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1999-07-13 CC Special Packet City of Southlake, Texas i SPECIAL CITY COUNCIL MEETING: JULY 13, 19" LOCATION: Senior Activity Center _ 307 Parkwood Drive i Southlake, Texas 76092 f WORK SESSION: 7:00 P.M. 1. Call to order. 2. A. Executive Session: Pursuant to the Open Meetings Act, Chapter 551, Texas Government Code, Sections 551.071, 551.072, 551.073, 551.0745 551.075, 551.076. Refer to posted list attached hereto and incorporated herein. An Executive Session may be held, under these exceptions, at the end of the Regular Session or at any time during the meeting that a need arises for the City Council to seek advice from the City Attorney as to the posted subject matter of this City Council meeting. ' 1. 551.071 Consultation with Attorney regarding the Tennis Center Contract. i B. Reconvene: Action necessary on items discussed in Executive Session. 3. Meeting Adjourned. CERTIFICATE I hereby certify that the above agenda was posted on the official bulletin boards at City Hall, 667 North Carroll Avenue and the Administrative Offices, 1725 East Southlake Boulevard, Southlake, Texas, on Friday, July 9, 1999 at 6:00 p.m., pursuant to the Texas Government Code, Chapter 551. i &/wrf4 -.�) ` -q Sandra L. LeGrand -+__= City Secretary k If you plan to attend this public meetiav ��.12�isability that requires special needs, please advise the City Secretary 48 hoursi N vance at 481-5581, extension 704, and reasonable accommodations will be made to assist you. I i _ City of Southlake,Texas Special City Council Meeting Agenda July 13,1999 I Page 2 of 2 EXECUTIVE SESSION SECTION 551.071 CONSULTATION WITH ATTORNEY i i i The City Council may conduct a private consultation with its attorney when the City Council seeks the advise of its attorney concerning any item on this agenda, about pending and contemplated litigations, or a settlement offer, or on a matter in which the duty of the attorney to the City Council under the Texas Disciplinary Rules of Professional Conduct of the State Board of Texas clearly conflicts with Chapter 551. This includes the following pending and/or contemplated litigation subjects: I 1. Marriam Baloch vs. City of Southlake. January 1999. SECTION 551.072 DELIBERATION REGARDING REAL PROPERTY The City Council may conduct a closed meeting to deliberate the purchase, exchange, lease or value of real property. SECTION 551.073 DELIBERATION REGARDING PROSPECTIVE GIFT i The City Council may conduct a closed meeting to deliberate a negotiated contract for a prospective gift or donation to the City. SECTION 551.074 DELIBERATION REGARDING PERSONNEL MATTERS The City Council may deliberate the appointment, employment, evaluation, reassignment, duties, discipline, or dismissal of public officers, including the City Manager, City Secretary, City Attorney, and city boards and commission members. A j complete list of the city boards and commissions is on file in the City Secretary's office. j SECTION 551.075 CONFERENCE WITH EMPLOYEES I The City Council may confer with one or more employees in-a closed meeting to receive information from the employees or to question the employees, but may not deliberate public business or City policy that affects public business. ' SECTION 551.076 DELIBERATION REGARDING SECURITY DEVICES The City Council may deliberate the deployment, or specific occasions for implementation of security personnel or devices. A FINAL ACTION, DECISION, OR VOTE ON A MATTER DELIBERATED IN A CLOSED MEETING MAY ONLY BE MADE IN OPEN SESSION. I L:\City Shared\AGENDAS\cc071399agn.doc p r City/Of SOlJfhl ke,-T9lm':_� . CITY COUNCIL WORK SESSION: JULY 131, 1999 1 LOCATION: Senior Activity Center - 307 Parkwood Drive Southlake, Texas 16092 WORK SESSION: 4:00 P.M. to 7:00 P.M. 1. Call to order. 2. A. Executive Session: Pursuant to the Open Meetings Act, Chapter 551, Texas Government Code, Sections 551.071, 551.072, 551.073, 551.074, 551.075, 551.076. Refer to posted list attached hereto and incorporated herein. An Executive Session may be held, under these exceptions, at the end of the Regular Session or at any time during the meeting that a need arises for the City Council to seek advice from the City Attorney as to the posted subject matter of this City Council meeting. 1. 551.074 Deliberation Regarding Personnel Matters. B. Reconvene: Action necessary on items discussed in Executive Session. AGENDA 1. Resolving language regarding uses allowed in zoning for the Sabre Campus Headquarters project(ZA 99-056). 2. Resolving any language amendments needed in the tax abatement agreements for the Sabre Campus Headquarters. 3. Any other issues related to the rezoning/land uses for the Sabre Campus Headquarters project. 