Item 10ACity of Southlake, Texas
MEMORANDUM
November 27, 2005
TO: Shana Yelverton, City Manager
FROM: Steve Polasek, Director of Community Services
SUBJECT: Approve Town Square park plans and construction budgets for "Plaza"
and "State Street" parks and park plans for "Summit Park"
Action Requested: City Council review and consideration of final park plans and
construction budgets for "Plaza" and "State Street" parks and park plans
for "Summit Park."
Background
Information: As part of previous Board and Council action, the City accepted as
public park land three tracts within the new development of Town
Square (see attached location maps). The parks are commonly referred
to as Summit Park (2.05 acres), Plaza Park (.283 acres), and State Street
Park (3.26 acres). As part of the approval process the developer is
bringing forth the final plans for the park areas, as well as cost estimates
for the Plaza and State Street parks to confirm planned expenditures of
$1,000,000 as designated in the Tax Increment Financing (TIF) Zone
Number One to be applied towards construction.
Staff has met with the developer to review the draft plans and provided
appropriate comments. These comments and response from the
developer are attached for your information. A full presentation on the
three park sites will be provided at your meeting
Financial
Considerations: As part of the development of the Grand Avenue District, $1,000,000
from the Tax Increment Financing (TIF) Zone Number One is to be
applied toward the construction of the State Street and Plaza Parks,
excluding drainage costs. The developer has submitted a revised project
budget totaling $1,537,759 for park construction costs. A record of final
construction costs to be provided to the City following completion.
As part of the developer's agreement for the Brownstones at Town
Square, Phase I, the developer will apply $150,000 toward the
construction of Summit Park. A record of final construction costs to be
provided to the City following completion.
Financial
Impact: Contract maintenance costs for the additional park areas are estimated at
$22,000 annually. Funding has been allocated within the fiscal year
2005 -06 budget in anticipation of this expense.
Shana Yelverton, City Manager
Page 2
Citizen Input/
Board Review: The Parks Board recommend approval (9 -0) of the proposed park plans
for all three parks and the construction budgets for Plaza and State Street
Parks at their November 14, 2005 meeting.
The City Council approved (7 -0) on consent agenda the conceptual
plans and estimated project budget for Plaza and State Street Parks at
their May 3, 2005 meeting.
The Parks Board recommended approval of the conceptual plans and
estimated project budget for Plaza and State Street Parks at their April
11, 2005 meeting.
The City Council approved developer agreements for Brownstones
Phase I on November 16, 2004, and the Grand Avenue District on
March 1, 2005.
Legal Review: Not applicable.
Alternatives: Discussion and input regarding proposed park plans as presented.
Supporting
Documents: Supporting documents include the following items:
• Staff comments from park plan reviews
• Response letter from Town Square dated November 5, 2005
• State Street and Plaza Park revised budget
• Site overview
• Plaza Park Plan with original concepts
• State Street Park Plan with original concepts
• Summit Park Plan with original design
Staff
Recommendation: City Council review and consideration of final park plans and
construction budgets for "Plaza" and "State Street" parks and park plan
for "Summit Park ".
City of Southlake, Texas
LANDSCAPE REVIEW
October 18, 2005
Project Name: Town Square Grand Avenue
THIS REVIEW IS PREPARED AT THE TIME OF SUBMITTAL (Plans Received - 10/12/05) OF
THE ABOVE REFERENCED PROJECT AND IS TO PROVIDE A REVIEW OF THE SITE PLAN
OR LANDSCAPE PLAN(S) TO MEET ALL REQUIREMENTS OF THE CITY AND THE
IMPACT OF CONSTRUCTION ON ANY PROTECTED TREES ON THE SITE. CONTACT
KEITH MARTIN, LANDSCAPE ADMINISTRATOR AT (817) 748 — 8229.
COMMENTS AND SUGGESTIONS:
1. Please submit irrigation plans and details to support the proposed landscaping included with
the submitted plans.
2. Please submit grade elevation plans for the proposed park and pond area behind the hotel.
3. The Bosque Elm are not much different than the existing Athena Elms and are proposed in
areas along the street that are directly next to buildings and in front of building entrances. In
time they will cover business signage and store fronts. Their proposed placement will pose the
same issues that the Athena Elms currently cause. Recommend further review by the
developer.
