HomeMy WebLinkAboutResolution - 2006-R0448 - Agreement Regarding The Funding Of Public Improvements - Lubbock Shopping Center - 09_28_2006Resolution No. 2006-RO448
September 28, 2006
Item No. 5.8
RESOLUTION
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LUBBOCK:
THAT the Mayor of the City of Lubbock BE and is hereby authorized and
directed to execute for and on behalf of the City of Lubbock an Agreement between the
City of Lubbock and Lubbock Shopping Center, Ltd. regarding the funding of public
improvements in Phase One, Bond Issue Three, Project 206 of the Project Plan for the
North Overton Tax Increment Finance Reinvestment Zone, as amended. Said Agreement
is attached hereto and incorporated in this Resolution as if fully set forth herein and shall
be included in the minutes of the Council.
Passed by the City Council this 28th day of September, 2006.
DAVID A. MILLER, MAYOR
ATTEST:
��� A.. —�
Rebecca Garza, City Secretary
APPRO D TO CONTENT:
Rob Alliso n i nager
Development Services
A---..+PPROVED AS TO FORM:
Linda L. Chamales, Senior Attorney
Office Practice Section
City Att / Linda: Res -NO TIF Dev.Agret- Lubbock Shopping Center
September 5, 2006
Resolution No. 2006-RO448
September 28, 2006
Item No. 5.8
DEVELOPER PARTICIPATION AGREEMENT BETWEEN THE
CITY OF LUBBOCK AND LUBBOCK SHOPPING CENTER, LTD.
STATE OF TEXAS §
COUNTY OF LUBBOCK §
This agreement is between the City of Lubbock, a Texas municipal corporation
(hereinafter called "City") and Lubbock Shopping Center, Ltd. (hereinafter called
"Developer").
WHEREAS, the City recognizes the importance of its continued role in local
economic development; and
WHEREAS, the City, upon receipt of a petition requesting creation of a tax
increment financing district from the owners of more than 50 per cent of the appraised
value of the area, adopted Ordinance No. 2002-029, March 14, 2002, establishing the
North Overton Tax Increment Financing Reinvestment Zone in accordance with the
provisions of the Tax Increment Financing Act, V.T.C.A. Tax Code, Chapter 311 (the
"Act"); and
WHEREAS, in accordance with the Act, the Board of Directors of the North
Overton Tax Increment Financing Reinvestment Zone has prepared a Project Plan (the
"Project Plan") and a Financing Plan (the "Financing Plan'), and the City, in accordance
with the Act and after making all findings required by the Act, has adopted an ordinance
approving the plans and amendments to these Plans; and
WHEREAS, the Act authorizes the expenditure of funds derived within a
reinvestment zone, whether from bond proceeds or other funds, for the payment of
expenditures made and monetary obligations incurred by a municipality consistent with
the project plan of the reinvestment zone, which expenditures and monetary obligations
constitute project costs, as defined in the Act ("Project Costs"); and
WHEREAS, Developer has acquired certain real property situated within the
North Overton Tax Increment Financing Reinvestment Zone (the "TIF District") and
intends to develop the property as Lubbock Shopping Center (the "Project"), in
accordance with the map which is attached and marked "Exhibit A"; and
WHEREAS, Developer has certain real property within the Project located
between 71h Street and Glenna Goodacre Boulevard and between Avenue R and Avenue
S, which Developer intends to develop as a shopping center substantially in accordance
with the design which is attached and marked "Exhibit B"; and
Developer Agreement- City / Lubbock Shopping Center, Project 206
WHEREAS, The City, after due and careful consideration, has concluded that the
redevelopment of the Project as a portion of the TIF District as provided herein and in the
Project Plan will further the growth of the City, facilitate the redevelopment of the entire
TIF District, improve the environment of the City, increase the assessed valuation of the
real estate situated within the City, foster increased economic activity within the City,
increase employment opportunities within the City, upgrade public infrastructure within
the TIF District, and otherwise be in the best interests of the City by furthering the health,
safety, and welfare of its residents and taxpayers, and that entering into this Agreement is
necessary and convenient to implement the Plans and achieve their purposes; and
WHEREAS, the City is desirous of having Developer undertake the Project in
order to serve the needs of the City and in order to produce increased tax revenues for the
various taxing units authorized to levy taxes on real property within the TIF District and
the City and, in order to stimulate and induce the redevelopment of the TIF District, the
City has agreed to participate by dedicating and pledging the use of revenue in the Tax
Increment Fund to finance certain Project Costs, all in accordance with the terms and
provisions of the Act, with the guidelines set up by the City to be followed in
City/Developer participation agreements, and with the terms of this particular
Agreement; and
WHEREAS, the Developer desires to have the City participate and the City
agrees to participate in the construction of Public Improvements such as street
reconstruction, street lighting, landscaping, street furniture, sidewalks, and water/waste
water replacement and relocation;
NOW, THEREFORE, in consideration of the foregoing and of the mutual
covenants and agreements herein, the Parties agree as follows:
ARTICLE I.
RECITALS AND EXHIBITS PART OF AGREEMENT
1.1 The representations, covenants and recitations set forth in the foregoing
recitals are material to this Agreement and are hereby incorporated into
and made a part of this Agreement as though they were fully set forth in
this Article I. Exhibits A, B, C, D, E, F, G and H, attached hereto are
incorporated into this Agreement as if fully set forth herein.
ARTICLE II.
DEVELOPMENT PLAN — NORTH OVERTON
2.1 Developer has acquired certain real property situated within the North
Overton Tax Increment Financing Reinvestment Zone and intends to
Developer Agreement — City / Lubbock Shopping Center, Project 206 2
develop the property known as the Lubbock Shopping Center (the
"Project"), in accordance with the map and design which are attached and
marked "Exhibits A and B," and in accordance with the Project and
Finance Plans, as amended and adopted by the Board of Directors of the
North Overton Tax Increment Financing Reinvestment Zone which are
also attached and marked "Exhibit C"
ARTICLE III.
DEFINITIONS
3.1 "Parkway" is herein defined as any part of the public right-of-way lying
between the curb or grade line of any public street and the abutting private
property line.
3.2 "Hardscape" is herein defined as the hard surface portion of the
landscaping in the parkway such as stone, concrete, brick or other
approved surface under the Design Guidelines as set forth in Exhibit F. It
is assumed by the parties that hardscape represents forty per cent (40%) of
the total cost of landscaping in the parkway.
3.3 "Softscape" is herein defined as plant materials, ground preparation,
pedestrian lighting, street furniture, and trash receptacles. It is assumed
by the parties that softscape represents sixty per cent (60%) of the total
cost of landscaping in the parkway.
ARTICLE IV.
CITY PARTICIPATION
4.1 In accordance with TIF Expense Phase I of the Project Plan recommended
by the Board of Directors of the North Overton District Tax Increment
Finance Reinvestment Zone and approved by the City Council of the City
of Lubbock, and in accordance with the City of Lubbock Redevelopment
Policies and Tax Increment Finance Policies, the City agrees to dedicate
and pledge the use of revenue in the Tax Increment Fund to directly
participate in the cost of the Public Improvements as shown in the attached
"Exhibit D," entitled "Lubbock Shopping Center, Direct City
Participation and TIF Funding, Phase I, Bond Issue Three, Project 206.
4.2 This Agreement shall authorize funding only for Bond Issue Three, Phase
I, Project 206. Participation shall be based on actual construction costs
incurred by the City or verified by the City upon application and
certification by Developer. In the event that the actual costs of the
Developer Agreement — City / Lubbock Shopping Center, Project 206
individual Direct City Participation items are less than the amounts shown
in Exhibit D, then the City will utilize the "savings" (in its sole discretion)
to increase any other individual Direct City Participation element, if
needed to provide sufficient funding for the Direct City Participation in
other project element or elements. City also reserves the right to
reallocate the "savings" for projects in a subsequent phase of the Project.
Direct City Participation in Phase I, Bond Issue Three, Project 206, shall
be limited to the total amount approved by the City Council in this
agreement, which is $1,300,416.
4.3 The City shall review the Developer's cost estimates in order to deter
undue loading of costs, collusion or fraud prior to approval of payment of
the Direct City Participation. The City may, at its discretion, pay any
increases in the actual cost of a public improvement over its estimated
cost, provided funds are available. However, unless the North Overton
TIF project and financial plans and this document are amended to so
provide, in no case shall the City ever be liable for any amount above and
beyond a total of $1,300,416, the agreed payment of the City's share of the
public improvements contained herein. Nothing in this Agreement shall
be construed to require City to approve reimbursements from any source
of City funds other than the Tax Increment Fund.
4.4 Increases in the scope of the project beyond that contemplated by the plans
and budget within this document shall be paid by the party requesting the
increase in scope.
4.5 The City anticipates issuing debt to reimburse the Developer and costs
advanced by City for project costs authorized pursuant to this Article. The
reimbursement will be paid from the proceeds of debt issued by the City
when TIF revenues from taxable improvements will provide 1.25 times
coverage calculation of the maximum annual debt service payments on the
debt.
4.6 City agrees to make available to the Developer for inspection all of its
books and records related to the Public Improvements constructed for the
Project and to allow Developer access to the Public Improvement site
during the construction for the purpose of periodic inspection of the
construction work. City agrees, when applicable, to follow the Design
Guidelines, including the Landscape Plan attached hereto as Exhibit F.
4.7 City shall, upon request, provide the Developer copies of contracts
denoting costs for engineering services directly related to the final
engineering for development of Public Improvement construction plans
and specifications.
Developer Agreement — City / Lubbock Shopping Center, Project 206 4
4.8 For those Public Improvements in the Project constructed by City, City
agrees to submit the Public Improvements to competitive sealed bids and
agrees to award the contract to construct the Public Improvements to the
lowest responsible bidder.
4.9 City agrees to construct those projects listed in Exhibit D for which the
participation is 100% and to reimburse Developer as agreed above for the
remaining projects to the extent funds are available in Phase I, Bond Issue
Three, Project 206 of the Project Plan. City and Developer may agree to
allow Developer to do construction on the City's behalf for certain
projects listed in Exhibit D. In order for City to reimburse Developer for
construction and material costs for these projects, Developer shall provide
proof of completion and proof of payment in a form acceptable to the City.
Procedures for reimbursement from the City are attached as Exhibit H.
4.10 The City and Developer shall cooperate and coordinate their activities with
respect to the commencement and construction of the Public
Improvements and the Project so that the commencement and construction
of the Public Improvements shall occur at such times as are necessary to
meet the construction time requirements of Developer for the Project. The
parties agree to jointly prepare (and update from time to time as necessary)
a construction schedule of the Public Improvements in order to help
implement the parties' obligations. Such schedule, when completed, (and
as updated) shall become Exhibit G to this Agreement.
ARTICLE V.
DEVELOPER OBLIGATIONS
5.1 In accordance with the plans in Exhibit B, as approved or amended by the
Planning and Zoning Commission, and in accordance with TIF Expense
Phase I of the Project Plan, as amended and recommended by the Board of
Directors of the North Overton Tax Increment Financing Reinvestment
Zone and approved by the City Council of the City of Lubbock, the
Developer agrees to construct and complete the Lubbock Shopping Center
to be located between 71h Street and Glenna Goodacre Boulevard and
between Avenue R and Avenue S before November 2, 2006.
5.2 In accordance with the map and design in Exhibits A and B and in
accordance with TIF Expense Phase I of the Project Plan, as amended and
recommended by the Board of Directors of the North Overton Tax
Increment Financing Reinvestment Zone and approved by the City
Council of the City of Lubbock, the Developer agrees to construct and/or
participate in the actual cost of construction of the Public Improvements
and in the percentages as shown in the attached "Exhibit E." Prior to
Developer Agreement — City / Lubbock Shopping Center, Project 206 5
construction the plans and the contract shall be reviewed and approved by
the City. Developer shall be responsible for construction of the handscape
and the irrigation in the Parkway in accordance with the Design
Guidelines, including the Landscape Plan, attached as Exhibit F. It is
acknowledged by the parties that the Design Guidelines require oversizing
of these improvements in the right-of-way beyond those required
elsewhere in the City.
5.3 Developer agrees to make available to the City for inspection all of its
books and records related to the public improvements constructed for the
project and to allow the City access to the Project during construction for
the purpose of periodic inspection of the construction work.
5.4 Developer shall provide City copies of contracts denoting costs for
engineering services directly related to the final engineering for
development of construction plans and specifications. Only engineering
services directly related to final engineering shall be eligible for project
cost reimbursement.
5.5 For those Public Improvements in the Project constructed by Developer in
which there is Direct City Participation greater than thirty per cent of the
total contract price (not including payment by the City for any oversizing
of improvements required in the Design Guidelines), Developer agrees to
submit the Public Improvements to competitive sealed bids and agrees to
award the contract to construct the Public Improvements to the lowest
responsible bidder in accordance with state law and city ordinances
regarding public bids. On those items where there is Direct City
Participation, City reserves the right to do the construction of the public
improvement with contribution from Developer if it is more economical
for the City to build than for Developer to do the construction.
5.6 Developer acknowledges that City will be issuing debt backed by revenue
in the Tax Increment Fund to fund the public improvements referenced in
the Agreement, and Developer therefore agrees that the project located
between 7th Street and Glenna Goodacre Boulevard and between Avenue
R and Avenue S shall not be sold or transferred to any entity that does not
pay property taxes for this property for a period of twenty years from the
date of this Agreement. If, during the 20-year period, the property is sold
to an entity that does not pay property taxes, Developer agrees to pay into
the Tax Increment Fund a sum equal to the amount of increment that
would have been generated by that property over the remainder of the
twenty year period at the effective tax rate on the date of the sale.
5.7 Developer shall execute a performance bond for the construction of
improvements to ensure completion of the project as required by Section
212.073 of the Texas Local Government Code.
Developer Agreement — City / Lubbock Shopping Center, Project 206 6
ARTICLE VI.
FORCE MAJEURE
6.1 It is expressly understood and agreed by the parties to this Agreement that
if the substantial completion of the construction of any improvements
contemplated hereunder is delayed by reason of war, civil commotion, acts
of God, inclement weather, governmental restrictions, regulations, or
interferences, delays caused by the franchise utilities or their contractors,
fire or other casualty, court injunction, necessary condemnation
proceedings, acts of the other party, its affiliates/related entities and/or
their contractors, or any circumstances which are reasonably beyond the
control of the party obligated or permitted under the terms of this
Agreement to do or perform the same, regardless of whether any such
circumstance is similar to any of those enumerated or not, the party so
obligated shall be excused from performing during such period of delay,
so that the time period applicable to the design or construction
requirement shall be extended for a period of time equal to the period the
party was delayed.
ARTICLE VII.
TERM
7.1 The term of this agreement shall begin on the date of execution and end
upon the earlier of (a) the complete performance of all obligations and
conditions precedent by parties to this Agreement; or (b) the expiration of
the term of the North Overton Tax Increment Financing Reinvestment
Zone; provided however, that the obligations of City to apply increment
which has accrued during the term of the North Overton Tax Increment
Financing Reinvestment Zone but which is not collected until subsequent
to the expiration of the term toward unreimbursed Project Costs pursuant
to this Agreement shall survive.
ARTICLE VIII.
INSURANCE
8.1 Developer agrees to obtain or cause its Contractors and/or subcontractors
to obtain comprehensive liability insurance satisfactory to the City
(including workers' compensation or a self-insurance plan in lieu thereof)
which names the City and the Board of Directors for the North Overton
Tax Increment Finance District as additional insureds, due to any damage;
Developer Agreement — City / Lubbock Shopping Center, Project 206
injury, or death attributed to the Developer or its Contractors or
subcontractors while completing the Public Improvements in which there
is Direct City Participation.
ARTICLE IX.
INDEMNITY
9.1 Developer agrees to defend, indemnify and hold City, its officers, agents
and employees, harmless against any and all claims, lawsuits, judgments,
costs and expenses for personal injury (including death), property damage
or other harm for which recovery of damages is sought that may arise out
of or be occasioned by Developer's breach of any of the terms or
provisions of this Agreement, or by any negligent act or omission of
Developer, its officers, agents, associates, employees or subcontractors, in
the performance of this Agreement; except that the indemnity provided for
in this paragraph shall not apply to any liability resulting from the sole
negligence of City, its officers, agents, employees or separate contractors,
and in the event of joint and concurrent negligence of both Developer and
City, responsibility, if any, shall be apportioned comparatively in
accordance with the laws of the State of Texas, without, however, waiving
any governmental immunity available to City under Texas law and
without waiving any defenses of the parties under Texas law. The
provisions of this paragraph are solely for the benefit of the parties hereto
and not intended to create or grant any rights, contractual or otherwise to
any other person or entity.