4. Meeting Adjourned. CERTIFICATE I hereby certify that the above agenda was posted on the official bulletin boards at City Hall, 667 North Carroll Avenue and the Administrative Offices, 1725 East Southlake Boulevard, Southlake, Texas, on Friday, July 9, 1999 at 6:00 p.m., pursuant to the Texas Gov rnment Code, Chapter 551.X k"4 �e111uttttttu��� Of Sandra L.LeGrand y .9 =u. City Secretary =O F y 1 tllt1111 CRY of Scwthl "0,TOM City Council Work Session Agenda July 13,19" Page 2 of 3 If you plan to attend this public meeting and have a disability that requires special needs, please advise the City Secretary 48 hours in advance at 481-5581, extension 704, and reasonable accommodations will be made to assist you. My l m City Council Work Session Agenda July 13,19" Page 3 of 3 EXECUTIVE SESSION SECTION 551.071 CONSULTATION WITH ATTORNEY The City Council may conduct a private consultation with its attorney when the City Council seeks the advise of its attorney concerning any item on this agenda, about pending and contemplated litigations, or a settlement offer, or on a matter in which the duty of the attorney to the City Council under the Texas Disciplinary Rules of Professional Conduct of the State Board of Texas clearly conflicts with Chapter 551. This includes the following pending and/or contemplated litigation subjects: 1. Marriam Baloch vs. City of Southlake. January 1999. SECTION 551.072 DELIBERATION REGARDING REAL PROPERTY The City Council may conduct a closed meeting to deliberate the purchase, exchange, lease or value of real property. SECTION 551.073 DELIBERATION REGARDING PROSPECTIVE GIFT The City Council may conduct a closed meeting to deliberate a negotiated contract for a prospective gift or donation to the City. SECTION 551.074 DELIBERATION REGARDING PERSONNEL MATTERS The City Council may deliberate the appointment, employment, evaluation, reassignment, duties, discipline, or dismissal of public officers, including the City Manager, City Secretary, City Attorney, and city boards and commission members. A complete list of the city boards and commissions is on file in the City Secretary's office. SECTION 551.075 CONFERENCE WITH EMPLOYEES The City Council may confer with one or more employees in a closed meeting to receive information from the employees or to question the employees, but may not deliberate public business or City policy that affects public business. SECTION 551.076 DELIBERATION REGARDING SECURITY DEVICES The City Council may deliberate the deployment, or specific occasions for implementation of security personnel or devices. - - - A FINAL ACTION, DECISION, OR VOTE ON A MATTER DELIBERATED IN A CLOSED MEETING MAY ONLY BE MADE IN OPEN SESSION. LACity Shared\AGENDAS\cc071399agn.doc City of Southlake, Texas I MEMORANDUM July 9, 1999 TO: Billy Campbell, City Manager Honorable Mayor and City Councilmembers I FROM: Karen P. Gandy,Acting Planning Director SUBJECT: Work Session: Sabre Campus Headquarters Rezoning/Land Use-Related Issues Tax Abatement Agreements Attached please find copies of Sabre's revised PUD development standards and concept plan received by the City on July 8 and 9, 1999. Also attached is a comparison chart addressing 12 remaining issues (as Mr. Shupe understands them). Staff has begun their review of the revised documents and will send all standard packet exhibits and Plan Review Summary to the Council prior to the July 20, 1999 meeting. Two(2)of the main issues are proposed in the following manner: • Uses Hotels,restaurants and agricultural uses still remain as permitted principal uses,but have been qualified with language similar to that suggested in Council's motion at first reading. • Heliports/vertiports and helistops/vertistops are still listed as permitted accessory uses for the benefit of property owners,occupants or users of the site improvements only with the following limitations rather than by SUP): 1,000-foot minimum separation from any residentially-zoned or LUP-designated residential properties;subject to all applicable FAA requirements and approval; and subject to flight paths as shown on the applicable development and site plans as long as there are no overflights of residential areas. A SUP would be required only if flight paths occur over residential areas. • Access White Chapel Blvd construction access—Sabre is exploring other alternative construction routes through TxDOT along Hwy.114,but the applicant asks that until an alternative access is determined that they be able to access White Chapel Blvd. for construction purposes for a period of six(6)months. The 6-month time period would begin either after the issuance of a building permit for phase one office construction or after the issuance of a building permit for the bridge over the North Kirkwood Branch. Two-way frontage road access on S.H. 114—Attached is a memorandum from Director Last which sets forth a plan of action to accomplish this point of access. Should you have questions regarding any of the proposed revisions,please call me at(817)481-5581, ext. 743. att Revised PUD Development Standards (clean&redlined versions) Revised Concept Plan Director Last memorandum I City of Southlake, Texas MEMORANDUM July 9, 1999 TO: Billy Campbell, City Manager FROM: Greg Last, Director of Economic Development SUBJECT: Sabre—TxDOT Two-way Frontage Road—ACTION PLAN There is a desire on the part of Southlake and Trophy Club to provide for two-way access along the north frontage road of S.H. 114 from Kirkwood Blvd. to T.W. King West. To this end we are developing an action plan to proceed forward with this request. At this point,the following items appear to be needed to accomplish our mutual goals. • Generate an engineering solution to the issue. • Southlake City