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1999 06-22 CC Special Meeting Packet City of Southlake,Texas MEMORANDUM June 11, 1999 TO: Planning and Zoning Commission FROM: Greg Last, Director of Economic Development SUBJECT: Sabre Corporate Campus Headquarters Project Attached for your reference are two items: 1) A Project Profile providing a brief summary of the Sabre project and 2) a copy of the Chapter 380 agreement as approved by City Council on May 4, 1999. Feel free to contact me should you have any questions. GL PH: (817) 481, 5581, ext. 750 EM: glast@ci.southlake.tx.us cc: Mayor and City Councilmembers Billy Campbell, City Manager enc: Sabre Campus Headquarters Project—Project Profile Chapter 380 agreement with Sabre • City of Southlake,Texas Sabre Corporate Campus Headquarters S . 4, - PROJECT PROFILE June 11, 1999 SABRE OVERVIEW: Sabre (NYSE: TSG) is the world leader in the electronic distribution of travel and information technology solutions for the travel and transportation industry. 1998 revenues were $2.3 billion, up 29 percent from 1997. Net earnings were $232 million, up 16 percent from the prior year. The company has more than 10,700 employees worldwide and nearly 6,100 employees in the Dallas/Fort Worth area. LOCATION: The Sabre project is located on approximately 156 acres developed by Maguire Partners as part of the Solana mixed use development. The location is the southeast corner of the intersection of State Highway 114 and Kirkwood Boulevard, southeast of the existing Sabre building on Kirkwood Blvd. and bounded by SH 114 on the southwest and White Chapel on the northeast. CONCEPT: The Sabre Campus Headquarters Project is intended to be a series of connected low- rise campus-style corporate office buildings wrapped around the natural terrain afforded by the site. LIONIW It is anticipated that each building will not exceed five (5) stories in height. While there will be some surface parking, the majority of employee parking will be accommodated with structured parking buildings. Using the benefits of the existing trees and open areas,_Sabre plans to provide amenities such as jogging trails, ball fields and landscaped campus green spaces. A significant component of the headquarters concept is the establishment of a secure site. The establishment of the secure site necessitates the privatization of the existing Kirkwood Blvd. north of the SH 114 interchange as well as the portion of N. T.W. King northeast of their existing building. The old T.W. King Road will be reestablished west of the existing Sabre building. The newly constructed Kirkwood Blvd. connecting SH 114 to Dove Road will also be a private road. ZONING: The site includes property currently within a residential planned unit development district(RPUD) as well as a non-residential planned unit development district(NRPUD). Rezoning will be required for the property. PROJECT SCHEDULE: Construction will occur in phases over an eight (8) year period. The first phase is slated to begin construction in third quarter 1999 with scheduled completion of the first 450,000 square feet office building in second quarter 2001. Current projections show that the eventual size of the Sabre Campus Headquarters will encompass over 2,000,000 square feet by late 2008. Sabre Corporate Campus Headquarters - Project Profile - June 11, 1999 - Page 1 of 2 City of Southlake,Texas FINANCIAL ISSUES: On May 4, 1999, City Council approved a 10-year 90% abatement of the real and personal property taxes (City and County only) for each year of the multi-year construction program. The Council also approved a Chapter 380 agreement which, among other things, provided for the collection of sales tax generated by the construction materials for each phase of the project. The agreement provides that the City will refund one-half of 1% of the sales tax received (i.e. 0.5%) for the construction material purchases. This will not affect the 0.5% for parks (SPDC) or the 0.5% for the crime control district which will be received in full. This refund will be facilitated by having Sabre require all contractors to pay sales tax for construction materials at the job site. Sabre will be responsible for accounting and reporting of the sales tax in order to claim the refund. CONTACTS: Following are contacts familiar with the Sabre project. City of Southlake Greg Last Director of Economic Development PH: (817) 481-5581, ext. 750 Maguire Partners Tom Allen Managing Partner PH: (817) 430-0303 The Sabre Group Inc. Dean Sanderson Managing Director of Corporate Services PH: (817) 963-1118 Sabre Corporate Campus Headquarters - Project Profile - June 11, 1999 - Page 2 of 2 EXECUTION COPY ECONOMIC DEVELOPMENT PROGRAM AGREEMENT This Economic Development Program Agreement ("Agreement") is made and entered into by and between the City of Southlake, Texas (the "City"), and The SABRE Group, Inc., a Delaware corporation (the "Company"). WITNESSETH: WHEREAS, on May 4, 1999, the City adopted Resolution No. 99-27 establishing an Economic Development Program pursuant to Section 380.001 of the Texas Local Government Code ("Section 380.001") and authorizing this Agreement as part of the Economic Development Program established by City Council Resolution (the "Program"); WHEREAS, the Company desires to participate in the Program by entering into this Agreement; NOW, THEREFORE, in consideration of the mutual benefits and premises contained herein and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows: 1. Authorization. The City has concluded that this Agreement is authorized by Section 380.001, and is authorized by Resolution of the City. 2. Definitions. The following definitions shall apply to the terms used in this Agreement: "Area Sales Tax Due Date" means, with respect to each Subject Quarter, the latest of (i) 60 days after the end of the Subject Quarter, or (ii) ten days after the City receives the Sales Tax Schedule for the Subject Quarter, or (iii) 30 days after the City receives (or is credited with) the relevant sales tax revenue from the Texas Comptroller. "Area Construction Sales Tax Revenues" means the gross revenues of the City from the sales and use taxes imposed by the City as a result of Construction Sales (irrespective of whether the Company is the purchaser). For this purpose, "gross revenues of the City" shall include all sales and use taxes imposed by the City under Chapter 321 of the Texas Tax Code, but not including sales and use taxes imposed for the benefit of (a) Southlake Parks Development Corporation under Section 4B, article 5190.6 of the Texas Revised Civil Statutes, or (b) the Southlake Crime Control and Prevention District created under Chapter 363 of the Texas Local Government Code (the "Crime Control and Prevention District Act"). 1 011907.00005:0425951.07 "Company Affiliate" means any Person directly or indirectly controlling, controlled by, or under common control with the Company. As used in the definition of"Affiliate," the term "control" means the possession, directly or indirectly, the power to direct or cause the direction of the management and policies of a Person, whether through ownership of voting securities, by contract or otherwise. "Complaining Party" has the meaning set forth in Section 7 of this Agreement. "Construction Sales" means any Sale relating to the construction of any improvement located, or to be located, on the Global Premises. "Defaulting Party" has the meaning set forth in Section 7 of this Agreement. "Global Premises" means that certain tract of real property located in Tarrant County, Texas, consisting of approximately 150 acres, more or less, as more particularly described on Exhibit A hereto. "Person" means an individual or a corporation, partnership, trust, estate, unincorporated organization, association, or other entity. "Program" has the meaning set forth in the recitals to this Agreement. "Retailer" means (a) the Company and any Company Affiliate, and (b) any "retailer" within the meaning of Section 151.008 of the Texas Tax Code, as amended. "Sale" has the meaning set forth in Section 151.005 of the Texas Tax Code, as amended. "Sales Tax Rebate" has the meaning set forth in Section 4(b) of this Agreement. "Sales Tax Schedule" has the meaning set forth in Section 4(a),of this Agreement. "Section 380.001"has the meaning set forth in the recitals to this Agreement. "Subject Quarter" has the meaning set forth in Section 4(a) of this Agreement. "Term" has the meaning set forth in Section 3 of this Agreement. 3. Term. This Agreement shall be effective as of June 1, 1999, and shall remain in full force and effect until December 31, 2009 (the "Term"). 4. Sales Tax Rebates. (a) Within thirty (30) days after the end of each calendar quarter during the Term (a "Subject Quarter"), the Company shall submit to the City a schedule detailing the Area 2 011907.00005:0425951.07 • "Li Construction Sales Tax Revenues from Sales occurring during the Subject Quarter (each, a "Sales Tax Schedule"). As backup for each Sales Tax Schedule, the Company shall submit the following: (i) A copy of those sales tax reports (including all direct payment and self- assessment returns), including amended reports and returns, filed by each Retailer for the Subject Quarter which are supportive in demonstrating the Area Construction Sales Tax Revenues for the Subject Quarter (or, if such reports or returns do not show the Area Sales Tax Revenues, a separate report shall be prepared showing the Area Construction Sales Tax Revenues); (ii) Such other data as the parties mutually agree is appropriate to support documentation of Area Construction Sales Tax Revenues. (b) On or before the Area Sales Tax Due Date for a Subject Quarter, the City shall pay fifty percent (50%) of the aggregate amount of Area Construction Sales Tax Revenues for the Subject Quarter to the Company (each such payment, a"Sales Tax Rebate"). 5. Verification. (a) If requested by the City within 30 days after a calendar year, Ernst & Young or such other Big 5 independent accounting firm which is mutually agreeable to the City and the Company (the "Auditor") shall audit the calculations of Area Construction Sales Tax Revenues for the calendar year, and shall determine whether the Company has properly calculated the Area Construction Sales Tax for such year. (b) If the Auditor determines that Area Construction Sales Tax Revenues Tax for the year have been understated, then the City shall pay to the Company the appropriate amount based on the Auditor's conclusion. If the Auditor determines that Area Construction Sales Tax Revenues for the year have been overstated, then the Company shall promptly pay to the City such amount. (c) All determinations by the Auditor shall be final, nonappealable and conclusive. 6. Development Incentives. (a) Abandonment of T.W. King Boulevard. The City shall cause to be abandoned that portion of T.W. King Road generally located adjacent to the eastern edge of Lot 1, Block B, MTP-IBM ADDITION NO. 1 and adjacent to the western edge of PUD-8 (MIXED USE) (Ord. 480-179). Such abandonment shall be to the adjacent landowners without cost or expense to such landowners, and shall be subject to the rights, if any, of utilities located within such abandoned area. (b) Abandonment of Kirkwood Boulevard. The City shall cause to be abandoned that portion of Kirkwood Boulevard north and east of SH 114. Such abandonment shall be to the adjacent landowners without cost or expense to such landowners, and shall be subject to the rights, if any, of utilities located within such abandoned area. 3 011907.00005:0425951.07 (c) Two-Lane Frontage Road. The City will support and use all reasonable efforts to cause the SH 114 frontage road (between "old" T.W. King Road and the Kirkwood/SH 114 interchange) to be modified to provide two-way access; such efforts to include a request to the Texas Department of Transportation for such modification. (d) Utility Infrastructure Construction. (i) Water and Sewer Service: The City shall cause to be constructed to the edge of the Global Premises water and sewer service sufficient to provide full build-out of the Global Premises. The City shall be responsible for all costs and expenses of providing such service capabilities. The City agrees to provide the services to the edge of the Global Premises in a timely manner coordinated with the anticipated need of the Company. (ii) Distribution Water Line: The City agrees to construct the necessary 12 inch distribution water line through the Global Premises in an alignment proposed by the Company, currently anticipated to be along the projected Kirkwood road extension. All fees (administration and inspection) related to this water line shall be waived by the City. (iii) Existing Water Line Abandonment: The City will cause to be abandoned (in place) the existing water line (including all easement rights) that services the Company's existing building and that bisects the Global Premises. Such abandonment shall be at no cost or expense to the Company. The City represents to the Company that funds to pay the costs and expenses of the utility infrastructure construction described in this Section 6(d) are available from current City funds. (e) Rezoning. The City shall work diligently with Company in its application to rezone the Global Premises (and, if requested by Company, Company's existing building) to accommodate Company's intended use of the Global Premises. It is understood that all fees and expenses associated with such rezoning shall be paid by a Maguire Partners entity. The City acknowledges the importance to Company of completing the rezoning by June 15, 1999, and to that end will expedite, to the maximum extent possible, all City actions necessary to accomplish such rezoning, dependent on the timely preparation and submittal of all required documents by the Company. (f) Public Works Administration and Inspection Fees. The City hereby represents to the Company that Subsections 1 and 3 of Section III (Public Works Activities) of the City Fee Schedule pertain only to the public works components of projects, e.g., water, sewer and streets, and are based on public works costs and not costs of non-public works improvements. (g) Development Permitting Acceleration. The City shall allocate to the project (i) building plan review staff to facilitate the accelerated review of submitted construction plans; (ii)building inspectors to facilitate access and timeliness of inspections during construction at the Global Premises; and (iii) public works inspectors to facilitate access and timeliness of public 4 011907.00005:0425951.07 works inspections during the construction/inspection of the water line installation. The Company shall require its contractor to provide an adequate on-site construction office/trailer for use by City staff. 7. Default. If either party should default (the "Defaulting Party") with respect to any of its obligations hereunder and should fail, within sixty (60) days after delivery of written notice of such default from the other party (the "Complaining Party") to cure such default (provided that such 60-day cure period shall be extended to one hundred eighty (180) days if the default is not curable within such 60-day period after good faith efforts to cure the default by the Defaulting Party), the Complaining Party, by action or proceeding at law or in equity, may be awarded its damages for such default. Notwithstanding anything to the contrary contained herein, any Sales Tax Rebates from the City which are not timely paid by the City shall incur interest at the lesser of(a) fifteen percent (15%) per annum, or (b) the highest rate per annum allowed by applicable law from the date such Sales Tax Rebate is due until paid; provided, however, that no interest shall be due on amounts disputed by the City if the City notifies the Company in writing of the dispute prior to the Area Sales Tax Due Date with respect to such amounts until such dispute is resolved. 8. Mutual Assistance. The City and the Company shall take all reasonable measures which are necessary or appropriate to carry out the terms and provisions of this Agreement and to aid and assist each other in carrying out such terms and provisions. The Company hereby consents to and agrees to cooperate in any reasonable request by the City to obtain copies of sales/use tax returns from the State which contains information pertinent to the calculation of Area Construction Sales Tax Revenues. To the extent the Company requests reasonable amendments to the Tax Abatement Agreements by and among the City, the Company and Maguire Partners Solana Limited Partnership relating to property located in the Global Premises to address changes in the location of improvements thereon and the boundaries of property subject to each such agreement, the City shall cooperate with the Company in that regard. 9. Representations and Warranties. The City represents and warrants to the Company that the Program and this Agreement are within the scope of its authority and the provisions of its charter and that it is duly authorized and empowered to establish the Program and enter into this Agreement. The Company represents and warrants to the City that it has the requisite authority to enter into this Agreement. 10. Company Covenants. In consideration of the City's agreements under this Agreement (including the payment of monies to the Company), the Company agrees to maintain during the Term any buildings occupied by it on the Global Premises primarily as a corporate campus or part of a corporate campus. The Company further agrees to take all reasonable steps to cause all Construction Sales 5 011907.00005:0425951.07 to occur within the city limits of the City in order to generate city sales tax revenue to the extent feasible. 11. Section or Other Headings. Section or other headings contained in this Agreement are for reference purposes only and shall not affect in any way the meaning or interpretation of this Agreement. 12. Attorneys Fees. In the event any legal action or proceeding is commenced to enforce or interpret provisions of this Agreement, the prevailing party in any such legal action shall be entitled to recover its reasonable attorneys' fees and expenses incurred by reason of such action. 13. Entire Agreement. This Agreement contains the entire agreement between the parties with respect to the transactions contemplated herein. 14. Amendment. This Agreement may only be amended, altered, or revoked by written instrument signed by the Company and the City. 15. Successors and Assigns. This Agreement shall be binding on and inure to the benefit of the parties, their respective successors and assigns. The Company may assign all or part of its rights and obligations hereunder (a) to any Affiliate without the approval of the City, (b) to any Person which leases all or a portion of the Global Premises to the Company and/or any Affiliate of the Company without the approval of the City, and (c) to any Person other than an Affiliate with the prior written approval of the City, which approval shall not be unreasonably withheld or delayed. 16. Notice. Any notice and/or statement required and permitted to be delivered shall be deemed delivered by depositing same in the United States mail, certified with return receipt requested, postage prepaid, addressed to the appropriate party at the following addresses, or at such other addresses provided by the parties in writing; Company: The SABRE Group, Inc. 4255 Amon Carter Blvd. Fort Worth, Texas 76155 Attention: General Counsel 6 011907.00005:0425951.07 With a copy to: Hughes & Luce, L.L.P. i.... 1717 Main Street, Suite 2800 Dallas, Texas 75201 Attention: Jeff W. Dorrill City: Mayor City of Southlake City Hall 667 North Carroll Avenue Southlake, Texas 76092 With a copy to: Taylor, Olson, Adkins, Sralla & Elam, L.L.P. 500 Throckmorton Street 3400 Bank One Tower Fort Worth, Texas 76102-3821 Attention: Wayne K. Olson 17. Interpretation. Regardless of the actual drafter of this Agreement, this Agreement shall, in the event of any dispute over its meaning or application, be interpreted fairly and reasonably, and neither more strongly for or against any party. 18. Applicable Law. This Agreement is made, and shall be construed and interpreted under the laws of the State of Texas and venue shall lie in Tarrant County, Texas. 19. Severability. In the event any provision of this Agreement is illegal, invalid, or unenforceable under present or future laws, then, and in that event, it is the intention of the parties hereto that the remainder of this Agreement shall not be affected thereby, and it is also the intention of the parties to this Agreement that in lieu of each clause or provision that is found to be illegal, invalid, or unenforceable a provision be added to this Agreement which is legal, valid and enforceable and is as similar in terms as possible to the provision found to be illegal, invalid or unenforceable. 20. Counterparts. This Agreement may be executed in multiple counterparts, each of which shall be considered an original, but all of which shall constitute one instrument. 7 011907.00005:0425951.07 THE CITY OF SOUTHLAKE By: Rick Stacy, Mayor ATTEST: CITY SECRETARY THE SABRE GROUP, INC., a Delaware corporation By: Name: Title: APPROVED AS TO FORM AND LEGALITY: CITY ATTORNEY Date: 8 011907.00005:0425951.07 THE STATE OF TEXAS § COUNTY OF TARRANT § BEFORE ME, the undersigned authority, on this day personally appeared Rick Stacy, Mayor of the CITY OF SOUTHLAKE, a municipal corporation, known to me to be the person acknowledged to me that the same was the act of the said CITY OF SOUTHLAKE, TEXAS, a - municipal corporation, that he was duly authorized to perform the same by appropriate resolution of the City Council of the City of Southlake and that he executed the same as the act of the said City for the purposes and consideration therein expressed and in the capacity therein stated. GIVEN UNDER MY HAND AND SEAL OF OFFICE this day of May, 1999. Notary Public in and for the State of Texas Notary's Printed Name THE STATE OF TEXAS § r § COUNTY OF TARRANT § BEFORE ME, the undersigned authority, on this day personally appeared of The SABRE Group, Inc., a Texas corporation, known to me to be the person whose name is subscribed to the foregoing instrument, and acknowledged to me that he executed the same for the purposes and consideration therein expressed, in the capacity therein stated and as the act and deed of said entities. GIVEN UNDER MY HAND AND SEAL OF OFFICE this day of May, 1999. Notary Public in and for the State of Texas Notary's Printed Name 9 011907.00005:0425951.07 EXHIBIT A TO ECONOMIC DEVELOPMENT AGREEMENT Description of Global Premises Lowe Exhibit A 011907.00005:0425951.07 City of Southlake, Texas STAFF REPORT June 11, 1999 CASE NO: ZA 99-056 PROJECT: Ordinance No. 480-313/ 13`Reading/ Rezoning and Concept Plan-Sabre Group Campus STAFF CONTACT: Karen P. Gandy, Zoning Administrator, 481-5581, ext. 743 Dennis Killough, Senior Planner, 481-5581, ext. 787 REQUESTED ACTION: Zoning Change on property legally described as Lot 4,Block A,MTP- IBM Addition No. 1,an addition to the City of Southlake,according to the plat recorded in Volume 388/211, Page 68 and 69 of Plat Records,Tarrant County,Texas, and as recorded in Cabinet G,Page 208, Plat Records, Denton County, Texas; Tracts 1, 1A1, 1C, 2A1, 2A2, 2A3, 2A4, 2A5, 2A7, and portions of Tracts 2A and 2A6 situated in the U.P. Martin Survey, Abstract No. 1015; portions of Tracts 1 and 1C situated in the James B. Martin Survey,Abstract No. 1134; and portions of Tracts 3A1, 3A1A, 3A1A2, 3A3A1, 4B, 4B1, 4B2, situated in the Rees D. Price Survey, Abstract No. 1207, and being approximately 154.8 acres. A Concept Plan for Sabre Group Campus will be considered with this request. PURPOSE: Zoning/Concept Plan approval required for development. LOCATION: On the southeast corner of the intersection of State Highway 114 and Kirkwood Drive. OWNERS: Maguire Partners - Solana Limited Partnership and International Business Machines, Inc. APPLICANT: The Sabre Group,Inc. CURRENT ZONING: "R-PUD" Residential Planned Unit Development District and "NR- PUD" Non-Residential Planned Unit Development District REQUESTED ZONING: "NR-PUD"Non-Residential Planned Unit Development District with "0-2,"Office District uses and certain other permitted and accessory uses set forth in Exhibit`B,"Planned Unit Development Standards which are generally related to communication, computer, and information technologies; training and conference centers; parking structures; heliport/stop and verti-port/stop; hotel, restaurant, retail and office uses. 3-( City of Southlake, Texas LAND USE CATEGORY: Mixed Use,Medium Density Residential, 100 Year Flood Plain NO.NOTICES SENT: Seven(7) RESPONSES: None STAFF COMMENTS: Attached is Review Summary No. 2, dated June 11, 1999. 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L M PLANNED TIC S•A GA01I WC YWCA CIRCLE V.LAQ CTACSL SMD 1NR1M NLL DIM EfA Ta{AYAR MADE too •ul[!Do ILITZ DO 000 rpll.AltC TTOW tw: ss71LARG loaf 7•ftl DAIlA/,low 7•f70 DALLAs.1TIRAs 71202 0111420-0303 11101470-0$03 CMMFODD 4-00111 wrr• PREVIOUSLY APPROVED CONCEPT'PLAN __. _ . _ L. CONCEPT PLAN SOLANA NON-RESIDENTIAL PLANNED UNIT DEVELOPMENT I SOUTHLAKE Aux, TEXAS .• - I�, r' >ar — j-; ; ..