ARTICLE X.
AUTHORITY TO BIND
10.1 The City represents and warrants to Developer that the City has full
constitutional and lawful right, power, and authority, under currently
applicable law to execute and deliver and perform the terms and
obligations of this Agreement, and all necessary City proceedings,
findings and actions. Accordingly, this Agreement constitutes the legal
valid and binding obligation of the City, is enforceable in accordance with
its terms and provisions and does not require the consent of any other
governmental authority.
10.2 Developer hereby represents and warrants to the City that Developer has
full lawful right, power and authority to execute and deliver and perform
the terms and obligations of this Agreement and all of the foregoing have
been or will be duly and validly authorized an approved by all necessary
actions of Developer. Concurrently with Developer's execution of this
Developer Agreement — City / Lubbock Shopping Center, Project 206 8
Agreement, Developer has delivered to the City copies of the resolutions
or other corporate actions authorizing the execution of this Agreement and
evidencing the authority of the persons signing this Agreement on behalf
of Developer to do so. Accordingly, this Agreement constitutes the legal,
valid and binding obligation of Developer, and is enforceable in
accordance with its terms and provisions.
ARTICLE XI.
DEFAULT
11.1 A default shall exist if any party fails to perform or observe any material
covenant contained in this Agreement, or if the representation provided for
in Section X is not true or correct. A party shall immediately notify the
defaulting parry in writing upon becoming aware of any change in the
existence of any condition or event that would constitute a default by the
defaulting party, or with the giving of notice or passage of time, or both
would constitute a default by defaulting party under this Agreement. Such
notice shall specify the nature and the period of existence thereof and what
action if any, the notifying party requires with respect to curing the
default.
11.2 If a default shall occur and continue, after thirty (30) days written notice to
cure default, City may, at its option terminate this Agreement or pursue
any and all remedies it may be entitled to in accordance with Texas law,
without the necessity of further notice to or demand upon Developer.
ARTICLE XII.
FEDERAL FUNDING
12.1 The City represents and warrants to Developer that no federal funds or
federally assisted project activities as administered by or under the control
of the City are involved in this project at this time. City further agrees that
it does not have any intention or plans to participate in the future in any
federally assisted project activities in the North Overton Tax Increment
Finance Reinvestment Zone.
12.2 Developer represents and warrants to City that Developer has no federal
funds involved in this project at this time. Developer further agrees that it
will not in the future participate in any federally assisted project activities
in the North Overton Tax Increment Finance Zone.
Developer Agreement — City / Lubbock Shopping Center, Project 206 9
ARTICLE XIII.
NOTICES
13.1 Any notice required by this Agreement shall be deemed to be properly
served if deposited in the U.S. mails by certified letter, return receipt
requested, addressed to the recipient at the recipient's address shown
below, subject to the right of either part to designate a different address by
notice given in the manner just described.
13.2 If intended for City notice shall be sent to:
Assistant City Manager, Development Services
City of Lubbock
P.O. Box 2000
1625 131h Street
Lubbock, Texas 79457
13.3 If intended for Developer, notice shall be sent to:
Mr. Jeff Farmer III
Spectra Group
5851 Ridge Bend Road
Memphis, TN 38120
ARTICLE XIV.
VENUE AND GOVERNING LAW
14.1 This Agreement is performable in Lubbock County, Texas, and venue for
any action arising out of this Agreement shall be exclusively in Lubbock
County.
14.2 This Agreement shall be governed and construed in accordance with the
laws of the State of Texas.
ARTICLE XV.
ATTORNEY FEES
15.1 Developer and City expressly agree that in the event of any litigation
arising between the parties to this Agreement that each parry shall be
solely responsible for payment of its attorneys and that in no event shall
either party be responsible for the other part's attorney fees regardless of
the outcome of the litigation.
Developer Agreement — City / Lubbock Shopping Center, Project 206 10
ARTICLE XVI.
LEGAL CONSTRUCTION
16.1 In the event that any one or more of the provisions contained in this
Agreement shall for any reason be held to be invalid, illegal, or
unenforceable in any respect, such invalidity, illegality, or
unenforceability shall not affect any other provision thereof and this
Agreement shall be considered as if the invalid, illegal or unenforceable
provision had never been contained in this Agreement.
ARTICLE XVII.
COUNTERPARTS
17.1 This Agreement may be executed in any number of counterparts, each of
which shall be deemed an original and constitute one and the same
instrument.
ARTICLE XVIII.
SUCCESSORS AND ASSIGNS
18.1 The terms and conditions of this Agreement are binding upon the
successors and assigns of all parties hereto. Provided, however, this
Agreement shall not be assigned by Developer without prior City Council
approval, which approval shall not be unreasonably withheld.
ARTICLE XIX.
ENTIRE AGREEMENT
19.1 This Agreement embodies the complete agreement of the parties hereto as
it relates to the Public Improvements in Bond Issue Three, Phase I,
Project 206, superseding all oral or written previous and contemporary
agreements between the parties and relating to matters in this Agreement,
and except as otherwise provided herein cannot be modified without
written agreement of the parties to be attached to and made a part of this
Agreement.
Developer Agreement — City / Lubbock Shopping Center, Project 206 11
EXECUTED in duplicate and effective as of the 28th day of September , 2006.
CITY OF LUBBOCK LUBBOQ�-.6 jOPPING CENTER, Ltd.
DAVID A. NALLER, MAYOR
ATTEST:
e ca Garza, City Secretary
APPROI AST ONTENT:
Rob AlliXv-,ATSistaMTFQwtAqnager
Develop ent Services
APPROVED AS TO FORM:
Linda Chamales, Senior Attorney
Office Practice Section
Lc: city att/Linda/ Developer Participation Agreement- Lubbock Shopping Center
July 11, 2006
Developer Agreement — City / Lubbock Shopping Center, Project 206 12
EXHIBIT A
MAP
?* 1598.16
t
ovri r PARif
COLUM
P
�tl�!
_
aM�W►(Y�wwM�wastl�Yw.1Yw� AW�y�W y
i t
_, � Y
%� •��. •.• si ncG %
wwY/! RW
i yam_
,� �, ,_.._
ry� ww�w'�rwH1�r.Y� �lY.�ir+'M+�r�+riw
MwwwBniww4 OwWYnww�i�lp
� IYMi waiww��YY�i'iWrwl wiw MY4YwYWWii
1 ! � r
l"��'
.yy�r/
�
�...7r�i
t�wwM+r.iw+IMMYrrww�iw rurr4wwaM�Iwi�,rgi Y�011.'
w1MM.#++R.+tiuws.IMw+�wMr�lrwyrs f�Rr�ae✓Iw4Yr
i
rim
r
�
uMwww�r�iW+Wwiw4 ►wYM w�i+w� ,rwr
wr.��eiwaw: �MI�1W.wyw.wwr�i�i.+wwiMAPrn+1ILLw
A
�;
YwrN�wr�rr�rwrali+Wi,Nw�w►YlrwgllY�lr�Y.lw�
s
f ;
.NI
r; Wrrwwwrrw�w� �y�M�y�eewnwwilwrirwww•�aawwM.
YwtwWww�rr�iiwwwWM�AtwY+Yw� Nt1+Mr
p I a
�. �
nrc+■
i j�
t � Him LrCrA
�tUrX�.wwY+wM��MrYwwMrMW.Y+w�
� jy~rywrirrs.MN+.�WMAwYM� �w�wWMhwYw
....R�L._._.1
_46�
•
.__. _.___._
..�....W;.��...w...w.w
law. .
wµ�wxu`errrrwrrwwrrw.�Y r.rwrr
�..r.wr
t 6Lemw i
GASi7Al.7
r I
l �(,�•£yy�
a'�••�rrw«..w.wr.
i
o i i
a
�i.awrr.
J(
r M�Mr .irAF�
�
•�w war
r\1w.Y.11�W!!M1
ww��pYW.WM.
M1�IiXHWli#i4d�M�G7b1
M!®t 00lfdtl OaW�
Developer Agreement — City / Lubbock Shopping Center, Project 206 13
IN 1,11i 10, 1.1
Z,1
f 14
0f
WIN .1tv"
K L
fae xj,
!j felq
him
:411
EXHIBIT C
NORTH OVERTON TAX INCREMENT FINANCING
REINVESTMENT ZONE
THIRD AMENDED PROJECT PLAN AND FINANCE PLAN
Developer Agreement — City / Lubbock Shopping Center, Project 206 15
EXHIBIT C Resolution No. 2006-R0448
September 28, 2006
Item No. 5.8
fI
North Overton Area
Tax Increment Finance Reinvestment Zone
L UBBOCK, TEXAS
Prepared for
City of Lubbock
November 2005
The North Overton Area was established in 1907 and over the next 20 years developed as
a middle-class neighborhood, with home ownership predominating. Following World
War II, the growth of Texas Tech stimulated a need for student housing. This need was
provided by many non -conforming apartments, converted garages, and subdivided
houses, reducing home ownership considerably. Continued growth of Tech encouraged
development of apartment buildings, further destroying the stability of the area.
By the 1980's, the City of Lubbock recognized the need to "explore methods of
stabilizing property values while allowing the area to develop to its fullest potential" and
appointed the Overton North Study Committee. This Committee formulated strategies to
address the area's problems and potential. Among the strategies was the possibility of
utilizing Tax Increment Financing. The City also retained RTKL in 1989 to prepare a
Redevelopment Plan for Downtown Lubbock, which included the North Overton area.
RTKL's plan identified many of the same issues as the Study Committee and more
particularly indicated, "the City must develop creative public/private joint development
opportunities and provide public improvements as incentives for development".
Through a series of economic and real estate factors, nothing materialized from the two
studies during the 1990's, and the situation in North Overton continued to stagnate.
However, at this time, a local developer has come forward with a plan to redevelop about
90% of the North Overton area and has petitioned the City to establish a Tax Increment
Financing (TIF) District to provide the necessary public funds to enter into a public -
private partnership. City staff, working with the developer, has prepared a list of public
infrastructure projects, which will stimulate and enhance the redevelopment of North
Overton. It is expected that the North Overton Area Tax Increment Financing
Reinvestment Zone planned expenditure of approximately $28.9 million for public
infrastructure improvements will result in future development/redevelopment in the Zone
which will increase the taxable value by approximately $445 Million over the Zone's 30-
year life.
As set forth in Section 311.011 of the Tax Increment Financing Act of the Tax Code, the
Project Plan for the North Overton Area Tax Increment Finance Reinvestment Zone,
Lubbock, Texas must and does include the following elements:
1. A map showing existing uses and conditions of real property in the Zone and a
map showing proposed improvements to and proposed uses of the property.
Attached as Exhibit A is a map showing uses of real property in the North Overton
TIF Reinvestment Zone and attached as Exhibit B is a map indicating potential
locations of proposed public improvements in the zone.
Page 1
North Overton TIF Third Amended Project Plan
2. Proposed changes of zoning ordinances, the master plan of the municipality,
building codes, and other municipal ordinances.
No changes anticipated at this time except to zoning ordinances. Zoning ordinances
will be modified to provide architectural guidelines and special zoning considerations
to provide for redevelopment of the North Overton area as a pedestrian -oriented, neo-
traditional development.
3. A list of estimated non -project costs.
Non -project costs within the Zone area are those development costs not paid for by
the Zone. These costs will include, but are not limited to, 461.8 Million of new
development. The detailed list of estimated non -project costs from 2006 through
2013 are included as Exhibit C.
4. A statement of a method of relocating persons to be displaced as a result of
implementing the plan.
In the process of developing and redeveloping the Zone, it is not contemplated there
will be any involuntary relocations. However, it may be necessary to relocate
individuals and businesses through voluntary buyout. In the event that this is
required, the City or private developer will follow the procedures that would be used
in the development or construction of other public or private improvements outside
the Zone.
Page 2
North Overton TIF Third Amended Project Plan
OVERTON PROJECT PLAN (11
Street reconstruction/resurfacing
$7,150,000
A/E services
Reconstruction, curb 8 gutter
Rotaries
Rotary amenities
$575,000
A/E services
Landscaping - irrigation, lighting, street furniture
Glenna Goodacre Boulevard
$1,930,000
A/E services
Replace curb 8 gutter
ROW acquisition
Glenna Goodacre Blvd. Amenities
$3,200,000
A/E services
Landscaping - irrigation, lighting, street furniture
Landscaping Parkway
$3,425,000
A/E services
Landscaping - irrigation, lighting, street furniture
WaterlWaste Water
$3,250,000
Replacement 8 relocation
Electric utility - underground
$3,995,000
Pioneer Park Improvements
$500,000
Marsha Sharp Frwy. Frontage
$100,000
University Ave. Improvements
$190,000
Replace curb & gutter
Public Facility
$4,300,000
Subtotal
$28,615, 000
Administration Costs
$350,000
Total Phase 1 TIF Cost
$28,965,000
Phase 2, Years 7 - 30
$43,686,000
Debt Service
$16,356,000
Total TIF Cost
$89,007,000
'otal Phase I TIF Cost $28,965,00
Total TIF Expenditures as of 9/30105 $4,081,83
3alance 24,883,16'
' Bond Issuance
7/15/03 $3,795,000
8/15105 $9,290,000
Total $13,085,000
Page 3
North Overton TIF Third Amended Project Plan
EXHIBIT C
Exhibit "A"
EXISTING LAND USE
Legww
Nd M WedonTIF
Canm.n�l�.il Exhibit A: North Overton
`°m WWho"
Gomm�Kial WhdesaM
Tax Increment Financing
°om—i.IWamhauaa
Reinvestment Zone
!nduatrai Manvhmnrg
!ndusowl NanMan uhcwnnq
Parke and Re.-ftn
Public Use
Rasitlamb7 High-Denahy
Ra .Wftl Low.Dn My
Residemal Med—Deno
Rly�td VJaY
Tnmopoitabon and lldl
'l—M Land
Existing Land Use
November 2005
NORTH
Exhibit "A"
North Overton TIF Third Amended Project Plan
EXHIBIT C
Exhibit "B"
PROPOSED IMPROVEMENTS AND PROPOSED USES
Overton Park Master Plan
\ / ' Proposed
The Centre At Overton Pad -- Texas Tech
University
.� +..
E
�W..d U.
Main Street Condominiums
Exhibit " B"
North Overton Third Amended Project Plan
Note- Calendar Year on tax roll
Exhibit "C"
List of Estimated Non -Project Costs
Adiusted for Pronertv and Estimated Land Values
hew Construction
CY 200
CY 200
Y 20081
CY 2009
CY 20147
CY 2011
CY 2012
CY 2013
_
Pact 1 A - Starbucks/Bank/Maloufs
4,116,449.00
6,550,000.00
-
ract 1-13 - TB A
ract 2-A - Restaurant/Retail
-
- J1
4,488,517.00
4,391,575.00
7,625,000.00
-
ract 2-B - The Centre
5,791,821.00
—I
Pact 3 - Retail
-
_
23,700,828.00
Pact 4 - Dinerstein 2
—�
Pact 5 - Possible Centre
C�
15,560,814.00
F 1
Pact 6 - TBA - Multi-Famil
27,654,572.00
Pact 7 - Hotel
-
! -11
33,238,030.00
Pact 8 - Dinerstein 3 r�
9,091,158.00
F - 1
- 11
Pact 10 -Main Street Condo 4
- 11
-
5,645,944.00
Pact 11 - Main Street Condo 1
5,515,272.00
-
Pact 12 - Main Street Condo 2
-
5,418,000.00
Pact 13 - Main Street Condo 3
6,479,151.00
Pact X - Walmart
Pact A - Dinerstein 1
-
-
25,210,136.00
-
-
-
IF
Mise. Commercial
-
24,191,884.00
25,000,000.00
7th to R Retail
-
18,309,700.00
18,950,000.00
-
Family Phase 1
-
2,360,756.25
4,700,000.00
4,700,000.000
4,700,000.00
Family Phase 2
Family Phase 3
-
-
1,860,756.25
-
4,200,000.00
3,660,756.25
C4,200,000.00
6,000,000.00
4,200,000.00
6,000,000.00
6,000,000.00
Family Phase 4
-
-
2,610,756.25
4,950,000.00
4,950,000.00
4,950,000.00
r
otal New Construction
24,398,700.00
140,615,105.25
120,720,558.25
112,560,756.25
17,510,756.25
11 15,150,000.00
10,950,000.00
4,950,000.00
Exhibit "C"
North Overton Thins Amended Project Plan
EXHIBIT C Resolution No. 2006-RO448
�NCING PLAN
North Overton Area
Tax Increment Financing Reinvestment Zone
L UBBOCK, TEXAS
NOVEMBER 2005
Page 1
North Overton TIF Third Amended Financing Plan
City of Lubbock
EXHIBIT C
The Financing Plan provides information on the projected impact that the North Overton Area
Tax Increment Finance Reinvestment Zone (Zone) could have on the property described in
Appendix A. It will also describe how that impact could be utilized to enhance the area and
region through leveraging the resources of each entity that participate in the project.