Council to adopt a resolution of support. • Trophy Club City Council to adopt a resolution of support. • Meet with TxDOT District office to address need and resolve any issues. • If needed,meet with TxDOT Commissioners in Austin to resolve any issues. We are continuing to work on this issue and will assist as appropriate with any presentations to TxDOT. Feel free to contact me should there be any questions regarding this issue. GL SENT BY:HUGHES&LUCE. 7- 8-99 ;12:51PM COPY CENTER- 8174889370;# 2 00 z = ' LPL > d lk ° z u r = S cl lei w o 8 $ IL if ..I• Al L veils 11 AI 's W o SENT BY:HUGHES&LUCE, 7- 8-99 ;12:52PM COPY CENTER 8174889370;# 3 it N� 04 1a = a e � °rag � ° ,��,� • � � �. Lp aA a ,�•�; � � � arc �.h � •�� � 9 < � . Z O .a oe 1�1 r BID w o ri Ali RIRBB I� ILIa o r oil a Exhibit "B" to Ordinance No. PUD Development Standards SABRE Non Residential Planned Unit Development 1. PURPOSE. A. 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. B. 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 or 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. C. It is anticipated that the Property will be developed to include a private boulevard designed to the City's construction standards for an "A4D arterial" with the exceptions that (i) landscape medians may be left natural rather than irrigated; (ii) the six-foot bike lane will not be required; (iii)the City's driveway ordinance will not apply; and (iv) the design speed and geometry will be determined by the Property owner consistent with the "campus style" atmosphere of the development(with a minimum design speed of 25 mph). The details of private street design(including design speed, geometry, and access to public streets) will be provided as part of each site plan. Maintenance of the private streets (to public street standards) will be the sole responsibility of the Property owner. D. It is 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 both be abandoned and closed for public use after the first phase of the development is ready for occupancy. Notwithstanding the foregoing, however, continued access to such closed streets by Trophy Club emergency fire and ambulance vehicles will be allowed unless and until the Texas Department of Transportation approves a two-way access road from Kirkwood Boulevard to "old" T.W. King Road. Such emergency access will be the same as required by the City's Fire Marshal. Public use of"old" T.W.King Road west of said Tract 2 will continue. E. 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 for a limited period of six months after the first to occur of(i)the issuance by the City of a building permit for the first phase of the office development or (ii)the issuance by the City of a building permit for the bridge over the North Kirkwood Branch. This time period may be extended by the City Council, in its reasonable discretion, upon a showing that an extension is necessary due to circumstances beyond the reasonable control of the Property owner. The Property owner agrees to commence construction of the North Kirkwood Branch bridge on or before the date it commences construction of the first phase of the office development. 1 RED ,� 0 81999 Zoning Cue No.y 8,1999 � REVISED July 8,1999 011907.00005-0435047.09 L F. 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 Property owner will be responsible for the reasonable costs and expenses to (i)complete the engineering design of a trail within the dedicated park area and (ii)design and construct a pedestrian bridge within the dedicated park area to provide access across the South Kirkwood Branch. The City will include such park dedication in its regional trail system plan, and(except as provided above) the City 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. G. 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 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. H.' In addition to open space amenities for employees, visitors and customers, the Concept Plan identifies Natural Areas around the full perimeter of the Property. These Natural 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. "Natural 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. "Pro " 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. 2 Zoning Case No.ZA99-M REVISED July 8,1999 0 11907.00005:0435047.09 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. 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. CONCEPT PLAN. The PUD is being processed with the Concept Plan attached hereto as Exhibit"B-l" and incorporated as part of the PUD for all purposes. The Concept Plan identifies (i)specific Natural Areas within which development is 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. 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, substantive changes 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. 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. Except as hereinafter provided, 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. Notwithstanding the foregoing, however, if the original traffic impact analysis does not address full build-out or does not include traffic conditions for interim phases of development, then the City may require an updated traffic impact analysis with each development plan. 