• t— -,,� 's..— — — — Jamega ISttsosea utit 1 •... Ip•,. �I MCKIM Sawa O DOMAL PAM MAMA Ill OVA . MIA C. .�,w= �{1l�+ '..:. .... ... I i ACM w i am.uut. IAA.c pr �.�` fIty1. II MA.Goss w .Ml.c ,r „: �1 u" �.1• r ? ! 4. s/'� ea.v...cu v PROPOSED:..wcn it • r •, •j At'-'. • +. I I �4fj O IMIRl1110 tl417 1=1,1/ .• I I .• Mo.MSS w N/1 C �� \1 ..1 .o•SM emn .1.l•O.uJ•4- ,'1 � \a• • • -t--'T ..vtp O.o.O.O55 l . ffr • \ i ur �..... L.o\ ♦ \ -.sr .r' • f:r \*. , a 6"" ''.- - i :'`u- P,-,uI ikir If / i _ sc ,' r •' ::2 t\ Ir\ \ `L. atmtru2iTj: : . . . _J! ... • \\ ; •:»..:.. f\ L._ rnoroxL IG10cx1uL • ►110►0![D 70.AIIA IOHIC�OIt1Il2f11:.'•::::: :::: ter• • • • ,, T- • L ._.... . .,., \ \. Z4.11."ii7.ije----.': .4 I .O.4 Oq1/w ,111K O..w an...•mwrtl , war •,',. '\ �� • \-'y-yam y At' ,�rf \ \ _ � • 1 • / .. . ' , \ Q's NOIH!lflOQlTUL v� It. \ \ '/� . �,.,� \ •\ . ':o�\ \ \ _,ice'' • f Mr 1 LUDO a MICaY..o..OrEY v.cL*0%otorwtto �' ,y\ \ KW- 2 10 M CC.Q SOVO.UIt L. '\ J�. t yy" 7 _ f�a i.i1- CO.•.o.a.0Y SP.Ct TO K..M0.I1O \ • rg 010PG CS11LA -- .t,! LAID LAK OR OtPC.LOLO• \ \ p •Y.OI. KOUY O500 K ItSOOAW 41, '•\ '\ LO.I. LO.MOW IIE90tY1W ��- c.0 t. Cabs 0'EICICCIS ro.. d�.t` 'tI •; • `��+ o 101..0-c001M IIn0SEINCt / 1 • S�.Y : `y. U td•..a-CEKI.L CO•K KYL ''\ \ • I .. �♦. IRO COMIC-r.In•t0 O..0 CEVtOOrKYr VI 20••IO-SOfAC l'A..L1 I13001 OL .•\ \. �•. • KlDEN7111L •,. • \ \ \I U • s•• =' \ •• • •O. • .I Ae 4. IVr FIGURE 7 0100 WE0•01 NMK 1 I.tor/t CTmW 475UCA1R IIAG/t 11000►AR711701 DOQw ■W a rIIWN WA.NC. IAIO 11u00 M RA 011ot► IR!1 LOX gnat IK 014.0 01011 QAr[soo t�R�•• f0o IMRYO'i NIL OIEK al N LAMUI t10T 1 1 1C44 7107 —5 t0. WE 400 NaIAS.MY7O. raw100NM p PREVIOUSLY APPROVED CONCEPT PLAN City of Southlake,Texas CONCEPT PLAN REVIEW SUMMARY Case No: ZA 99-056 Review No: Two Date of Review: 6/11/99• Project Name: NR—PUD/Concept Plan—Sabre Group Campus for NR—PUD Zoning with "0-2"Office uses APPLICANT: ENGINEER: The SabreGroup,Inc. Huitt-Zollars,Inc. 4255 Amon Carter Blvd. 3131 McKinney Avenue, Suite 600 Fort Worth,TX 76155 Dallas,TX 75204 Phone: (817)967-3986 Phone: (214) 871-3311 Fax: (817)967-4914 Attn:Jeff Stewart Fax: (214) 871-0757 Attn: Ocie Vest CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 06/07/99 AND WE O}1.11 THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF CONCEPT PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANYQU QUESTIONS OR NEED FURTHER CLARIFICATION,PLEASE CONTACT KAREN GANDY AT(817)481-5581,EXT.744. . This review summary encompasses the Development Standards(text),Concept Plan,Preliminary Water,Sewer,Drainage,and Thoroughfare plans, and Traffic Impact Analysis. The review has been divided into three(3)sections: Section I: PUD Development Standards, Overview and permitted Uses,Pages 1-9; Section II: PUD Development Standards,Development Regulations, Pages 9-14; and Section III: Plans Review Summary(Graphics). PUD DEVELOPMENT STANDARDS COMMENTS (redlined draft): Following are staff recommendations,questions,and concerns raised during the review of the NR-PUD Development Standards. This document was reviewed in two sections as noted above: I. Overview and Permitted Uses (Pages 1 —9) A. Purpose (Page 1,Paragraphs 3 &4) 1. Provide additional information regarding the type of roadway proposed which the applicant desires to have a minimum design speed of 25 mph. 2. Add a sentence stating the applicant's commitment to provide a public access easement across the South Kirkwood Branch bridge to connect the public trails within the 3.61-acre dedicated park to the public portion of Kirkwood Blvd. B. Definitions (Page 2,Paragraph 3) 1. Clarify the definition of"Buildable Area. It appears that this definition differs from paragraph"C"on page 4 where Buildable Area is described as the entire area within the Property,excluding only the Landscape Areas. Staff questions the necessity to include public and private rights-of-way,easements and fire lanes within the Buildable Area. 1 's-7 City of Southlake,Texas 2. Change Landscape Area to Natural Area so-that it matches the apparent intent of . the area shown on the concept plan. The regulations do not seem to indicate additional landscaping being placed within the landscape area. 3. Add definitions of Floodway Easement and Overflow Easement as shown on the Concept Plan. C. Development Standards(Page 3) Delete the following sentence: "In addition,to the extent reasonably possible,the applicable City Ordinances shall be applied and interpreted to give effective to the intent of the PUD and the PUD Standards." D. Concept Plan • 1. In Paragraph 2,delete the following comment: "The private streets shown on the Concept Plan are hereby determined to be in conformity with the intent of the • City's Thoroughfare Plan." 2. In Paragraph 2 (fourth sentence from the end),revise the sentence to read: "Except as provided below, substantive changes aaendts to the Concept Plan shall be considered a zoning change to the PUD and. . ." E. Areas of Restricted Development 1. In Paragraph 3, clarify what type of restricted development can occur within Landscape Areas. F. Structured Parking Areas and Other Buildable Areas [Stafffeels that the provisions within these sections do not meet the spirit or intent of the Tree Preservation Ordinance.] 1. Move the following paragraphs found on_Pages 4&:5 to the last page and create a new section entitled,"17.Tree Preservation." 2. Change Other Buildable Areas to Other Improvements within Buildable Areas. 3. In the third sentence,it appears that the word footprints could be substituted for the words Buildable Areas for better clarity. 2 City of Southlake,Texas 1 C, G. Development Plans (Page 5) 1. Correct conflicting information found in the TIA and the third sentence in these regulations regarding the limits of the TIA: "Development plans shall not require additional or updated traffic impact analyses unless the cumulative total floor area proposed for development within the Property has exceeded the maximum floor area assumed in the original traffic impact analysis that was submitted with the application for the PUD." Clarify if the TIA will address the entire site at the time of zoning or if the TIA will be phased as traffic projections become available on a phase-by-phase basis. 2. In the last two sentences on Page 5 and continuing on Page 6,revise to read as follows: "Each development plan must be consistent in substantial conformance 5 , �" ' with theapproved , concept plan. Amendments to approved development plans shall :. , 3 • be reviewed by the Administrative Official and deemed to be in substantial'- r µ. conformance with the approved development plan prior to being processed and approved in accordance with all Applicable City Ordinances;however,such amendments shall not be considered a zoning change to the PUD." . H. Site Plans 1. Correct conflicting information found in the TIA and the third sentence in these regulations regarding the limits of the TIA: "Site plans shall not require additional or updated traffic impact analyses unless the cumulative total floor area proposed for development within the Property has exceeded the maximum floor area assumed in the original traffic impact analysis that was submitted with the application for the PUD."Clarify if the TIA will address the entire site at the time of zoning or if the TIA will be phased as traffic projections become available on a phase-by-phase basis. 2. Site Plans: In the last two sentences in this paragraph,revise to read as follows: • "Each site plan must be consistent in substantial conformance with the applicable approved development plan. Amendments to approved site plans shall be xeyiewed R fi by the Administrative Official and deemed to be in substantial conformance with the approved site plan prior to being processedand approved in accordance with all Applicable City Ordinances;however, such amendments shall not be considered a zoning change to the PUD." I. Permitted Uses 1. On Page 6,the applicant may wish to delete antennas and radio towers from the list of permitted uses given the site's adjacency to the 114 Corridor and residential properties in the area. 3 City of Southlake,Texas 1 2. On Page 7,the applicant may wish to delete hotel from the list of permitted uses; Council may not have envisioned this type of use occurring within the abated • corporate office package. J. Accessory Uses 1. - Accessory Uses within same building as permitted uses without regard to floor area limitations: Delete General retail. Be more definitive; list more specific uses desired. 2. Accessory Uses on separate building site without regard to floor area limitations: Define temporary residential accommodations with regard to length of stay and type of facility proposed. • 3. If the applicant desires outdoor dining or entertainment uses of any kind,please add to list of accessory uses. II. Development Regulations (Pages 8- 16) The following items describe changes needed to the proposed regulations for development on the site or describe proposed variations to the City of Southlake Ordinances(Refer to Section 8-16 of the PUD document): A. Height Regulations(Section 8A) 1. (Section 8A2)Applicant proposes structured parking(parking garage)with a maximum height of six levels or 60'. 2. (Section 8A3)Architectural Features are proposed to not exceed 70' above the maximum building height. The Zoning Ordinance 480, Section 33.5a does not permit architectural features greater than the district height for buildings greater than 3 stories or 35' in height. 3. (Section 8A4)Special equipment is proposed to not exceed 25' above the maximum building height.Tfhe Zoning`Ordinance 480 Section 33.5a does not permit equipment greater thin the district height for buildings greater than 3 stories or 35' in height. 4. (Section 8A5)Applicant proposes a standard other than defined by UBC standard and that defined in Ordinance 480, Section 4.2 for height measurement of sloped or pitched roof structures. 4 .-1b City of Southlake,Texas B. Building Setbacks(Section 8B) 1. (Section 8B1)The following changes are needed regarding the proposed front yard • setbacks: a. Applicant proposes 30' front building setbacks with up to 10%of the area of any building facade being permitted up to 15' into the required front setback. If permitted staff recommends that the language be changed to" ... up to 10%of the front building facade may extend up to 15 feet into the required front yard to accommodate building articulation design standards." b. With regard to short term and visitor parking being permitted in front yard setbacks,specify that this is to pertain to ground level non-structural parking and that parking shall not be permitted in any bufferyard. 2. (Section 8B2)No side yard setback is proposed. 3. (Section 8B4)Staff recommends that the"Residential Slope Proximity"be changed as follows: "Residential Proximity Setbacks—Notwithstanding the minimum setbacks set forth above,where a non-single family residential building lies within 400' of a Single Family Residential Property, as defined in the Zoning Ordinance No. 480, Section 43.12, ,the non-single family residential building shall comply with the setbacks of the Zoning Ordinance 480, Section 43.13h." 4. (Section 7B7)Accessory buildings are proposed to be permitted anywhere within the property,including forward of the principal structure,but not within a required setback. C. Parking and Loading Requirements(Section 8) 1. (Section 8A) Parking ratio of 1 space per 300 square of"Main Use"floor area is proposed and exempts all accessory use floor area from this calculation. 2. . (Section 8B)Add"Bufferyards"to the areas for which parking hall not be permitted. 3. (Section 8C)The minimum parking space size is proposed at 8.5' x 18' Ordinance requires a minimum 9' x 18'. 4. (Section 8D)Loading spaces are proposed at a ratio of 1 space per 200,000 square feet of"Principal Use"floor area and would allow shared use between structures. The proposed loading space requirement would not require spaces for proposed accessory uses. 5 :w A-1 1 City of Southlake,Texas D. Architectural Standards(Section 10) • 1. (Section 10A)Exemption from Masonry Ordinance No. 557 and Masonry • Standards of Ordinance 480, Sect. 43 (Corridor Overlay Regulations/Residential Adjacency Standards is proposed. 2. (Section 10B)A variation to the percentage of reflective glass permitted and the reflectivity of the glass is proposed. Ordinance 480, Section 43.9c 1 g restricts any building facade to a maximum of 50%reflective glass with the reflective glass being defined as having a reflectance of 10%or more. 3. (Section 10C)An exemption from the articulation standards is proposed.Applicant proposes articulation through methods of"appearance"rather than the formula defined by Ordinance 480, Section 43.9c 1 c.It appears that the applicant proposes that approval of structures be determined with site plan approval and that compliance with the spirit and intent of Ordinance No.480,Sect.43.9c 1 c be evaluated at that time. 4. (Section l OD)Exposed Structural/Architectural Columns:An exemption from the requirements regarding"Structural Columns"in Ordinance No. 480, Section 43.9c l e is proposed. 5. (Section 10E)Roof Design Standards: The proposed standards do not address use of metal roofs or the pitched roof requirements for structures 6000 square feet or less. E. Screening(Section 11): 1. Proposed screening standards do not address views from residential property as required by Ordinance 480, Section 43. 2.. Ordinance 480, Section 43 Corridor Overlay regulations and Ordinance 480, Section 42 Bufferyards require planting of shrubs for screening of parking spaces and pavements adjacent to certain types,of rights-of-way and residential pro parties. An exemption to these standards is proposed 3. It appears that the types of permitted screening have been limited by the applicant. Clarify that this is the intent. 4. Roof top screening must be accomplished by use of a roofing system or by use of architectural features integral to the buildings design. 5. Landscape Standards(Section 12)Refer to Concept Plan Review and Landscape Administrator's Review. 6 4 • ICity of Southiake,Texas G. Fencing(Section 13) Ordinance 480, Section 43.9c l f requires a minimum 6' off-set at a maximum of 60' • intervals along SH 114. An exemption to this standard is proposed. H. Parks/Trails/Open Space(Section 15) An off-road trail(Min. 6' meandering walk is required along the north and easterly side of Kirkwood Boulevard and the east side of T.W. King.Applicant proposes no other dedications,trails or open space other than that shown on the Concept Plan. I. Driveway Requirements(Section 16) Exemption from all requirements of the Driveway Ordinance No. 634 is proposed. III. Concept Plan A. Parkland Dedication . The 3.61 acres of proposed public park dedication should be a separate lot within and adjacent to this development,as it will be dedicated to the City. As a separate lot,the property is"landlocked"by Sabre property and Kirkwood Hollow, Phase II (KHII), residential subdivision.There is a"Common Open Space Area"at the northeast corner of Tyler Street and Kirkwood Hollow Boulevard, within KHII, shown as Common Open Space which physically links the park to a public right-of-way.The"landlocked" issue should be resolved as KHII is currently in review. B. Right-of-way Issues to be addressed: 1. Show and label Kirkwood Boulevard as a 100' public arterial,per the City's current Master Thoroughfare Plan. This plan proposes to: • abandon the existing variable width rights-of-way of Kirkwood Boulevard, and • convert Kirkwood Boulevard within their Property to a private street. NOTE Insure that 94'is sufficient to construct the"Boulevard'proposed. 2. Show and label T. W.King Road as a 70' public collector,per City's current Master Thoroughfare Plan.This plan proposes to: • abandon the existing right-of-way of T. W. King, between Kirkwood Boulevard right-of-way and Old T. W.King,and • convert the right-of-way to a variable width private street. 7 1:4�.a�; t :ate 3-13 City of Southlake,Texas 3. If the private streets are approved, • the existing rights-of-way,which have been previously dedicated, should be abandoned by processing an abandonment request through City Council.. A notation regarding the City Ordinance, approving this abandonment, should be shown on any Final Plat; and • the City's Master Thoroughfare Plan should be revised to reflect these changes. 4. Label"Old T. W. King"and public"T. W. King. 5. Private streets shall be labeled as"Emergency Access&Utility Easements"in order to facilitate access for police,fire and other public safety and governmental vehicles and personnel and franchise utility and solid waste disposal vehicles and personnel. 6. Private streets shall comply with the private street standards in the Subdivision Ordinance 483, Section 5.05, including but not limited to: maintenance, amenities, landscaping,signage,access control devices,and stacking or queing of automobiles. 7. Indicate whether or not a controlled access gate will be provided at White Chapel Road connection. 8. Revise the"50' Right-of-way"for White Chapel Road as Existing. * The applicant should provide street names for all internal streets. These names should be as approved by the Department of Public Safety and noted on the Final Plat (The property will be addressed off of these streets.) • * It appears an additional right-of-way dedication is required on White Chapel Road to meet the minimum 70', as shown on the City's Master Thoroughfare Plan. This plan shows an additional 10'. The actual dedication will be confirmed during the platting process. • C. Graphics and Labeling changes 1. Revise the shading of the 25'pedestrian access easement,in the southeast area of S.H. 114 and the Private Boulevard.It is currently shaded the same as the"50' Landscape Area", indicating it is a Landscape Area which would be subject to specific regulations.If the intent is for the 25' strip to also be a landscape area,label it as such. 2. Provide a label"Exhibit B-1"on the Concept Plan as noted in the PUD regulations, near the title block. 3. Label the 3.61 acres proposed as Parkland dedication. 4. Revise the vicinity map to remove Lot 1, MTP-IBM, in the north east corner of the property. 8 -• City of Southlake,Texas 5. Clarify the purpose of the different shading on the"Landscape Area"adjacent to the proposed parkland dedication, as the development regulations are specific to. "Landscape Areas". 6. Show and label building lines established from public and private rights-of-way, as proposed in the PUD regulations. D. Landscaping Changes 1. Label all required Bufferyards as to type and width. This plan proposes the following: Location Required Proposed Along 114 Type I—25' 50'Landscape Area Along T.W.King Type A—5' None Along the South Creek Type A—5' 50'Landscape Area Along the East Creek Type Fl—10',Wood Fence Park 4 Landscape Area w/Chain Link Along Kirkwood Blvd. Type E—10',H1 Hedge None • 2. Show all proposed interior landscape areas.This plan shows no interior landscaping. Interior landscaping is determined by building areas. The PUD regulations propose interior landscape plantings in compliance with the Landscape Ordinance No. 585— A. 3. A screening and landscaping plan shall be required on subsequent development and site plans, where such treatment is essential to the proper arrangement of the development. Such plan when required,should include screening walls,ornamental planting,lawns and gardens,playgrounds,and wooded areas that are to be retained E. Property Information Label the following property information: • City limits • The area east of S.H. 114,west of Kirkwood Blvd. is also zoned"R—PUD". • . Provide zoning and LUD for the property south of the PUD • Label Kirkwood Hollow II as"Proposed" y- . • Show and label any proposed,planned orapproved pedestrian and/or bike trails adjacent ,_t to this development y u * Although not required by ordinance,staff would appreciate placing the City case number"ZA99-056" in the lower right corner for ease of reference. * A letter of permission and/or common access easement must be obtained from the adjacent property owner(s)prior to issuance of a building permit for the construction of the off-site pavement. * A permit from TxDOT must be obtained prior to any curb cut along State Highways or Farm to Market Roads. 9 a_rs City of Southlake,Texas The applicant should be aware that prior to issuance of a building permit a Plat must be processed and filed in the County Plat Records, a site plan must be approved by the Planning and Zoning. Commission and City Council,and a fully corrected site plan submitted to the Building Department along with landscape plan,irrigation plan,building plans, and all required fees. Required fees may include but not be limited to the following fees: Park Fee,Impact Fees,Tap Fees,and related Permit Fees. * It appears that this property lies within the 75 'LDN D/FW Regional Airport Overlay Zone which will require construction standards that meet requirements of the Airport Compatible Land Use Zoning Ordinance No. 479. * This review is based on the "0-2"Zoning District Regulations. * This site falls within the applicability of the residential adjacency standards as amended by Ordinance 480-CC,Section 43,Part III"Residential Adjacency Standards".- Although no review of the following issues is provided with this concept plan,the applicant must evaluate the site for compliance prior to submittal of the site plan. A Site Plan must be submitted and approved by the Planning and Zoning Commission and City Council prior to issuance of a building permit. Note that these issues are only the thajor areas of site plan review and that the applicant is responsible for compliance with all site plan requirements: • Masonry requirements per§43.13a,Ordinance 480,as amended and Masonry Ordinance No. 557,as amended. • Roof design standards per§43.13b,Ordinance 480,as amended • Mechanical Equipment Screening per §43.13c,Ordinance 480,as amended. • Vertical and horizontal building articulation(required on all building facades)per§43.13d,Ordinance 480,as amended. • Building setback standards as per§43.13h and as shown in exhibit43-E,Ordinance 480,as amended. • Spill-over lighting and noise per§43.13i and§43.13j,Ordinance 480,as amended. 1. Off-street parking requirements per§35,Ordinance 480,as amended.TAIf arias intended f or vehicular use must be of an all weather surface material in accordance with the Ordinance No.480,as amended. • Screening as per§39.4,Ordinance 480,as amended. • Interior landscaping per Landscape Ordinance No.544 and§43.9C3 and Exhibits 43-B and 43-C on Pages 43-12 and 43-13,Ordinance 480,as amended;and Parking Lot Impacts on interior landscaping in§43.9C3h and Exhibit 43-D on Page 43-14,Ordinance 480,as amended. • Fire lanes must be approved by the City Fire Department. 10 E I . City of Southlake,Texas * Although no review of the following issues is provided at the concept plan level, staff strongly recommends that the applicant evaluate the site for compliance with the following sections of the city. ordinances prior to submittal of the site plan. Note that these issues are only the major areas of site plan review and that the applicant is responsible for compliance with all site plan requirements. • Vertical and horizontal building articulation (required on the north, east, south, and west building facades)per§43.9C le,Ordinance 480,as amended. • Masonry requirements per§43.9C1a,Ordinance 480,as amended and Masonry Ordinance No.557. • Interior landscaping per Landscape Ordinance No.544 and§43.9C3 and Exhibits 43-B and 43-C on Pages 43-12 and 43-13,Ordinance 480,as amended;and Parking Lot Impacts on interior landscaping in§43.9C3h and Exhibit 43-D on Page 43-14,Ordinance 480,as amended. • Residential adjacency standards per §43.11 and Exhibit 43-E on-Tage;43-15, Ordinance 480, as amended. • Spill-over lighting and noise per§43.12,Ordinance 480,as amended. • • Off-street parking requirements per§35,Ordinance 480,as amended. All areas intended for vehicular • use must be of an all weather surface material in accordance with the Ordinance No.480,as amended. • Fire lanes must be approved by the City Fire Department. * Denotes Informational Comment cc: Jeffrey A.Stewart,The Sabre Group VIA FAX:ABOVE Ode Vest,Huitt-Zollars,Inc. VIA FAX:ABOVE Tom Allen,Maguire Partners-Solana Limited Partnership VIA FAX:(817)430-8750 Anthony Canonaco,International Business Machines,Inc. VIA FAX: (914)499-7804 A:\99056SABRE 1,2,3.DOC • • • 11 3'1/ Case No. 99-056 Review No. Two — . Dated: 6 10 -99 Number of Pages: 1 • Project Name: Sabre Group Campus(Rezoning/Concept Plan) Contact: Keith Martin. Landscape Administrator Phone: (817) 481-5581. x 848 Fax: (817) 421-2175 The following comments are based on the review of plans received on 06 - 07 - 99 . Comments designated with a (i) symbol may be incorporated into the formal review to be considered by either the Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z or City Council. It is the applicant's responsibility to contact the department representative shown above and make modifications as required by the comment. PUD DEVELOPMENT STANDARDS COMMENTS: TREE PRESERVATION COMMENTS: 1. The definition of`Buildable Area" in Section 2 Definitions, and the "Buildable Area" stated in section 4.C., are contradicting. If the applicant is implying that the"Buildable Area" is as defined in Section 2, than all tree protection and replacement is required as it pertains to the Tree Preservation Ordinance 585-A except for parking areas that exceed required parking. Section 3.4. of the Tree Preservation Ordinance 585-A states that all area within public R.O.W., public utility or drainage easements as shown on an approved Final Plat, and the fire lanes, required parking areas and area within six feet (6') of the building foundation as shown on an approved Site Plan shall be exempt from the tree protection and replacement requirements as specified in the ordinance. 