Below is a summary of the Financing Plan items required by law:
1. A detailed list describing the estimated project costs of the zone, including
administrative.
The total project costs over the life of the zone will be approximately 72.7 million, not
including interest payments on debt service. The detailed list of projects is included in
Appendix B.
2. A statement listing the kind, number, and location of all proposed public works or
public improvements in the zone.
• Capital costs, including the actual costs of the acquisition and construction of
public works, public improvements, new buildings, structures, and fixtures; the
actual costs of the acquisition, demolition, alteration, remodeling, repair, or
reconstruction of existing buildings, structures, and fixtures; and the actual costs
of the acquisition of land and equipment and the clearing and grading of land;
• Financing costs, including all interest paid to holders of evidences of indebtedness
or other obligations issued to pay for project costs and any premium paid over the
principal amount of the obligations because of the redemption of the obligations
before maturity;
• Any real property assembly costs;
• Professional service costs, including those incurred for architectural, planning,
engineering, and legal advice and services;
• Any relocation costs;
• Organizational costs, including costs of conducting environmental impact studies
or other studies, the cost of publicizing the creation of the Zone, and the cost of
implementing the project plan for the Zone;
• Interest before and during construction and for one year after completion of
construction, whether or not capitalized;
Page 2
North Overton TIF Third Amended Financing Plan
City of Lubbock
EXHIBIT C
• The amount of any contributions made by the municipality from general revenue
for the implementation of the project plan;
• Imputed administrative costs, including reasonable charges for the time spent by
employees of the municipality in connection with the implementation of a project
plan;
• The cost of operating the Zone and project facilities; and
• Payments made at the discretion of the governing body of the municipality that
the municipality finds necessary or convenient to the creation of the Zone or to
the implementation of the project plans for the Zone.
• All public improvements or public works projects will be in the area shown in the
map in Appendix A.
3. Economic Feasibilty Study.
• An economic feasibility study has been completed and is included as a part of this
Financing Plan as Appendix C.
4. The estimated amount of bonded indebtedness to be incurred.
The debt capacity produced from the estimated tax increment should yield
approximately $28.965 million in funding capacity.
5. The time when related costs or monetary obligations are to be incurred.
Monetary obligations will be incurred with each bond issue; however, it is
expected that development agreements will be in place, which would provide
sufficient tax increment to pay debt coverage for each bond issuance.
6. A description of the methods of financing all estimated project costs and the
expected sources of revenue to finance or pay project costs including the percentage
of tax increment to be derived from the property taxes of each taxing unit on real
property in the Zone.
• Project costs will be financed using bond issues with payment provided by tax
increment funds received. The revenue sources will be the real property taxes
captured by the Zone, which will account for 100% of revenues used to fund
project costs and bonds issued.
Page 3
North Overton TIF Third Amended Financing Plan
City of Lubbock
EXHIBIT C
7. The current total appraised value of taxable real property in the Zone.
• The appraised value of the taxable real property in the Zone that the Lubbock
Central Appraisal District certified in July 2002 was $26,940,604. This amount is
the base value for the district in calculating future increments. The current
captured appraised value according to the 2005 certified TIF roll is $144,869,221.
Page 4
North Overton TIF Third Amended Financing Plan
City of Lubbock
EXHIBIT C
8. The estimated appraised value of the improvements in the Zone during each year of
existence.
Table 1
YEAR
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
2032
TOTAL
• The estimated appraised value of the improvements in the Zone per year is listed
in the following table.
ANNUAL CAPTURED VALUE
. ESTIMATED
DEMOLITIONS $ K
(2,019)
(12,395)
(2,362)
(16,776)
ESTIMATED
NEW DEVELOPMENT $ K
12,406
21,632
99,842
24,840
128,209
113,300
18,404
15,647
13,477
9,719
4,312
461,788
ESTIMATED
ADJUSTED CAPTURED
VALUE $ K
10,387
9,237
97,480
24,840
128,209
113,300
18,404
15,647
13,477
9,719
4,312
445,012
Page 5
North Overton TIF Third Amended Financing Plan
City of Lubbock
EXHIBIT C
• The estimated annual incremental funds available from development and
redevelopment in the Zone are listed in the following table.
Table 2 1 ANNUAL INCREMENTAL FUNDS AVAILABLE
ESTIMATED
ESTIMATED
ESTIMATED
YEAR
ADJUSTED CAPTURED
CUMULATIVE CAPTURED
ANNUAL TAX
VA UE, $K
VAL UE, $K
INCREMENT, $K
2002
-
-
-
2003
10,387
10,387
-
2004
9,237
19,624
96
2005
97,480
117,104
158
2006
24,840
141,944
930
2007
128,209
270,153
1,139
2008
113,300
383,453
2,168
2009
18,404
401,857
3,078
2010
15,647
417,504
3,225
2011
13,477
430,981
3,350
2012
9,719
440,700
3,458
2013
4,312
445,012
3,536
2014
-
445,012
3,572
2015
-
445,012
3,572
2016
-
445,012
3,572
2017
-
445,012
3,572
2018
-
445,012
3,572
2019
-
445,012
3,572
2020
-
445,012
3,572
2021 •
-
445,012
3,572
2022
-
445,012
3,572
2023
-
445,012
3,572
2024
-
445,012
3,572
2025
-
445,012
3,572
2026
-
445,012
3,572
2027
-
445,012
3,572
2028
-
445,012
3,572
2029
-
445,012
3,572
2030
-
445,012
3,572
2031
-
445,012
3,572
2032
-
445,012
3,573
TOTAL 89.007
*Based on 100% participation and projected tax rates of City-S 0.44720, County-$0.26162; Hospital-S0.11034; Water District-
S0.008300.
Based on estimated collected amount ofincrement (97.00% collection rate)
1 % growth through 2013, 0% thereafter
8. The duration of the zone:
The duration of the zone is 30 years.
Page 6
North Overton TIF Third Amended Financing Plan
City of Lubbock
-W, MoloRkwob
gq
* t* . 4
* ■
111i HIM
g ay.;1 # i's 171 Nilsu guajltl���,
qff-' Alj i L k ll7'.Y r s-&J A4 i
jJ.-j -- - — i - A ! 11 1
:-� -aliquislow villain a if 11ME111lastits
aim
1i11111r811a {T, F1
wowftwwftmbop�
HIMM111
11I R
MO,.
Tor
o ■
&M0r:
far
I
nm
4n
1111 n-
Appendix B
NORTH OVERTON TIF PROJECT COSTS
Street reconstructionlresurfacing
$7,150,000
A/E services
Reconstruction, curb & gutter
Rotaries
Rotary amenities
$575,000
A/E services
Landscaping - irrigation, lighting, street furniture
Glenna Goodacre Boulevard
$1,930,000
A/E services
Replace curb & gutter
ROW acquisition
Glenna Goodacre Blvd. Amenities
$3,200,000
A/E services
Landscaping - irrigation, lighting, street furniture
Landscaping Parkway
$3,425,000
A/E services
Landscaping - irrigation, lighting, street furniture
Water/Waste Water
$3,250,000
Replacement & relocation
Electric utility -underground
$3,995,000
Pioneer Park Improvements
$500,000
Marsha Sharp Frwy. Frontage
$100,000
University Ave. Improvements
$190,000
Replace curb & gutter
Public Facility
$4,300,000
Subtotal
$28,615,000
Administration Costs
$350,000
Total Phase 1 TIF Cost
$28,966,000
Phase 2, Years 7 - 30 $43,686,000
Debt Service $16,366,000
Total TIF Cost $89,007,000
'otal Phase I TIF Cost $28,965,00
Total TIF Expenditures as of 9/30/05 $4,081,83
lalance 24,883,16
' Bond issuance
7/15/03 $3,796,000
8/16/05 $9,290,000
Total 13,085,000
Appendix B
North Overton TIF Third Amended Financing Plan
City of Lubbock
Resolution No. 2006-RO448
Appendix C September 28, 2006
Item No. 5.8
TAX INCREMENT
FEASIBILITY
ANALYSIS
North Overton Area
Tax Increment Financing Reinvestment Zone
L UBBOCK, TEXAS
Prepared for
City of Lubbock
JUNE 2002
4800 Broadway, Suite A
Appendix C
North Overton TiF Third Amended Financing Plan
City of Lubbock
Appendix C
Addison, TX 75001
INDEX
PAGE
Index
2
Forward
3
Section I:
History
4
Section II:
Current Situation
8
Section III:
Future Plans
9
Section IV:
Tax Increment Analysis
11
Section V:
Tables
13
Table 1: North Overton Project Plan
13
Table 2: Private Development Projects
14
Table 3: Annual Captured Value
15
Table 4: Annual Incremental Funds Available
16
Table S: Annual Incremental Funds Contributed
17
Table 6: Income Without TIF
18
Table 7.• BPP Inventory Estimate, $ K
19
Table 8: Income With TIF
20
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
FOMWADME
Schrader & Cline, LLC was asked to prepare. a Feasibility Analysis using tax increment
financing to encourage redevelopment of the North Overton Area Tax Increment Financing
Reinvestment Zone in the City of Lubbock, Texas. This area of the City needs public
infrastructure projects that will provide a stimulus for redevelopment and enhancement of the
area.
Section I summarizes the history of the North Overton area.
Section II reviews the current situation.
Section III details future plans, and
Section IV details the tax increment analysis
Section V shows tables
The following projections of development and tax revenues are subject to change. As underlying
conditions in the national and regional economy change, the pace and value of new development
and redevelopment projected for the TIF area may shift. Future property tax rates are
particularly difficult to predict given their dependence on changes in the tax base, the mix of
taxes levied and the various jurisdictions' overall fiscal and budgetary policies. Thus, the
projected tax increments are subject to change. The analysis of future tax increment funds is
dependent on a series of projections, assumptions, and other inputs; the report should be
reviewed in totality.
Neither this report nor its conclusions may be referred to or included in any prospectus or
part of any offering made in connection with private syndication of equity, sale of bonds, sale of
securities or sale of participation interests to the public without express written approval.
Schrader & Cline, LLC
Addison, Texas
June 2002
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
Section I: HISTORY
The North Overton area of the City of Lubbock was established in 1907 on a tract of land just
west of the existing "town site". It thus became the first major real estate operation in town.
Lots being offered by Dr. M. C. Overton sold at a steady pace, but a good portion of the land was
sold in large tracts. The first houses were built in 1907, and Broadway, the main street of the
addtion, became a fashionable street on which many prominent Lubbock residents built homes.
By the 1920's, the Overton Addition became an integrated part of Lubbock through paving
projects and the annexation of all its land to the City. This development was enhanced by the
establishment of Texas Technological College along the western boundary of the neighborhood
in 1925. As a result, part of Overton developed as a neighborhood serving the new student
population; boarding houses dotted the area and a variety of businesses catering to the college
trade developed along College Avenue.
The neighborhood by the late 1920's and early 1930's was generally middle class, with home
ownership predominating. To this day, many of the North Overton homes still standing were
built in the 20-year period before 1940. Many of these were FHA homes.
The post-war attendance boom at Texas Tech created a shortage of student housing. Although
non -conforming apartments were not legal under the city zoning ordinances, there was a tacit
agreement between homeowners and the City that allowed the conversion and leasing of
apartments without permits or conformity to city building codes. This decision created many of
the substandard units that plague the North Overton neighborhood today. Rental property
became an important part of the Overton scene as an increasing number of owners moved to
south and southwest Lubbock. Owners converted garages into apartments, subdivided houses,
and the population of the neighborhood began to rise.
By 1960, the increasing enrollment at Texas Tech encouraged a rash of apartment buildings.
This influx of rental housing eliminated much single-family housing, caused traffic congestion,
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
and introduced a transient population that destroyed the stability of the area. Speculation became
an important part of the real estate market in North Overton, where whole blocks of houses were
bought up in anticipation of massive profits from apartment complexes. In addition, spot zoning
began to destroy the stability of the neighborhood as the threat of encroaching high -density
apartments frightened older residents into selling out.
By the 1980's, the Lubbock City Council recognized that the passage of time, market trends, and
land use changes had created severe pressures on North Overton, and felt there was an urgent
need to analyze the problems and potential of the area. As a result, the council appointed the
Overton North Study Committee on November 11, 1982. The Committee established as its
mission:
"To explore methods of stabilizing property values in North Overton while allowing the
area to develop to its fullest potential, with a focus on improving living conditions and
the quality of life."
In general, the Committee noted that:
o North Overton has changed from a fairly stable single-family residential
neighborhood to a high -density, renter -occupied, deteriorating area;
o Out of town ownership and/or management of housing has increased, further diluting
the pride of ownership in the area;
o Generally vacancy rates have increased;
o Apartment complexes —most built before the 1975 zoning ordinance placed new
parking and landscaping requirements on apartments —are scattered across the
neighborhood, often isolating single-family residences and increasing congestion;
o Weeds, abandoned vehicles, and trash, especially on vacant lots and in alleys are
common in North Overton;
o Whether due to rental occupancy of single-family housing or increasing apartment
development, the decrease in ownership leads to a lack of pride in the neighborhood;
and
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
o Crime statistics in the North Overton neighborhood are high.
After examining the various trends in North Overton, the Study Committee formulated strategies
to address the area's problems and potential. The strategies would:
o Allow street closures to pool land for large development projects, or to promote
pedestrian access to redevelopment areas;
o Encourage development of pedestrian oriented services for North Overton residents;
o Promote North Overton as a place for Tech students to live;
o Consider alternative financing programs for revitalization projects —possibilities: Tax
Increment Financing, Tax Abatement, Urban Development Action Grants, Industrial
Revenue Bonds;
o Encourage well -planned housing development, particularly that utilizing large tracts
of land;
o Encourage emphasis on home ownership; and
o Encourage lending policies to facilitate home ownership.
Unfortunately, the admirable goals of the Overton North Study Committee have not been
implemented for a variety of reasons.
First, there was a severe downturn in the real estate market during the mid -to -late
1980's.
Second, no developer stepped forward with a plan to consolidate the myriad of
small residential lots into developable tracts.
Third, there were limited public/private partnership opportunities.
In March 1989, RTKL, a land use planning firm retained by the City of Lubbock, issued a
Redevelopment Plan for Downtown Lubbock that included the North Overton area. The RTKL
report identified many of the same issues as the 1982 Study Committee. Some of RTKL's
comments about the North Overton area were:
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
o North Overton is one of those duplex and multi -family areas going through a
churning process that produced urban blight. It is becoming a high -crime area
desperately in need of stabilizing redevelopment.
o A university the size of Tech typically generates the development of a "campus
town", or a significant number of college -oriented retail businesses located within
walking distance of the campus. However, a campus town is missing in Lubbock;
retailers that used to be located across from the Tech campus have since moved to
outlying areas.
o Where North Overton once supplied many of the residential units for Texas Tech
students, many of those students have since moved to newer complexes in suburban
Lubbock.
o North Overton is experiencing a critical level of deterioration. One of the
contributing factors appears to be the extent to which "spot zoning" of apartment
complexes was allowed in a single-family neighborhood.
o Once apartments were developed, single-family homes were purchased as rental units
by absentee landlords;
o With no new multi -family housing starts, and the continued aging of existing garden
apartments, there could be a need for student housing in the North Overton area in the
next few years; and
o Redevelopment of the North Overton area will depend on enough land assembly for a
critical mass of housing to provide an incentive for residential builders to start a range
of housing programs over several years of continual development. The City should
establish new zoning standards that permit a wide range of housing types within
North Overton.
o The community must recognize the importance of private investment and the needs of
the development industry. The City must develop creative public/private Mint
development opportunities and provide public improvements as incentives for
development.