4. The average street tree spacing is 27' on- center which is extremely close for the types of street
trees proposed. The existing Athena Elms are planted approximately 25' apart and have almost
comprised a solid canopy along the front of the buildings. The same canopy cover effect can
be achieved with proper tree placement without having to install as many trees.
5. Staff is concerned that the Hightower Willow Oaks will not survive being planted in tree wells
with sub -grade compacted soils and concrete surrounding them. Even though some Willow
Oaks are growing within Southlake in select spots with sandy soil, proper drainage and soil Ph,
Southlake is located outside of their growing zone. Willow Oak is also a much larger mature
tree than any other tree currently planted or proposed in Town Square, except for Bur Oak
which grows to approximately the same size in the correct growing conditions. Their spacing
and placement is too close to buildings and too closely planted on- center. It is recommended
that another species of tree be recommended that is more site suitable and adaptable to the
environment and climate.
6. The Landscape Plans do not show the location of any fire hydrants, street lights, street signs or
amenities. Trees cannot be planted within ten feet (10') of any fire hydrant and shrubs cannot
be planted within three feet (3') of any fire hydrant. The street tree plantings should be spaced
to avoid conflict with proposed street lights, street sign and other proposed amenities.
7. Please submit construction cost estimates for proposed park improvements.
COMMENTS PER SHEET: (see plans for additional comment and clarification)
L1.01 Kiosk Area — Please provide details on the dimensions and design characteristics of the kiosks
including elevations and proposed operations.
Please provide location information for housing the pumps, controllers, and other items
necessary for the operations of the fountain.
Are the patio areas fenced or screened in?
What are the public limits of the park?
L2.02 Please provide public sidewalk access from all public right -of -way sidewalks to the
sidewalk/trail around the park pond. Provide associated handicap ramps as needed.
L3.02 Staff recommends that the top structures of the pergola be constructed of a metal such as
aluminum or steel instead of wood to reduce future maintenance and replacement needs.
L4.01 The Highbeam Overcup Oaks are not shown to be planted along Highway 114 as proposed in
the
L4.02 previously submitted landscape plans.
L4.03 Reduce the number of proposed Vitex or increase their spacing.
Staff recommends eliminating the use of the Yellow Flag Iris due to concerns detailed in the
attached report. Possible alternates Ruellia spp. or Hardy plumbago Ceratostigma
plumbaginoides?
Replace Cotoneaster with variety of Abelia. Abelia x gradiflora `Sherwoodii' or `Edward
Goucher'
Rip -Rap slopes walls surrounding the pond area are not acceptable due to safety, maintenance,
and aesthetic issues. Please provide alternative hardscape structure such as concrete block
retaining wall or rock retaining wall.
Replace the October Glory Red Maples with another acceptable shade tree such as Male
Chinese Pistachia.
Provide an alternative to the use of bollard lighting along the park sidewalk/trail. Bollards are
prone to vandalism, require additional staff time and cost to repair, and are extensive in
number as shown on the plan. The use of overhead lights would be acceptable.
The location of the well housing, irrigation pumps and controls need to be shown on the
submitted plans.
Concrete mow strips as bed edge around pond is requested in lieu of metal edging.
L4.06 Please provide an alternative tree to the Nutall Oaks proposed in the park behind the hotel. We
have confirmed with the Texas Forest Service that Nutall Oaks do not perform well in the
Dallas — Ft. Worth area unless the existing site is sandy and has a low Ph. After heavy
excavation and grading of the park site it will be neither sandy nor have a low Ph.
Please provide cultural information regarding the Sanchez American Elms proposed in the
Hilton Park area.
L4.10 Please provide cultural information regarding the Sky Pencil Hollies.
L4.11 Detail specifications need to be provided for the custom pot planters.
Details specifications need to be provided for planting trees in the tree wells.
Request 5 year warranty on questioned tree species if carried forward in plan.
Summit Park Plans - Staff Comments
Irrigation:
Change Hunter Controller to Rainbird ESP 24 Station.
Change Hunter Rotors to Rainbird rotors.
Ensure that irrigation is consistent with proposed tree planting plan.
Supplemental irrigation should be provided (hand watering, tree gators, etc) for a year or two
due to the slope that the trees will be planted on.
