day
of 720-7,r , 2004.
LINDA M. WARREN
St. Charles County
My Commission Expires
July 20, 2005
Notary Public Signature
State of "710 .
THE STATE OF A , §
COUNTY OF 1.1. /0.4,z_zo
§
BEFORE ME, the undersigned authority, on this day personally appeared
1 k3t,k. . 4i '1 sal, known to me to be the person whose name is subscribed
to the foregoing instrument as ;O.0 lb G1,A1 of Karjoy Development
Corporation, A Missouri 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 /14 day
of Mil , 2004.
LINDA M. WARREN
St. Charles County
My Commission Expires
July 20, 2005
Notary Public Signature
State of C72'10.
THE STATE OF Az4,4 §
COUNTY OF d»'.� §
BEFORE ME, the undersigned authority, on this day personally appeared
1i+-4 ¢`a ft. ago, known to me to be the person whose name is subscribed
to the foregoing instrument as rr e )D E), i of Maxland Development
Corporation, A Missouri Corporation, and he acknowledged to me that he
executed the same for the purposes and considerations therein expressed, in
the capacity therein stated.
fa
GIVEN UNDER MY HAND AND SEAL OF OFFICE, this the �X day
of /%V. , 2004.
LINDA M. WARREN
S. Charles County
My Comrnission Expires
July 20, 2005
14:1 , -)dJt Pix/
Notary Public Signature
State of 7D
THE STATE OF 'Aiii„�r,�, §
COUNTY OF 4 . Ao„. §
BEFORE ME, the undersigned authority, on this day personally appeared
i 1173-4A5 (, ciqc14 known to me to be the person whose name is subscribed
to the foregoing instrument as, s t 06-1/..iof Jopat Building Corporation,
A Missouri 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 /t day
of Alai/. , 2004.
Notary Public Signature
State of "rnQ
THE STATE OF §
COUNTY OF �f . 44,a, §
BEFORE ME, the undersigned authority, on this day personally appeared
Jett �5 6"r� , known to me to be the person whose name is subscribed
to the foregoing instrument as . 511cwi of Natural Bridge Development
Corporation, A Missouri 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 I day
of Wo r/'. , 2004.
awe
LINDA M. WARREN
St. Charles County
My Commission Expires
July 20, 2005
-a/24---/
Notary PubliQ� Signature
State of /l /0
THE STATE OF Aiekaani., §
COUNTY OF jesti .
BEFORE ME, the undersigned authority, on this day personally appeared
5 i , ( t , known to me to be the person whose name is subscribed
to the foregoing instrument asr ...s1b T of Pajia Realty Corporation
Corporation, A Missouri 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 x day
of / JoL/. , 2004. !
LINDA M. WARREN
St. Charles County
My Commission Expires
July 20, 2005
Notary Public Signature
State of MO •
THE STATE OF §
COUNTY OF id .
BEFORE ME, the undersigned authority, on this day personally appeared
NjN►i: = ktia'z., known to me to be the person whose name is subscribed
to the foregoing instrument as M: 04,c, gr. of Third Creek L.L.C., A
Missouri limited liability partnership, 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 /J day
of /Um/. , 2004.
LINDA M. WARREN
St. Charles County
My Commission Expires
July 20, 2005
Notary Public Signature
State of Mo
THE STATE OF
COUNTY OF jps , yQ, ,c,, §
BEFORE ME, the undersigned authority, on this day personally appeared
'j0i4.„ ckf;ct` , known to me to be the person whose name is subscribed
to the foregoing instrument as PAR, IJ L of Delmar Properties, A
Missouri general partnership, 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 /o
# day
of /\/0 1/- , 2004.
0:0-../A
gIta„,t,
7/7r
LINDA M. WARREN
St. Charles County
[Jiy Commission Expires
July 20, 2005
Notary Public Signature
State of MD
FILED AND RECORDED
OFFICIAL PUBLIC RECORDS 2004093328
12/03/2004 10:11 AM
CARRILLO $32.00
NANCY E. RISTER, COUNTY CLERK
WILLIAMSON COUNTY, TEXAS