2. Please define what "Other Buildable Areas" are as specified in Section 4.C.2. This section should also state that the"Landscape Areas" shall be excluded from the areas defined as "Other Buildable Areas". 3. The applicant is providing fifty foot (50') "Landscape Areas" around the entire property except along the existing T. W. King Road. The "Landscape Area" adjacent to the Corp of Engineers property extending approximately 1,900' east from T. W. King.Road is void of existing trees. This is also a Texas Power&Light Co. easement, so it will never have trees in it and landscaping cannot be placed in it. Any existing trees within the easement are exempt from protection and replacement as it pertains to the Tree Preservation Ordinance. 4. Please specify the placement of Front Yard, Rear Yard and Side Yard. It seems to me that the placement of the buildings would determine what yard setbacks would be along each property line and the Proposed Private Boulevard, if there are any. If any buildings are constructed in the area between the Proposed Private Boulevard and the Corps of Engineers property the yard setbacks would be obsolete because the applicant has designated the "Landscape Area" which is 50'. Nothing can be built in this area. C BUILDING INSPECTIONS LANDSCAPE COMMENTS: * The applicant is providing fifty foot (50') "Landscape Areas" around the entire property alongthe P P rtY except existing T. W. King Road. These proposed areas are in proposed to replace the bufferyards required by Section 42 (Bufferyards) of the Zoning Ordinance. The proposed areas are wider than any required bufferyards but the applicant has stated in the Section 12.A of the proposed Development Standards that all landscaping and irrigation within these areas is optional to the Property Owner and may be irrigated or left natural. * Section 12.B.1 states that Existing trees which are within 250 feet of any building shall reduce the required interior landscape plantings. This would require that the applicant submit a Tree Survey that shows all existing trees within 250 feet of any building the required landscape is being installed for. . * The ` is also applicantproposing existing tree credits for required shrubs within the interior landscape area. The current City landscape requirements do not provide existing plant credits for required landscape shrubs. * As I understand all other proposed landscaping standards comply with current City codes and ordinances C BUILDING INSPECTIONS .3-1q . .4, W I 0') / a - • (1110/ - „,„ iv 1; i '! H'I. t d 01 1 figiii I.' co Ril N FIop 1 i 1 6116 i Mill 4 45).lis i 4 ii!i _ I MI!I1fl d g 1 :.i ©1 daa l a. W Oi mmt -~ g • ' i i da 11 43^yn@ n° leer � 4 .b 0 ik_ n —, — - Rg 10 i n R o,�40 Y,o II i8 II 1 taler. 'b�''.. �s,� gay 4 Ig �`y� 4 tii.' � <5' H a¢d ,, -7. ter,•` a 3� g ,... ' /11 Iiii 5 i = . . ..............--trit . 45' gi Ii =a t iv Of- V . ---, ni k. bi - * If lie .1 h!,,:-. 1 1 •` r.._ 1'*w _ -te s-'q2, I •'b� >p? -.a,.Nr, S ------ Ail 1Pt ------".... ..--5\.•••art,'",f; •** I '-— -----., \t II * i I r7A� P 1�. i -::::":\� jA,' 1. 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W OCR m 8 " 1 IL0O a I �g,� i ga.Y 2,�1; OC O i _ �Z 6 1 ii ro • g po R I, \-‘-... 88 e _ \ Al 0z \ I \ 12.... , MEI. _ j'i 4 `I L \ ! \'; • \..,,, ik ,-, ‘• • \ \ _ �. \ , i \\ ,j1 iii ,.__ -; „,, \ r • \ \ /1/i. ;lit...kik \ 1\k I s t.♦ ` ` s. *yd.,\ \ • \ •\\ \ \ \ i C \N : .4, -.\ , \ \ . 3--23 610'i.@luMnn.inui_7tc7\nrrh.teAa.tnos\sniot,tm1n-Nh•r • (bpi CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480-313 AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY DESCRIBED AS LOT 4, BLOCK A, ADDITION NO. 1, AN ADDITION TO THE CITY OF SO 14 ACCORDING TO THE PLAT RECORDED IN VOLUME 388/211, PA ;Ka AND 69 OF PLAT RECORDS, TARRANT COUNTY, TEXAS RECORDED IN CABINET G, PAGE 208, PLAT RECORDS, D COUNTY,,TEXAS; TRACTS 1, 1A1, IC, 2A1, 2A2, 2A3, 2A4, 2 AND PORTIONS OF-','TRACTS 2A AND 2A6 SITUATED IN '1' S4. MARTIN SURVEY,ABSTRACT NO. 1015;PORTIONS OF TRACTS }4 1C SITUATED IN THE JAMES B. MARTIN;SURVEY, ABSTRA , 1134; AND PORTIONS OF TRACTS 3A1,3A1A,3A1A2, 3A3A1, 4B; T 4B2,SITUATED IN THE REFS D.PRICE SURVEY,ABSTRACT NO .f BEING APPROXIMATELY 154.8 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "R-P -: , .. RESIDENTIAL PLANNED UNIT DEVELOPMENT DISTRICT AND "..1*;`, PUD"NON-RESIDENTIAL PLANNED UNIT DEVELOPMENT DISTRI (me TO "NR-PUD" NON-RESIDENTIAL PLANNED UNIT DEVELOP t . ,x DISTRICT WITH "0-2," OFFICE DISTRICT USES AND CER ; OTHER PERMITTED AND ACCESSORY USES WHICH , L GENERALLY RELATED TO COMMUNICATION, COMPUTER, INFORMATION TECH-NOLOGIES; TRAINING AND CONFEREN CENTERS; PARKING STRUCTURES; HELIPORT/STOP AND VERTI- PORT/STOP; HOTEL, RESTAURANT, RETAIL AND OFFICE USES AS DEPICTED ON THE APPROVED CONCEPT PLAN ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT "B", SUBJECT TO THE SPECIFIC REQUIREMENTS CONTAINED IN THIS ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST, MORALS AND GENERAL WELFARE DEMAND THE ZONING CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES; PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter MSLKSVOOOI\SHARED\CITYDOCS\ORD\CASES\480-3I3.DOC Page 1 9 of the Texas Local Government Code; and, • WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the authority to adopt a comprehensive zoning ordinance and map regulating the location and use of buildings, other structures and land for business, industrial, residential and other purposes, and to amend said ordinance and map for the purpose of promoting the public health, safety, morals and general welfare, all in accordance with a comprehensive plan; and WHEREAS, the hereinafter described property is currently zoned �-_' 1K 4. i l ',,, pa s't a ,`a s „ a�,s =,,, D rKtei°7, r 1, 7' yZ1cz I -,e`^a `',.t ,11 r1; a1i1, ` 1i 4 y ",{clC,i tj1, si Disci under the City's Comprehensive Zoning Ordinance; and WHEREAS, a change in the zoning classification of said property was requested by a person or corporation having a proprietary interest in said property; and WHEREAS, the CityCouncil of the Cityof Southlake, Texas, at apublic hearingcalled by the City Council did consider the following factors in making a determination as to whether these changes should be granted or denied: safety of the motoring public and the pedestrians using the facilities in the area immediately surrounding the sites; safety from fire hazards and damages; noise producing elements and glare of the vehicular and stationary lights and effect of such lights on established character of the neighborhood; location, lighting and types of signs and relation of signs to traffic control and adjacent property; street size and adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood; adequacy of parking as determined by requirements of this ordinance for off-street parking facilities; location of ingress and egress points for parking and off-street loading spaces, (4...., and protection of public health by surfacing on all parking areas to control dust; effect on the promotion of health ad the general welfare; effect on light and air; effect on the over-crowding L:\CTrYDOCS.ORD\CASES14410.313.DOC Page 2 of the land; effect on the concentration of population, and effect on transportation, water, sewerage, schools, parks and other public facilities; and, WHEREAS, the City Council of the City of Southlake, Texas, further considered among other things the character of the districts and their peculiar suitability for particular uses and the view to conserve the value of the buildings, and encourage the most appropriate use of the land throughout this City; and, WHEREAS, the City Council of the City of Southlake, Texas, does fmd that there is a public necessity for the zoning changes, that the public demands them, that the public interest clearly requires the amendments, and that the zoning changes do not unreasonably invade the rights of those who bought or improved property with reference to the classification which existed at the time their original investment was made; and, WHEREAS, the City Council of the City of Southlake, Texas, does fmd that the changes in zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other dangers, promotes the health and the general welfare, provides adequate light and air, prevents the over-crowding of land, avoids undue concentration of population, and facilitates the adequate provision of Transportation, water, sewerage, schools, parks and other public requirements; and, WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a necessity and need for the changes in zoning and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the tract or tracts of land requested for a change since the tract or tracts of land were originally classified and therefore feels that the respective changes in zoning classification for the tract or tracts of land are needed, are called for, and are in the best interest of the public at large, the citizens of the city of Southlake, Texas, and helps promote the general health, safety and welfare of the community. LAC[f YDOCSIORD\CAS FS1/a4313.DOC Pate 3 3-L4 LNOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS: SECTION 1. That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake, • Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is hereby amended so that the permitted uses in the hereinafter described areas be altered, changed and amended as shown and described below: Being Lost M o. to on402x „ Souk r e pl ws m Plan Coup Ta 1 c a a \. Records, Denton County, Texas; Tracts 1, 1A1, 1C,2A1 '2 ,2A3, 2A 2A7, and portionsrof Tracts 2A and 2A6 situated in fht .P NI. A s Abstract No...1015;portions of Tracts 1 and 1C situated in the James B. a Survey, Abstract No. 1134; and,portions of Tracts 3A1, 3A1A, 3A1A2, 3 (Ble 4B, 4B1,R4B2, situated in the Rees D Price,Survey,'Abstract No. 1207; _ ='1r. approximately3d 544.8 tc res,and more fully and completely described in Exhibit "A" from "R-PMNROdential Planned Unit Developmentlkistrict and " ' Non Residential nabbed.Unit Development District to "1 'UD"'Non-R.T. ,� � Planned Unit Development.District with "0-2," Office District uses other permitted and accessory uses which are generally related to commultt 0 on computer, and information technologies; training and conference centers; parking structures; heliport/stop and verti-portlstop;hotel, restaurant,;retail and;o ce as depicted on the approved Concept Plan attached hereto and incorporated herein as Exhibit "B", and subject to the specific conditions established in the motion of the City Council and attached hereto and incorporated herein as Exhibit"C." SECTION 2. That the City Manager is hereby directed to correct the Official Zoning map of the City of Southlake, Texas, to reflect the herein changes in zoning. SECTION 3. That in all other respects the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said Zoning Ordinance and all other L:\CITYDOCS\ORD\CAS ES\480-313.DOC Page 4 2.'7 1 applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections, subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed. SECTION 4. That the zoning regulations and districts as herein established have been made in accordance with the comprehensive plan for the purpose of promoting the health, safety, morals and the general welfare of the community. They have been designed, with respect to both present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the streets; to provide adequate light and air; to prevent over-crowding of land; to avoid undue concentration of population; and to facilitate the adequate provision of transportation, water, sewerage, drainage and surface water, parks and other commercial needs and development of the community. Theyhave been made after a full and complete hearingwith reasonable tY P consideration among other things of the character of the district and its peculiar suitability for the particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the community. SECTION 5. That this ordinance shall be cumulative of all other ordinances of the City of Southlake, Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances are in direct conflict with the provisions of this ordinance. SECTION 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of land described herein L CITYDOcSAORD CASFsuaas13.DOC Page 5 �Z9% tikaw, shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance of said tract or tracts of land described herein. SECTION 7. Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or who resists the enforcement of any of the provisions of this ordinance shall be fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 8. All rights and remedies of the City of Southlake are expressly saved as to any and all violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting zoning which have accrued at the time of the effective date of this ordinance; and, as to such (kiwi accrued violations and all pending litigation, both civil and criminal, whether pending in court or Pe g not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted until final disposition by the courts. SECTION 9. The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance or its caption and penalty together with a notice setting out the time and place for a public hearing thereon at least ten (10) days before the second reading of this ordinance, and if this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of its provisions, then the City Secretary shall additionally publish this ordinance in the official City newspaper one time within ten(10) days after passage of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake. SECTION 10. L:\CITYDOCSIORDWASF_S41EO.313.DOC Page 6 3 -21 This ordinance shall be in full force and effect from and after its passage and publication as required by law, and it is so ordained. PASSED AND APPROVED on the 1st reading the day of , 1999. MAYOR ATTEST: CITY SECRETARY (we PASSED AND APPROVED on the 2nd reading the day of , 1999. MAYOR ATTEST: CITY SECRETARY C L:\CITYDOCSsORDTASES4410.313.DOC Pale 7 (tor APPROVED AS TO FORM AND LEGALITY: CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: (hope C LACITYDOCS1ORDWASES1410-313.DOC Page 8 3-3 EXHIBIT "A" • LAND DESCRIPTION TRACT No.2 BEING a tract of land situated in the J.B.Martin Survey,Abstract No.1134,the R.D.Price Survey, Abstract No. 1207,W.Medlin Survey,Abstract No. 1958,and the U.P.Martin Survey,Abstract No. 1015,Tarrant County,Texas,and the W.Medlin Survey,Abstract No. 1588 Denton County,Texas, and being all of Lot 4,Block A of the MTP-IBM Addition No. an addition to the City of Southlake, Tarrant County,Texas,as recorded in Volume 388/211,Page 6�and 69 of Tarrant County Plat Records and recorded in Volume G,Page 208 of the Plat Records of Denton County,Texas,and being a portion of a tract of land as described in the Correction Special Warranty Deed to International Business Machines Corporation as recorded in Volume 13247,Page 317 of the deed records of Tarrant County,Texas,and also being a portion of a tract of land as described in Special Warranty Deed to 300:' Convent Street Corp.as recorded in Volume 12782,Page 110 of the Deed Records of Tarrant County said tract being more particularly described by metes and bounds as follows: BEGINNING at a 5/8 inch iron rod found with"Huitt-Zollars"cap on the southerly platted right-of- way line of Kirkwood Boulevard(formerly Parkway Boulevard) 131 foot right-of-way,said iron rod being at the most southerly southwest corner of said MTP-IBM Addition No. 1; THENCE along the southerly right-of-way line of said Kirkwood Boulevard as follows: (601 North 63 degrees 15 minutes 25 seconds East,a distance of 32.25 feet to a 5/8 inch iron rod found with"Huitt-Zollars"cap at the beginning of a curve to the right; Along said curve to the right with a central angle of 24 degrees 19 minutes 16 seconds,a radius of 1,419.50 feet,an arc distance of 602.55 feet a long chord that bears North 75 degrees 25 minutes 02 seconds East,a distance of 598.04 feet to a 5/8 inch iron rod found with"Huitt- Zollars"cap; North 87 degrees 34 minutes 40 seconds East,a distance of 137.89 feet to a 5/8 inch iron rod found with"Huitt-Zollars"cap at the southeast corner of said MTP-IBM Addition No. 1; • THENCE,along the easterly line of said MTP-IBM Addition No. 1,North 00 degrees 09 minutes 22 seconds West,a distance of 131.53 feet to a 5/8 inch iron rod found with"Huitt-Zollars"cap on the platted northerly right-of-way line of Kirkwood Boulevard and being the beginning of a non-tangent curve to the right; THENCE,along said curve to the right,with a central angle of 73 degrees 12 minutes 27 seconds,a radius of 10.00 feet,an arc distance of 12.78 feet,a long chord that bears North 39 degrees Olminutes 39 seconds West,a distance of 11.93 feet to a 5/8 inch iron rod found with"Huitt-Zollars"cap on the easterly right-of-way line of East T.W. King Road(a variable width right-of-way); THENCE along the easterly right-of-way line of said East T.W.King Road as follows: 1999 1'Survey 12312,04 I:8.DY.doe I OF 8 Xb99 LfCrrYDOCS\ORD\CASES4 O-313.DOC . Page 9 3-3Z EXHIBIT "A" North 02 degrees 25 minutes 20 seconds West,a distance of 95.63 feet to a 5/8 inch iron rod found with"Huitt-Zollars"cap the beginning of a curve to the left; • Along said curve to the left,with a central angle of 15 degrees 44 minutes 31 seconds,a radius of 610.00 feet,an arc distance of 167.60 feet,a long chord that bears North 10 degrees 17 minutes 35 seconds West,a distance of 167.07 feet a 5/8 inch iron rod found with"Huitt- Zollars"cap; North 18 degrees 09 minutes 51 seconds West,a distance of 3.34 feet to a 5/8 inch iron rod found with"Huitt-Zollars"cap the beginning of a curve to the left; Along said curve to the left,with a central angle of 54 degrees 27 minutes 17 seconds,a radius of 474.00 feet,an arc distance of 450.50 feet,a long chord that bears North 45 degrees 23 minutes 30 seconds West,a distance of 433.73 feet a 5/8 inch iron rod found with"Huitt- Zollars"cap; North 72 degrees 37 minutes 08 seconds West,a distance of 404.43 feet to a 5/8 inch iron rod found with"Huitt-Zollars"cap at the beginning of a curve to the right; Along said curve to the right,with a central angle of 55 degrees 00 minutes 00 seconds,a radius of 406.00 feet,an arc distance of 389.73 feet,a long chord that bears North 45 degrees (se 07 minutes 08 seconds West,a distance of 374.94 feet to a 5/8 inch iron rod found with"Huitt- Zollars"cap at the beginning of a curve to the right; Along said curve to the right,with a central angle of 08 degrees 58 minutes 48 seconds,a radius of 1,406.00 feet,an arc distance of 220.36 feet,a long chord that bears North 13 degrees 07 minutes 44 seconds West,a distance of 220.13 feet to a 5/8 inch iron rod found with"Huitt- Zollars"cap; THENCE,departing the easterly right-of-way line of said East T.W.King Road,along the northerly and easterly lines of said Lot 4,Block A,the following; North 88 degrees 17 minutes 12 seconds East a distance of 80.85 feet to a 5/8 inch iron rod found with"Huitt-Zollars"cap; South 00 degrees 12 minutes 32 seconds West,a distance of 220.18 feet to a 5/8 inch iron rod found with"Huitt-Zollars"cap; South 31 degrees 05 minutes 05 seconds East,a distance of 50.00 feet to a 5/8 inch iron rod found with"Huitt-Zollars"cap; South 63 seconds 57 minutes 48 seconds East,a distance of 359.25 feet to a 5/8 inch iron rod found with"Huitt-Zollars"cap; 3/3/99 n ironer 23I2&DY.aa 2 OF 8 x>� LACITYDOCSWORD\CASES 41O-313.DOC Page 30 3-33 " EXHIBIT "A" South 89 degrees 47 minutes 28 seconds East,a distance of 79.66 feet to a 5/8 inch iron rod found with cap in the west line of A.F. Olen tract,as described by deed Volume 4823,Page 575,Deed Records,Tarrant County,Texas; South 00 degrees 12 minutes 32 seconds West,along the west line of said Olen Tract,a distance of 43.43 feet to a fence corner at the southwest corner of said Olen tract; North 89 degrees 42 minutes 23 seconds East,along the south line of said Olen tract,a distance of 479.25 feet to a Corps of Engineers concrete monument found for the southeast corner of said Olen tract,the same being the southwest corner of a tract of land as described by deed to C.R.Revels as recorded in Volume 86,Page 557,Deed Records,Tarrant County,Texas; -- THENCE along the southerly line of said C.R.Revels tract the following courses and distances; North 89 degrees 50 minutes 38 seconds East,a distance of 660.05 feet to a Corps of Engineers concrete monument found; • North 89 degrees 33 minutes 04 seconds East,a distance of 1132.28 feet to a 5/8 inch iron rod set with"Huitt-Zollars"cap; South 01 degree 09 minutes 16 seconds East,a distance of 651.54 feet to a 3/4 inch iron rod found; North 89 degrees 56 minutes 04 seconds East,a distance of 333.16 feet to a 5/8 inch iron rod set with"Huitt-Zollars"cap in the westerly right-of-way line of White Chapel Road(50 feet wide right-of-way); THENCE,along the westerly right-of-way of White Chapel Road,South 02 degrees 11 minutes 25 seconds East,a distance of 85.06 feet to a 5/8 inch iron rod set with"Huitt-Zollars" cap at the northeasterly corner of a tract of land as described in Special Warranty Deed to the City of Southlake as executed on April 28, 1998; THENCE,South 89 degrees 56 minutes 04 seconds West,departing the westerly right-of-way line of said White Chapel Road and along the northerly line of said City of Southlake tract,a distance of 114.99 feet to a 5/8 inch iron rod set with"Huitt-Zollars"cap at the northwesterly corner of said City of Southlake tract; THENCE,South 00 degrees 03 minutes 56 seconds East,along the westerly line of said City of Southlake tract,a distance of 100.00 feet to a 5/8 inch iron rod set with"Huitt-Zollars"cap at the southwesterly corner of said City of Southlake tract; THENCE.South 06 degrees 07 minutes 22 seconds West,a distance of 263.21 feet to a 5/8 inch iron rod set with"Huitt-Zollars"cap; (PI 1:lSwcr2312•041w0.2S12BtiDY doc 3 OF 8 3/5 99 L:\Crr1[DOCSIORD\CASFS1416313.DOC - Page 11_. (se' EXHIBIT "A" • THENCE.South 02 degrees 25 minutes 42 seconds East,a distance of 160.37 feet to a 5/8 inch iron rod set with"Huitt-Zollars"cap on the easterly top of bank of South Fork Kirkwood Branch; THENCE,generally along the easterly and southerly top of bank of said creek the following courses and distances: South 46 degrees 28 minutes 21 seconds East a distance of 81.99 feet; South 42 degrees 41 minutes 23 seconds West a distance of 92.21 feet; South 29 degrees 21 minutes 54 seconds West a distance of 106.36 feet; ; South 16 degrees 11 minutes 08 seconds West a distance of 148.69fee; South 03 degrees 24 minutes 13 seconds West a distance of 168.53 feet; South 45 degrees 59 minutes 11 seconds West a distance of 74.72 feet; South 05 degrees 31 minutes 46 seconds West a distance of 52.64 feet; South 63 degrees 16 minutes 32 seconds East a distance of 53.47 feet; South 08 degrees 05 minutes 54 seconds West a distance of 38.62 feet; South 85 degrees 28 minutes 32 seconds West a distance of 48.87 feet; South 05 degrees 31 minutes 46 seconds West a distance of 196.76 feet; South 41 degrees 44 minutes 24 seconds West a distance of 43.62 feet; South 32 degrees 52 minutes 05 seconds East a distance of 91.58 feet; South 83 degrees 49 minutes 21 seconds East a distance of 36.19 feet; North 15 degrees 36 minutes 10 seconds East a distance of 58.44 feet; South 73 degrees 59 minutes 03 seconds East a distance of 36.34 feet; South 18 degrees 26 minutes 43 seconds East a distance of 87.49 feet; South 19 degrees 22 minutes 15 seconds West a distance of 40.53 feet; South 61 degrees 25 minutes 48 seconds West a distance of 99.80 feet; South 08 degrees 36 minutes 22 seconds East a distance of 198.28 feet; Col PSorreyt23170e.02.31213NDY.duc 4 OF8 5/1/99 L.cn YDOMoRDWASESU.4313.DOC Page12- " (iv EXHIBIT "A" North 70 degrees 42 minutes 42 seconds East a distance of 47.08 feet; South 22 degrees 16 minutes 43 seconds East a distance of 12.87 feet; South 32 degrees 05 minutes 51 seconds West a distance of 60.69 feet; South 30 degrees 18 minutes 36 seconds East a distance of 27.12 feet; South 43 degrees 10 minutes 57 seconds West a distance of 48.11 feet; THENCE,departing said top of bank South 17 degrees 04 minutes 45 seconds East a distance of 85.86 feet to the southeasterly top of bank of said creek; THENCE,South 21 degrees 49 minutes 50 seconds East along the southeasterly top of bank a distance of 51.02 feet to the beginning of a non-tangent curve to the right having a radius of 1,572.00 feet; THENCE,departing the southeasterly top of bank and along said curve to the right through a central angle of 04 degrees 19 minutes 29 seconds,an arc distance of 118.66 feet and being subtended by a chord bearing South 38 degrees 45 minutes 42 seconds East a distance of 118.63 feet to a point for (NW corner, THENCE,South 53 degrees 24 minutes 02 seconds West a distance of 50.00 feet to a point for corner, THENCE,South 35 degrees 06 minutes 11 seconds East a distance of 79.67 feet to a 5/8 inch iron rod set with"Huitt-Zollars"cap on the platted northwesterly line of Kirkwood Hollow Phase I,an addition to the City of Southlake,as recorded in Cabinet A,Slide 4537 of the Deed Records of Tarrant County,Texas,and being on the northeasterly right-of-way line of Kirkwood Boulevard; THENCE,South 56 degrees 24 minutes 01 seconds West along the platted northwesterly line of said Kirkwood Hollow Phase I and an extension thereof a distance of 198.41 feet to point for corner in the centerline of South Fork Kirkwood Branch; THENCE,generally along the centerline of said branch the following courses and distances South 17 degrees 28 minutes 39 seconds West a distance of 13.61 feet to a point for corner; South 40 degrees 25 minutes 34 seconds West a distance of 38.10 feet to a point for corner, South 26 degrees 58 minutes 38 seconds West a distance of 25.77 feet to a point for corner; South 02 degrees 00 minutes 59 seconds West a distance of 29.72 feet to a point for corner; South 69 degrees 47 minutes 31 seconds West a distance of 22.44 feet to a point for corner; 1:liotrc712312'Daw023128NDY.doc 5 OF 8 N3/99 L:\CITYDOCSIORD\CAs ES14L0.313.DOC Page 13 .. 