Grading and Planting:
Maximum allowable slope is 4:1
Retaining walls / terracing are required to contain soil on slopes and prevent wash onto
sidewalks or slopes need to be planted with ground covers that do not require mowing.
Maintain percentage of slope on sidewalks compliant with ADA standards.
Trees:
Trees should be container grown, not B & B.
Provide warranty information on trees.
Ensure that trees to be planted do not conflict with existing tree canopies.
Ensure that all proposed grade changes occur outside of the existing trees critical- root -zone.
Slash Pines should be planted in one or two groupings in one of the sandiest areas. Do not
plant randomly throughout park.
Town Square verbal response: Concur with staff comments and will make appropriate changes to
final plans. Intend to address slope issues through the use of ground covers.
S OUTH LAK
TOWN SQUAR
PRE
November 5, 2005
Keith Martin
667 North Carroll Avenue
Southlake, Texas 76092
Re: Southlake Town Square — Grand Avenue Parks
Keith,
Thank you for taking the time to review and comment on the landscape plans for Grand Avenue.
Responses to your letter dated October 18, 2005 are as follows, consistent with discussions to
date (responses are organized in the order appearing in your letter):
1) Irrigation drawings are included in the attached landscaping plans.
2) A full grading plan is included in the civil plans attached.
3) We appreciate your comment and note that the street trees have always been selected for
the long term look desired, not what happens in the first five to ten years. Tree crowns
will be progressively raised to reinforce visibility while at the same time providing an
aesthetically pleasing shaded walkway. The Bosque Elm was specifically selected due to
its characteristics of a more upright pattern of growth and with it, a more compact canopy
as a result.
4) The tree spacing throughout the Town Square environment is critical in achieving a
uniform look between phases. As most of the street trees mature (depending on variety),
their growth characteristics will become more upright, thereby increasing volume more
vertically than horizontally, while still providing the desired canopy effect.
5) Select Trees is the nation's leading "hybrid" nursery, especially of "street tree" types of
varietals. The Company has specifically hybridized their Hightower Willow Oak for use
in urban settings and strongly believes that it will thrive in Town Square. As well, a five -
year warranty has been included in the negotiation for all trees from Select.
6) No tree will be planted within ten feet (10') of any fire hydrant and no shrub will be
planted within three feet (3') of any fire hydrant. This statement is on the landscaping
plan and will be verified in the field. Additionally, the locations of the fire hydrants are
shown on the attached civil plans.
A [Development By
COOPER & STEBBINS
1256 MA[N STREET, Surrr 240, SOUTHL4KE, TEXAS 76092
TELEPHONE (817) 329 -5566 FAx (817) 251-8717
Page 2
7) Maintenance costs for the two parks are projected by American Landscape to cost $4,200
annually for the Plaza and $11,400 annually for the park behind the Hilton. Maintenance
costs projected by American for City areas outside the parks are $40,350 annually.
Project costs are attached.
Commentsper Sheet Number:
L1.01 The Kiosk areas (if approved by City Council) are outside of the Park. Details
will be provided to the City when available. Greenscapes drawings are attached.
Finishes and spray patterns are to be determined.
L2.02 As discussed, additional public access will be provided to the Park behind the
Hotel as State Street is progressively completed.
The pergolas have steel beams encased in FRP. The cedar beams have been kept
to a minimum. However, we are reviewing alternatives.
L4.01102 These trees were deleted per your previous request.
L4.03 Vitex will be realigned into a staggered row to screen the Hotel and allow for
-- - mowers as directed.
We are deleting the yellow flag iris at your request and looking into the hardy
plumbago as suggested.
We are replacing the cotoneaster with abelia as suggested.
Although rip -rap is necessary and is consistent with the originally approved
design, we are looking into other rock types (bigger, earth tones, etc.).
"October Glory" Maples are currently in all Phase 1 parking lots, and have done
very well. However, we have decided to change from "October Glory" to
"Autumn Blaze" Maple at the suggestion of American Landscapes (American
currently does all of the landscape maintenance at Town Square). Please see
pictures of tagged trees attached.