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, 3 Zoning Case No.ZA99-M REVISED July 8,19" 011907.00005:0435047.09 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 in substantial conformance with the approved Concept Plan. Amendments to approved development plans shall be reviewed by the Administrative Official and deemed to be in substantial conformance with the approved development plans 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. 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. Except as hereinafter provided, 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. Notwithstanding the foregoing,however, if the original traffic impact analysis does not address full build out or does not include traffic conditions for interim phases of development, and if an updated traffic impact analysis was not required as part of the approved development plan, the City may require an updated traffic impact analysis with each site plan. 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 in substantial conformance with the approved development plan. Amendments to approved site plans shall be reviewed by the Administrative Official and deemed to be in substantial conformance with- the approved site 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. 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. The PUD shall permit those principal uses set forth in the "0-2," Office District, Section 19, of the Comprehensive Zoning Ordinance, as amended. In addition, the following principal uses shall also be permitted if they (i)reasonably contribute to the development of or use of the Property as a corporate headquarters and (ii) are not intended to primarily serve or benefit the general public: • Agricultural uses(farm,ranch, orchard). 4 Zoning Case No.ZA99-M REVISED July 8,1999 011907.00005:0435047.09 • 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(with outside dining). • Training center. B. Accessory Uses. All accessory uses must be intended primarily for the development of or use of the Property as a corporate headquarters and must be intended primarily to serve or benefit tenants, employees, guests, visitors and customers within the Property. The PUD shall permit those accessory 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 5 Zoning Case No.ZA99-056 REVISED July 8,1999 011907.00005:0435047.09 (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. • Specialty 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. • Post office(governmental). • Printing,engraving and related reproductive services. • Quick copy/duplicating services. • Recycling collection and/or storage. • Restaurant,cafe,cafeteria,or dining facility(with outside dining). • Security guard quarters. • Shoe repair. • Stationery and/or book store. • Temporary residential accommodations for employees/customers/visitors(maximum stay shall be two consecutive weeks and full kitchens with cook tops 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; provided, however,none of the following accessory uses shall be allowed as a principal use. In addition,no certificate of occupancy shall be issued by the City for any of the following accessory uses until certificates of occupancy have been issued by the City for one or more principal use buildings that contain(in the aggregate)at least 400,000 square feet of floor area: • Community facilities uses: a. private parks; 6 Zoning Case No.ZA99-M REVISED July 8,1999 011907.00005,0435047.09 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 if located at least 1,000 feet from (i) any single family residential lots and(ii)any land located outside the Property and designated for single family use on the City's comprehensive land use plan; limited, however, 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 (on the applicable development plan or site plan) that do not result in the overflight of residential areas). An SUP shall be required if the proposed designated flight path will result in the overflight of any residential areas (which SUP, if granted, may limit the hours of operation). • Helistop/verti-stop port if located at least 1,000 feet from (i) any single family residential lots and(ii) any land located outside the Property and designated for single family use on the City's comprehensive land use plan; limited, however, 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 (on the applicable development plan or site plan) that do not result in the overflight of residential areas). An SUP shall be required if the proposed designated flight path will result in the overflight of any residential areas (which SUP, if granted, may limit the hours of operation). • 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(with outside dining). • Temporary residential accommodations for employees/customers/visitors(maximum stay shall be two consecutive weeks and full kitchens with cook tops 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). 7 Zoning Case No.ZA99-M REVISED July 8,1999 0 l 1907.00005-0435047.09 8. DEVELOPMENT REGULATIONS. A. Height 1. Buildings. Except as provided below, (a)no principal use building shall exceed six (6) stories above grade, nor shall it exceed ninety (90) feet in height; and (b) no accessory use building shall exceed three (3) stories above grade, nor shall it exceed forty-six(46)feet in height. 