3-3(o -4 EXHIBIT "A" South 84 degrees 36 minutes 18 seconds West a distance of 26.95 feet to a point for corner; South 53 degrees 15 minutes 40 seconds West a distance of 22.56 feet to a point for corner; South 25 degrees 06 minutes 35 seconds West a distance of 37.90 feet to a point for corner; South 07 degrees 01 minutes 26 seconds East a distance of 29.93 feet to a point for corner; South 00 degrees 53 minutes 14 seconds East a distance of 31.56 feet to a point for corner; South 19 degrees 28 minutes 57 seconds West a distance of 14.92 feet to a point for corner; South 59 degrees 39 minutes 56 seconds West a distance of 33.26 feet to a point for corner, North 65 degrees 23 minutes 25 seconds West a distance of 50.64 feet to a point for corner; South 76 degrees 18 minutes 39 seconds West a distance of 54.62 feet to a point for corner; North 39 degrees 23 minutes 55 seconds West a distance of 28.52 feet to a point for corner; North 80 degrees 25 minutes 36 seconds West a distance of 16.87 feet to a point for corner; (Imo' North 76 degrees 53 minutes 30 seconds West a distance of 38.04 feet to a point for corner; North 43 degrees 26 minutes 30 seconds East a distance of 16.71 feet to a point for corer; North 62 degrees 48 minutes 05 seconds East a distance of 25.48 feet to a point for corner; North 03 degrees 15 minutes 56 seconds West a distance of 20.42 feet to a point for corner; North 47 degrees 33 minutes 51 seconds West a distance of 25.63 feet to a point for corner; North 57 degrees 28 minutes 08 seconds West a distance of 26.66 feet to a point for corner; South 70 degrees 01 minute 26 seconds West a distance of 18.54 feet to a point for coma;.74 South 37 degrees 59 minutes 12 seconds West a distance of 30.91 feet to a point for coma; South 09 degrees 24 minutes 11 seconds West a distance of 8.82 feet to a point for corner; South 51 degrees 22 minutes 17 seconds West a distance of 41.55 feet to a point for corner; South 32 degrees 44 minutes 12 seconds West a distance of 23.43 feet to a point for corner; South 53 degrees 10 minutes 04 seconds West a distance of 44.67 feet to a point for corner; 1:154rKri2S12O .►K231.2eNDY.e« 6 OF8 1 "� i•w�`S 5 CASESW10-313.DOC 3-31 EXHIBIT "A" South 66 degrees 26 minutes 53 seconds West a distance of 31.90 feet to a point for corner; South 45 degrees 09 minutes 44 seconds East a distance of 17.42 feet to a point for corner; South 76 degrees 54 minutes 57 seconds East a distance of 36.92 feet to a point for corner; South 20 degrees 45 minutes 22 seconds West a distance of 40.45 feet to a point for corner, South 30 degrees 23 minutes 01 second West a distance of 72.88 feet to a point for corner, • South 53 degrees 13 minutes 24 seconds West a distance of 99.78 feet to a point for corner; * • *South 62 degrees 06 minutes 48 seconds West a distance of 87.11 feet to a point for comer; South 58 degrees 29 minutes 32 seconds West a distance of 51.51 feet to a point for corner; North 85 degrees 07 minutes 51 seconds West a distance of 53.55 feet to a point for corner, '`' South 76 degrees 52 minutes 54 seconds West a distance of 38.97 feet to a point for corner, North 67 degrees 16 minutes 38 seconds West a distance of 56.75 feet to a point for corner, South 55 degrees 38 minutes 19 seconds West a distance of 11.38 feet to a point for corner on the proposed easterly right-of-way line of State Highway No. 114; THENCE,along the proposed easterly right-of-way line of State Highway No. 114 as follows: North 36 degrees 32 minutes 05 seconds West a distance of 147.32 feet to a Texas Highway Department concrete monument,found; North 47 degrees 50 minutes 42 seconds West,a distance of 101.98 feet to a Texas Highway Department concrete monument,found; North 36 degrees 32 minutes 04 seconds West,a distance of 500.00 feet to a Texas Highway Department concrete monument,found; North 32 degrees 14 minutes 44 seconds West,a distance of 200.56 feet to a 5/8 inch iron rod found with"Huitt-Zollars"cap; North 36 degrees 32 minutes 05 seconds West,a distance of 199.81 feet to a Texas Highway Department concrete monument,found; North 42 degrees 14 minutes 23 seconds West,a distance of 201.18 feet to a Texas Highway Department concrete monument,found; Cool i:\t nzsiza'. Izenor doe 7 OF 8 s/sv9 • L 1CIrYDOCS\ORD\CASFSI41O313.DOC Page 15 3 -39) EXHIBIT "A" ort-c36 d1.-gees 32 minutes 05 seconds West,a distance of.702.91.to a 5/8 inch iron rod •:..,th-...iluitt-Zollars"cap on the existing easterly right,of-.way .0f-State-IlighwaY THENCE along the existing easterly-right-of-way line of said highway as follows! - North 11 degrees 59 minutes 38.seconds West,a distance of 112.97,feet to a 5/8 inch iron rod foundwitla"Huitt-Z.ollarsrvap,. • North 32-degrtes 06 mitiate42403inds4Ss4 a iii4tanehtot43947-feettlVrii-Sinclartio.i• ' •-*-; rod 4 • • 1.441-662944P,X**40334ValitialdirWatet.$440eitrallilagailhandlOW**.iitit .' 7 • . rod:fountewith"Skliii.kallatOWIINIW,tagnrsiPifif44614.10****.iify!y,; Along said curve to the left with a amtralangle of 06 degrees 26 minutn monde;I . radius of 1,452:40.feet,:aatrcifrrjfi6128 feetAltrgliordthattliseiNordabr!_,7 derrrees 49 minine141 seconds.West,adistance of 163.t9&dims 5/8 inits 11011 todloutak . , . -a-;;..afiev7,cirp-stscsata,vomsteraaeminqrssimiNgTws.isr,- --z---A,,,,. Along said curve to the right,with a central,angleof 99 degrees 18aninutes3aseconds,a ".-r...e.f.90410:.feeuastarc.disissszenb.155.S91.eet.a0iciawChalck411100:4eallgbiodhAt, . - aerecs 36 ..nsinutmiecumsiaiii*.assieksttcrUtthignaltaraMt".:7:,',!41''':i-:1-'• work : - zf:2 .32ffi1•MY Ioc • ,' 0 V; ' „ . ' LACITYDOCSIORDWASES14110-313.DOC ;41 (...- EXHIBIT "B" I cn...Ni, dsh. m R 1111 lie i.. , „ 1 ..,.. 1 ill !..*- . .,. ; z Rrill i LI "I II i 'h 'El 1150411 gm gi.. 8.isr-. e, zi i C.) 3 U wUl reel" i s t 1..s, 0 i 43,,dY,6.Mp SBY �1 G g , . ;/ r a s ., h ug } ZS'I� e lift . . _ _ +i _i _~ +i °J �. ---t lems-.=.,. I.i�-- I II y Y ,,Z.', '',ti'�c A s, N II! IA: . ! I :;31; '1 -.1V. ,'--,. ', 1,.., --- , \ ., ,EI , $ i :. . L ,s\ , . . ,, ,._ •. ..... ,, : .._, 4.1, , ..„, . , „..„. ....Jiii 3.: , „ ,.., id 41,--zi -+\-i'71i • \%•\.\ , ,, i e!. L' k O 1 , •" ``, rho, P'' Tid•il% - \. ti'..:.*itr if:r' ra0e.77 _.%5: -r I;f jj`jj��t , i+ ++A -_ 1i yaiillti,_,/%\ \ e411 { ,. M-,„, , A ,.. L.wmp.i..19-.%=[.6 bio. . 1 I "a -,\ \,! ex iii ''N,fleilialitillt Zal 1 --- 4•- i t AT\ :i I % .,, -' -- - . •Itfo,,, IPPI'" vi , 0 4.... . , _ , _ • • •,_ , \„,„ .. -r- 1 /16%.i \l„r ~ -1, \ \---c-,:—. i. i.,7_, ,4`.-2. VI.* -- I l ma 1 5 I _L \ `, ; 11 i G = \ LACTrYD0MORD\CASES1480.3I3.DOC Pap 17 2-.vn fir. n " (swi EXHIBIT B • Exhibit"B"to Ordinance No. PUD Development Standards SABRE Non Residential Planned Unit Development 1. PURPOSE. The purpose of this SABRE Non Residential Planned Unit Development,Ordinance No. is to facilitate the development of a high quality,controlled access,master planned headquarters for a major corporate user such as a "Fortune 500" company. The PUD includes approximately 154.8 acres as described on Exhibit"A"to the PUD and as shown on the Concept Plan attached as Exhibit"B-1"hereto,';' It is anticipated that the Property will be developed as a secure(i.e.,controlled access)"campus style"corporate headquarters. Security may include a full perimeter fence with a combination of attended and automatic access controls. Emergency access will be provided as required by the City's Fire Marshal, Access design will include adequate areas to accommodate vehicles that inadvertently approach the Property and must turn around without entering. It is anticipated that the Property will be developed with private streets designed to the same City construction standards that apply to public streets(with the exception that landscape medians may be left natural rather than irrigated). The design speed and geometry of the streets will be determined by the Property owner consistent with the "campus style" atmosphere of the development (with a minimum design speed of 25 mph). It is also anticipated that a portion of existing Kirkwood Boulevard(from (inie SH-114 to the boundary of the Property)and a portion of existing T.W.King Road(that lies between the Property and Tract 2 of the MTP-IBM Addition No. 1) will be abandoned and closed for public use. Public use of"old"T.W.King Road west of said Tract 2 will continue. Maintenance of the private streets (to public street standards)will be the sole responsibility of the Property owner. The primary access from the Property to public streets will be provided by the private streets shown on the Concept Plan. Emergency(including police,fire,ambulance,and utilities)and security access to the Property may be provided by the access road to White Chapel Road (also shown on the Concept Plan). It will also be necessary to use the White Chapel access road for construction access during the first phase of development which is expected to be completed within two years after the first building permit is issued. This construction access is necessary because no access will exist across the North Fork of Kirkwood Branch until the first phase is completed. The details of private street design (including design speed, geometry,and access to public streets)will be provided as part of each site plan. The Property will be developed to include the dedication to the City of approximately 3.61 acres!: for a public park along the southeastern boundary of the Property adjacent to the South Fork of 'Branch(as shown on the Concept Plan). The dedication will reserve the right 8h (but not the obli ' maintain and landscape such park area at the Pro petty owners expense and the right to review the of any improvements to be located or constructed within such park area. The City will include such dedication in its regional trail system plan and will be responsible for the construction and maintenance df t y all improvements. All improvements will be designed to take maximum advantage of the natural topography and to minimize the impact on all trees. It is anticipated that the Property will be developed to include open space amenities for employees, visitors, and customers such as trails, parks, and other pedestrian-oriented areas. These amenities will be designed to take maximum advantage of the natural topography of the Property and to minimize the impact on all trees. These amenities will also be designed to be architecturally compatkle with both the natural environment in which they are located and the buildings they serve. Details 1 Zoning Case No.ZA99415i (1.9/ REVISED June 7,1999 011907.00005:0435017.07 L:\CITYDOCS\ORD\CASES\480-313.DOC Page 18 • / EXHIBIT "B" • regarding these amenities will be provided as part of each site plan. Because these amenities serve only "private"development within the Property,a formal Pedestrian Access Plan is not required. . In addition to open space amenities for employees, visitors, and customers, the Concept Plan identifies Landscape Areas around the full perimeter of the Property. These areas, together with the dedicated park land,will buffer the Property from adjacent development. 2. DEFLNITIONS. For purposes of this SABRE Non Residential Planned Unit Development,the following terms are hereby defined: A. "Applicable City Ordinances" means the ordinances of the City, as amended, that regulate the development and use of land within the City including,but not limited to," Zoning Ordinance No.480 and the Uniform Building Code. B. "Buildable Area"means all of the following areas(as shown on an approved final plat or • approved site plan): (i)the"footprint"of each building or-structure,(ii)the area within six feet of each building or structure foundation, (iii)public and private rights-of-way, (iav)public (incl and private utility and drainage easements;(v)fire lanes,and(vi)all parking gdi parking areas that exceed required parking). C. "City"means the City of Southlake,Texas D. "Concept Plan"means the concept plan attached as Exhibit B-1 to the PUD. E. "Landscapr Area" means those areas (as shown on the Concept Plan) that will be preserved as permanent open space to buffer the Property from adjacent development. F. "Property"means the real property described on Exhibit A to the PUD. G. "PUD Standards"means the development standards established by Exhibit B to the PUD. H. "PUD"means this SABRE Non Residential Planned Unit Development zoning district, Ordinance No. ,including Exhibits A,B,B-1,and C attached hereto. Except as defined above, all terms used in this PUD shall have the meaning given to them by the Applicable City Ordinances. 3. .DEVELOPMENT STANDARDS. The requirements of this Exhibit"B"(including the Concept Plan)constitute the PUD Standards that apply to the Property and pursuant to which all development within the Property shall occur. To the extent any aspect of development is regulated by these„PW Standards, it is the intent that these PUD Standards shall be exclusive. For example, the landscape standards set forth herein shall be the on landscape standards that Standards do not regulate a particularapply rt thel aspect'. Ifd thesevl men aspect of development,then such particular aspect of development shall be regulated by reference to those provisions of the Applicable City Ordinances that would otherwise apply to the "0-2 Office" zoning district, as amended. In the event of any conflict, inconsistency,or ambiguity between the PUD Standards and the Applicable City Ordinances,the PUD Standards shall control. In addition,to the extent reasonably possible,the Applicable City Ordinances shall be applied and interpreted to give effective to the intent of the PUD and the PUD Standards. If an amendment to any Applicable City Ordinance results in any non-conformity within the Property,such non-conformity may be continued indefinitely,as a matter of right,and shall be treated(for all purposes) as a legal use of the Property to the same extent as if the non-conformity had never existed. 2 Zoning Case No.ZA9fO3i REVISED Jima 7,1 0'1907.00005:043S047.07 L•\CITYDOCS\ORD\CASEM110ti313.DOC PaYe_19 K " . (air EXHIBIT B 4. CONCEPT PLAN. • A. Development Consistent with Concept Plan. The PUD is being processed with the Concept Plan attached hereto as Exhibit"B-1" and incorporated as part of the PUD for all purposes. The Concept Plan identifies(i)specific Landcap•Areas within which development will be restricted,(ii)the approximate location of major private streets,and(iii)the area within which parking structures will most likely be located. The remainder of the Property will be available for development in accordance with these PUD Standards and the Applicable City Ordinances. The private streets shown on the Concept Plan are hereby determined to be in conformity with the intent of the City's Thoroughfare Plan. All development within the Property must be consistent with the Concept Plan. In the event of any conflict or inconsistency between the PUD Standards and the Concept Plan,the PUD Standards shall control. Except as provided below, amendments to the Concept Plan shall be considered a zoning change to the PUD and shall be processed and approved in accordance with the Applicable City Ordinances. Notwithstanding the foregoing,however,the exact configuration of the private streets shown on the Concept Plan may be changed to accommodate the final design speed and geometry selected by the Property owner without such change constituting a zoning change to the PUD. Any such change based on the final selected design speed and geometry shall be provided as part of each site plan. Information contained on the Concept Plan that applies to land outside the Property is not part of the PUD and is provided for informational purposes only. B. Areas of Restricted Development. The Landscape Areas shown on the Concept Plan are intended to be preserved as permanent open space to buffer the Property from adjacent L development Development within these areas is restricted as hereinafter provided. C. Buildable Areas. The Buildable Areas within the Property shall consist of the entire area within the Property excluding only the Landscape Areas. I. Structured Parking Areas. In order to mitigate the impact of large areas of surface parking (and the substantial tree removal that would necessarily result), the Property will be developed with multi-level parking structures to accommodate at least 80%of the required parking. The most likely location for the parking structures(and the location with the least impact on existing tree cover)is the area identified on the Concept Plan. As provided by the City's existing Tree Preservation Ordinance,the"footprint"of such parking structures(plus an area within six feet of the foundations)will be exempt , from tree protection and tree replacement requirements. Because the use of parking structures will avoid paving large areas for surface parking, and because there is little design flexibility in the location of such parking structures, efforts to select garage "footprints"that minimize tree removal will not be required. f L 3 -r• 2. Other Buildable Areas. Buildable Areas for improvements within the remauider, of the Property (i.e., the total area within the Property excluding the parking area( described above) shall also be exempt from tree protection and tree replacement requirements. Notwithstanding such exemption, however, commercially reasonable efforts shall be used to identify Buildable Areas in an attempt to minimize the removal of quality trees with a diameter of six inches or greater measured 4'h feet above the ground. Such efforts shall not, however, require significant relocations of individual Buildable Areas or require Buildable Areas to be located so as to significantly alter or adversely affect the relationship of buildings, streets, and other improvements or otherwise 3 Zoning Case No.ZA!9-I5 (s., REVISED Jun.?,1 9 011907.00003:0433047.07 L.c7rYDOcS'ORD\CASESti4110.313.DOC 4 EXHIBIT "B" significantly alter or adversely affect the overall master planning for development of the Property. 5. DEVELOPMENT PLANS. The development of each portion,section,or phase of the Property must be in accordance with a development plan that has been processed and approved for such portion, section,or phase in accordance with all Applicable City Ordinances. There shall be no phasing or timing requirement for the submission of development plans, and there shall be no minimum area for a development plan. Development plans shall not require additional or updated traffic impact analyses unless the cumulative total floor area proposed for development within the Property has exceeded the maximum floor area assumed in the original traffic impact analysis that was submitted with the application for the PUD. Once approved, a development plan shall not have an expiration date. This approach is designed and intended to allow a large development to be approved in concept and then constructed in phases. The City recognizes that it is not feasible and is unrealistic to require a highly • detailed development plan to be completed on a very large project when it is recognized that the project will be constructed in sections or phases over several years. The PUD,which is based on the Concept Plan,reflects only zoning approval of a basic concept and may not be implemented until full development • plan approval for each portion,section,or phase has been granted;however,the approval of the Concept Plan entitles owners of the Property to rely on, and implement by subsequently approved development plans,the type,intensity,and density of uses set forth in the approved Concept Plan. Each development plan must be consistent with the approved Concept Plan. Amendments to approved development plans shall be processed and approved in accordance with all Applicable City Ordinances; however, such amendments shall not be considered a zoning change to the PUD. (al 6. SITE PLANS. The development of each portion,section, or phase of the Property must be in accordance with a site plan that has been processed and approved for such portion,section,or phase in accordance with all Applicable City Ordinances. There shall be no phasing or timing requirement for the submission of site plans,and there shall be no minimum area for a site plan. Site plans shall not require additional or updated traffic impact analyses unless the total cumulative floor area proposed for development of the Property has exceeded the maximum floor area assumed in the original traffic impact analysis that was submitted with the application for the PUD. Once approved,a site plan shall not have an expiration date. This approach is designed and intended to allow a large development to be approved in concept,to then have development proceed though a series of phased development plans,and finally to have construction proceed through a series of phased site plans. The City recognizes that it is not feasible and is unrealistic to require a highly detailed site plan to be completed on a very large project when it is recognized that the project will be constructed in sections or phases over several years. Each site plan must be consistent with the applicable approved development plan. Amendments to site plans shall be processed and approved in accordance with all Applicable City Ordinances;however,such amendments shall not be considered a zoning change to the PUD. { 7. USES. • , A. Permitted Principal Uses. The intent of this PUD is to permit the broadest range of Thigh-tech"uses to accommodate future technology changes in the fields of computer technology, information technology, data and information processing, and all services related thereto. The City recognizes, however, that future technology changes may occur beyond those that can be described in the PUD Standards. The Administrative Official of the City shall be authorized to interpret the following uses to accommodate future technology changes so as to achieve the intent of the PUD. 4 Zoning Case No.ZA99-056 REVISED June 7,1999 (160 011907.00005:0435047.07 LACITYDOCS\ORD\CASES1480-313.DOC Page 21 "t 3 -14y (hav EXHIBIT "B" The PUD shall permit those uses set forth in the "0-2," Office District, Section 19, of the Comprehensive Zoning Ordinance, as amended. In addition, the following uses shall be - permitted: • Agricultural uses(farm,ranch,orchard). • Communications facility, including, but not limited to, facilities that utilize satellite dishes,antennas,radio towers, fiber optic lines,telecommunications equipment,and all related hardware,software and services. All satellite dishes,antennas,radio towers,and similar communication equipment must be solely for use by the owners of the Property and occupants or users of the improvements located thereon(and none of such equipment may be sold or leased to third parties outside the PUD). All such equipment must be located within buildingsor 1� structures;or,if located outside a building,must be screened from view from all public roads.The location of all such equipment(including screening, as applicable)will be provided with each site plan. • Computer technology facility (ncluding but not limited to, facilities for research, • development, marketing sales and service, leasing/rental, maintenance and repair, distribution, and warehouse/storage of computer hardware, software, and related • services). • Conference center. • Data/information processing center. • Hotel. • Information technology facility, including but not limited to, facilities for research, development, marketing sales and service, leasing/rental, maintenance and repair, distribution,and warehouse/storage of information technology hardware, software, and related services. • Parking structures. • Private streets/alleys/drives(including gated/restricted access entry points). • Restaurant. • Training center. B. Accessory Uses. The PUD shall permit those uses set forth in Section 34 of the Zoning Ordinance,as they apply to the "0-2", Office District,as amended. In addition,the following accessory uses shall be permitted: . _l • Covered pedestrian walkways. • Footbridges(designed to meet minimum NCTCOG standards). • Communication equipment,including but not limited to,satellite dishes,antennas,radio towers, fiber optic lines, telecommunications equipment, etc. All satellite dishes, antennas,radio towers,and similar communication equipment must be solely for use by the owners of the Property and occupants or users of the improvements located thereon (and none of such equipment may be sold or leased to third parties outside the PUD). All such equipment must be located within buildings or structures; or, if located outside a building must be screened from view from all public roads. The location of all such equipment(including screening as applicable)will be provided with each site plan. 5 Zoning Cm No.ZA99456 (1110. REVISED 3u•s 7,1999 01 1907.00005:0435047.07 I.:,CMYDOCS1ORD\CASES4180-313.DOC ..