Town Square is exploring other options for light around the pond. However, we
believe the Gardco units specified, due to a better design, are far less prone to
vandalism than the units in Rustin Park and are also, if damaged, much less
expensive to repair. For information, the following locations have installed these
products, should you wish to go view them or speak to the parties involved:
■ Elizabeth Smith Elementary
701 South Holland Rd.
Mansfield, Tx 76063
(817) 299 -6980
Page 3
• Martha Reid Elementary
500 Country Club Dr.
Arlington, Tx 76402
(g 17) 299 -5950
The location of irrigation controls are noted in the irrigation plans (see #1 above).
We are pricing concrete mow strips around the pond in lieu of metal edging and
appreciate your suggestion.
L4.06 The Nutall Oaks and American Sanchez Elms have been provided "free" from
Select Trees in order to test their viability in the North Texas environment. These
trees did not replace other proposed trees. Should these trees need to be removed,
Town Square will remove at no charge to the City.
L4.10 Cultural information on the Sky Pencil Hollies is attached.
L4.10 Any pots added with permission from the City will he maintained by Town
Square.
Select Trees will provide specifications for tree well planting.
As noted above, five (5) year warranties come with all street trees provided by
Select Trees.
Construction design is now sufficiently complete to provide the Parks Board with a Budget for
Park improvements, consistent with the provisions of Section 3.A.3 of the Development
Agreement. Budgeted costs are now in excess of $1,500,000 for the two parks, more than 50%
above the $1,000,000 minimum required under the Development Agreement. We request Park
Board's consideration of the Budget enclosed, and their recommendation for approval by the
City Council.
We appreciate your consideration of the enclosed, and look forward to hearing from you. Please
call me if you have any questions or continents, or if we can be of further assistance in the
meantime.
U
Kasal
Manager
cc: Steve Polasek (wl attachments)
Brian Stebbins (w /o attachments)
Frank Bliss (w /o attachments)
PLAZA PARK
Hard Costs
Grading
$ 5,450
50,000
Fountain
185,500
Concrete Paving
32,840
Inspection Fees
Specialty Paving (Pavers)
180,000
Pergola
204,750
11,826
Lighting
48,000
Incl. 4 antique light poles, sconces and electrical service
Benches
57,600
48 benches (see pictures attached) @ $1,200/bench, installed
Trash Recepticals
4,000
4 recepticals (see pictures attached), at installed
Specimen Trees
63,200
12 Live Oaks totaling approx.152 caliper in. (4 X 14" + 8 X 12 ")
Other Landscaping
1,620
Allowance
Irrigation
3,500
Contractor General Conditions
59,287
7,54%
CCIP (Insurance)
33,973
4.02%
Subguard (Bond)
9,200
1.09%
Contractor Fee
31,112
3.50%
Subtotal Hard Costs
$ 920,033
25,920
Soft Costs
Architect, Design
$
50,000
Per Contract
Engineer /Survey
2,936
Inspection Fees
Interest
11,826
Estimate
Subtotal Soft Costs
$
64,763
Plaza Park Total
$
984,795
STATE STREET PARK
Hard Costs
Grading
$
52,680
Excludes costs associated with Detention /Drainage
Excavation of pond
100,340
Includes Clay Liner
Shade Trees
25,920
Approximatley 265 caliper inches in total
Other Landscaping
35,915
Allowance
Bermuda Grass
2,400
43,000 sf hydro mulch
Rip Rap at fountain
17,500
6,737 sf @ $2.601sf
Fountains in Lake
48,000
Sidewalk/Trail
35,964
Lighting
53,280
Incl. 25 Bollards (see pictures attached), electrical service and outlets
Benches
9,600
Incl. 8 benches (see pictures attached) @ $1,200 /bench, installed
Trash Recepticals
4,000
4 recepticals (see pictures attached), at $1,000 /receptacle, installed
Irrigation
34,332
Contractor General Conditions
31,656
7.54%
CCIP (Insurance)
18,140
4.02%
Subguard (Bond)
4,913
1.09%
Contractor Fee
16,612
3.50%
Subtotal Hard Costs
$
491,252
Soft Costs
Architect, Design
$
23,750
Per Contract
Engineer /Survey
31,321
Inspection fees
-
Interest
6,641
Estimate
Subtotal Soft Costs
$
61,712
State Street Park Total
$
552,964
(i#- C* *-D 1 4* *0)
State Street Park
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