Through the 1990's, the situation in North Overton continued to stagnate.
Appendix C
North Overton TIT Third Amended Financing Plan
City of Lubbock
Appendix C
Section II: CURRENT SITUATION
At this time, the North Overton neighborhood continues to be an area in distress.
o Population is declining, vacancies are high (32.6% compared to 7.8% for City);
o Owners occupy only 7.3 % of the properties compared to 51.5% in the City;
o Crime is high; and
o Many properties are in poor condition, abandoned vehicles and weeds are prevalent,
and there is little to attract anyone to this neighborhood other than extremely low
values and rents.
However, in spite of this (or possibly because of all this) a local developer has come forward
with the express purpose of purchasing and redeveloping about 90% of the North Overton area.
Currently the developer owns approximately 80% of the property he intends to develop. The
developer has submitted a petition to the City of Lubbock requesting that the City establish a Tax
Increment Finance (TIF) Reinvestment Zone to provide the necessary public funds for entering
into a public/private partnership. This public/private partnership will provide for a significantly
enhanced redevelopment of the North Overton area by using public funds for upgraded
intersections, additional landscaping, improved street lighting, park improvements, and street and
utility replacement/reconstructiori. In order to ensure this higher quality redevelopment project,
the City has retained J. D. Wilson and Associates to provide design concepts for a pedestrian
oriented district and the City also has prepared redevelopment guidelines and TIF participation
guidelines.
The redevelopment being proposed through use of this public/private partnership follows many
of the strategies noted in the 1982 Overton North Steering Committee report and the 1989
Redevelopment Plan for Downtown Lubbock prepared by RTKL. Plans call for street closures
to allow for larger development projects, student housing will be provided, there will be a variety
of well -planned housing projects, retail to support the neighborhood and the Tech student
population; and the entire development will be pedestrian oriented. Enhancing and upgrading
this private redevelopment will be pubic projects financed by TIF funds.
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
Section III: FUTURE PLANS
As part of the public/private partnership which will be used to stimulate, enhance and support
redevelopment of the North Overton area, a list of public infrastructure projects has been
developed by City staff as shown in Table 1. These infrastructure projects are designed to
replace 70-year old utilities, provide new street lighting and signalization, upgrade Pioneer Park,
and provide for enhanced landscaping, wider sidewalks, and street furniture. Funding for these
public projects will be financed by TIF funds generated by private redevelopment projects.
Private development projects planned for the North Overton area as part of a public/private
partnership and shown in Table 2, include the following:
TYPE SQ. FT. UNITS
Office 112,000
Retail 277,000
Residential
Multi -Family 928
Single-Family/Garden/Town Homes 333
Retail development in North Overton will be supported by both Tech students and the
neighborhood residents. Based on estimated student buying power of $125 per month per
student, Tech students alone could support between 150,000 and 187,000 square feet of retail
development assuming $200 to $250 worth of annual sales per square foot. In addition to Tech
students, the surrounding neighborhood will utilize the retail development and the retail support
area will be further expanded with the completion of Marsha Sharp Freeway frontage roads
expected in 2008.
No new office space has been built in the Overton area or even in the nearby Central Business
District for several years. The small 112,000 square foot office building being planned for the
North Overton area should fill up rapidly, most likely with tenants from older office buildings
near by.
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
Prior to the redevelopment planned by this proposed public/private partnership, there were about
3,200 residential units in the North Overton area. However, only about 2,200 were occupied —
by approximately 5,000 residents. With this redevelopment, there are only 1,261 units planned,
about 75% of which are multi -family, with the remainder a mix of single-family, town house,
and garden houses. This is a much lower density than the development which previously
existed, and we have no doubt this reduced number of units will be absorbed quickly. In
addition, about 25% of the multi -family units are being planned for Tech students. If this
development for students is successful (and it should be), the number of multi -family units for
students may be increased to 50%.
It is anticipated that build -out of this public/private partnership will occur over a seven year
period and will provide an increase in real property value of approximately $171 million. This
increase will be offset however, by a loss in value from demolition of existing improvements of
approximately $17 million. All of this results in a net real property value increase of overt $154
million. Detail of this forecast is shown in Table 3. In addition to the increase in real property
values, it is also anticipated that business personal property and inventory values will be
increased by about $8 million as shown in Table 7.
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
Section IV: TAX INCREMENT ANALYSIS
This section documents the detailed analysis and inputs used to generate the tax increment
revenue estimates. Tax increment financing involves:
• Designating an eligible redevelopment area as a tax increment reinvestment zone;
• Soliciting participation of the taxing jurisdictions;
• Setting the assessment base at the level of the most recent assessment; and
• Diverting tax revenues generated by the increase in assessed value to a tax increment
fund for funding public improvements.
Thus, future tax increment revenues depend on four elements:
• The timing and value of new development and redevelopment;
• Appreciation of existing land and improvements;
• The value of any existing improvements demolished to make way for new
development; and
• Future tax rates and the percentage of participation of each taxing jurisdiction.
This analysis will include only tax increment above the base from redevelopment in the Zone.
We have not included any tax increment from increases in value of existing development. Table
2 indicates the projected assessed value and timing of the redevelopment planned for the North
Overton area within the Zone.
Assessment policies in Lubbock County set building assessments at 100% of fair market value,
roughly equal to construction costs for new construction. Assessed values are established as of
January 1 of the tax year. Thus, new development in 2002 goes on the tax rolls for the Tax Year
2003. Taxes generated against values in one tax year are due and collected at the beginning of
the following tax year. Thus, for this analysis, tax increment is available beginning in tax year
2004. Table 3 uses the New Development values shown in Table 2 and deducts the loss of value
as a result of demolition of existing improvements to generate an Adjusted Captured Value.
Table 4 used the Adjusted Captured Value as shown in Table 3, and tax rates for each of the
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
taxing jurisdictions, to develop the Annual Tax Increment. Table 5 takes the same Annual Tax
Increment and shows the increment provided by each taxing jurisdiction.
During the proposed 30-year life to the North Overton Area TIF Reinvestment Zone, the tax
increment fund would collect a total of $35,893,000. This tax increment will provide sufficient
funds to pay for all the public infrastructure projects listed in Table 1, even if the TIF Board and
City elect to finance these projects by issuing bonds.
Finally, Table 6 projects the tax income to all taxing jurisdictions without the North Overton
Area TIF Reinvestment Zone. This table indicates that all participating taxing jurisdictions are
projected to receive a combined total of $8,217,471 during the 30-year life of the TIF. Table 8
projects the tax income to all taking jurisdictions with the North Overton Area TIF Reinvestment
Zone which includes tax income from Business Personal Property and Inventory as shown in
Table 7. In this case, all participating taxing jurisdictions are projected to receive a combined
total of $8,878,000 during the 30-year life of the TIF. As indicated by these tables, the income to
all taxing jurisdictions during the life of the Zone is more with the Zone than it is without, even
though the jurisdictions are also providing a combined $35,893,000 to the TIF Fund to pay for
the proposed public infrastructure projects.
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
Section V: TABLES
Table 1 NORTH OVERTON PROJECT PLAN
Cost, $ Cost, $
PROJECT BOND ISSUE 1 BOND ISSUE 2-5 TOTAL
2002 2003-2006 TIF COST, $
PHASE I -Fast 6 Years
Marsha Sharp Frwy Frontage
0
1,000,000
1,000,000
o Improve 8 Intersections + Frontage
o Landscaping & street lighting
University Avenue Boulevard
0
900,000
900.000
o Signalize 3 Intersections
o Landscape Median
o Replace Street Lighting
Pioneer Park Improvements
0
500,000
500,000
Eighth Street Boulevard
o Reconstruction
130,000
560,000
690,000
o Landscaping
o Street lighting
0
490,000
490,000
Main Street Reconstruction
o Reconstruction
240,000
580,000
820,000
o Remove/palletize Brick
0
780,000
780,000
o Replace curb & gutter
0
o Landscaping
o Street lighting
Storm Sewer
0
118,000
118,000
Landscaping, Sidewalks, Street Furniture, etc.
150,000
830,000
980,000
Street lighting
50,000
450,000
500,000
Commons, Land Acquisition
420,000
420,000
Commons, Development
250,000
250,000
Street Reconstruction/Resurfacing
o Remove/replace curb & gutter
80,000
1,100,000
1,180,000
o Bituminous Paving on remaining Streets
130,000
1,800,000
1,930,000
Alley Paving
0
0
0
Water Line Replacement
80,000
2,500,000
2,580,000
Wastewater Line Replacement
40,000
1,500,000
1,540,000
TOTAL BOND ISSUES (1-5)
900,000
13,778,000
14,678,000
Administration
90,000
150,000
240,000
TOTAL PHASE I TIF COST
990,000
13, 928, 000
14, 918,000
PHASE II -Years 7-30
Public Infrastructure 0 7,000,000 7,000,000
TOTAL TIF COST 990,000 20,928,000 21,918,000
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
Table 2
PRIVATE DEVELOPMENT PROJECTS
Land Use
New Development Values, $
COMMERCIAL
Acreage
Bldg/ Sq Ft
$ / Sq Ft
2003
2004
2005
2006
2007 2008
Retail Center
17,71
270,025
106
28,661,220
Leasehold Improvements
216,000
65
1
4,680,000
4,680,000 4,680,000
Bank
0.43
7,559
218
1
1,643,981
Land Value Inc.
13
245,983
Office
5.17
112,502
76
4,275,092
4,275,092
Land Value Inc.
10
1,126,026
1,126,026
MULTI -FAMILY
Units
$ / Unit
Site A
9.22
166
54,701
8,981,872
Land Value Inc.
3.25
1,306,053
Site B
13.36
240
54,602
12,981,860
Land Value Inc.
3.25
1,890,727
Site C
15.63
281
54,649
#
15,201,792
Land Value Inc.
3.25
2,212,184
Site D
13.36
240
54,602
t
13,381,850
Land Value Inc.
3.25
1,890,727
OTHER
Units
$ / Unit
Single Family
61.23
195
180,000
8,775,000
8,775,000
8,775,000
8,775,000
Garden Homes
6.14
102
165,000
4,207,500
4,207,500
4,207,500
4,207,500
Town Homes
5.79
36
165,000
1,485,000
1,485,000
1,485,000
1,485,000
TOTAL
14,872,587
31,630,041
70,830,621
24,548,618
24,548,618 4,680,000
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Table 3
YEAR
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
2032
TOTAL
Appendix L
ANNUAL CAPTURED VALUE
DEMOLITIONS $ K
(3,703)
(4,003)
(5,883)
(1,588)
(1,599)
(16,765)
NEW DEVELOPMENT $ K
14,873
31,630
70,831
24,549
24,549
4,680
171,112
ADJUSTED CAPTURED
VALUE$K
11,170
27,627
64,948
22,961
22,961
4,680
154,347
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C;
Table 4 ANNUAL INCREMENTAL FUNDS AVAILABLE
YEAR
ADJUSTED CAPTURED
CUMULATIVE CAPTURED
ANNUAL TAX
VALUE. $K
VALUE. $K
INCREMENT, $K
2002
-
-
-
2003
11,170
11,170
-
2004
27,627
38,797
97
2005
64,948
103,745
337
2006
22,961
126,706
900
2007
22,961
149,667
1,100
2008
4,680
154,347
1,299
2009
-
154,347
1,340
2010
-
154,347
1,340
2011
-
154,347
1,340
2012
-
154,347
1,340
2013
-
154,347
1,340
2014
-
154,347
1,340
2015
-
154,347
1,340
2016
-
154,347
1,340
2017
-
154,347
1,340
2018
-
154,347
1,340
2019
-
154,347
1,340
2020
-
154,347
1,340
2021
-
154,347
1,340
2022
-
154,347
1,340
2023
-
154,347
1,340
2024
-
154,347
1,340
2025
-
154,347
1,340
2026
-
154,347
1,340
2027
-
154,347
1,340
2028
-
154,347
1,340
2029
-
154,347
1,340
2030
-
154,347
1,340
2031
-
154,347
1,340
2032
-
154,347
1,340
TOTAL
35,893
Based on 100% participation and tax rates of:
City-$ 0.57000, County-$0.19170; Hospital-$0.09798; Water District-$0.00830
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
Table 5
ANNUAL INCREMENTAL FUNDS CONTRIBUTED
ANNUAL TAX INCREMENT $ K
(By Taxing Jurisdiction)
WATER
YEAR
CITY
COUNTY HOSPITAL DISTRICT
TOTAL
2002
-
-
-
-
-
2003
-
-
-
-
-
2004
63
21
11
2
97
2005
221
75
38
3
337
2006
591
198
102
9
900
2007
722
243
124
11
1,100
2008
853
287
147
12
1,299
2009
880
296
152
12
1,340
2010
880
296
152
12
1,340
2011
880
296
152
12
1,340
2012
880
296
152
12
1,340
2013
880
296
152
12
1,340
2014
880
296
152
12
1,340
2015
880
296
152
12
1,340
2016
880
296
152
12
1,340
2017
880
296
152
12
1,340
2018
880
296
152
12
1,340
2019
880
296
152
12
1,340
2020
880
296
152
12
1,340
2021
880
296
152
12
1,340
2022
880
296
152
12
1,340
2023
880
296
152
12
1,340
2024
880
296
152
12
1,340
2025
880
296
152
12
1,340
2026
880
296
152
12
1,340
2027
880
296
152
12
1,340
2028
880
296
152
12
1,340
2029
880
296
1.52
12
1,340
2030
880
296
152
12
1,340
2031
880
296
152
12
1,340
2032
880
296
152
12
1,340
TOTAL
23,570
7.928
4.070
325
35,893
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
Table 6
INCOME WITHOUT TIF
Income to
Jurisdiction
Without TIF
**, $
REAL
PROPERTY
B
PP & INV
TOTAL
WATER
YEAR
VALUE, S K
VALUE, $ K
VALUE $ K
CITY
COUNTY
HOSPITAL
DISTRICT
2002
24,419 *
2,580 *
26,999
-
-
-
-
2003
24,419
2,580
26,999
153,984
51,757
26,454
2,241
2004
24,419
2,580
26,999
153,894
51,757
26,454
2,241
2005
24,419
2,580
26,999
153,894
51,757
26,454
2,241
2006
24,663
2,606
27,269
153,894
51,757
26,454
2,241
2007
24,910
2,632
27,542
155,433
52,275
26,718
2,263
2008
25,159
2,658
27,817
156,987
52,798
26,986
2,286
2009
25,662
2,711
28,373
158,557
53,325
27,255
2,309
2010
26,175
2,765
28,940
161,726
54,391
27,800
2,355
2011
26,699
2,821
29,520
164,958
55,478
28,355
2,402
2012
27,233
2,877
30,110
168,264
56,590
28,924
2,450
2013
27,778
2,935
30,713
171,627
57,721
29,502
2,499
2014
28,056
2,964
31,020
175,064
58,877
30,093
2,549
2015
28,336
2,994
31,330
176,814
59,465
30,393
2,575
2016
28,620
3,024
31,644
178,581
60,060
30,697
2,600
2017
28,906
3,054
31,960
180,371
60,662
31,005
2,626
2018
29,195
3,085
32,280
f 182,172
61,267
31,314
2,653
2019
29,487
3,116
32,603
183,996
61,881
31,628
2,679
2020
29,782
3,147
32,929
185,837
62,500
31,944
2,706
2021
30,080
3,178
33,258
! 187,695
63,125
32,264
2,733
2022
30,381
3,210
33,591
I 189,571
63,756
32,586
2,760
2023
30,685
3,242
33,927
191,469
64,394
32,912
2,788
2024
30,991
3,274
34,265
193,384
65,038
33,242
2,816
2025
31,301
3,307
34,608
195,311
65,686
33,573
2,844
2026
31,614
3,340
34,954
197,266
66,344
33,909
2,872
2027
31,931
3,374
35,305
199,238
67,007
34,248
2,901
2028
32,250
3,407
35,657
201,239
67,680
34,592
2,930
2029
32,572
3,441
36,013
203,245
68,354
34,937
2,960
2030
32,898
3,476
36,374
205,274
69,037
35,286
2,989
2031
33,227
3,510
36,737
207,332
69,729
35,639
3,019
2032
-
-
-
209,401
70,425
35,995
3,049
TOTAL
5.396.388
1.814.893
927.613
78.577
* Estimated Future Growth:
2002 - 2005
0 % Year
2006 -2008
I % Year
2009-2013
2% Year (After Marsha Sharp Freeway frontage road completion)
2014 -2021
I % Year
* *Based on tax rates of City-S 0.57006, County-$0.19170,• Hospital-S0.09798, Water District -SO. 00830.