„.• EXHIBIT "B" • Utilities(including,but not limited to,utility buildings and structures,utility distribution lines, utility shop and storage, electric transformers, electric substations, telephone, - electric, cable, and fiber optic switching stations, water and sewage pumping stations (above and below grade),water storage tanks and pumping systems(elevated or above grade),and water,sewer,electric,and gas meters). The following accessory uses shall be allowed within the same building as a permitted principal use without regard to the floor area of such accessory uses: • • Banks and financial institutions(including ATMs). • Beauty parlor/barbershop. • Day nursery or equivalent child care facility. • Drug store. • • General retail. • Health club/gymnasium. • • Job printing,lithography,printing,or blueprinting. • Laundry/dry cleaning(drop/pick). • Mailing service(private). • Maintenance vehicle fueling and service. • Medical care facility/clinic. • Newsstand. • Personal services. • Post office(governmental). • Printing,engraving and related reproductive services. • Quick copy/duplicating services. • Recycling collection and/or storage. • Restaurant,cafe,cafeteria,or dining facility. • Security guard quarters. • Shoe repair. • Stationery and/or book store. • • Temporary residential accommodations for employees/customers/visitors (full kitchens shall be prohibited). • Warehouse/storage(inside). The following accessory uses shall be allowed on a separate building site without regard to the floor area of such accessory uses: • Community facilities uses: 6 Zoning Case No.ZA99.056 REVISED loos 7,1999 (lite 011907.00005:0433047.07 LAC1TYDOc ORD\CASI•S1/a0-313.DOC 3-L1(e • (lbwEXHIBIT "B" a. private parks; b. recreational and open space to include playgrounds,parkways,greenbelts,ponds • and lakes, botanical gardens, nature centers, bird and wildlife sanctuaries, pedestrian paths,bicycle paths,and equestrian bridal trails; c. athletic, health, and sport facilities to include gyms, aerobic centers, spas, swimming pools,athletic fields,and sport/tennis courts;and d. other uses of a similar nature and character. • Day nursery or equivalent child care facility. • Health club/gymnasium. • Heliport/verti-port(limited to use by the owners of the Property and occupants or users of the improvements located thereon and subject to all applicable FAA requirements and approvals and subject to the designation of flight paths that maximize the use of the SH-114 corridor and minimize the overflight of residential areas). • HelistopJverti-stop(limited to use by the owners of the Property and of the improvements located thereon and subject to alloccupants requirementsor users applicable FAA and • approvals and subject to the designation of flight paths that maximize the use of the SH-1 14 corridor and minimize the overflight of residential areas). • Maintenance equipment storage(outside/screened). Such storage shall be limited to use by the owners of the Property and occupants or users of improvements located thereon. No storage will be provided to any person or business located outside the Property. • Maintenance vehicle fueling and service. # • Medical care facility/clinic. • Restaurant,cafe,cafeteria,or dining facility. • Temporary residential accommodations for employees/customers/visitors (full kitchens shall be prohibited). • Temporary construction materials storage(for each phase of development, limited to the time during which active construction is ongoing and for a period of 30 days thereafter). • Temporary construction office(for each phase of development,limited to the time during which active construction is ongoing and for a period of 30 days thereafter). 8. •DEVELOPMENT REGULATIONS. A. Height 1. Buildings. Except as provided below, no building (whether principal-use``or accessory use)shall exceed the greater of six stories above grade or 90 feet in height. 2. Structured Parking. Except as provided below,no parking structure shall exceed the greater of six levels above grade or 60 feet in height. 3. Architectural Features. Architectural features (i.e., portions of buildings or structures not intended for occupancy)which are integral to the architectural style of the 7 Zoning Cue No.ZA99-056 REVISED 3m 7,1999 01 I907.0000s;o435047.07 L 313.DOC i¢ 3-q I Y_ EXHIBIT "B" building or structure(including spires,belfries,towers,cupolas,domes,feature walls and • similar features)may exceed the height limitations set forth above by up to 70 feet. 4. Special Equipment. Mechanical equipment, penthouses,ventilation equipment, satellite dishes,antennas,cooling towers, and other similar equipment shall not exceed the actual height of the building by more than 25 feet. 5. Pitched Roofs. The height of a building(regardless of building size)with sloped or pitched roofs shall be measured to a point 15 feet above the highest occupied floor level. The high point of the sloped roof may exceed the height limitations set forth above by up to 50 feet. All measurements shall be from grade,as defined by Ordinance No. 480,Section 4.2. • B. Setbacks 1. Front Yard. Except as provided below,the minimum front yard setback shall be 30 feet however,up to 10%of the area of any building facade may extend up to 15 feet into any required front yard to accommodate building articulation design requirements. • Short term visitor and customer parking shall be allowed in required front yards. No front yard adjustments shall be required to achieve consistency or compatibility with surrounding or future public development. 2. Side Yard. Except as provided below, there shall be no minimum side yard setback. No side yard adjustments shall be required to achieve consistency or compatibility with surrounding or future public development. 3. Rear Yard. Except as provided below,the minimum rear yard setback shall be 10 feet. 4. Residential Slope Proximity.Notwithstanding the minimum setbacks set forth above, buildings within 400 feet of property zoned for single family uses shall have a minimum setback from the property line adjacent to such single family property of 40 feet or a distance that will not cause any building to exceed a height produced by a 4:1 slope line from the single family property,whichever produces the greater setback. 5. S.H. No. 114. Notwithstanding the setbacks set forth above, the minimum setback along SH-114 shall be 50 feet. 6. Projections. Every part of a required yard shall be open to the sky,unobstructed by a building, except for the ordinary projections of sills, belt courses, cornices, and ornamental features not exceeding 48 inches. 7. Accessory Buildings. Accessory buildings may be located anywhere within the Property(but not within any required setback). 8. Measurement of Setbacks. Setbacks shall apply to all private streets within the Property and shall be measured from the right-of-way line(whether established by platted lot,easement,or other instrument). C. Maximum Lot Coverage. The maximum lot coverage for all buildings (excluding parking structures)shall not exceed 50%of the total area of the Property. 8 Zoning Case No.ZA99-056 (.1 REVISED laws 7,1999 011907.000054135047.07 L: • y��e w r' . a .s 313.DOC -48 EXHIBIT "B" D. Maximum Impervious Coverage. The maximum impervious coverage shall not exceed • 65%of the total area of the Property. E. Floor Area. There shall be no maximum floor area ratio for any improvements. There shall be no maximum floor area except as may result from the application of the PUD Standards (e.g.,from the application of setbacks,height,coverage,etc.). 9. PARKING/LOADING. A. Parking Spaces Required. At least one parking space shall be provided for each 300 square feet of"principal-use" floor area developed within the Property. No additional spaces shall be required for any accessory use floor area. B. Location of Parking Spaces. All required parking spaces shall be located within the Property;however no parking shall be allowed within the Landscape Areas shown on the Concept Plan. C. Parking Space Size. All parking spaces shall be at least 8'14 feet wide and 18 feet long. • Structural columns within any parking structure may project into the perimeter of"head-in" parking spaces up to one half the cross-sectional area of the column. D. Off-Street Loading/Service Areas. At least one off-street loading/service area shall be provided for each 200,000 square feet of"principal-use"floor area developed within the Property. No additional area shall be required for any accessory use floor area. Development of the Property as a private, campus-style corporate headquarters offers an opportunity to consolidate loading and service functions within one or more buildings or one or more locations. Such consolidated locations minimize the need for multiple loading/service areas and isolate large truck traffic to a few selected locations within the campus. Smaller scale distribution is then permitted. The location of such consolidated areas will be shown on all site plans. 10. ARCHITECTURAL STANDARDS. A. Building Materials; Masonry Requirements. Buildings within the Property may be constructed of a variety of different building materials,and there shall be no minimum masonry requirement. Building materials shall include masonry materials, as defined in Ordinance No. 557,architectural concrete,architectural metal panels,glass,and other similar materials. Pm-cast . concrete panels(including"tilt-wall")may be used for accessory-use maintenance buildings that are not visible from public rights-of-way. In addition,the facade of any parking structure that is visible east of the park dedication land shown on the Concept Plan shall (if constnated.of architectural concrete)include an architectural treatment(e.g.,texture,color,relief,or detail).. B. Reflective Glass. Any individual building facade may be 100%glass;however,no:more y. than 80% of the total facade area of all buildings within the Property shall be glass. The maximum outward solar reflectivity of glass used shall be 35%. C. Facade Articulation. It is the intent of this PUD to comply with the spirit and intent of the City's requirement for building facade articulation standards;however, it is also the intent of this PUD to avoid the imposition of a rigid mathematical formula to achieve such articulation. Consequently,this PUD does require that building facades include design articulation that will be approved with each site plan. Facade articulation may be achieved for individual buildings 9 Zoning Case No.ZA99454 REVISED Jane 7,1999 011907.00005:0435047.07 L:\CITYDOCSIORD\CASES\480-313.DOC Pate 26 . EXHIBIT "B" through a combination of design techniques including,but not limited to,projections,overhangs, and incisions/cuts. Facade articulation may also be achieved by considering the effect of(i)the • location of one building to another, (ii) the manner in which buildings are grouped, and (iii) variations in architectural surface treatments such as color,texture,relief,and detail. The facade articulations standards for parking structures will differ somewhat from the standards for office buildings because of their intended use(i.e.,storing cars),reduced design flexibility,and the fact that visibility of such structures from SH-114 will be minimal (with no visibility of such structures during any but the very last phases of development). D. Exposed Structural/Architectural Columns. Structural concrete or steel elements may remain exposed if given some architectural treatment(e.g.,color,texture,relief,or detail). E. Roof Design Standards. All structures shall be constructed with either a pitched root flat roof with a parapet, mansard roof, or any combination thereof. All flat roof surfaces will be screened from ground level views. Parking structure decks shall not to be considered roofs. Roofs of stairwells and elevator machine rooms and other similar spaces shall be exempt from roofing design standards so long as they are not be visible from ground level. • 11. SCREENING. The following improvements shall be screened from view from public rights-of- way located outside the Property: mechanical equipment, rooftop appurtenances, satellite dishes, antennas,outside storage,trash/recycling receptacles,and off street loading/service areas. No screening shall be required from any rights-of-way within the Property,and no screening shall be required for any surface parking lots or for any parking structures. Screening shall be accomplished with masonry, landscaping,or any combination thereof. 12. LANDSCAPE STANDARDS. The size of the Property,the"campus-style"development being proposed,the utilization of parking structures to minimize surface parking, and the requirement for at least 35% pervious cover will create a developed site with vast areas of open space that will include existing, natural vegetation, including thousands of mature trees. Consequently, there is no need for narrow bufferyards (and the related planting requirements) typically required for much smaller commercial sites. Nevertheless, in addition to the natural vegetation and trees that will be preserved, additional landscape standards are required for(i)the Landscape Areas shown on the Concept Plan,(ii) interior landscape areas based on building size, and (iii) parking island landscaping for surface parking lots. The interior landscape area requirements and parking island requirements are very similar to the City's existing requirements;however,more liberal planting credits are allowed for enhanced paving and to preserve existing trees. Such credits are appropriate for a campus-style development and will strongly encourage retaining natural tree groupings and trees near future building sites. Such credits will also simplify and reduce the maintenance costs associated with large areas of small shrubs and ground cover. A. Landscape Areas. The Concept Plan identifies Landscape Areas up to 50 feet wide and larger that virtually encircle the Property. These Landscape Areas will be preserved as permanent • open space, and, together with the park dedication, will buffer the Property from adjacent development. With the exception of small security structures (i.e., "guardhouses"), no paved surfaces or buildings or structures of any kind may be located within the Landscape Areas without site plan approval. The intent is to preserve these areas in a natural, undisturbed • condition; however, additional landscaping may be planted within them at the option of the Property owner. Landscape Areas may be irrigated or left natural. B. Interior Landscape Areas. Subject to the reductions set forth below, the amount of interior landscape area required within the Property shall be computed based on all buildings (excluding parking structures) within the Property, and for each building (excluding parking 10 Zoning Case No. .199 REVISEDsehoe 7 .056 011907.00005:0435047.07 t.:\CITYDOCS\ORD\CASESIl60.313.DOC Page 27 3 50 -„ (41„." EXHIBIT "B" structures)shall equal 50%of the largest floor area of such building. The following plantings shall be required within the Property based on the interior landscape area as computed above:one • canopy tree per 600 square feet;one accent tree per 300 square feet;one shrub(15 inch deciduous or 12 inch evergreen)per 60 square feet;and 10%of such interior landscape area must be planted as ground cover. These required plantings shall be reduced as follows: 1. Existing Plant Credits. Existing trees which are within 250 feet of any building shall reduce the required plantings as follows: Size of Existing Tree Planting Reductions Canopy Accent Shrubs 1 A"—5"caliper 1 or 2 or 6 6"—11"caliper 2 or 3 or 12 12"and greater 3 or 4 or_ 18 2. Substitute Plantings. One additional canopy tree may be substituted for 10 shrubs or 500 square feet of ground cover. One additional accent tree may be substituted for five shrubs or 250 square feet of ground cover. 3. Enhanced Pavement Credits. For each square foot of enhanced pavement area, the required Ian area area shall be reduced b 0.5 reduction of 25%. y square feet,up to a maximum overall C. Parking Lot Landscaping. 1. Structured Parkin 4. There shall be no landscaping requirements applicable to parking structures. 2. Surface Parking. a. Planter Islands. Planter islands shall be provided in all surface parking areas on the basis of 10 square feet of landscape area for each parking space pho ided.requi Where d reasonably possible,each row of parking spaces shall provide landscape area; however, islands may be placed near buildings, throughout the parking area, or at the end of the rows away from buildings. These island requirements may be modified in situations where it would be beneficial to combine an awkward or hazardous island into a larger island. Planter islands shall have a minimum width of eight feet back-to-back if curbed or nine feet edge-to-edge if no curb is intended,and shall be 18 feet long. Planter island landscape areas count towards the total required interior landscape area. b. Existin A Trees. The following variations to the planter island requirements shall be permitted to preserve existing trees. For existing trees,the minimum width of the planter island shall be as follows: 5"caliper or less= 8 foot minimum width 6"—12"caliper =12 foot minimum width greater than 12"caliper = 18 foot minimum width 11 Zoning Case No.ZA99.056 REVISED loos 7,1999 011907.00005:0433017.07 LAC 313.DOC K f! EXHIBIT "B" Planting Requirements. A minimum of 50% of all planter islands shall contain a minimum of one canopy tree(with the remaining area in shrubs,ground • cover, grasses, or seasonal color). Planter islands which have light poles for lighting the parking areas may substitute two accent trees for the required canopy tree. At least 50% of all trees must be 4 inch caliper or greater, and the remainder must be two inch caliper or greater. 13. FENCING. Perimeter fencing visible from SH-114 will be constructed of wrought iron, masonry,other architectural metal,or any combination thereof. Other materials that are architecturally compatible with the buildings visible from SH-114 may also be used if approved by a site plan. Fencing that is not visible from SH-114 and that is generally screened by vegetation will be constructed of coated, dark-colored chain link. No fencing articulation shall be required. The details of fence design will be provided as part of each site plan. 14. ACCESS CONTROL STRUCTURES. Access control structures that are visible from any public rights-of-way outside the Property will be constructed of materials that are the same as or substantially similar to the buildings visible from such rights-of-way. Such structures may also be 'constructed of any other material that is architecturally compatible with the buildings that are visible, provided such other materials are approved on a site plan. Access control structures that are not visible from public rights-of-way outside the Property may be constructed of masonry, wood, architectural concrete,metal panels,or any combination thereof. 15. PARKS/TRAIIS✓OPEN SPACE. Except as provided in the Concept Plan, there shall be no other requirements for parks,trails,or public open space. 16. DRIVEWAY REQUIREMENTS. None of the standards or requirements for driveways included in Driveway Ordinance No.634,as amended,shall apply to the Property. 12 Zoning Case No.ZA99-056 REVISED June 7.1999 011907.00003:0435047.07 L:\CrrYDOCSIORD\CASES14I0-313.DOC Page 29_: • EXHIBIT "C" This page reserved for the City Council motion. _ . (04 LACITYDOCSAORDTASES4110-313-DOC Page 30 41- 40p EXHIBIT "C" • This page reserved for the City Council motion. C L:\CITYDOCS\ORD\CASES\480-313.DOC Page 31 3-sK Exhibit "B" to Ordinance No. PUD Development Standards SABRE Non Residential Planned Unit Development 1. PURPOSE. The purpose of this SABRE Non Residential Planned Unit Development, Ordinance No. is to facilitate the development of a high quality, controlled access, master planned headquarters for a major corporate user such as a "Fortune 500" company. The PUD includes approximately 154.8 acres as described on Exhibit"A"to the PUD and as shown on the Concept Plan attached as Exhibit"B-1"hereto. It is anticipated that the Property will be developed as a secure (i.e., controlled access) "campus style" corporate headquarters. Security may include a full perimeter fence with a combination of attended and automatic access controls. Emergency access will be provided as required by the City's Fire Marshal. Access design will include adequate areas to accommodate vehicles that inadvertently approach the Property and must turn around without entering. It is anticipated that the Property will be developed with private streets designed to the same City construction standards that apply to public streets (with the exception that landscape medians may be left natural rather than irrigated). The design speed and geometry of the streets will be determined by the Property owner consistent with the "campus style" atmosphere of the development (with a minimum design speed of 25 mph). It is also anticipated that a portion of existing Kirkwood Boulevard (from SH-114 to the boundary of the Property) and a portion of existing T.W. King Road (that lies between the Property and Tract 2 of the MTP-IBM Addition No. 1) will be abandoned and closed for public use. Public use of"old"T.W. King Road west of said Tract 2 will continue. Maintenance of the private streets (to public street standards)will be the sole responsibility of the Property owner. The primary access from the Property to public streets will be provided by the private streets shown on the Concept Plan. Emergency (including police, fire, ambulance, and utilities) and security access to the Property may be provided by the access road to White Chapel Road (also shown on the Concept Plan). It will also be necessary to use the White Chapel access road for construction access during the first phase of development which is expected to be completed within two years after the first building permit is issued. This construction access is necessary because no access will exist across the North Fork of Kirkwood Branch until the first phase is completed. The details of private street design (including design speed, geometry,and access to public streets)will be provided as part of each site plan. The Property will be developed to include the dedication to the City of approximately 3.61 acres for a public park along the southeastern boundary of the Property adjacent to the South Fork of Kirkwood Branch(as shown on the Concept Plan). The dedication will reserve the right (but not the obligation) to maintain and landscape such park area at the Property owner's expense and the right to review the design of any improvements to be located or constructed within such park area. The City will include such park dedication in its regional trail system plan and will be responsible for the construction and maintenance of all improvements. All improvements will be designed to take maximum advantage of the natural topography and to minimize the impact on all trees. It is anticipated that the Property will be developed to include open space amenities for employees, visitors, and customers such as trails, parks, and other pedestrian-oriented areas. These amenities will be designed to take maximum advantage of the natural topography of the Property and to minimize the impact on all trees. These amenities will also be designed to be architecturally compatible with both the natural environment in which they are located and the buildings they serve. Details 1 {EC'O JUN 0 71999 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.07 regarding these amenities will be provided as part of each site plan. Because these amenities serve only "private" development within the Property, a formal Pedestrian Access Plan is not required. In addition to open space amenities for employees, visitors, and customers, the Concept Plan identifies Landscape Areas around the full perimeter of the Property. These areas, together with the dedicated park land,will buffer the Property from adjacent development. 