2. Structured Parking. Except as provided below, no parking structure shall exceed six(6)levels above grade,nor shall it exceed sixty(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) shall not exceed fifty (50) feet above the height of the building; if freestanding,they shall not exceed one hundred forty(140) feet in height; and both(i.e., roof-mounted and freestanding architecture features)shall be subject to the 4:1 residential proximity slope requirement. 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 twenty-five (25) feet, must be screened, must be integral to the building, and shall be subject to the 4:1 residential proximity slope requirement. 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 (i.e., maximum ninety (90) feet) by up to thirty-five (35) feet to allow up to a maximum height of one hundred twenty-five (125) feet and shall be subject to the 4:1 residential proximity slope requirement. 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 fagade 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. 8 Zoning Case No.ZA99-M REVISED July 8,1999 011907.00005.0435047.09 4. Residential Proximity Slope. 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. Proiections. 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. 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. The maximum floor area for all principal uses and accessory uses shall be 3.5 million square feet. 9. PARICC G/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 Natural Areas shown on the Concept Plan. C. Parking Space Size. All parking spaces shall be at least 8'/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. 9 Zoning Case No.ZA994)56 REVISED July 8,1999 011907.00005:0435047.09 10. ARCHITECTU RAL 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 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 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 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 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, radio towers, 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 10 Zoning Case No.ZA"-M REVISED July 8,1999 011907.00005:0435047.09 commercial sites. Nevertheless, in addition to the natural vegetation and trees that will be preserved, additional landscape standards are required for (i) the Natural 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. Natural Areas. The Concept Plan identifies Natural Areas up to 50 feet wide and larger that virtually encircle the Property. These Natural 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 Natural 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. Natural 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 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'/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. 11 Zoning Case No.ZA99-056 REVISED July 8,1999 011907.00005:0435047.09 2. Su rface 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 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 REOUIREMENTS. None of the standards or requirements for driveways included in Driveway Ordinance No. 634, as amended, shall apply to the Property. However, all development plans must include an "on-site" driveway safety analysis performed by a professional traffic consultant. 12 Zoning Case No.ZA"-M REVISED July 8,1"9 01 1907.00005:0435047.09 17. TREE PRESERVATION. A. Structured Parking. 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 at least two 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. All parking structures must be screened from Kirkwood Hollow by planting at least four canopy trees per 100 linear feet of structure fagade that faces Kirkwood Hollow. B. Other Improvements. As provided by the City's existing Tree Preservation Ordinance, the Buildable Areas for improvements other than structured parking 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%2 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 significantly alter or adversely affect the overall master planning for development of the Property. 13 Zoning Case No.ZA"-056 REVISED July 8,1999 011907.00005:0435047.09 Exhibit "B" to Ordinance No. PUD Development Standards SABRE Non Residential Planned Unit Development 1. PURPOSE. A. 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-I" hereto. B. 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 or 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. C. It is anticipated that the Property will be developed nth to include a private stfeets boulevard designed to the same-£ ty Ci 's construction standards that apply 46(for an "A41) arterial" with the exseptien exceptions that Q landscape medians may be left natural rather than irrigated}-:13e ii the six-Footlane will not be required: (iii)the City's driveway ordinance will not apply: and(iv)the design speed and geometry Af the sueets 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 ante:p ted that ^ peFgen of e isting K -wee Reule.aFd (fiem s14 114 to tha bAlMde=Te€the Rfepe#y) and-a pertien e€existing T W 7. King Read (thM tips between the DFepef:ty ..,a T-.,.,t'1 , R gh A,TTD T A.4 -A-dditiAff 16T 1) 'II 1. n n Millle The