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
Table 7
BPP & INVENTORY ESTIMATE, $ K
YEAR
OFFICE
RETAIL
MULTI -FAMILY TOTAL
INV
BPP
_
2002
-
-
-
-
-
2003
-
-
-
20
20
2004
-
-
-
35
35
2005
-
3,375
675
65
4,115
2006
-
6,750
1,350
60
8,160
2007
394
6,750
1,080
55
8,279
2008
1,182
6,750
864
50
8,846
2009
1,575
6,750
691
45
9,061
2010
1,260
6,750
553
40
8,603
2011
1,008
6,750
553
35
8,346
2012
806
6,750
553
30
8,139
2013
645
6,750
553
30
7,978
2014
516
6,750
553
30
7,849
2015
516
6,750
553
30
7,849
2016
516
6,750
553
30
7,849
2017
516
6,750
553
30
7,849
2018
516
6,750
553
30
7,849
2019
5.16
6,750
553
30
7,849
2020
516
6,750
553
30
7,849
2021
516
6,750
553
30
7,849
2022
516
6,750
553
30
7,849
2023
516
6,750
553
30
7,849
2024
516
6,750
553
30
7,849
2025
516
6,750
553
30
7,849
2026
516
6,750
553
30
7,849
2027
516
6,750
553
30
7,849
2028
516
6,750
553
30
7,849
2029
516
6,750
553
30
7,849
2030
516
6,750
553
30
7,849
2031
516
6,750
553
30
7,849
Assumptions:
Office: One-fourth space occupied in
2007, an
additional one-half occupied in 2008, final one-fourth occupied in
2009. BPP in office space valued at
$14/sq. ft.
Following full occupancy value, BPP depreciated at 20% per year
for 5 years. Assume
turnover to new
tenants will
keep BPP values at that level for remainder of TIF life.
Retail: Assume one-half occupied in 2005, fully occupied in 2006.
Inventory valued at $25/sq. ft., BPP valued at
$5/sq. ft. Inventory values remain
constant over the TIF life. BPP depreciated at 20%
per year for 4 years.
Assume turnover
to new tenants will keep BPP values at that level for
remainder of TIF life.
Multi -Family: Assume
four developments with
BPP values of $20,000 each. One occupied
in 2003 one in 2004,
and two in 2005.
BPP depreciated at $5,000/year until 2012, then will
remain constant as furniture
and equipment
are replaced with new.
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
Appendix C
Table S
INCOME WITH TIF
Income
to Jurisdiction
With TIF
* *, $
BASE REAL
BPP & INV
ADDED
BPP & 1NV CUM VALUE
-----
WATER
YEAR
VALUE, $ K
VALUE, $ K
JK
CITY
COUNTY
HOSPITAL
DISTRICT
2002
26,999
-
26,999
-
-
-
-
2003
26,999
20
27,019
153,894
51,757
26,454
2,241
2004
26,999
35
27,034
154,008
51,795
26,473
2,243
2005
26,999
4,115
31,114
154,094
51,824
26,488
2,244
2006
26,999
8,160
35,159
177,350
59,646
30,485
2,582
2007
26,999
8,279
35,278
200,406
67,400
34,449
2,918
2008
26,999
8,846
35,845
201,085
67,628
34,565
2,928
2009
26,999
9,061
36,060
204,317
68,715
35,121
2,975
2010
26,999
8,603
35,602
205,542
69,127
35,332
2,993
2011
26,999
8,346
35,345
202,931
68,249
34,883
2,955
2012
26,999
8,139
35,138
201,467
67,756
34,631
2,934
2013
26,999
7,978
34,977
200,287
67,360
34,428
2,916
2014
26,999
7,849
34,848
199,369
67,050
34,270
2,903
2015
26,999
7,849
34,848
198,634
66,804
34,144
2,892
2016
26,999
7,849
34,848
198,634
66,804
34,144
2,892
2017
26,999
7,849
34,848
} 198,634
66,804
34,144
2,892
2018
26,999
7,849
34,848
198,634
66,804
34,144
2,892
2019
26,999
7,849
34,848
198,634
66,804
34144
2,892
2020
26,999
7,849
34,848
198,634
66,804
34,144
2,892
2021
26,999
7,849
34,848
198,634
66,804
34,144
2,892
2022
26,999
7,849
34,848
198,634
66,804
34,144
2,892
2023
26,999
7,849
34,848
198,634
66,804
34,144
2,892
2024
26,999
7,849
34,848
198,634
66,804
34144
2,892
2025
26,999
7,849
34,848
198,634
66,804
34,144
2,892
2026
26,999
7,849
34,848
198,634
66,804
34,144
2,892
2027
26,999
7,849
34,848
198,634
66,804
34,144
2,892
2028
26,999
7,849
34,848
198,634
66,804
34,144
2,892
2029
26,999
7,849
34,848
198,634
66,804
34144
2,892
2030
26,999
7,849
34,848
198,634
66,804
34,144
2,892
2031
26,999
7,849
34,848
198,634
66,804
34,144
2,892
2032
-
-
-
198,634
66,804
34,144
2,892
TOTAL
5,830,162
1,960,779
1,002,171
84,888
* *Based on tax rates of City-S 0.57000; County-SO.19170; Hospital -SO. 09 798, Water District-S0.00830.
Appendix C
North Overton TIF Third Amended Financing Plan
City of Lubbock
EXHIBIT D
DIRECT CITY PARTICIPATION AND TIF FUNDING
PHASE I, BOND ISSUE THREE, PROJECT 206
Proiect % Participation
Street Reconstruction/Resurfacing 100%
(Tract # 18)
A/E Services
Reconstruction of Ave R & S,
7'' St., & GGB
Glenna Goodacre Blvd. Median Amenities 100%
Landscaping & street furniture
irrigation, concrete, street lighting
Landscaping•in the Parkway 100%
Softscape
A/E services
Adjacent to Ave. R & S, 7`h St
(Minus softscape and hardscape for GGB)
Cost Estimate
$ 426,190
$289,440
$109,500
Water/Waste Water 100% $ 195,286
Replacement vs. Relocation
Electric Utility (LP&L)— Underground 100% $280.000
Removal & relocation*
Total $1,300,416
Developer Agreement — City / Lubbock Shopping Center, Project 206 16
EXHIBIT E
DEVELOPER PARTICIPATION
PHASE ONE, BOND ISSUE THREE, PROJECT 206
Project % Participation
Street Reconstruction/Resurfacing 0%
(Tract # 18)
Reconstruction of Ave R & S,
7" St., & GGB
GGB Median Amenities 0%
Landscaping & street furniture
irrigation, concrete, street lighting
Landscaping in the Parkway 100%
Hardscape (concrete, pavers, irrigation)
Adjacent to Ave. R & S, 7`h St
(Minus GGB)
Cost Estimate
$96,600
Water/Waste Water 0% - 0 -
Replacement vs. Relocation
Electric Utility — Underground 0% -0-
removal & relocation
Total $96, 600
Developer Agreement — City / Lubbock Shopping Center, Project 206 17
EXHIBIT F
DESIGN GUIDELINES
Developer Agreement — City / Lubbock Shopping Center, Project 206 18
■
t
*i-kr_ ,t1
#•l
616P ^a � `1 + i M K i
• �.,�,�y � f t,� # # • ! Sri * �� i � . i� : # � � �-��
• a DES61 Pit*
144 lop If,
OF JL aft,
- 7�tl 4 �AALM�A EPM-92&4
zhk SWO
, r " . . , r *fir• , • 1 '1► ilk * IL J%-& I dD in A a a a 4L o qgr 06'4LAFWS 0 W q&jll 0 .0 A �► a % w #
is W 0
la �( ( is# 'I pul
lk
. •�MUM&
#qok
F -♦� !
-s ....�«.ter • � A .10 Owl
_AWhL ,
A.
-
16M 4;Luloo
,allow*
641&K --- —� -.• �' 1 r &maw a coop,% hMr # •
464 V.
aarl ••t.. i •i a IkA t• •rti is■a
TABLE OF CONTENTS
CHAPTER1: INTRODUCTION....................................................................................................1
Overview........................................................................................................................................... 1
The Documents............... ... m.m..m..mm ..... —m—mm— ... mmmmmm .... mm ........ —mm ....... mm.m ..... m— ...... ....... 3
Using the Overton Park Public Improvements Site Design Guidelines ........................................... 5
History of North Overton........ ... ....... m..m..m--mm ... ............... mm...M .... ..... MM ........... 6
The McDougal Companies and Overton Park.................................................................................. 7
CHAPTER2: OVERTON PARK CHARACTER AND ORGANIZATION ............................................ 8
Introduction...................................................................................................................................... 8
Street Tree Framework................................................................................................................... 8
StreetTree Planting Guidelines....................................................................................................... 8
Right -of -Way Landscape Guidelines............................................................................................... 12
Street Signage............................................................................................................................... 16
Bus Stop Shelter............................................................................................................................. 16
Utilities........................................................................................................................................... 17
CHAPTER 3: OVERTON PARK GATEWAYS AND GATEWAY STREETS ...................................... 18
Neighborhood Gateways............................................................................................................... 18
Gateway Streets............................................................................................................................. 19
Glenna Goodacre Boulevard (8th Street)....................................................................................... 19
Sixth Street and Avenue U............................................................................................................. 24
Rotaries.......................................................................................................................................... 27
Public Art and Ornamentation........................................................................................................ 27
Overton Park Public Improvements Site Design Guidelines I
CHAPTER 4. MIXED USE AREA GUIDELINES.......................................................................... 28
Streetscape Design Guidelines...................................................................................................... 28
Sidewalk and Specialty Paving Design Guidelines........................................................................ 32
Streetscape Amenities................................................................................................................... 33
Pedestrian and Vehicular Lighting Guidelines............................................................................... 33
FencingGuidelines......................................................................................................................... 33
Screening, Buffering and Separation Guidelines........................................................................... 34
CHAPTER 5. LOW DENSITY RESIDENTIAL AREA.................................................................... 36
Streetscape Design Guidelines...................................................................................................... 36
Sidewalk Design Guidelines........................................................................................................... 36
Streetscape Amenities................................................................................................................... 37
Pedestrian and Vehicular Lighting Guidelines............................................................................... 38
Fencing Guidelines......................................................................................................................... 38
APPENDIX A: SITE FURNISHINGS STANDARDS..................................................................... 39
Benches.......................................................................................................................................... 39
Trash Receptacles..........................................................................................................................40
Bicycle Racks................................................................................................................................. 40
Tree Grates..................................................................................................................................... 41
Trench Grates................................................................................................................................. 41
Vehicular & Pedestrian Lighting.................................................................................................... 42
Overton Park Public Improvements Site Design Guidelines li
APPENDIX B. PLANT MATERIAL APPROPRIATE FOR LUBBOCK, TEXAS ............................... 45
StreetTrees..................................................................................................................................45
AccentTrees................................................................................................................................... 45
OpenSpace Trees....................................................................................................a..................... 45
StreetShrubs I Low Growth I Perennials...................................................................................... 46
OpenSpace Shrubs I Perennials................................................................................................... 46
Ornamental Grasses.......................................................................................................................47
Vines............................................................................................................................................... 47
GroundCovers................................................................................................................................ 47
APPENDIX Q STREET SECTION KEY...................................................................................... 48
Overton Park Public Improvements Site Design Guidelines iii
LIST OF FIGURES
Figure 1 - Overton Park Proposed Land Use............................................................................. 2
Figure2 - Overton Park Review Process................................................................................... 3
Figure 3 - Tax Increment Finance District Boundary............................................................... 4
Figure4 - Street Tree Framework Plan..................................................................................... 9
Figure5 - Public Landscape Areas by Type............................................................................ 10
Figure 6 - Street Tree Intersection Detail...............................................................................11
Figure 7 - Right -of -Way Landscape Visibility Requirements..................................................13
Figure 8 - Planter Pocket Detail.............................................................................................. 14
Figure 9 - Parkway Detail........................................................................................................ 14
Figure 10 - Bulb Out Detail...................................................................................................... 15
Figure 11 - Typical Street Signage......................................................................................... 16
Figure 12 - Bus Shelter Concept.............................................................................................16
Figure 13 - Examples of Secondary Gateway Markers..........................................................18
Figure 14 - Gateway Streets.................................................................................................... 20
Figure 15 - Typical Gateway Street Pedestrian Crossing....................................................... 19
Figure 16 - Glenna Goodacre Boulevard Median Pedestrian and Bicycle Crossing ............... 22
Figure 17 - Glenna Goodacre Boulevard Median Planting Concept ....................................... 23
Figure 18 - Ellipse Design Concept......................................................................................... 24
Figure19 - Rotary Design Concept......................................................................................... 27
Figure 20 - Brick Pattern Examples........................................................................................ 32
Figure 21 - Sidewalk Design Concept..................................................................................... 32
Overton Park Public Improvements Site Design Guidelines Iv
Figure 22 - Crosswalk Detail................................................................................................... 33
Figure 23 - Low -Density Residential Sidewalk Details........................................................... 37
Figure 24 - Approved Brick Paver............................................................................................ 39
Figure 25 - Approved Benches................................................................................................. 39
Figure 26 - Approved Trash Receptacle.................................................................................. 40
Figure 27 - Approved Bicycle Rack.......................................................................................... 40
Figure 28 - Approved Tree Grate............................................................................................. 41
Figure 29 - Approved Trench Gate........................................................................................... 41
Figure 30 - Approved Pedestrian Lights and Vehicular Lights ............................................... 43
Figure 31 - Approved Bollard................................................................................................... 44
Figure 32 - Approved Wall -Mounted Area Lights..................................................................... 44
Overton Park Public Improvements Site Design Guidelines v
LIST OF SECTIONS
Appendix C is the key map for the location of these sections.
Section A - Glenna Goodacre Boulevard Mixed Use............................................................... 21
Section B - Glenna Goodacre Boulevard Low -Density Residential ........................................ 21
Section C - Sixth Street Mixed-Use......................................................................................... 25
Section D - Sixth Street Mixed Use and Low -Density Residential ......................................... 25
Section E - Fifth, Sixth, Seventh, Ninth, and Tenth Low -Density Residential ........................ 26
Section F - Avenue U Low -Density Residential....................................................................... 26
Section G - 9th and 10th Streets Mixed Use........................................................................... 29
Section H - Main Street Mixed Use......................................................................................... 30
Section I - Avenue U Mixed Use.............................................................................................. 30
Section J - Avenue V Mixed Use and Low -Density Residential .............................................. 31
Section K - Avenues W and X and Any New 50 Foot Street Mixed Use ................................. 31
Section L - Avenues R, S, and T - Low -Density Residential.................................................... 37
Street Cross Sections Location Key Map............................................................................... 48
Overton Park Public Improvements Site Design Guidelines vi
CHAPTER 1: INTRODUCTION
Overview
The vision for Overton Park is to create a livable mixed -use
community with unique character and charm in the heart of
Lubbock, Texas. The community will be built around pedestrian
friendly streets with large canopy trees and pedestrian
connections to public transportation, shopping, restaurants,
a neighborhood park, downtown Lubbock and Texas Tech
University.
The Overton Park development will include two primary types of
land uses and densities as illustrated on in Figure 1: "Overton
Park Proposed Land Use." In general, the western segment
of Overton Park is proposed to be a commercial, mixed -use,
and/or high -density residential area of development that will
allow multiple needs to be met in a concentrated area. For the
purposes of this document, this area will be called "Mixed Use."
The single-family residential neighborhood is to be located in the
eastern portion of the development, anchored by Pioneer Park
and Ramirez Elementary School. In this document, this area will
be referred to as "Low -Density Residential."
The two areas are intersected by a grid of gateway streets
providing a transportation and organizational framework for the
neighborhood. Although the different land use areas are roughly
defined geographically (mixed -use and high -density residential
on the west, single-family on the east), the guidelines in this
document are designed to apply wherever those types of land
uses appear. More specific information about each of the land
use densities and street types is found in the "Mixed -Use Area
Guidelines" and "Low -Density Residential Area Guidelines"
Chapters.