2. DEFINITIONS. For purposes of this SABRE Non Residential Planned Unit Development, the following terms are hereby defined: A. "Applicable City Ordinances" means the ordinances of the City, as amended, that regulate the development and use of land within the City including, but not limited to, Zoning Ordinance No. 480 and the Uniform Building Code. B. "Buildable Area" means all of the following areas (as shown on an approved final plat or approved site plan): (i)the "footprint" of each building or structure, (ii)the area within six feet of each building or structure foundation, (iii)public and private rights-of-way, (iv)public and private utility and drainage easements; (v)fire lanes, and (vi)all parking areas(including parking areas that exceed required parking). C. "City" means the City of Southlake, Texas D. "Concept Plan" means the concept plan attached as Exhibit B-1 to the PUD. E. "Landscape Area" means those areas (as shown on the Concept Plan) that will be preserved as permanent open space to buffer the Property from adjacent development. F. "Property" means the real property described on Exhibit A to the PUD. G. "PUD Standards" means the development standards established by Exhibit B to the PUD. H. "PUD" means this SABRE Non Residential Planned Unit Development zoning district, Ordinance No. , including Exhibits A,B,B-1, and C attached hereto. Except as defined above, all terms used in this PUD shall have the meaning given to them by the Applicable City Ordinances. 3. DEVELOPMENT STANDARDS. The requirements of this Exhibit "B" (including the Concept Plan) constitute the PUD Standards that apply to the Property and pursuant to which all development within the Property shall occur. To the extent any aspect of development is regulated by these PUD Standards, it is the intent that these PUD Standards shall be exclusive. For example, the landscape standards set forth herein shall be the only landscape standards that apply to the Property. If these PUD Standards do not regulate a particular aspect of development, then such particular aspect of development shall be regulated by reference to those provisions of the Applicable City Ordinances that would otherwise apply to the "0-2 Office" zoning district, as amended. In the event of any conflict, inconsistency, or ambiguity between the PUD Standards and the Applicable City Ordinances, the PUD Standards shall control. In addition, to the extent reasonably possible, the Applicable City Ordinances shall be applied and interpreted to give effective to the intent of the PUD and the PUD Standards. If an amendment to any Applicable City Ordinance results in any non-conformity within the Property, such non-conformity may be continued indefinitely, as a matter of right, and shall be treated (for all purposes) as a legal use of the Property to the same extent as if the non-conformity had never existed. 2 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.07 4. CONCEPT PLAN. A. Development Consistent with Concept Plan. The PUD is being processed with the Concept Plan attached hereto as Exhibit"B-1" and incorporated as part of the PUD for all purposes. The Concept Plan identifies (i) specific Landscape Areas within which development will be restricted, (ii)the approximate location of major private streets, and (iii)the area within which parking structures will most likely be located. The remainder of the Property will be available for development in accordance with these PUD Standards and the Applicable City Ordinances. The private streets shown on the Concept Plan are hereby determined to be in conformity with the intent of the City's Thoroughfare Plan. All development within the Property must be consistent with the Concept Plan. In the event of any conflict or inconsistency between the PUD Standards and the Concept Plan, the PUD Standards shall control. Except as provided below, amendments to the Concept Plan shall be considered a zoning change to the PUD and shall be processed and approved in accordance with the Applicable City Ordinances. Notwithstanding the foregoing, however, the exact configuration of the private streets shown on the Concept Plan may be changed to accommodate the final design speed and geometry selected by the Property owner without such change constituting a zoning change to the PUD. Any such change based on the final selected design speed and geometry shall be provided as part of each site plan. Information contained on the Concept Plan that applies to land outside the Property is not part of the PUD and is provided for informational purposes only. B. Areas of Restricted Development. The Landscape Areas shown on the Concept Plan are intended to be preserved as permanent open space to buffer the Property from adjacent development. Development within these areas is restricted as hereinafter provided. C. Buildable Areas. The Buildable Areas within the Property shall consist of the entire area within the Property excluding only the Landscape Areas. 1. Structured Parking Areas. In order to mitigate the impact of large areas of surface parking (and the substantial tree removal that would necessarily result), the Property will be developed with multi-level parking structures to accommodate at least 80% of the required parking. The most likely location for the parking structures (and the location with the least impact on existing tree cover) is the area identified on the Concept Plan. As provided by the City's existing Tree Preservation Ordinance, the "footprint" of such parking structures (plus an area within six feet of the foundations) will be exempt from tree protection and tree replacement requirements. Because the use of parking structures will avoid paving large areas for surface parking, and because there is little design flexibility in the location of such parking structures, efforts to select garage "footprints"that minimize tree removal will not be required. 2. Other Buildable Areas. Buildable Areas for improvements within the remainder of the Property (i.e., the total area within the Property excluding the parking area described above) shall also be exempt from tree protection and tree replacement requirements. Notwithstanding such exemption, however, commercially reasonable efforts shall be used to identify Buildable Areas in an attempt to minimize the removal of quality trees with a diameter of six inches or greater measured 4'h feet above the ground. Such efforts shall not, however, require significant relocations of individual Buildable Areas or require Buildable Areas to be located so as to significantly alter or adversely affect the relationship of buildings, streets, and other improvements or otherwise 3 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.07 significantly alter or adversely affect the overall master planning for development of the Property. 5. DEVELOPMENT PLANS. The development of each portion, section, or phase of the Property must be in accordance with a development plan that has been processed and approved for such portion, section, or phase in accordance with all Applicable City Ordinances. There shall be no phasing or timing requirement for the submission of development plans, and there shall be no minimum area for a development plan. Development plans shall not require additional or updated traffic impact analyses unless the cumulative total floor area proposed for development within the Property has exceeded the maximum floor area assumed in the original traffic impact analysis that was submitted with the application for the PUD. Once approved, a development plan shall not have an expiration date. This approach is designed and intended to allow a large development to be approved in concept and then constructed in phases. The City recognizes that it is not feasible and is unrealistic to require a highly detailed development plan to be completed on a very large project when it is recognized that the project will be constructed in sections or phases over several years. The PUD, which is based on the Concept Plan,reflects only zoning approval of a basic concept and may not be implemented until full development plan approval for each portion, section, or phase has been granted; however, the approval of the Concept Plan entitles owners of the Property to rely on, and implement by subsequently approved development plans, the type, intensity, and density of uses set forth in the approved Concept Plan. Each development plan must be consistent with the approved Concept Plan. Amendments to approved development plans shall be processed and approved in accordance with all Applicable City Ordinances; however, such amendments shall not be considered a zoning change to the PUD. 6. SITE PLANS. The development of each portion, section, or phase of the Property must be in accordance with a site plan that has been processed and approved for such portion, section, or phase in accordance with all Applicable City Ordinances. There shall be no phasing or timing requirement for the submission of site plans, and there shall be no minimum area for a site plan. Site plans shall not require additional or updated traffic impact analyses unless the total cumulative floor area proposed for development of the Property has exceeded the maximum floor area assumed in the original traffic impact analysis that was submitted with the application for the PUD. Once approved, a site plan shall not have an expiration date. This approach is designed and intended to allow a large development to be approved in concept,to then have development proceed though a series of phased development plans, and finally to have construction proceed through a series of phased site plans. The City recognizes that it is not feasible and is unrealistic to require a highly detailed site plan to be completed on a very large project when it is recognized that the project will be constructed in sections or phases over several years. Each site plan must be consistent with the applicable approved development plan. Amendments to site plans shall be processed and approved in accordance with all Applicable City Ordinances; however, such amendments shall not be considered a zoning change to the PUD. 7. USES. A. Permitted Principal Uses. The intent of this PUD is to permit the broadest range of"high-tech" uses to accommodate future technology changes in the fields of computer technology, information technology, data and information processing, and all services related thereto. The City recognizes, however, that future technology changes may occur beyond those that can be described in the PUD Standards. The Administrative Official of the City shall be authorized to interpret the following uses to accommodate future technology changes so as to achieve the intent of the PUD. 4 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:043 5 047.07 The PUD shall permit those uses set forth in the "0-2," Office District, Section 19, of the Comprehensive Zoning Ordinance, as amended. In addition, the following uses shall be permitted: • Agricultural uses(farm,ranch,orchard). • Communications facility, including, but not limited to, facilities that utilize satellite dishes, antennas, radio towers, fiber optic lines, telecommunications equipment, and all related hardware, software and services. All satellite dishes, antennas, radio towers, and similar communication equipment must be solely for use by the owners of the Property and occupants or users of the improvements located thereon(and none of such equipment may be sold or leased to third parties outside the PUD). All such equipment must be located within buildings or structures; or, if located outside a building, must be screened from view from all public roads. The location of all such equipment(including screening, as applicable)will be provided with each site plan. • Computer technology facility (including, but not limited to, facilities for research, development, marketing, sales and service, leasing/rental, maintenance and repair, distribution, and warehouse/storage of computer hardware, software, and related services). • Conference center. • Data/information processing center. • Hotel. • Information technology facility, including, but not limited to, facilities for research, development, marketing, sales and service, leasing/rental, maintenance and repair, distribution, and warehouse/storage of information technology hardware, software, and related services. • Parking structures. • Private streets/alleys/drives(including gated/restricted access entry points). • Restaurant. • Training center. B. Accessory Uses. The PUD shall permit those uses set forth in Section 34 of the Zoning Ordinance, as they apply to the "0-2", Office District, as amended. In addition, the following accessory uses shall be permitted: • Covered pedestrian walkways. • Footbridges(designed to meet minimum NCTCOG standards). • Communication equipment, including, but not limited to, satellite dishes, antennas, radio towers, fiber optic lines, telecommunications equipment, etc. All satellite dishes, antennas, radio towers, and similar communication equipment must be solely for use by the owners of the Property and occupants or users of the improvements located thereon (and none of such equipment may be sold or leased to third parties outside the PUD). All such equipment must be located within buildings or structures; or, if located outside a building, must be screened from view from all public roads. The location of all such equipment(including screening,as applicable)will be provided with each site plan. 5 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.07 • Utilities (including, but not limited to, utility buildings and structures, utility distribution lines, utility shop and storage, electric transformers, electric substations, telephone, electric, cable, and fiber optic switching stations, water and sewage pumping stations (above and below grade), water storage tanks and pumping systems (elevated or above grade),and water, sewer,electric,and gas meters). The following accessory uses shall be allowed within the same building as a permitted principal use without regard to the floor area of such accessory uses: • Banks and financial institutions(including ATMs). • Beauty parlor/barbershop. • Day nursery or equivalent child care facility. • Drug store. • General retail. • Health club/gymnasium. • Job printing, lithography,printing,or blueprinting. • Laundry/dry cleaning(drop/pick). • Mailing service(private). • Maintenance vehicle fueling and service. • Medical care facility/clinic. • Newsstand. • Personal services. • Post office(governmental). • Printing,engraving and related reproductive services. • Quick copy/duplicating services. • Recycling collection and/or storage. • Restaurant,cafe,cafeteria,or dining facility. • Security guard quarters. • Shoe repair. • Stationery and/or book store. • Temporary residential accommodations for employees/customers/visitors (full kitchens shall be prohibited). • Warehouse/storage(inside). The following accessory uses shall be allowed on a separate building site without regard to the floor area of such accessory uses: • Community facilities uses: 6 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.07 4 a. private parks; b. recreational and open space to include playgrounds, parkways, greenbelts, ponds and lakes, botanical gardens, nature centers, bird and wildlife sanctuaries, pedestrian paths,bicycle paths,and equestrian bridal trails; c. athletic, health, and sport facilities to include gyms, aerobic centers, spas, swimming pools,athletic fields, and sport/tennis courts; and d. other uses of a similar nature and character. • Day nursery or equivalent child care facility. • Health club/gymnasium. • Heliportiverti-port(limited to use by the owners of the Property and occupants or users of the improvements located thereon and subject to all applicable FAA requirements and approvals and subject to the designation of flight paths that maximize the use of the SH-114 corridor and minimize the overflight of residential areas). • Helistop/verti-stop (limited to use by the owners of the Property and occupants or users of the improvements located thereon and subject to all applicable FAA requirements and approvals and subject to the designation of flight paths that maximize the use of the SH-114 corridor and minimize the overflight of residential areas). • Maintenance equipment storage (outside/screened). Such storage shall be limited to use by the owners of the Property and occupants or users of improvements located thereon. No storage will be provided to any person or business located outside the Property. • Maintenance vehicle fueling and service. • Medical care facility/clinic. • Restaurant,cafe, cafeteria,or dining facility. • Temporary residential accommodations for employees/customers/visitors (full kitchens shall be prohibited). • Temporary construction materials storage (for each phase of development, limited to the time during which active construction is ongoing and for a period of 30 days thereafter). • Temporary construction office(for each phase of development, limited to the time during which active construction is ongoing and for a period of 30 days thereafter). 8. DEVELOPMENT REGULATIONS. A. Height 1. Buildings. Except as provided below, no building (whether principal-use or accessory use) shall exceed the greater of six stories above grade or 90 feet in height. 2. Structured Parking. Except as provided below, no parking structure shall exceed the greater of six levels above grade or 60 feet in height. 3. Architectural Features. Architectural features (i.e., portions of buildings or structures not intended for occupancy) which are integral to the architectural style of the 7 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.07 building or structure(including spires, belfries, towers, cupolas, domes, feature walls and similar features)may exceed the height limitations set forth above by up to 70 feet. 4. Special Equipment. Mechanical equipment, penthouses, ventilation equipment, satellite dishes, antennas, cooling towers, and other similar equipment shall not exceed the actual height of the building by more than 25 feet. 5. Pitched Roofs. The height of a building (regardless of building size) with sloped or pitched roofs shall be measured to a point 15 feet above the highest occupied floor level. The high point of the sloped roof may exceed the height limitations set forth above by up to 50 feet. All measurements shall be from grade, as defined by Ordinance No. 480, Section 4.2. B. Setbacks 1. Front Yard. Except as provided below, the minimum front yard setback shall be 30 feet; however, up to 10% of the area of any building façade may extend up to 15 feet into any required front yard to accommodate building articulation design requirements. Short term visitor and customer parking shall be allowed in required front yards. No front yard adjustments shall be required to achieve consistency or compatibility with surrounding or future public development. 2. Side Yard. Except as provided below, there shall be no minimum side yard setback. No side yard adjustments shall be required to achieve consistency or compatibility with surrounding or future public development. 3. Rear Yard. Except as provided below, the minimum rear yard setback shall be 10 feet. 4. Residential Slope Proximity. Notwithstanding the minimum setbacks set forth above, buildings within 400 feet of property zoned for single family uses shall have a minimum setback from the property line adjacent to such single family property of 40 feet or a distance that will not cause any building to exceed a height produced by a 4:1 slope line from the single family property,whichever produces the greater setback. 5. S.H. No. 114. Notwithstanding the setbacks set forth above, the minimum setback along SH-114 shall be 50 feet. 6. Projections. Every part of a required yard shall be open to the sky, unobstructed by a building, except for the ordinary projections of sills, belt courses, cornices, and ornamental features not exceeding 48 inches. 7. Accessory Buildings. Accessory buildings may be located anywhere within the Property(but not within any required setback). 8. Measurement of Setbacks. Setbacks shall apply to all private streets within the Property and shall be measured from the right-of-way line(whether established by platted lot, easement, or other instrument). C. Maximum Lot Coverage. The maximum lot coverage for all buildings (excluding parking structures)shall not exceed 50%of the total area of the Property. 8 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.07 D. Maximum Impervious Coverage. The maximum impervious coverage shall not exceed 65%of the total area of the Property. E. Floor Area. There shall be no maximum floor area ratio for any improvements. There shall be no maximum floor area except as may result from the application of the PUD Standards (e.g.,from the application of setbacks,height,coverage,etc.). 9. PARKING/LOADING. A. Parking Spaces Required. At least one parking space shall be provided for each 300 square feet of "principal-use" floor area developed within the Property. No additional spaces shall be required for any accessory use floor area. B. Location of Parking Spaces. All required parking spaces shall be located within the Property; however no parking shall be allowed within the Landscape Areas shown on the Concept Plan. C. Parking Space Size. All parking spaces shall be at least 81/2 feet wide and 18 feet long. Structural columns within any parking structure may project into the perimeter of "head-in" parking spaces up to one half the cross-sectional area of the column. D. Off-Street Loading/Service Areas. At least one off-street loading/service area shall be provided for each 200,000 square feet of"principal-use" floor area developed within the Property. No additional area shall be required for any accessory use floor area. Development of the Property as a private, campus-style corporate headquarters offers an opportunity to consolidate loading and service functions within one or more buildings or one or more locations. Such consolidated locations minimize the need for multiple loading/service areas and isolate large truck traffic to a few selected locations within the campus. Smaller scale distribution is then permitted. The location of such consolidated areas will be shown on all site plans. 10. ARCHITECTURAL STANDARDS. A. Building Materials; Masonry Requirements. Buildings within the Property may be constructed of a variety of different building materials, and there shall be no minimum masonry requirement. Building materials shall include masonry materials, as defined in Ordinance No. 557, architectural concrete, architectural metal panels, glass, and other similar materials. Pre-cast concrete panels (including "tilt-wall") may be used for accessory-use maintenance buildings that are not visible from public rights-of-way. In addition, the facade of any parking structure that is visible east of the park dedication land shown on the Concept Plan shall (if constructed of architectural concrete)include an architectural treatment(e.g.,texture,color,relief,or detail). B. Reflective Glass. Any individual building facade may be 100% glass; however, no more than 80% of the total facade area of all buildings within the Property shall be glass. The maximum outward solar reflectivity of glass used shall be 35%. C. Facade Articulation. It is the intent of this PUD to comply with the spirit and intent of the City's requirement for building façade articulation standards; however, it is also the intent of this PUD to avoid the imposition of a rigid mathematical formula to achieve such articulation. Consequently,this PUD does require that building facades include design articulation that will be approved with each site plan. Façade articulation may be achieved for individual buildings 9 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.07 through a combination of design techniques including, but not limited to, projections, overhangs, and incisions/cuts. Façade articulation may also be achieved by considering the effect of(i) the location of one building to another, (ii) the manner in which buildings are grouped, and (iii) variations in architectural surface treatments such as color, texture, relief, and detail. The façade articulations standards for parking structures will differ somewhat from the standards for office buildings because of their intended use (i.e., storing cars), reduced design flexibility, and the fact that visibility of such structures from SH-114 will be minimal (with no visibility of such structures during any but the very last phases of development). D. Exposed Structural/Architectural Columns. Structural concrete or steel elements may remain exposed if given some architectural treatment(e.g.,color,texture, relief,or detail). E. Roof Design Standards. All structures shall be constructed with either a pitched roof, flat roof with a parapet, mansard roof, or any combination thereof. All flat roof surfaces will be screened from ground level views. Parking structure decks shall not to be considered roofs. Roofs of stairwells and elevator machine rooms and other similar spaces shall be exempt from roofing design standards so long as they are not be visible from ground level. 