details of private street design(including design speed geometry, and access to public streets) will be provided as part of each site elan. Maintenance of the private streets (to public street standards) will be the sole responsibility of the Property owner. D. It is 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) wi11 both be abandoned and closed or public use Her the first phase of the development is ready for occupancy. Notwithstanding the foregoing, however, continued access to such closed streets by Trophy Club emergency and ambulance vehicles will be allowed unless and until the Texas Department of Transportation approves a two-way access road from Kirkwood Boulevard to "old" T.W. King Road. Such emergency access will be the same as required by the City's Fire Marshal. Public use of"old" T.W.King Road west of said Tract 2 will continue. E. 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 dwing the first phase of deye1.......,ent ...1,: h is a eete,1 tA- 1,e r- p eted for a limited period of six months after the first to occur of(i) the issuance by the City of a building permit 1 p[M1 Zoning Case No.ZA99-056 ( E U ♦ 0 81999 REVISED July 7.RED 011907.00005:0435047.RED ,Ail! e st the N Fth F94 `Y l a a j •, for the first phase is sempleted. The details ef pFivate stFeet design (ineluding design speed, geemetF5,, and eeeess to ptiblie stFeets) of the office development or(ii) the issuance by the City of a building permit for the bridge over the North Kirkwood Branch This time period may be extended by the City Council. in its reasonable discretion upon a showing that an extension is necessary due to circumstances beyond the reasonable control of the Property owner. The Property owner agrees to commence construction of the North Kirkwood Branch bridge on or before the date it commences construction of the first phase of the office development F. 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 Property owner will be responsible for the reasonable costs and Ep enses to complete the en¢ineerine design o a trail within the dedicated park area and (ii)design and construct a pedestrian bridge within the dedicated park area to provide access across the South Kirkwood Branch.The City will include such park dedication in its regional trail system plan e d and (except as provided above) the City 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. G. 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 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. H. In addition to open space amenities for employees, visitors; and customers, the Concept Plan identifies bandseape Natural Areas around the full perimeter of the Property. These areas Natural 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 2 Zoning Case No.ZA99-M REVISED July 8,1999 011907.00005:0435047.RED D. "Concept Plan" means the concept plan attached as Exhibit B-1 to the PUD. E. Landwepe"Natural 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 additien, shall be applied and :.,.pr-etea to give efc etiye • dh . • f 4- or M_ a .Lea- nr rn Standafds. 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. CONCEPT PLAN. The Plan. PUD is being processed with the Concept Plan attached hereto as Exhibit"B-l" and incorporated as part of the PUD for all purposes. The Concept Plan identifies (i)specific Landseape Natural Areas within which development A411-be is 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. {}f@ ht eb detef fined to be in eeaf ^+w the iateat ofZ-the Gity's 4 e-eugh aiv Am; 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, wefts substantive changes 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. 3 Zoning Case No.ZA99456 REVISED July 8,1999 011907.00005:0435047.RED 1 SwaetuFea Dodd:. A r-eee ., er- e�to faitig to the et e a r a : lafge e F suFfaee paFt i a the substantial tFee fefaeval that would aeeessex-ily rvsulo, the PFepefty %411 be developed mith manta-leyei parking structures to oeoe=iaMMAtA M- feast 80,04 ef the required peF1dag. :F 3e faest likely par—king .. et twes (and the 1 :e., . Mitt, tl.e le t t t: tre Lever-) is the area-identified en the-Geneep As--provided by the City's-a*istil�ree the 11 11 f and-hPo,;wrP f is little design flexibility in the leeetien of sueh p fk4fig-stye+,, es, e€fer=s to seleet-gage "f etpfi tsn tl.et m- a♦Fee r-efaeval. :11 ; et boa e.7 (i.e., the total area within the lfeper y excluding the parking area abvre) shall ll also-ve , heweyer a elfy -se -le eCae..te tell L.e . ed t., id-,Bat:f. D..:ldAle A..eso ff ette ffipt l feet „t,eye the ..a e..eh a ff-H9 s, el,en net, heave* ...kern. _elee,,.;ens; ,.o:..a:. � e e Rmildghle Areee tee...:.e Buildable A..ea to ho l..eete la: ..,:cee.,tly else. e.i..eW el.. > StFWS, slue:e -A&M-ar-sely aff et-I—e e .Melt ....esteem plc. ing f r-deyelopm-eant eF thea PFepe..t.. 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 Except as hereinafter provided, 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. Notwithstanding the foregoing, however, if the original traffic impact analysis does not address full build-out or does not include c conditions for interim phases of development, then the City may require an updated traffic inlyact analysis with each development plan. 