This document, The Overton Park Site Design Guidelines, is
part of a series of documents that will help the City of Lubbock,
McDougal Companies, and other developers, builders and
tenants reach this vision. The documents described in the
following sections provide a comprehensive design concept for
Overton Park.
Overton Park Public Improvements Site Design Guidelines
LEGEND
MIXED USE
LOW DENSITY RESIDENTAL
F U T U R E M A R S H A S H A R P F R E E W A Y
LLJ
Z)
z
LLJ
Figure 1 - Overton Park Proposed Land Use
Overton Park Public Improvements Site Design Guidelines 2
The Documents
A complex development project such as Overton Park needs a
variety of documents, both guidelines and binding agreements,
to meet the needs of all parties. Figure 2: "Overton Park
Review Process" outlines the interrelationship of all of these
documents.
Two documents contain design standards for the development.
The Overton Park Design Guidelines are generally for the
private properties within the project and this document, The
Overton Park Public Improvements Design Guidelines, are
largely for the public spaces and right-of-way. A typical land
development project in the Overton Park project will include
references to both documents:
• OVERTON PARK DESIGN GUIDELINES, a product of the
McDougal Companies, control the relationship between
architecture and site improvements on the privately owned
lots of the development. These guidelines detail appropriate
architectural styles, architectural massing, fagade materials
and colors, acceptable accessory structures, signage,
building and site lighting, and walkway, driveway and
landscaping requirements within the boundaries of private
property. The McDougal Companies' Overton Park Design
Review Committee will meet as needed to review plans.
Elements from this private site plan review committee's
findings may be incorporated into the zone case for each
property, adding a level of oversight by the City of Lubbock.
nes��
Figure 2 - Overton Park Review Process
• OVERTON PARK PUBLIC IMPROVEMENTS SITE DESIGN
GUIDELINES, administered by the City of Lubbock, control
the public spaces and street right-of-ways of Overton
Park, creating a comprehensive design framework for the
development. These guidelines address in detail the design
vision, street framework, streetscape design standards,
street tree and landscape standards, and site amenities for
Overton Park Public Improvements Site Design Guidelines 3
LEGEND
n@ut0i1 T.I.F. BOUNDARY
41 IF A 1k f r # MT
IL
WPM
a IL
c - }
Z 1 M-• # A t
Cy
LU
1
Z
of
7l.; t' fff W -
■ f 6 ;
Figure 3 - Tax Increment Finance District Boundary
Overton Park Public Improvements Site Design Guidelines 4
the public portions of the project. These guidelines will apply
within the Tax Increment Finance District (TIF) boundary.
Figure 3: "Tax Increment Finance District Boundary"
illustrates the current TIF boundary.
Three additional documents provide enforcement mechanisms
through a variety of legal means:
• DEED RESTRICTIONS are limitations within a deed that
control the use of the property. Deed restrictions travel with
the property title, and cannot generally be removed by new
owners. Deed restrictions may cover topics as diverse as
maximum floor area to land area ratio, maximum building
height, building setbacks, permissible building uses,
parking standards, site access locations, building location
requirements, building elevation requirements including
acceptable exterior materials, accessory structures, signage,
landscape, site lighting, and other design requirements. The
McDougal Companies will place deed restrictions on each
property in Overton Park as part of the sale.
• ZONING ORDINANCE. As each piece of property in the
development is rezoned, a requirement due to consolidation
of parcels, street and alley closings and changing uses
of the property, specific details from each of the above
documents may be included in the zone case for a particular
piece of land. This adds an additional level of review and
enforcement by the City of Lubbock.
• DEVELOPER'S AGREEMENT BETWEEN DEVELOPERS
AND THE NORTH OVERTON TAX INCREMENT FINANCE
DISTRICT. Whenever Tax Increment Finance (TIF) District
funds are to be expended on public improvements adjacent
to a parcel of land in Overton Park, the developer and
the TIF District Board sign a Developer's Agreement that
outlines the responsibilities of each party. This binding
agreement also may incorporate specific details from each of
the above documents. If a Public Improvement District (PID)
is created for Overton Park, similar agreements may be
used.
Using the Overton Park Public
Improvements Site Design Guidelines
Property owners planning projects in or adjacent to the right-
of-way should hold a pre -application conference with the City
of Lubbock Senior Planner. Prior to issuance of a permit or
agreement, the Senior Planner, in consultation with other city
staff members, will determine if the proposed project meets the
intent of the Overton Park Public Improvements Site Design
Guidelines.
If the Senior Planner determines that a proposal contains
unique circumstances that cannot be accommodated by the
standards of the Overton Park Public Improvements Site
Design Guidelines, the plans will be referred to the Urban
Design and Historic Preservation Commission (UDHPC). Upon
recommendation by the Commission, the Senior Planner may
vary the requirements of the Site Design Guidelines so long
Overton Park Public Improvements Site Design Guidelines 5
as the requirements of the Zoning Ordinance or any other
.applicable codes are not altered. Even if recommended by
the UDHPC, the Zoning Board of Adjustment must approve
variances from requirements of the Zoning Ordinance. Any
variations from any other city codes must follow the review and
appeal process in that code.
History of North Overton
The Overton Addition to the City of Lubbock was established
in 1907 on a tract of land just west of the existing "town site."
It was the first major real estate operation in town, offering the
opportunity to double the size of the existing village. Lots offered
by Dr. M.C. Overton sold at a steady pace, but a good portion
of the land was sold in large tracts for future development. The
first houses were built in 1907. Broadway, the main street of the
addition, became a fashionable street on which many prominent
Lubbock residents built their homes.
By the 1920's, the Overton Addition became an integrated
part of Lubbock through paving projects and the annexation
of all its land to the City. The opening of Texas Technological
College along the western boundary of the neighborhood in
1925 enhanced the development. As a result, the western
part of Overton served the new college population. Boarding
houses dotted the area and a variety of businesses catering
to the college trade developed along College Avenue (now
University Avenue). Tech professors and staff also built homes
conveniently located to their work.
The neighborhood that developed fully by late 1930's was
generally middle class, with home ownership predominating.
Most of the North Overton houses still standing in 2000 were
constructed before 1940, and many were from the initial years
of the Federal Housing Administration (FHA) loan programs.
The post-war attendance boom at Texas Tech created a
shortage of student housing. Although non -conforming
apartments were not legal under the city zoning ordinances,
there was a tacit agreement between homeowners and the
City of Lubbock that allowed the conversion and leasing of
apartments without permits or conformity to city building codes.
This decision created many of the substandard units that
plagued the North Overton neighborhood throughout its later
years. Rental property became an important part of the Overton
scene as an increasing number of owners moved to south and
southwest Lubbock. Owners continued to convert garages into
apartment and subdivide houses, and the population density of
the neighborhood increased.
By 1960, rising enrollment at Texas Tech encouraged a rash
of apartment buildings. Most apartment complexes in the area
were built before the 1975 zoning ordinance placed increased
parking and landscaping requirements on such developments.
This influx of rental housing eliminated much single-family
housing, causing traffic and parking congestion, and introduced
a transient population that weakened the stability of the area.
Speculation became an important part of the real estate market
in North Overton, where whole blocks of houses were bought
up in anticipation of massive profits from apartment complexes.
Overton Park Public Improvements Site Design Guidelines 6
Spot zoning began to destroy the stability of the neighborhood
as the threat of encroaching high -density apartments and large
concentrations of college students frightened older residents
into selling out.
By the 1980's, the Lubbock City Council recognized that the
passage of time, market trends, and land use changes had
created severe pressures on North Overton, and felt there was
an urgent need to analyze the problems and potential of the
area. As a result, the Council appointed the Overton North Study
Committee in 1982. In general, the Committee noted that in the
1970's and 1980's:
• North Overton had changed from a fairly stable single-family
residential neighborhood to a high -density, renter -occupied,
deteriorating area;
• Increased out of town ownership and/or management of
housing, both apartments and single-family rentals had
diluted pride of ownership in the area;
• Apartment complexes with inadequate parking were
scattered across the area, isolating single-family residences
and increasing congestion;
• Weeds, abandoned vehicles and trash were common; and
• Crime statistics were high.
In spite of the efforts of this Committee, conditions in North
Overton changed little over the next two decades. Deterioration,
vandalism, overcrowding, and crime were the words people
typically used to describe the area.
The McDougal Companies and Overton Park
In July 1999, Delbert McDougal, Chief Executive Officer of
McDougal Companies, announced plans for "The Centre."
This massive project for the more than 300 acre North Overton
area is the largest privately funded redevelopment project
in the nation. The area will include mixed -use development,
apartments, and single-family residential. Plans continue to
evolve for the area now known as Overton Park. According to
the Lubbock Avalanche -Journal, a completed Overton Park will
return $200-300 million worth of taxable structures to the rolls,
which will benefit the city, county and Lubbock Independent
School District.
Demolition of existing properties began on the west end of the
project, nearest Texas Tech. The first project to be built was a
240-unit student housing complex owned by Sterling University
Properties that opened in 2003. Construction is underway for
another similar project for the same company just west of the
current facility.
By mid-2003, demolition of most existing buildings was
complete west of Avenue U. In the Fall of 2003, McDougal Cos.
broke ground on The Centre at Overton Park, a $26 million
hybrid retail/apartment complex that will serve as the gateway
to the area. Completion of the 618,000 square foot building
is expected by Spring 2005. The facility will include ground
floor retail space, 288 apartment units and a four-story parking
garage. Other facilities, including a City Bank branch, will begin
construction by the end of 2003.
Overton Park Public Improvements Site Design Guidelines 7
CHAPTER 2: OVERTON PARK
CHARACTER AND ORGANIZATION
Introduction
One way that the vision for Overton Park will be realized is by
establishing a framework of gateway streets and entrances
with a cohesive landscape and streetscape theme. A variety of
methods will reinforce the idea that Overton Park is a special
place, including gateway monuments and public art, distinctive
landscape features, and use of coordinated pavement, lighting,
benches and other amenities along these gateway streets.
Street Tree Framework
In order to establish a consistent design concept for public
spaces in Overton Park, Figure 4: "Street Tree Framework
Plan," specifies specific tree species for each interior street and
at each intersection. Public improvement designs for University
Avenue and Marsha Sharp Freeway will be developed at a later
date.
There are generally four areas where trees are located in
Overton Park: on private property, in planter pockets in the
right-of-way in mixed -used areas, in the parkway in low -density
residential areas, and in bulb -outs between on -street parking
areas on selected streets. See Figure 5: "Public Landscape
Areas by Type."
Figure 6: "Street Tree Intersection Detail," illustrates the
transition between tree species at intersections. Bulb -outs may
be planted with ornamental trees or with the tree specified in the
Street Tree Framework, depending on spacing.
A list of approved trees for each category is included in
Appendix B.
Street Tree Planting Guidelines
The following general street tree guidelines apply to all streets in
Overton Park and should be used with Figure 4: "Street Tree
Framework Plan" in developing landscape plans.
• Street trees are required along all streets in Overton Park.
Plant street trees generally 25' on center along a street block
with allowance for variations in spacing for curb cuts, alleys
and drives. Trees must be aligned and in straight rows,
parallel to the curb and centered in the space in which they
are planted. Align trees across the street and space them
evenly along the block in relationship to each other and to
the street centerline.
• Figure 4: "Street Tree Framework Plan" designates street
tree species to be used throughout Overton Park. Trees
must have a minimum 3" caliper as measured by standard
nursery practices.
Overton Park Public Improvements Site Design Guidelines a
Z
W
Q
F-
(A
W
W
Z
D
LEGEND
RED OAK CEDAR ELM
LIVE OAK BALD CYPRESS
BUR OAK CHINESE PISTACHE
1
j 9 t h STREET
W
1
7
W
1z
�
I
W
z
1
>
W
i
<
>
i 10th STREET
<
1
j
1
z
j
W
1
I MAIN STREET
<
1
i
i
1
i
L i --------------------- )T---------
8 R O A D W A Y
Figure 4 - Street Tree Framework Plan
I
CY
iw
Overton Park Public Improvements Site Design Guidelines 9
LEGEND
BULB OUT ON WEST SIDE ONLY, PARKWAY ON EAST SIDE
■®� BULB OUT ON BOTH SIDES
PARKWAYS
+� PLANTER POCKETS
PLANTER POCKET ON NORTH SIDE, PARKWAY ON SOUTH
•�� BULB OUT AND PLANTER POCKET
D
Z
LiJ
Q
Figure 5 - Public Landscape Areas by Type
Overton Park Public Improvements Site Design Guidelines 10
All street trees shall be irrigated. Irrigation systems must
be installed and tested prior to the installation of any plant
material.
• Existing trees and their root systems should be protected
during construction through the use of barricades and
fencing.
• All trees in the right-of-way should be pruned so -that no
foliage is less than 6 feet from the ground. No trees may be
planted in the visibility triangle as defined in the Lubbock
Code of Ordinances, Section 29-30(i) See Figure 6: "Street
Tree Intersection Detail" and Figure 7. "Right -of -Way
Landscape Visibility Requirements."
Visibility Triangle Cutoff
Street Tree Type
Tree Type at Intersection
Face of Building
-Property Line
Figure 6 - Street Tree Intersection Detail
• The preferred condition for placement of street trees in
Mixed Use areas is in planter pockets surrounded by hard
surface paving materials. The minimum size of a planter
pocket is 4'x8' but when space allows, the planter pocket
shall be 5'xl 0'. See Figure 8: "Planter Pocket Detail."
• The preferred condition for placement of street trees in
Low -Density Residential areas is that the tree be centered
in landscaping in the parkway. The parkway is defined as
the area between the back of curb and the face of sidewalk.
Hard surface materials are only allowed in residential
parkways for driveways and sidewalk access to a residential
yard. See Figure 9: "Parkway Detail."
• Bulb -outs may be installed along certain streets for traffic
calming and to delineate parking spaces. Generally, bulb -
outs should be spaced 50 feet on center, though variations
may occur due to utilities and other obstructions. Bulb -
outs should be 12 feet parallel to the flow of traffic and 6
feet deep behind the curb line to allow adequate space for
a 4-foot by 8-foot planter bed surrounded by a 24" wide
hardscape apron. If street right-of-way does not allow for
these dimensions, bulb -outs must be at least 6 feet square
to accommodate a 4-foot square tree grate with a 24"
hardscape apron. See Figure 10: "Bulb -out Detail."
Overton Park Public Improvements Site Design Guidelines 11
Right -of -Way Landscape Guidelines
The following general landscape guidelines apply to all streets
in Overton Park. Coordination of landscape and paving
materials in adjacent public and private areas will be detailed
in the Developer-TIF Developer's Agreement and/or the Zoning
Ordinance for a particular piece of property where necessary.
• All plant material shall be irrigated. Irrigation systems must
be installed and tested prior to the installation of any plant
material. Irrigation systems should utilize drip irrigation,
subsurface irrigation or other water conserving methods or
technologies where possible.
• Plantings should be a combination of turf and planting beds
containing low maintenance shrubs, ornamental grasses
and groundcovers. Climatically adapted plant species
should predominate for hardiness in urban conditions and to
minimize maintenance. See Appendix B for a list of approved
plant materials for Overton Park.
Turf should be used in Low -Density Residential parkways
and may be used in other planting areas exceeding 400
square feet.
• Trees, shrubs, ornamental grasses and groundcovers of the
same species should be massed in groupings. Individual
plants should only be singularly planted when the intent is to
highlight the species due to its unique color or form.
• A balance of trees, shrubs, ornamental grasses and
groundcover is encouraged.
• The use of flowering or brightly colored foliage will create
color and interest. Seasonal color is encouraged as an
accent to permanent bed plantings.
• The use of shade trees in and around surface parking lots,
streets and other large areas of paving is encouraged. The
use of deciduous trees on south and west sides of buildings
and public use areas add shade in the summer and allow
filtered light in the winter.
• Horizontal and vertical layering of plant material creates
spatial dimension and interest. Planting layers should
differentiate between height, color, texture, contrast and
movement.
• Plant materials other than trees in the right-of-way may not
exceed 2 to 3 feet in height as required by the Lubbock Code
of Ordinances, Section 29-30(i). See Figure 7: "Right -of -
Way Landscape Visibility Requirements."
• Dress planting beds with a minimum of 3" of shredded cedar
bark mulch to retain soil moisture, establish healthy root
systems and reduce weeds.
Overton Park Public Improvements Site Design Guidelines 12
Corner.
View Obstruction
Section 29-30 (i), Lubbock Code of Ordinances
Visibility
Triangle
property line
parkway area
• No trees may be planted in the visibility triangle.