11. SCREENING. The following improvements shall be screened from view from public rights-of- way located outside the Property: mechanical equipment, rooftop appurtenances, satellite dishes, antennas, outside storage, trash/recycling receptacles, and off street loading/service areas. No screening shall be required from any rights-of-way within the Property, and no screening shall be required for any surface parking lots or for any parking structures. Screening shall be accomplished with masonry, landscaping, or any combination thereof. 12. LANDSCAPE STANDARDS. The size of the Property, the "campus-style" development being proposed, the utilization of parking structures to minimize surface parking, and the requirement for at least 35% pervious cover will create a developed site with vast areas of open space that will include existing, natural vegetation, including thousands of mature trees. Consequently, there is no need for narrow bufferyards (and the related planting requirements) typically required for much smaller commercial sites. Nevertheless, in addition to the natural vegetation and trees that will be preserved, additional landscape standards are required for (i) the Landscape Areas shown on the Concept Plan, (ii) interior landscape areas based on building size, and (iii) parking island landscaping for surface parking lots. The interior landscape area requirements and parking island requirements are very similar to the City's existing requirements; however, more liberal planting credits are allowed for enhanced paving and to preserve existing trees. Such credits are appropriate for a campus-style development and will strongly encourage retaining natural tree groupings and trees near future building sites. Such credits will also simplify and reduce the maintenance costs associated with large areas of small shrubs and ground cover. A. Landscape Areas. The Concept Plan identifies Landscape Areas up to 50 feet wide and larger that virtually encircle the Property. These Landscape Areas will be preserved as permanent open space, and, together with the park dedication, will buffer the Property from adjacent development. With the exception of small security structures (i.e., "guardhouses"), no paved surfaces or buildings or structures of any kind may be located within the Landscape Areas without site plan approval. The intent is to preserve these areas in a natural, undisturbed condition; however, additional landscaping may be planted within them at the option of the Property owner. Landscape Areas may be irrigated or left natural. B. Interior Landscape Areas. Subject to the reductions set forth below, the amount of interior landscape area required within the Property shall be computed based on all buildings (excluding parking structures) within the Property, and for each building (excluding parking 10 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.07 structures) shall equal 50% of the largest floor area of such building. The following plantings shall be required within the Property based on the interior landscape area as computed above: one canopy tree per 600 square feet; one accent tree per 300 square feet; one shrub(15 inch deciduous or 12 inch evergreen)per 60 square feet; and 10% of such interior landscape area must be planted as ground cover. These required plantings shall be reduced as follows: 1. Existing Plant Credits. Existing trees which are within 250 feet of any building shall reduce the required plantings as follows: Size of Existing Tree Planting Reductions Canopy Accent Shrubs —5"caliper 1 or 2 or 6 6"— 11" caliper 2 or 3 or 12 12" and greater 3 or 4 or 18 2. Substitute Plantings. One additional canopy tree may be substituted for 10 shrubs or 500 square feet of ground cover. One additional accent tree may be substituted for five shrubs or 250 square feet of ground cover. 3. Enhanced Pavement Credits. For each square foot of enhanced pavement area, the required landscape area shall be reduced by 0.5 square feet, up to a maximum overall reduction of 25%. C. Parking Lot Landscaping. 1. Structured Parking. There shall be no landscaping requirements applicable to parking structures. 2. Surface Parking. a. Planter Islands. Planter islands shall be provided in all surface parking areas on the basis of 10 square feet of landscape area for each parking space provided. Where reasonably possible, each row of parking spaces shall provide the required landscape area; however, islands may be placed near buildings, throughout the parking area, or at the end of the rows away from buildings. These island requirements may be modified in situations where it would be beneficial to combine an awkward or hazardous island into a larger island. Planter islands shall have a minimum width of eight feet back-to-back if curbed or nine feet edge-to-edge if no curb is intended,and shall be 18 feet long. Planter island landscape areas count towards the total required interior landscape area. b. Existing Trees. The following variations to the planter island requirements shall be permitted to preserve existing trees. For existing trees, the minimum width of the planter island shall be as follows: 5" caliper or less= 8 foot minimum width 6"— 12" caliper = 12 foot minimum width greater than 12" caliper = 18 foot minimum width 11 Zoning Case No.ZA99-056 REVISED June 7, 1999 011907.00005:043 5047.07 c. Planting Requirements. A minimum of 50% of all planter islands shall contain a minimum of one canopy tree(with the remaining area in shrubs, ground cover, grasses, or seasonal color). Planter islands which have light poles for lighting the parking areas may substitute two accent trees for the required canopy tree. At least 50% of all trees must be 4 inch caliper or greater, and the remainder must be two inch caliper or greater. 13. FENCING. Perimeter fencing visible from SH-114 will be constructed of wrought iron, masonry, other architectural metal, or any combination thereof. Other materials that are architecturally compatible with the buildings visible from SH-114 may also be used if approved by a site plan. Fencing that is not visible from SH-114 and that is generally screened by vegetation will be constructed of coated, dark-colored chain link. No fencing articulation shall be required. The details of fence design will be provided as part of each site plan. 14. ACCESS CONTROL STRUCTURES. Access control structures that are visible from any public rights-of-way outside the Property will be constructed of materials that are the same as or substantially similar to the buildings visible from such rights-of-way. Such structures may also be constructed of any other material that is architecturally compatible with the buildings that are visible, provided such other materials are approved on a site plan. Access control structures that are not visible from public rights-of-way outside the Property may be constructed of masonry, wood, architectural concrete,metal panels,or any combination thereof. 15. PARKS/TRAILS/OPEN SPACE. Except as provided in the Concept Plan, there shall be no other requirements for parks,trails,or public open space. 16. DRIVEWAY REQUIREMENTS. None of the standards or requirements for driveways included in Driveway Ordinance No. 634,as amended, shall apply to the Property. 12 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.07 Exhibit "B" to Ordinance No. PUD Development Standards SABRE Non Residential Planned Unit Development 1. PURPOSE. The purpose of the this SABRE Non Residential Planned Unit Development, Ordinance No. (the "PUD"), is to 1 ilitate the development of a high quality, controlled access, master planned headquarters for a major corporate user such as a "Fortune 500" company. The PUD includes approximately 155.2 154.8 acres as described on Exhibit "A" to the PUD and as shown on the Concept Plan(the "Concept Plan attached as Exhibit"B-1" hereto(the "Property"). It is anticipated that the Property will be developed as a secure (i.e., controlled access) "campus style" corporate headquarters. Security may include a full perimeter fence with a combination of attended and automatic access controls. buildings . Bible f m cu l n. Emergency access will be provided as required by the Fire Marshall of the City of Southlake, Texas (the "City")City's Fire Marshal. Access design will include adequate areas to accommodate vehicles that inadvertently approach the Property and must turn around without entering. -Trim-details f f d d fr l d i„11 b r.•.+.,id d as port Qf o.. •h cit Plan o It is anticipated that the Property will be developed with private streets designed to the same City construction standards that apply to public streets(with the exception that landscape medians may be left natural rather than irrigated). The design speed and geometry of the streets will be determined by the Property owner consistent with the "campus style" atmosphere of the development (with a minimum design speed of 25 mph). It is also anticipated that a portion of existing Kirkwood Boulevard (from SH- 114 to the boundary of the Property) and a portion of existing T.W. King Road (that lies between the property Property and Tract 2 of the MTP-IBM Addition No. 1) will be abandoned and closed for public use. Public- se of"old" T.W. King Road west of said Tract 2 will continue. Maintenance of the private streets (to public street standards) will be the sole responsibility of the Property owner. The primary access from the Property to public streets will be provided by the Proposed Pr;.,at Boulevard and private streets shown on the Concept Plan. Emergency (including police, fire, ambulance, and utilities), and security and construction access to the Property may be provided by the access road to White Chap-TRoad (also shown on the Concept Plan). It will also be necessary to use the White Chapel access road for construction access during the first phase of development which is expected to be completed within two years after the first building permit is issued. This construction access is necessary because no access will exist across the North Fork of Kirkwood Branch until the first phase is completed. The details of private street design (including design speed, geometry, and access to public streets)will be provided as part of each Site-Plan site plan. The Property will be developed to include the dedication to the City of approximately 3.61 acres for a public park along the southeastern boundary of the Property adjacent to the South Fork of Kirkwood Branch (as shown on the Concept Plan). The dedication will reserve the right (but not the obligation) to maintain and landscape such park area at the Property owner's expense and the right to review the design of any improvements to be located or constructed within such park area. The City will include such park dedication in its regional trail system plan and will be responsible for the construction and maintenance of all improvements. All improvements will be designed to take maximum advantage of the natural topography and to minimize the impact on all trees. IEC'DJUN 071999 1 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:043 5047.RED It is anticipated that the Property will be developed to include open space amenities for employees, visitors, and customers such as trails, parks, and other pedestrian-oriented areas. These These amenities will be designed to take maximum advantage of the natural topography of the Property and to minimize the impact on all quality c^ trees. These amenities will also be designed to be architecturally compatible with both the natural environment in which they are located and the buildings they serve. Details regarding employee these amenities will be presented to the City from time to time, as requested by the City, for informational yeses--eny, provided as part of each site plan. Because these amenities serve only "private" development within the Property, a formal Pedestrian Access Plan is not required. In addition to open space amenities for employees, visitors, and customers, the Concept Plan identifies • ' Landscape Areas around the full perimeter of the Property. These restricted areas include (i) approximately 5.135 acres of bufferyards; (n) • • buffer future adjacent development to the north. The total of such proposed restricted areas tel 25 n7 „�+;+„+es 1 Q 1 0/ of the total of the Propert areas, together with the dedicated park land,will buffer the Property from adjacent development. 2 2. DEFINITIONS. For purposes of this SABRE Non Residential Planned Unit Development, the following terms are hereby defined: A. "Applicable City Ordinances" means the ordinances of the City, as amended,that regulate the development and use of land within the City including, but not limited to, Zoning Ordinance No. 480 and the Uniform Building Code. B. "Buildable Area" means all of the following areas(as shown on an approved final plat or approved site plan): (i)the "footprint" of each building or structure, (ii)the area within six feet of each building or structure foundation, (iii)public and private rights-of- way, (iv)public and private utility and drainage easements; (v)tire lanes, and vi all parking areas inc u ing par ing areas t at excee require par 11g7. C. "City" means the City of Southlake, Texas D. "Concept Plan"means the concept plan attached as Exhibit B-1 to the PUD. E. "Landscape Area" means those areas(as shown on the Concept Plan)that will be preserved as permanent open space to buffer the Property from adjacent development. F. "Property" means the real property described on Exhibit A to the PUD. G. "PUD Standards" means the development standards established by ExhibitB to the PUD. H. "PUD" means this SABRE Non Residential Planned Unit Development zoning district,Ordinance No. , including Exhibits A,B,B-1, and C attached hereto. Except as defined above, all terms used in this PUD shall have the meaning given to them by the Applicable City Ordinances. 2 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.RED 3. DEVELOPMENT STANDARDS. The requirements of this Exhibit "B" (including the Concept Plan) constitute the PUD development standards (the "PUD Standards) Standards that apply to the Property and pursuant to which all development within the Property shall occur. '1'o the extent any aspect of development is directly^r i„directly regulated by these PUD Standards, it is the intent that these PUD Standards shall be exclusive nd that no other st,~a,rds appl or wi" ~~'�''n t"� 't1Te unless this Rrm i&-acounde41). For example, the landscape standards set forth herein shall be the only landscape standards that apply to the Property ,� „ .,that st ndards rY^„, „that evict;„ter fut„re City or,l;„�,, es sh,n apply „„less this RU D is a„,ended. If these PUD Standards do not regulate a particular aspect of development,then such particular aspect of development shall be regulated by reference to those provisions of the Applicable City Ordinances that would otherwise apply to the "0-2 Office" zoning 'strict • " " ,as amended. In the event of any conflict, inconsistency, or ambiguity between the PUD Standards and the Applicable City Ordinances, the PUD standards Standards shall control. 1e In addition, to the extent applicable, the reasonably possible, the Applicable City Ordinances shall be applied and interpreted to give effective to the intent of the PUD and the PUD Standards. If an amendment to any Applicable City Ordinance results in any non-conformity within the Property, such non-conformity may be continued indefinitely, as a matter of right, and shall be treated (for all purposes) as a legal use of the Property to the same extent as if the non-conformity had never existed. 4 3. CONCEPT PLAN. A. Development Consistent with Concept Plan. The PUD is being processed with the Concept Plan attached hereto as Exhibit"B-1" and incorporated as part of the PUD for all purposes. The Concept Plan identifies th a ' bl f+h ° e,ty within .,,hi h the owner will have the flexibility to locate its proposed improvements andthe areas of the Vr-opei:VAD specific Landscape Areas within which development will be restricted. The Concept Plan _l__ to R l . and a„.l Pro„osecl_privote Road which „ .,te (ii)the approximate location of major private streets, and (iii)the area within which parking structures will most likely be located. The remainder of the Property. o t s ext_nt t e oncept an ' ers tom t e 'ty s oroug are an, t e City's Thoroughfare Plan shall be deemed amended to the extent necessary to conform the Thoroughfare Plan t^ the will be available for development in accordance with these PUD Standards and the Applicable City Ordinances. The private streets shown on the Concept Plan are hereby determined to be in conformity wiTh the intent of the City's Thoroughfare Plan. All development within the Property must be consistent with the Concept Plan. In the event of any conflict or inconsistency between the PUD Standards and the Concept Plan, the PUD Standards shall control. Amendments Except as provided below, amendments to the Concept Plan shall be considered a zoning change to the PUD and shall be processed and approved in accordance with ail-applicable the Applicable City Ordinances. Notwithstanding the foregoing, however, the exact configuration of the private streets shown on the Concept Plan may be changed to accommodate the final design speed and geometry selected by the Property owner without such change constituting a zoning change to the PUD. Any such change based on the final selected design speed and geometry shall be provided as part of each site plan. information contained on the Concept Plan that applies to land outside the Property is not part of the PUD and is provided for informational purposes only. B. Areas of Restricted Development. The Landscape Areas Development.Development of th D erty will b.e restricted as follo s: 3 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.RED 1 R„ff r<,,rds Tle<'elopment .,ithin the l,,,f er<,�r.i� (appr ximatel„ c Qc es) shown on the Concept Plan shall be-are intended to be preserved as permanent open space to buffer the Property from adjacent development. Development within these areas is restricted as hereinafter provided. C. Buildable Areas. The Buildable Areas within the Property shall consist of the entire area within the. 2. Kirkwood Adjacency. The portion of the Property (approximately ^ res) sho,, excluding only the Landscape Areas. 1. Structured Parking Areas. In order to mitigate the impact of large areas of surface par ing an' t e su•stantia tree remova that would necessarily result), the Property will be developed with multi-level parking structures to accommodate at least 80% of the required parking. The most likely location for the parking structures(and the location with the least impact on existing tree cover) is the area identified on the Concept Plan. As provided by the City's existing free Preservation Ordinance, the "footprint" of such parking structures (plus an area within six feet of the foundations) will and located 1111 ,� i t.n:esriAIII:erMM.T�,,,...�. MeneemsWITIEI: I:*see:r. Property �f er the above es rite i r�rl dedic,tion (iii)e Proposed Private Bouley rd nd !iv)gener lly adjacent }n the residen}iol development identified as Kirkwood Hollow (such portion hereinafter called the "Kirkwood development withi DDTTTI 4 (Kirkwood Hollow) T�Tn structures of �r,<, kin i shall be the pplicable City Ordir or nor(incl,..i;r <the f ity's Tree Preseryati..< Ordin,,,no\ • 2 Corps A dj ,r►;nr of the Drnr erty (ap roxim ately 1 Q SQ_�rresLei, wn n • • (ii)so„}l, of♦he „orther„ 1,,,,nd ry line ,f the Prope ty (iii)nnrth of the righ}_nf_way for th D .i D } R 1 .1 D i Pri„ate Road on`1 (iv)generall<, , jacent}n casrrvlsvv�asi-::raeesva:e�esee 'ae'eee:�e^p^Sava :eeee � �o � � th 1 d d 1, th C f R .a A > Olen /such portio hereina fter c lled the "Corps Adjacency") is intended to provide a buffer between the Property and de t of the--adjacent properties to the north. to " • main use" structures shall be located or constructed within the Corps Adjacency without the consent of the City; n n } }, ill be r r„ irte i No tre be removed < ithin rl'ie�re�e■�a � i the Corps Adjacency except in accordance with the applicable City Ordinances r•}< T D };n„ ordin,r ce); p oyided however }y, }the build,l,le area of any accessory use structure shall be exempt from the tree protection and tree replacement requirements. Because the use of parking structures will avoid paving large areas for surface parking, and because there is little design flexibility in the location of such parking structures,efforts to select garage "footprints"that of the"Free Preservation used to identify buildable areas that will minimize the removal of"quality trees" with a di } f w} h t red /114 f of above the g ,nd For .,ll n f th DT TTI ni, ild bl " ' a� a f 1 1 t or•an app a ed "footprint" of each , }„ol buil t;.+ st }, • itl<' building ndotio • 4 Zoning Case No.ZA99-056 REVISED June 7, 1999 011907.00005:0435047.RED eas (incl„`ling narking areas that exceed r re`l narking\ n n 1. Structured Parking Areas.A portion of the Developable Area consisting of mately 30 a along the eastern edge of the Propert.,(generally described a mately con f et wide ,red esterly direction F om the Proposed Private T2o,.ley r.i an.l a mately 7 lnn et long m re.l ; o„therl<, direction f om a linen rallel to and Inn f et north of the White Chanel access road) is evnecte,l_to be„sed f r str„ct„red narking such 2n_acre a shall he exempt from the tree protection may he lac ted a nvhere within s ch 2n_acre area anal_no efforts shall he r re,l to minimize tree removal will not be required. 2. Other Development Buildable Areas. Buildable axeas Areas for improvements within the remainder of the Property (i.e., theme Developable Area area within the Property excluding the approximately- 0 acre parking area described above) shall also be exempt from the tree protection and tree replacement requirementso€ the applicable City Ordinances. Notwithstanding such exemption, however, commercially reasonable efforts shall be used to identify Buildable Areas in an attempt to minimize the removal of= quality trees=with a diameter of gigl}t six inches or greater measured 4Y2 feet above the ground. Such efforts shall not, Ii wever, require significant relocations of individual Buildable Areas or require Buildable Areas to be located so as to significantly alter or adversely affect the relationship of buildings, streets, and other improvements or otherwise significantly alter or adversely affect the overall master planning for development of the Property. 4 5. DEVELOPMENT PLANS. The development of each portion, section, or phase of the Property must be in accordance with a development plan(a "Development Plan") that has been processed and approved for such portion, section, or phase in accordance with all applicable Applicable City Ordinances. There shall be no phasing or timing requirement for the submission of development plans, and there shall be no minimum area for a development plan. Development P'lae Developmentlans plans shall not require additional or updated traffic impact analyses unless the cumulative total floor area proposed for development within the Property has exceeded the maximum floor area assumed in the original traffic impact analysis that was submitted with the application for the PUD. Once approved, a P development plan shall not have an expiration date. This approach is designed and intended to allow a large development to be approved in concept and then constructed in phases. The City recognizes that it is not be feasible and is unrealistic to require a highly detailed development plan to be completed on a very large project when it is recognized that the project will be constructed in sections or phases over several years. The PUD, which is based on the Concept Plan, reflects only zoning approval of a basic concept and may not be implemented until full development plan approval for each portion, section, or phase has been granted; however, the approval of the Concept Plan entitles owners of the Property to rely on, and implement by subsequently approved Demeilans development plans, the type, intensity, and density of uses set forth in the approved Concept Plan. Each Development Plan development plan must be consistent with the approved Concept Plan. Amendments to approveddevelopment plans shall be 5 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.RED processed and approved in accordance with all applicable Applicable City Ordinances; however, such amendments shall not be considered a zoning change to the PUD. 5 6. SITE PLANS. The development of each portion, section, or phase of the Property must be in accordance with a site plan(a "Site Plan")that has been processed and approved for such portion, section, or phase in accordance with all applicable Applicable City Ordinances. There shall be no phasing or timing requirement for the submission of Site ans site plans, and there shall be no minimum area for a site plan. Site Plan. Site Plans plans shall not require additional or updated traffic impact analyses unless the total cumulative floor area proposed for development of the Property has exceeded the maximum floor area assumed in the original traffic impact analysis that was submitted with the application for the PUD. Once approved, a Site Plan site plan shall not have an expiration date. This approach is designed and intended to allow a large development to be approved in concept, to then have development ties proceed though a series of phased development plans,and fiially to have construction proceed through a series of phased Site Plane site plans. The City recognizes that it is not feasible and is unrealistic to require a highly detailed 4ite site plan to be completed on a very large project when it is recognized that the project will be constructs m sections or phases over several years. EachSite Plan site plan must be consistent with the applicable approved D y lopm nt Plan development plan. Amendments to Site Plane site plans shall be processed and approved in accordance with all applicable Applicable City Ordinances; however, such amendments shall not be considered a zoning change to the PUD. 6 7. USES. A. Permitted Principal Uses. The intent of this PUD is to permit the broadest range of"high-tech" uses to accommodate future technology changes in the fields of computer technology, information technology, data and information processing, and all services related thereto. The City recognizes, however, that future technology changes may occur beyond those that can be described in these the PUD Standards. The Uoildiag Administrative Official of the City shall be authorized to interpret the following uses to accommodate future technology changes so as to achieve the intent of the PUD. The PUD shall permit those uses set forth in the "0-2," Office District, Section 19, of the Comprehensive Zoning Ordinance, as amended. In addition, the following uses shall be permitted: • Agricultural uses(farm, ranch,orchard). • Communications facility{ including, but not limited to, facilities that utilize satellite dishes, antennas, radio towers, fiber optic lines, telecommunications equipment, and all related hardware, software and services. All satellite dishes, antennas, radio towers, and similar communication equipment must be solely for use by the owners of the Property and occupants or users of the improvements located thereon(and none of such equipment may be sold or leased to third parties outside the PUD). All such equipment must be located within buildings or structures; or, it located outside a building, must be screened from view from all public roads. The location of all such equipment(including screening, as applicable)will be provided with each site plan,) • Computer technology facility (including, but not limited to, facilities for research, development, marketing, sales and service, leasing/rental, maintenance and repair, distribution, and warehouse/storage of computer hardware, software, and related services). 