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 eensistent in substantial conformance with the approved Concept Plan. Amendments to approved development plans shall be reviewed by the Administrative Official and deemed to be in substantial conformance with the approved development plans prior to being processed and approved in 4 Zoning Cue No.ZA99-M REVISED July 8,1999 0 1 1907.00005:0435047.RED accordance with all Applicable City Ordinances; however, such amendments shall not be considered a zoning change to the PUD. 6. SITE PLAINS. 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 Except as hereinafter provided, 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. Notwithstanding the foregoing, however, if the original traffic impact analysis does not address full build out or does not include traffic conditions for interim phases of development and if an updated traffic impact analysis was not required as part of the approved development plan the City may require an updated traffic impact analysis with each site plan 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 eansistent in substantial conformance with the appliegle approved development plan. Amendments to approved site plans shall be reviewed by the Administrative Official and deemed to be in substantial conformance with the approved site 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. 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. The PUD shall permit those principal uses set forth in the "0-2," Office District, Section 19, of the Comprehensive Zoning Ordinance, as amended. In addition, the following vrincipal uses shall also be permitted if the i reasonably contribute to the development of or use of the Property as a corporate headquarters and (ii)are not intended to primarily serve or benefit the general public: • 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 5 Zoning Case No.ZA"-M REVISED July 8,1999 0 1 1907.00005:0435047.RED 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(with outside dining). • Training center. B. Accessory Use6vq4ke Uses. All accessory uses must be intended primarily for the development of or use of the Property as a corporate headquarters and must be intended primazily to serve or benefit tenants, employees, guests, visitors and customers within the Property. The PUD shall permit those accessory 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). 6 Zoning Case No.ZA99-M REVISED July 9,1999 011907.00005:0435047.RED 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. • GeneFel S ecial 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. • Per-se"'-� .Post office(governmental). • Printing, engraving and related reproductive services. • Quick copy/duplicating services. • Recycling collection and/or storage. • Restaurant,cafe,cafeteria,or dining facility(with outside dining). • Security guard quarters. • Shoe repair. • Stationery and/or book store. • Temporary residential accommodations for employees/customers/visitors Kmaximum stay shall be two consecutive weeks and full kitchens with cook toys 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, provided. however, none of the following accessory uses shall be allowed as a principal use. In addition.no certificate of occupancy shall be issued by the Citv for anv of the following accessory uses until certificates of occupancy have been issued by the City for one or more principal use buildings that contain(in the aggregate)at least 460,000 square feet of floor area: • Community facilities uses: a. private parks; 7 Zoning Case No.ZA99-056 REVISED July 8,1999 011907.00005:0435047.RED 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 wed if located at least 1,000 feet from (i) any single family residential lots and (ii) any land located outside the Property and designated for single family use on the Citv's comprehensive land use clan• limited however, 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 m a d;A a A f thA RU >>4 ._WA a ion the applicable development plan or site plan)that do not result in the overflight of residential areas). An SUP shall be reguired if the proposed designated flight path will result in the overflight of any residential areas (which SUP, if granted may limit the hours of operation). • Helistop/verti-stop (wed port if located at least 1,000 feet from (i) any single family residential lots and (ii) any land located outside the Property and designated for single family use on the City's comprehensive land use plan; limited however, 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 Omit 4—e a „f the SH >>n ...dAf: ..aMifn on the aiplicable development plan or site plan) that do not result in-the overflight of residential areas). An SUP shall be reouired if the proposed designated flight path will result in the overflight of anv residential areas (which SUP, if granted may limit the hours of operation I • 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(with outside dining). • Temporary residential accommodations for employees/customers/visitors({maximum stay shall be two consecutive weeks and full kitchens with cook tops 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 Zoning Case No.ZA99.056 REVISED July 8,1999 011907.00005:0435047.RED 8. DEVELOPMENT REGULATIONS. A. Height 1. Buildings. Except as provided below, _aj no principal use or- aeeessefy use4 use building shall exceed the gfeater- of six U stones above grade eF �9, nor shall it exceed ninety 00) feet in height,• and (bl no accessory use building shall exceed three(3)stories above grade nor shall it exceedforty-six(461 feet in height. 