• Maximum height for any fence or other object in this
area is 2 feet.
Mid -Block
• Trees in the parkway or overhanging the parking area
must be trimmed so that no foliage is less than 6 feet
from the ground.
• No evergreen or coniferous trees are allowed.
• Maximum height for other plants is 3 feet.
Figure 7 - Right -of -Way Landscape Visibility Requirements
Overton Park Public Improvements Site Design Guidelines 13
Figure 8 - Planter Pocket Detail
ing Face
Line
01anter Pocket
Street Tree
Parkway
Street Tree
Figure 9 - Parkway Detail
Overton Park Public Improvements Site Design Guidelines 14
Figure 10 - Bulb Out Detail
Overton Park Public Improvements Site Design Guidelines 15
Street Signage
Standard street signs, stop signs, parking signs, and directional
and informational signs should be coordinated to establish the
Overton Park neighborhood character. The careful placement
of such signage to ensure a clear pedestrian pathway is also
important.
Street Sign and Other Signage Standard Requirements:
• A decorative logo indicative of the Overton Park District
will be included on each street number or name sign, and
decorative metal finial will cap each sign pole. Designs for
both will be provided by the City of Lubbock.
Street sign and traffic control poles will be painted to match
the Landscape Forms "Stormcloud"
benches and trash receptacles in the
District. Matching color is Sherwin
Williams SW2140 "Sealskin" High
Gloss Enamel.
• Street signs shall be green with whit
lettering. Sign material shall conform
to City Of Lubbock sheeting materia
standards.
the rest of the street amenities. See Figure 11: "Typical
Street Signage." However, all devices must be installed in
accordance with the latest edition of the Texas Manual of
Uniform Traffic Control Devices.
Bus Stop Shelter
Bus stop structures may be located on gateway streets or in
the Mixed Use areas. In Overton Park, shelters should relate
architecturally to their surroundings and serve as focal points
for the urban environment. Materials shall be compatible with
those specified in the deed restrictions and design standards for
the surrounding properties. Bus shelter plans must be approved
by the City of Lubbock during the permit and contract review
process detailed in Chapter 1. See Figure 12: "Bus Shelter
Concept."
iN
•
jW AV,
'.
dr
r I + I
Installation Requirements: Signs
• q g
should be installed in a visually
pleasing manner that coordinates with Figure 11- Typical
Street Signage
Overton Park Public Improvements Site Design Guidelines 16
Utilities
Traffic signal boxes, transformers, telephone switching boxes
and other utility structures should be located underground
if possible. When they cannot be located underground they
should be located out of important view corridors or entry points
to buildings and screened behind plantings, fences or walls.
Utilities should be placed to avoid trees and not disrupt their
alignment or spacing.
Overton Park Public improvements Site Design Guidelines 17
CHAPTER 3: OVERTON PARK
GATEWAYS AND GATEWAY
STREETS
Neighborhood Gateways
Gateways are entry points that create neighborhood identity and
are mainly ceremonial in nature. They offer the opportunity to
identify and distinguish one community from another through the
use of architectural monuments and/or special treatments within
the public right-of-way. They are important because they give
the first impression of the community.
Gateway entry points receive special treatment, including
monuments such as walls or archways, plantings, lighting,
specialty paving and other related improvements to make them
distinctive and unique in character.
Overton Park has two primary gateway entry points at the
intersections of Glenna Goodacre Boulevard (formerly 8th
Street) and University Avenue and Glenna Goodacre Boulevard
and Avenue Q. The location of these primary gateways on each
end of Glenna Goodacre Boulevard, which will have a wide
right-of-way width and be a divided boulevard with a landscaped
median, offers a unique opportunity to create a distinguished
gateway feature with special materials and unique detailing.
The design and detailing of these gateway features will be
developed as TIF funds are available for construction.
Four secondary gateway entry points are located on less
important entrances to the neighborhood. The intersections
of the Marsha Sharp Freeway and Avenue U, Broadway
s
Figure 13 - Examples of Secondary Gateway
Markers
Overton Park Public Improvements Site Design Guidelines 18
and Avenue U, 6th Street and Avenue Q and 6th Street and
University Avenue are all secondary gateway entry points.
Secondary gateway entry points should be of a similar nature
and character as the primary gateway entry points but of
a lesser scale and articulation. Figure 13: "Examples of
Secondary Gateway Markers" shows some examples in other
cities.
Gateway Streets
Gateway streets, marked by gateway features, are the major
through streets connecting Overton Park to downtown, Texas
Tech University, The Marsha Sharp Freeway and Broadway.
Gateway streets have higher volume vehicular carrying
capacities and designated bicycle lanes. Because of their traffic
carrying capacity, these streets should have less frequent
vehicular access points, i.e. curb cuts. The primary gateway
street in Overton Park is Glenna Goodacre Boulevard (formerly
8th Street), which will be a boulevard divided by a landscaped
median and have other special features signifying its role. Other
gateway streets are Sixth Street and Avenue U, which fully
traverse the development. See Figure 14: "Gateway Streets."
Special pedestrian crossings, including different paving, will add
to the visual diversity of the street and promote safety. Specialty
paving will further define the intersections. See Figure 15:
"Typical Gateway Street Pedestrian Crossing."
Figure 15 - Typical Gateway Street Pedestrian
Crossing
Glenna Goodacre Boulevard (8th Street)
Glenna Goodacre Boulevard, formerly Eighth Street, is the
primary gateway street connecting Overton Park to downtown
Lubbock and Texas Tech University. It is the backbone of the
community, with a landscaped median, wider right-of-way and
unique conditions and features. Major gateway features will
anchor the street at its intersection with University Avenue
and Avenue Q. The Glenna Goodacre Boulevard right-of-way
supports two vehicular lanes in each direction and on street
parking in both directions. See:
• Section A: "Glenna Goodacre Boulevard Mixed Use"
• Section B: "Glenna Goodacre Boulevard Low -Density
Residential."
Overton Park Public improvements Site Design Guidelines 19
F U T U R E
6th_STREET
GLENNA GOWbACRE BMVD
M A R S H A S H A R P F
Figure 14 - Gateway Streets
6 t h STREET
91
Overton Park Public Improvements Site Design Guidelines 20
Section A - Glenna Goodacre Boulevard Mixed Use
Section B - Glenna Goodacre Boulevard Low -Density Residential
Overton Park Public Improvements Site Design Guidelines 21
Because it is a major area of visual interest, it is very important
that the median have a coordinated look, from landscaping
to planting to other street amenities. Large canopy trees
will line each side of the median, which will have a bicycle
and pedestrian path down the center. The median will not
accommodate turn lanes.
A bicycle/pedestrian path in the median will add to the
visual diversity of Glenna Goodacre Boulevard and promote
safety. Where the bicycle and pedestrian path intersects a
street, crossing markers and specialty paving will define the
intersection. Crossings will include bollards and appropriate
signage. See Figure 16: "Glenna Goodacre Boulevard
Median Pedestrian and Bicycle Crossing."
Figure 16 - Glenna Goodacre Boulevard Median
Pedestrian and Bicycle Crossing
The general guidelines for street tree planting and the specific
guidelines for landscaping for gateway streets detailed earlier in
this Chapter will apply to Glenna Goodacre Boulevard. Because
of its prominent position within the development, the boulevard
will also have additional enhancements as noted below:
Glenna Goodacre Boulevard Amenities
Although the adjacent block faces along Glenna Goodacre
Boulevard will be landscaped according to the general
area in which they are located (Mixed Use or Single -Family
Residential), it is important that the boulevard median have
continuity along its length to create a distinct and coordinated
atmosphere for the major street of the development.
• A double row of trees in the Glenna Goodacre Boulevard
median will be planted according to the planting plan
developed during the street design. An example of how
the median might look is found in Figure 17. "Glenna
Goodacre Boulevard Median Planting Concept."
• Specialty paving, such as enhanced crosswalk treatments,
as specified in the mixed -use Section of this document
should be used along the length of Glenna Goodacre
Boulevard.
• Increased levels of pedestrian and vehicular lighting, street
furnishings and other amenities should distinguish this
major street from the rest of the master plan. In addition
to the benches, trash receptacles and bike racks in the
Overton Park Public Improvements Site Design Guidelines 22
Figure 17 - Glenna Goodacre Boulevard Median
Planting Concept
commercial, mixed -use, high -density residential portion of
the Glenna Goodacre Boulevard, the following amenities are
to be placed in every block of the median:
—Four benches
—Two trash receptacles
—One bicycle rack
Glenna Goodacre Boulevard Pedestrian and
Vehicular Lighting Guidelines
Lighting is important both for safety and for the ambiance of
the neighborhood. Pedestrian level lighting further reinforces
the human scale of the neighborhood and encourages outdoor
activity. Appropriate lighting levels enhance activities such as
outdoor dining. Pedestrian and vehicular light standards are
specified in Appendix A - Site Furnishings Standards.
• Pedestrian light poles should generally be spaced evenly
in relationship to the street trees and planter pockets or
parkway. They should be located every 75 feet along each
side of the street and on alternating sides of the median.
• Vehicular lighting should be spaced every 200 feet along
each side of the length of Glenna Goodacre Boulevard.
• Both pedestrian and vehicular poles should include
provisions for mounting banners and lighted seasonal
decorations.
• Provision for electrical receptacles integrated into the
poles for power at each pedestrian and vehicular lighting
pole should be included in the lighting design for Glenna
Goodacre Boulevard.
Glenna Goodacre Boulevard Ellipse
An unusual intersection occurs in Overton Park at Glenna
Goodacre Boulevard and Avenue T south of Ramirez
Elementary School. Widening of the right-of-way at this point
produces a variation in the Glenna Goodacre Boulevard
median in the form of an ellipse. It is envisioned that the ellipse
will continue the features of the Glenna Goodacre Boulevard
median, including the bicycle and pedestrian path, along with
additional enhancements. The resulting space will highlight
Overton Park Public improvements Site Design Guidelines 23
the school entrance and further enhance the residential
neighborhood. Figure 18: "Ellipse Design Concept' details
ideas for ellipse design.
Figure 18 - Ellipse Design Concept
Sixth Street and Avenue U
Sixth Street and Avenue U are secondary gateway streets,
connecting Overton Park to downtown at the Civic Center,
Texas Tech University at Jones SBC Stadium, the Marsha
Sharp Freeway and Broadway. Gateway monument features
will be created at these entries into the neighborhood, though at
a lesser scale and detail than the primary gateway monument
features at Glenna Goodacre Boulevard.
The undivided right-of-way on these streets supports one
vehicular lane and one bicycle lane in each direction. 6th
Street and Avenue U both include on -street parking in both
directions. Specialty paving at intersections will further delineate
these gateway streets. The general guidelines for street tree
planting and the specific guidelines for landscaping for gateway
streets detailed earlier in this Chapter will apply to 6th Street
and Avenue U. Lighting and streetscape amenity standards
for 6th Street and Avenue U should be applied according to
the adjacent land use Section (Mixed -Use or Low -Density
Residential). See:
• Section C: "Sixth Street Mixed -Use,"
• Section D: Sixth Street Mixed Use and Low -Density
Residential
• Section E: "Low -Density Residential," and
• Section F. "Avenue U Low -Density Residential."
Appendix C is the key map for the location of these sections.
Overton Park Public Improvements Site Design Guidelines 24
Section C - Sixth Street Mixed -Use
Section D - Sixth Street Mixed Use and Low -Density Residential
Overton Park Public Improvements Site Design Guidelines 25
Section E - Fifth, Sixth, Seventh, Ninth, and Tenth Low -Density Residential
2, a- — AL a- o. AL � i - o. 2AL 0- 1^
SETBACK 5'-0" 5'-0" 24'-0" L 5'-0" 5'-0' SETBACK
ZONE WALK BIKE LANE BIKE LANE WALK ZONE
8'_0".
PARKWAY 80'_0" RIGHT OF WAY PARKWAY
PROPERTY PROPERTY
UNE UNE
Section F - Avenue U Low -Density Residential
Overton Park Public Improvements Site Design Guidelines 26
Rotaries
Rotaries, or traffic round-abouts, are planned for several
intersections on gateway streets for traffic calming and
improved traffic circulation. Often surrounded by special paving
treatments, rotaries are focal points in the urban fabric that
enhance the unique character of the neighborhood and further
contribute to neighborhood identity. Features such as obelisks,
public art, and enhanced landscape features should be used
at the center of the rotaries. See Figure 19: "Rotary Design
Concept" for examples of rotaries.
Rotaries should be designed as raised features with a "platform"
type of base and taller features in the center. This creates visual
screening of the axis of the intersecting roads, which further
slows traffic on long straight stretches of street. The center
should be the highest elevation and features placed there
should be used for visually enriching the environment as well
Figure 19 - Rotary Design Concept
as screening the adjacent streets. Rotaries are not intended for
pedestrian access.
However, they should be surrounded by a sloped five-foot
decorative hard surface edge for improved emergency vehicle
access.
From a circulation perspective, rotaries in Overton Park
provide an efficient and safe way of slowing vehicular traffic.
Traffic Engineering studies show that the net effect of a rotary
intersection, which slows traffic without actually stopping it, is
that slower speeds are sustained for about one half -block. In
comparison, vehicles leaving a stop sign often speed from the
stop. Rotaries tend to discourage cut -through traffic, which will
be an asset to the planned pedestrian -oriented residential area.
Public Art and Ornamentation
Public art is a major component in creating a community's
visual image and can also contribute to a sense of unique
s neighborhood identity. Public art is an element that makes
a' places memorable. In Overton Park, public scale sculpture,
architectural trellises, obelisks, pavilions and similar symbolic
W structures will add interest to the neighborhood if used along
the Glenna Goodacre Boulevard median and ellipse and at the
center of rotaries.
Overton Park Pubtic Improvements Site Design Guidetines 27
CHAPTER 4: MIXED USE AREA
GUIDELINES
The western portion of Overton Park is proposed to be a
commercial, mixed -use and high -density area of development.
However, these guidelines would apply to any area of the
development designated as commercial, mixed -use or as multi-
family residential. For convenience sake, these land uses are
referred to as "Mixed Use" in this document.
Traditional freestanding commercial uses will be found primarily
along University Avenue. Mixed -use development allows
multiple needs to be met in a concentrated area by combining
retail, office and multi -family residential on a single development
lot. The concept of retail on the first floor and residential on the
upper floors, as opposed to retail in large shopping malls, allows
for a pedestrian friendly community.
It is essential that high -density housing is located within walking
distance of commercial and retail uses for the master plan to
function as designed. Because of its location near Texas Tech
University, downtown Lubbock, and the Marsha Sharp Freeway,
the new development will attract interest and draw people to it,
creating potential for growth in number and diversity of business
opportunities and destinations.
Streetscape Design Guidelines
In the mixed -use and multi -family areas of Overton Park, the
streets include amenities and activities conducive to an active
and energetic urban setting. The combination of retail, office
and residential uses serves as the catalyst to activate the
street. Wide sidewalks, street trees and furnishings, extensive
landscaping and use of a variety of hard surface materials add
visual interest to the streetscape.
Streets in the mixed -use, high -density residential areas carry
vehicular traffic at slower speeds than the gateway streets. They
include on -street parking for adjacent businesses and generous
sidewalks to accommodate high volumes of pedestrian traffic.
Enhanced pedestrian crossings at intersections allow for
pedestrian movement and help to slow traffic.
The relationship between public spaces (street and sidewalk)
and private spaces (buildings and outdoor courtyards and
dining areas) is particularly important in areas of high pedestrian
movement. Buildings should be set back a minimum of 7
feet to as much as 14 feet from the property line to create an
urban atmosphere conducive to on -street activities. However,
a continuous street wall is encouraged. Buildings close to
the property line give the street a sense of enclosure and
containment. Increased setback of portions of an individual
building could allow special entry courts and outside seating and
dining.
Overton Park Public Improvements Site Design Guidelines 28
The right-of-way may be used for seating and tables as long
as a minimum 5-foot pedestrian walkway is kept clear between
the seating and any landscaping in the right-of-way. Such use
will require a permit from the City of Lubbock. Coordination of
landscape and paving materials between the public and private
areas of each block will be addressed in the Developer-TIF
Developer's Agreement and in each zone case.
The following graphics illustrate both the design concepts
discussed above and specific guidelines detailed below for each
of the streets of the Mixed Use area. Differences in the graphics
are primarily due to differing conditions, particularly right-of-way
widths.