6 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.RED • Conference center. • Data/information processing center. • Hotel: • Information technology facility(i�, including, but not limited to, facilities for research, development, marketing, sales and service, leasing/rental, maintenance and repair,distribution,and warehouse/storage of information technology hardware, software, and related services). • Parking structures. • Private streets/alleys/drives(including gated/restricted access entry points). • Restaurant. • Training center. B. Accessory Uses. The PUD shall permit those uses set forth in Section 34 of the Zoning Ordinance, as they apply to the "0-2", Office District, as amended. In addition, the following accessory uses shall be permitted: • Covered pedestrian walkways. • Footbridges(designed to meet minimum NCTCOG standards). • Communication equipment{ including, but not limited to, satellite dishes, antennas,radio towers, fiber optic lines, telecommunications equipment, etc. All satellite dishes, antennas, radio towers, and similar communication equipment must be solely for use by the owners of the Property and occupants or users of the improvements located thereon (and none of such equipment may be sold or leased to third parties outside the PUD). All such equipment must be located within buildings or structures; or, if located outside a building, must be screened from view from all public roads. The location of all such equipment(including screening,as applicable)will be provided with each site plan. • Utilities (including, but not limited to, utility buildings and structures, utility distribution lines, utility shop and storage, electric transformers, electric substations, telephone, electric, cable, and fiber optic switching stations, water and sewage pumping stations (above and below grade), water storage tanks and pumping systems (elevated or above grade), and water,sewer,electric,and gas meters). The following accessory uses shall be allowed within the same building as a permitted principal use without regard to the floor area of such accessory uses: • Banks and financial institutions(including ATMs). • Beauty parlor/barbershop; • Day nursery or equivalent child care facility. • Drug store. • General retail. • Health club/gymnasium. 7 Zoning Case No.ZA99-056 REVISED June 7, 1999 011907.00005:043 5 047.RED • Job printing, lithography,printing, or blueprinting. • Laundry/dry cleaning(drop/pick). • Mailing service(private). • Maintenance vehicle fueling and service. • Medical care facility/clinic. • Newsstand. • Personal services. • Post office(governmental). • Printing, engraving and related reproductive services. • Quick copy/duplicating services. • Recycling collection and/or storage. • Restaurant,cafe,cafeteria, or dining facility. • Security guard quarters_ • Shoe repair. • Stationery and/or book store. • Temporary residential accommodations for employees/customers/visitors (full kitchens shall be prohibited). • Warehouse/storage(inside)_ The following accessory uses shall be allowed on a separate building site without regard to the floor area of such accessory uses: • Community facilities uses: a. private parks; b. recreational and open space to include playgrounds, parkways, greenbelts, ponds and lakes, botanical gardens, nature centers, bird and wildlife sanctuaries,pedestrian paths,bicycle paths,and equestrian bridal trails; c. athletic,health,and sport facilities to include gyms, aerobic centers, spas, swimming pools, athletic fields, and sport/tennis courts; and d. other uses of a similar nature and character. • Day nursery or equivalent child care facility. • Health club/gymnasium. • Heliport/verti-port(limited to use by the owners of the Property and occupants or users of the improvements located thereon and subject to all applicable FAA requirements and approvals and subject to the designation of flight paths that maximize the use of the SH- 114 corridor and minimize the overflight of residential areas). • Helistop/verti-stop(limited to use by the owners of the Property and occupants or users of the improvements located thereon and subject to all applicable FAA requirements and 8 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:043 5047.RED approvals and subject to the designation of flight paths that maximize the use of the SH- 114 corridor and minimize the overflight of residential areas). • Maintenance equipment storage (outside/screened). Such storage shall be limited to use by the owners of the Property and occupants or users of improvements located thereon. No storage will be provided to any person or business located outside the Property. • Maintenance vehicle fueling and service. • Medical care facility/clinic. • Restaurant,cafe,cafeteria, or dining facility. • Temporary residential accommodations for employees/customers/visitors (full kitchens shall be prohibited). • Temporary construction materials storage ((for each phase of development, limited to " erg the time during which active construction is ongoing and for a period of 30 days thereafter). • Temporary construction office ((for each phase of development, limited to the time during which active construction is ongoing and for a period of senstggc4442414 30 days thereafter). 8. DEVELOPMENT REGULATIONS. A. Height 1. Buildings. Except as provided below, no building (whether maims-principal-use or accessory 3 use)shall exceed the greater of six stories above grade or 90 feet in height. 2. Structured Parking. Except as provided below, no parking structure shall exceed the greater of six levels above grade or 60 feet in height. 3. Architectural Features. Architectural features (i.e., portions of buildings or structures not intended for occupancy) which are integral to the architectural style of the building or structure(including spires, belfries,towers, cupolas, domes, feature walls and similar features)may exceed the height limitations set forth above by up to 70 feet. 4. Special Equipment. Mechanical equipment, penthouses, ventilation equipment, satellite dishes, antennas, cooling towers, and other similar equipment shall not exceed the actual height of the building by more than 25 feet. 5. Pitched Roofs. Building he;gh♦on buildings The height of a building (regardless of building size) with sloped or pitched roofs shall be measured to a point 15 feet above the highest occupied floor level. The high point of the sloped roof may exceed the height limitations set forth above by up to 50 feet. All measurements shall be from grade, as defined by Ordinance No.480, Section 4.2. B. Setbacks 1. Front Yard. Except as provided below, the minimum front yard setback shall be 30 feet; however, up to 10% of d f ont y and setback m " h' reduced the area of any building facade may extend up to 15 feet into any required front 9 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:043 5047.RED yard to accommodate building articulation design requirements. Short term visitor and customer parking shall be allowed in required front yards. No front yard adjustments shall be required to achieve consistency or compatibility with surrounding or future public development. 2. Side Yard. Except as provided below, there shall be no minimum side yard setback. No side yard adjustments shall be required to achieve consistency or compatibility with surrounding or future public development. 3. Rear Yard. Except as provided below, the minimum rear yard setback shall be 10 feet. 4. Residential Slope Proximity. Notwithstanding the minimum setbacks set forth above, buildings within 400 feet of property zoned for single family uses shall have a minimum setback from the property line adjacent to such single family property of 40 feet or a distance that will not cause any building to exceed a height produced by a 4:1 slope line from the single family property, whichever produces the greater setback. 5. S.H. No. 114. Notwithstanding the miaimum setbacks set forth above,the minimum setback along SH-114 shall be 50 feet. 6. Projections. Every part of a required yard shall be open to the sky, unobstructed by a building, except for the ordinary projections of sills, belt courses, cornices,and ornamental features not exceeding 48 inches. D f t •n d gid yards not too oo� 30 inches. 7. Accessory Buildings. Accessory buildings may be located fo.ward„+main ug0 building anywhere within the Property(but not within any required setback). 8. Measurement of Setbacks. Setbacks shall apply to all private streets within the Property and shall be measured from the right-of-way line (whether established by platted lot,easement, or other instrument). C. Maximum Lot Coverage. The maximum lot coverage for all buildings (excluding parking structures)shall not exceed 50% of the total area of the Property. D. Maximum Impervious Coverage. The maximum impervious coverage shall not exceed 65%of the total area of the Property. E. Floor Area. There shall be no maximum floor area ratio for any improvements. There shall be no maximum floor area except as may result from the application of the PUD Standards (e.g.,from the application of setbacks,height, coverage, etc.). g 9. PARKING/LOADING. A. Parking Spaces Required. At least one parking space shall be provided for each 300 square feet of 44ain"principal-use" floor area developed within the Property. No additional spaces shall be required for any accessory use floor area. 10 Zoning Case No.ZA99-056 REVISED June 7, 1999 011907.00005:0435047.RED • B. Location of Parking Spaces. All required parking spaces shall be located within the Property; however no parking shall be allowed within the Landscape Areas shown on the Concept Plan. C. Parking Space Size. No "head in"All parking space spaces shall be less than 8.5 at least 8'6 feet wide and 18 feet long. No Rioa ^^ c sh 11 b less than ei ht f�t__�� ¢ eet-long. Structural columns within any parking structure may project into the perimeter of tie"head-in"parking spaces up to one half the cross-sectional area of the column. D. Off-Street Loading/Service Areas. At least one off-street loading/service area shall be provided for each 200,000 square feet of24444ii "principal-use" floor area developed within the Property. _n a cingl loc tio^ No additional area shall be required for any accessory use floor area. Development of the Property as a private, campus-style corporate headquarters otters an opportunity to consolidate loading and service functions within one or more buildings or one or more locations. Such consolidated locations minimize the need for multiple loading/service areas and isolate large truck traffic to a few selected locations within the campus. Smaller scale distribution is then permitted. '[he location of such consolidated areas will be shown on all site plans. 10. U. ARCHITECTURAL STANDARDS. A. Building Materials; Masonry Requirements. Buildings within the Property may be constructed of a variety of different building materials, and there shall be no minimum masonry requirement. Building materials shall include masonry materials, as defined in Ordinance No. 557, architectural concrete, architectural metal panels, glass, and other similar materials. Pre-cast concrete panels (including "tilt-wall") may be used for accessory-use maintenance buildings that are not visible from a public sight rights-of-way. In addition, the facade of any parking structure that is visible east of the park dedication land shown on the Concept Plan shall (if constructed of architectural concrete) include an architectural treatment(e.g.,texture, color,relief,or detail). B. Reflective Glass. Any individual building—orbuilding facade may be 100% glass; however,no more than 90% 80%of the total facade area of all buildings within the Property shall be glass. The maximum outwai solar reflectivity of glass used shall be 35%. C. Facade Articulation. Building It is the intent of this PUD to comply with the spirit and intent of the City's requirement for building façade articulation standards; however, it is also the intent of this PUD to avoid the imposition of a rigid mathematical formula to achieve such articulation. Consequently, this PUD does require that building facades=='il de-include design articulation that will be approved with each site plan. Façade articulation*Aiic.14may be achieved for individual buildings through a combination of design techniques including, but not limited to, projections, overhangs, and incisions/cuts. The "appearance" of Facade articulation may also be weed-through achieved by considering the effect of(i)the location of one building to another, (ii) the manner in which buildings are grouped, and (iii) variations in architectural sur ace treatments suc as co or, texture, re ie , an etas . " articulation thaii apply The façade articulations standards for parking structures will differ somewhat from the standards for office buildings because of their intended use (i.e., storing cars), reduced design flexibility, and the fact that visibility of such structures from SH-114 will be minimal(with no visibility of such structures during any but the very last phases of development). 11 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:043 5 047.RED D. Exposed Structural/Architectural Columns. Structural concrete or steel elements may remain exposed if given some architectural treatment(e.g.,color,texture, relief,or detail). E. Roof Design Standards. All structures shall be constructed with either a pitched roof, flat roof with a parapet, mansard roof, or any combination thereof. All flat roof surfaces will be screened from ground level views. Parking structure decks shall not to be considered roofs. Roofs of stairwells and elevator machine rooms and other similar spaces shall be exempt from roofing design standards so long as they are not be visible from ground level. .16411. SCREENING. The following improvements shall be screened from view from public rights-of- waylocated outside the Property: mechanical equipment, rooftop appurtenances, satellite dishes, antennas, outside storage, trash/recycling receptacles, and off street loading/service areas. No screening shall be required from any rights-of-way within the Property, and no screening shall be required for any surface parking lots or for any parking structures. Screening shall be accomplished with masonry, landscaping,or any combination thereof. 4112. LANDSCAPE STANDARDS. The landscape standards for the Property include all of the City's basic landscape elements: bufferyard landscaping interior landscaping and parking lot landscaping For each of these basic landscape elements, the PUD Standards set forth below (e.g, the number of trees per c+,ndards .i;ff 1,,.,,e.,er from the ant City ordinan es ;.. that size of the Property, the "campus- style" development being proposed,the utilization of parking structures to minimize surface parking, and the requirement for at least 35%pervious cover will create a developed site with vast areas of open space that will include existing, natural vegetation, including thousands of mature trees. Consequently, there is no need for narrow butteryards (and the related planting requirements) typically required for much smaller commercial sites. Nevertheless, in addition to the natural vegetation and trees that will be preserved, additional landscape standards are required for(i)the Landscape Areas shown on the Concept Plan, (ii) interior landscape areas based on building size, and (iii) parking island landscaping for surface parking lots. The interior landscape area requirements and parking island requirements are very similar to the City's existing requirements; however, more liberal planting credits are allowed fore,,x44 ng trees and enhanced paving and to preserve existing trees. Such credits are appropriate for a loge campus-style development and will strongly encourage retaining natural tree groupings and trees near future building sites. Such credits will also simplify and reduce the maintenance costs associated with large areas of small shrubs and ground cover. A. Landscape Areas. The Concept Plan identifies Landscape Areas up to 50 feet wide and larger that virtually encircle the Property. These Landscape Areas will be preserved as permanent open space, and, together with the park dedication, will buffer the Property from adjacent development. With the exception of small security structures (i.e., "guardhouses"), no paved surfaces or buildings or structures of any kind may be located within the Landscape Areas without site plan approval. The intent is to preserve these areas in a natural, undisturbed condition; however, additional landscaping may be planted within them at ng h th rl t t fth blow, canopy tree (11 ch caliper f r a nceerev � t tor e t shrubs (15 inch deciduous or 12 inch evergreen) shall be required for each 100 linear feet of 1, ff .i 1, th C t Dl Tt,ese ., red plantings shall be reduced as follows• veerrsrTeerev-urea-r+-ire:e e r e 1p. . v 1. Existing Plant Credits. Existing trees which are within a bufferyard or within 100 feet eta bufF ryard shall reduce tt,e required plantings as follows• 12 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:043 5047.RED • Size of Existing Tree Planting Reductions Canopy Accent Shrubs 11/2" 5" caliper 1 or 2 or 6 6" 11" caliper 2 or 3 or 12 12"and greater 3 or/1 or 18 Widening„fBuff ryards nll buf ryards i ,..e the option of reducing the red „lantings by �n0i i f the width „f the �,,, .,,,,a is a ,,,,,,ea the Property owner. Landscape Areas may be irrigated or left natural. B. Interior Landssaping Landscape Areas. Subject to the reductions set forth below, the amount of interior landscape area required on within the interior of the Property(in addition to b„ff^yard T ping) shall be computed based on all buildings (excluding parking structures) within the Property, and for each building(excluding parking structures s a equa )0% of the largest floor area of such building. The following plantings shall be required within the Property based on the interior landscape area as computed above: one canopy tree per 600 square feet of-IeRskscap-area;one accent tree per 300 square feet fie- rea; one shrub(15 inch deciduous or 12 inch evergreen) per 60 square feet of landscape area; and 10% of such interior landscape area must be planted as ground cover. These required plantings shall be reduced as follows: 1. Existing Plant Credits. Existing trees which are within 250 feet of any building shall reduce the required plantings as follows: Size of Existing Tree Planting Reductions Canopy Accent Shrubs 11/2"—5" caliper 1 or 2 or 6 6"— 11" caliper 2 or 3 or 12 12" and greater 3 or 4 or 18 2. Substitute Plantings. One additional canopy tree may be substituted for 10 shrubs or 500 square feet of ground cover. One additional accent tree may be substituted for five shrubs or 250 square feet of ground cover. 3. Enhanced Pavement Credits. For each square foot of enhanced pavement area, the required landscape area shall be reduced by 0.5 square feet, up to a maximum overall reduction of 25%. C. Parking Lot Landscaping. 1. Structured Parking. There shall be no landscaping requirements applicable to parking structures. 2. Surface Parking. a. Planter Islands. Planter islands shall be provided in all surface parking areas on the basis of 10 square feet of landscape area for each parking space provided. Where reasonably possible, each row of parking spaces shall provide the required landscape area; however, islands may be placed near buildings, throughout the parking area, or at the end of the rows away from buildings. These island requirements may be modified in situations where it would be beneficial to combine an awkward or hazardous island into a larger island. Planter islands shall have a minimum width of eight feet back-to-back if curbed 13 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:043 5 047.RED or nine feet edge-to-edge if no curb is intended,and shall be 18 feet long. Planter island landscape areas count towards the total required interior landscape area. b. Existing Trees. The following variations to the planter island requirements shall be permitted to preserve existing trees. For existing trees, the minimum width of the planter island shall be as follows: 6 5" caliper or less= 8 foot minimum width 6'_ 12" caliper = 12 foot minimum width greater than 12" caliper = 18 foot minimum width c. Planting Requirements. A minimum of 50% of all planter islands shall contain a minimum of one canopy tree(with the remaining area in shrubs, ground cover, grasses, or seasonal color). Planter islands which have light poles for lighting the parking areas may substitute two accent trees for the required canopy tree. At least 50% of all trees must be 4 inch caliper or greater, and the remainder must be two inch caliper or greater. 14213. FENCING. Perimeter fencing visible from SH-114 will be constructed of wrought iron, masonry, er-othor-other architectural metal, or any combination thereof. Other materials that high quality look' that .4 are architecturally compatible with the buildings visible from SH-114 may also be used if approved by a site plan. Fencing that is not visible from SH-114 and that is generally screened by vegetation will be constructed of coated, dark-colored chain link. No fencing articulation shall be required. The details of fence design will be provided as part of each site plan. 14. ACCESS CONTROL STRUCTURES. Access control structures that are visible from any p�u lic rights-of-way outside the Property will be constructed of materials that are the same as or substantially similar to the buildings visible from such rights-of-way. Such structures may also be constructed of any other material that is architecturally compatible with the buildings that are visible, provided such other materials are approved on a site plan. Access control structures that are not visible from public rights-of-way outside the Property may be constructed of masonry, wood, architectural concrete,metal panels,or any combination thereof. 15 43. PARKS/TRAILS/OPEN SPACE. Except as provided in the Concept Plan, there shall be no o er requirements for parks,trails,or public open space. 4416. DRIVEWAY REQUIREMENTS. None of the standards or requirements for driveways included in Driveway Ordinance No. 634, as amended, shall apply to the Property. This redlined draft, generated by CompareRite (TM) - The Instant Redliner, shows the differences between- original document : G:\DATA\DALLAS\VENTURM\LISTS\0435047.05 and revised document: G:\DATA\DALLAS\VENTURM\LISTS\0435047.07 CompareRite found 225 change(s) in the text Deletions appear as Overstrike text Additions appear as Double Underline text 14 Zoning Case No.ZA99-056 REVISED June 7,1999 011907.00005:0435047.RED