2. Structured Parking. Except as provided below, no parking structure shall exceed the greater-e€six(6)levels above grade eF44,nor shall it exceed sixty(601 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)ffmy shall not exceed fifty(50)feet above the height above by up to 70 feei:. of the building. if freestanding,they shall not exceed one hundred forty (140) feet in height: and both (1.e. roof-mounted and freestanding architecture features)shall be subject to the 4:1 residential Droximity slope requirement 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-€eet. twenty-five (25) feet, must be screened, must be integral to the building and shall be subiect to the 4.1 residential proximity slope requirement. 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 (i.e., maximum ninety 2p. feet) by up to 30-feet thirty-five (35) feet to allow up to a maximum height of one hundred twenty-five (125) feet and shall be subject to the 4.1 residential Droximity slope requirement. 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 fagade 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. 9 Zoning Case No.ZA99-M REVISED July 8,1999 011907.00005:0435047.RED 4. Residential Sieve We—ifflity4hIetNN4416taf Proximity Slone. 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. Proiections. 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. 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 ne The maximum floor area . for all principal uses and accessory uses shall be 3.5 million square feet. 9. PARKLNWLOADING. 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 bandseape Natural Areas shown on the Concept Plan. C. Parking Space Size. All parking spaces shall be at least 8'/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 10 Zoning Case No.ZA99-M REVISED July 8,1999 011907.00005:0435047.RED 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 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 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 farade 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 Desi�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, radio towers, 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 11 Zoning Case No.ZA994156 REVISED July 8,1999 011907.00005:0435047.RED 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 I-andeeape Natural Areas shown on the Concept Plan, (iW_Q 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. bandseave Natural Areas. The Concept Plan identifies Leadseape Natural Areas up to 50 feet wide and larger that virtually encircle the Property. These Landseepe Natural 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 leaps Natural 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. seape Natural 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 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 Reduction_s Canopy Accent Shrubs 1 Y?—5" caliper 1 or 2 or 6 6"— I 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%. 12 Zoning Case No.ZA"-M REVISED July 8,1999 011907.00005:0435047.RED 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 midth 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. 13 Zoning Case No.ZA994156 REVISED July 8,1999 011907.00005:0435047.RED i 16. DRIVEWAY REQUIREMENTS. None of the standards or requirements for driveways included in Driveway Ordinance No. 634, as amended, shall apply to the Property. However, all development plans must include an "on-site" drivewav safetv analysis performed by a professional traffic consultant. 17. TREE PRESERVATION. A. Structured Parkin&. 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 at least two 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 Far-age "footprints" that minimize tree removal will not be required All parking structures must be screened from Kirkwood Hollow by planting at least four canopy trees per 100 linear feet of structure facade that faces Kirkwood HolloML. B. Other Improvements. As provided by the Citv's existin& Tree Preservation Ordinance the Buildable Areas for improvements other than structured parking 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 o quality trees with a diameter of six inches or greater measured 4%2 eet 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 adverselv affect the relationshiD of buildings streets and other improvements or otherwise significantly alter or adversely affect the overall master planning for development of the Property. This redlined draft, generated by CompareRite (TM) - The Instant Redliner, shows the differences between- original document : G:\DATA\DALLAS\VENTURM\LISTS\0435047.07 and revised document: G:\DATA\DALLAS\VENTURM\LISTS\0435047.00 CompareRite found 103 change(s) in the text Deletions appear as Overstrike text Additions appear as Double Underline text 14 Zoning Case No.ZA99-M REVISED July 8,1999 011907.00005:0435047.RED Page is too large to OCR.