All A* Ala A'- A*
See:
• Section G: "9th and 10th Streets Mixed Use,"
• Section H: "Main Street Mixed Use,
• Section l: "Avenue V Mixed Use,"
• Section J: "Avenue V Mixed Use and Low -Density
Residential," and
• Section K. "Avenues Wand X and Any New 50 Foot
Street Mixed Use."
Appendix C is the key map for the location of these sections.
411 04.
SETBACK
ZONE OR 5'-0' 6--6- 8'-0' 20'-0' 8'-0' 6'-6' 5'-0'
EXISTING WALK PLANTER PARKING PARKING PLANTER W� SETBACK
VELOPMENT POC 6Er POCKET ZONE MIXED USE
W-0' RIGHT Of WAY
PROPERTY PROPERTY
LINE LINE
Section G - 9th and 10th Streets Mixed Use
Overton Park Public Improvements Site Design Guidelines 29
MIXED USE
8'—Op 6'-6s 8t-0" 22'-0" 6'-6 8--0-
SETBACK WALK PLANTER PARKING PLANTER WALK f SETBACK
ZONE POCKET POCKS ZONE
60'-0' RIGHT OF WAY
PROPERTY
LINE
Section H - Main Street Mixed Use
SETBACK 6'-6' 6'VO' 21'-0' 8'-0' 6'-6' SETBACK
MIXED USE ZONE WALK BULB OUT PARKWAY WALK ZONE MIXED USE
I.8'-0"
PARKING
50'-0" RIGHT OF WAY
Section I - Avenue U Mixed Use
MIXED USE
Overton Park Public Improvements Site Design Guidelines 30
PRIVACY FENCE —
OR WALL STAGGERED
WHERE USE NO SETEIAM PERMITS,
CENTER TREE BERM EACH BULB OUT
6'-6' 6'-0' 21'-0'
PLANTING WALK BULB our
SETBACK AREA B'-0-
ZONE PARKING
50'-0' RIGHT OF WAY
SETBACK
-0' 6'-6' ZONE
RKWAY WALK
Section J - Avenue V Mixed Use and Low -Density Residential
DESIRED —
PRIVACY FENCE
OR WALL
STAGGERED
WHERE USE AND SETBACK PERMITS, —
CENTER TREE BETWEEN EACH BULB OUT
6' 6"
6'-6' 6'-0' 21'-0" 6'-0' 6'-6'
PLC WALK BULB GUT BULB OUT WALK ANC
TAXED USE SIDEWALK 6'-0' 8'-0' SIOEWNJ( MOW USE
ZONE
PARKING 50'-0" RIGHT OF WAY PAMONG SETBACKONE
PROd ERTY PRN Ey
Section K - Avenues W and X and Any New 50 Foot Street Mixed Use
Overton Park Public Improvements Site Design Guidelines 31
Sidewalk and Specialty Paving Design
Guidelines
Sidewalks and related pavement elements such as cross walks
direct movement, define space and provide for safety. Specialty
paving adds visual interest and articulate special landscape
features.
In Overton Park, differing paving patterns and materials will
identify and separate the different zones of the sidewalk
environment. For example, different brick patterns or different
materials from the primary walkway should be used in the area
between planter pockets. Sidewalk surfaces should present a
consistent and unifying element in the district. Sidewalks will be
built to existing City of Lubbock construction standards, though
the Lubbock Building Board of Appeals can consider alternate
styles.
• The clear pedestrian path of the sidewalks in mixed -used
areas of Overton Park should be at least 5 feet wide, with a
total width (including planter pockets) of 9 to 10 feet or more.
• Brick pavers should comprise 50 percent of the sidewalk
surface area. Brick patterns should be consistent within
sidewalk zones by block, for example, one pattern for the
primary walkway and one pattern for the area between the
planter pockets. See Figure 20: "Brick Pattern Examples"
and Figure 21: "Sidewalk Design Concept." Sidewalk
design and materials will be approved as part of the permit
or contract review process.
Figure 20 - Brick Pattern Examples
Figure 21 - Sidewalk Design Concept
Overton Park Public Improvements Site Design Guidelines 32
• Obstructions such as water meter vaults or covers, plumbing
clean outs, or any utility equipment should not be located
within the sidewalk, and are best located in a planting bed.
• Specialty paving should be used to extend the sidewalk
visually across the street at intersections. All crosswalks
shall be brick with concrete banding. See Figure 22:
"Crosswalk Detail."
_.r
MR. 3iili1
?ss:
Figure 22 - Crosswalk Detail
Streetscape Amenities
Street furnishings and other amenities conducive to high
levels of pedestrian activity should be located in this area. The
following amenities are to be placed on each block face:
• Two benches
• Two trash receptacles
• One bicycle rack
Pedestrian and Vehicular Lighting
Guidelines
Lighting is important both for safety and for the ambiance of
the neighborhood. Pedestrian level lighting further reinforces
the human scale of the neighborhood and encourages outdoor
activity. Appropriate lighting levels enhance activities such as
outdoor dining. Pedestrian and vehicular light standards are
specified in Appendix A.
Pedestrian light poles should generally be spaced evenly
in relationship to the street trees and planter pockets or
parkway. They should be located every 75 feet along each
side of the street and on alternating sides of the median.
• Vehicular lighting should be spaced generally every 300
feet along each side of each street, with lighting at each
intersection.
• Both pedestrian and vehicular poles should include
provisions for mounting banners and lighted seasonal
decorations.
Fencing Guidelines
Fencing is primarily designed to separate public and private
spaces. However, the types and heights of fencing contribute
to the overall cohesiveness and "feel" of the neighborhood.
Although fences are located on private property, their
appearance has a great impact on the adjacent public spaces.
Overton Park Public Improvements Site Design Guidelines 33
The details of fencing adjacent to the public right-of-way may be
negotiated in the Developer-TIF Developer's Agreement and the
rezoning of the property according to these guidelines:
• Only fences comprised of materials such as masonry, cast
stone or wrought iron may be used in mixed -used, high -
density residential areas. Ornamentation and pattern is
encouraged.
• No chain -link fencing is allowed unless fully screened from
public areas and neighboring properties. (Example: a chain
link dog run in a fully enclosed back yard.)
• Long stretches of fencing should have offsets or variations in
setback of at least 2 feet every 50 feet.
• Holders of alcoholic beverage permits are required to
separate outdoor patio areas from the sidewalk according to
TABC regulations. These fences and gates must also follow
the above guidelines.
• The Lubbock Zoning Code governs the height and location
of fences in the front yard and for corner lots.
Screening, Buffering and Separation
Guidelines
It is important to create separation between spaces, define
boundaries, buffer nuisances and screen unsightly objects.
Such screening should separate parking areas from pedestrian
areas and conceal uses such as dumpsters.
Parking Lot Screening
• When parking cannot be placed to the rear of the main
building, the parking areas shall be screened by a three (3)
foot high fence set back at least six (6) feet from the front
property line. Where parking structures or lots are adjacent
to buildings, a landscape buffer is encouraged.
• The required fencing should be constructed of brick, stone,
wood, stuccoed concrete masonry units or wrought iron.
All fencing which is visible from a public area should be
architecturally compatible with the primary structure.
• The area between the fence and property line must be
landscaped. Landscaping should include a mix of plant
materials for year-round greenery. The use of seasonal color
is encouraged. Except for trees, landscaping should not
exceed the height of the screening fence.
• No trees may be planted in the visibility triangle as defined
in the Lubbock Code of Ordinances, Section 29-30(i).
See Figure 7. "Right -of -Way Landscape Visibility
Requirements." (Page 12)
Overton Park Public Improvements Site Design Guidelines 34
Other screening
• All above grade utilities, trash dumpsters and trash
compactors shall be completely screened with structures
that allow for service as well as screening. Each screening
structure should be coordinated with the respective utility or
service that is affected prior to being constructed.
• Screening fences must be constructed of brick, stone,
decorative concrete masonry units, stuccoed concrete
masonry units, or ornamental metal (wrought iron, or steel or
aluminum bars).
• Enhanced entries into entrances, front or rear, with walls,
gates or trellises, are encouraged.
• All surface parking lots and parking structures shall be
screened with a planting buffer at the sidewalk or finish
grade level.
Overton Park Public Improvements Site Design Guidelines 35
CHAPTER 5: LOW DENSITY
RESIDENTIAL AREA
A single-family residential neighborhood is proposed to be
located in the eastern portion of Overton Park, though these
guidelines would apply to any area designated as low density
residential. Pioneer Park and Ramirez Elementary are centrally
located in the residential neighborhood, allowing these open
spaces to be shared by the entire neighborhood. The park
provides a central gathering place for all residents, young
and old alike, to interact, enjoy one another, and connect as
a community. Bike paths located along gateway streets will
enhance access to these open spaces.
The Overton Park Design Guidelines Handbook, a separate
development document provided by the McDougal Companies,
provides more specific information about residential lot coverage
and architectural styles. Residential gardens and backyards
as well as common spaces with generous landscaping
and sidewalks contribute to the project goal of creating an
environment that is green and beautiful. Variety in terms of size,
type, and architectural style of the houses will create a visually
stimulating and architecturally satisfying environment.
Streetscape Design Guidelines
In Overton Park, narrow vehicular lanes with on -street parking
characterize residential streets. Parkwaysallow for wide canopy
trees, sidewalks encourage pedestrian activity, and shallow,
well -landscaped front yards further contribute to the feeling of a
cohesive residential community, distinguishing the area from a
typical suburban development.
The following graphics illustrate both the design concepts
discussed above and specific guidelines detailed below for each
of the streets of the Low -Density Residential area. Differences in
the graphics are primarily due to differing conditions, particularly
right-of-way widths. See:
• Section E. "Low -Density Residential,"
• Section J: "Avenue V Mixed Use and Low -Density
Residential' and
• Section L: "Avenues R, S and T—Low-Density
Residential'.
Appendix C is the key map for the location of these sections.
Sidewalk Design Guidelines
Concrete sidewalks with brick edging will be a cohesive element
of the residential community. Sidewalks will be built to existing
City of Lubbock construction standards unless the Lubbock
Building Board of Appeals approves an alternative.
• Sidewalks in the residential area will be 5 feet wide. Brick
cross bands should be located at all sidewalk intersections,
whether public (at block corners) or private (residential
walkways). See Figure 23: "Low -Density Residential
Sidewalk Details."
Overton Park Public Improvements Site Design Guidelines 36
$` 1^ Ate. $� 0%
0� ^ b2, Ow
6. 6.
LOW DENS" SETBACK 11 5'-0- 6'-6- V-0. 6'-6' 5'-0- ABACK LOW DENSITY
RESIDENTIAL ZONE WALK PARKWAY PARKWAY WALK ZONE RESIDENTIAL
2'-0- 2'-0-
PUBLIC 50'-0- RIGHT OF WAY PUBLIC
EASEMENT EASEMENT
PROPERTY PROPERTY
LINE LINE
Section L - Avenues R, S, and T - Low -Density Residential
• Obstructions such as mailboxes, water meter vaults or
covers, plumbing clean outs, or any utility equipment should
not be located within the sidewalk, and are best located in a
planting bed.
Streetscape Amenities
Street furnishings and other amenities are not required in the
residential area. If such amenities are to be provided, they
should follow the guidelines contained in the Mixed Use section.
Figure 23 - Low -Density Residential Sidewalk
Details
Overton Park Public Improvements Site Design Guidelines 37
Pedestrian and Vehicular Lighting
Guidelines
Lighting is important both for safety and for the ambiance of
the neighborhood. Pedestrian level lighting further reinforces
the human scale of the neighborhood and encourages outdoor
activity. Pedestrian and vehicular light standards are specified in
the Appendix.
• Pedestrian light poles should generally be spaced evenly
in relationship to the street trees and planter pockets or
parkway. They should be located every 200 feet along each
side of the street.
• Vehicular lighting should be generally spaced every 300 feet
alternating along each side of each street.
Fencing Guidelines
Fencing is primarily designed to separate public and private
spaces. However, the types and heights of fencing contribute to
the overall cohesiveness and "feel' of the neighborhood.
• Only fences comprised of materials such as masonry,
cast stone or wrought iron may be used in any front yard.
Corner lot side yard fences adjacent to a street may be a
combination of wood and masonry.
• Ornamentation and pattern is encouraged.
• Other fences may be constructed of wood, but must be
constructed using metal posts with a concrete footing. No -
chain link fencing is allowed unless fully screened from
public areas and neighboring properties. (Example: a chain
link dog run in a fully enclosed back yard.)
• Any wood fencing shall be redwood or cedar and shall have
a flat wood cap and band. No pickets are allowed.
• The Lubbock Zoning Code governs the height and location
of fences in the front yard and for corner lots.
Overton Park Public Improvements Site Designs Guidelines 38
APPENDIX A: SITE FURNISHINGS
STANDARDS
Site furnishings are a fundamental component to the success
of the street and neighborhood. Furnishings allow places to
sit, deposit trash and park bicycles. They provide light and
information, both directional and identity. Site furnishings
establish a community's character and identity. The following
standards will establish consistent and distinctive site
furnishings throughout the neighborhoods. Quantities and
spacing of these amenities are specified in each Chapter.
Brick Paver
Brick pavers are required to add warmth and color and a
distintive character to the neighborhood.
Approved Brick Paver
• Fired Clay Brick Paver
Manufactured by: Kansas Brick & Tile Co., Hoisington,
Kansas, 800-999-0480
Size: 4x8
Blend/Style: Old Colonial Solid Modular
Pattern Laid: Varies
Figure 24 - Approved Brick Paver
Benches
Benches can be placed in a variety of locations as long as they
do not interfere with pedestrian circulation. Two bench styles are
approved for variety in the streetscape, but all benches will be
the same color and made of metal. Finishes must include rust
inhibitors and be resistant to UV light, chipping and flaking.
Approved Benches
• Landscape Forms "Plainwell" Bench with Aluminum Seat and
Center Arm; minimum 72 inch length; "Stormcloud" Color
• Landscape Forms "Scarborough" Bench, Backed or
Backless with Woven Seat and Center Arm; Minimum 72
inch Length; "Stormcloud" Color
Figure 25 - Approved Benches
Overton Park Public Improvements Site Design Guidelines 39
Trash Receptacles
Trash receptacles shall be placed near benches, retail
entrances and bus stops, but not placed right next to them due
to unpleasant odors. Trash receptacles must be made of metal.
Finishes must include rust inhibitors and be resistant to UV light,
chipping and flaking.
Approved Trash Receptacle
Landscape Forms "Scarborough" Top Opening, Vertical
Strap Side Panel Trash Receptacle in "Stormcloud" color
Figure 26 - Approved Trash Receptacle
Bicycle Racks
To encourage bicycle transportation, bicycle racks should be
provided on all mixed -used and multi -family residential streets
at key locations within the public right of way. Bicycle parking
should be located near building entrances without blocking
pedestrian circulation. Bicycle parking should be placed in clear
view of storefront windows and near pedestrian level lighting
to provide for informal surveillance. Bike racks shall be placed
so that no part of the bicycle extends within 2 '/2' of the face of
curb where on -street parking occurs. Finishes must include rust
inhibitors and be resistant to UV light, chipping and flaking.
Approved Bicycle Rack
• Landscape Forms "Pi" Bicycle Rack in "Stormcloud" color
Figure 27 - Approved Bicycle Rack
Overton Park Public improvements Site Design Guidelines 40
Tree Grates
In rare instances where planter pockets cannot be of a size
of sufficient space for plants, a cast iron tree grate may be
used. The use of tree grates shall be approved prior to their
installation.
Approved Tree Grate
• Ironsmith: "Conquistador 2". Color shall be natural unfinished
gray iron.
Figure 28 - Approved Tree Grate
Trench Grates
Trench grates are encouraged for use in site drainage in order
to keep water from accumulating on pedestrian surfaces or
in areas where surface drainage cannot adequately move
water. Ideally, any major drainage from property adjacent to the
right-of-way should be diverted under or through sidewalks as
much as possible to minimize the impact of drainage over the
pedestrian areas.
Two trench grate systems are approved for use in the Overton
Park Area. The first is a solid -faced trench cover that should be
used if drainage in the trench has head pressure. An example of
this type of drainage would be roof drains from adjacent building
roofs. The trench cover must have a solid face in order to keep
water from pushing through the trench face onto pedestrian
pavements. The second approved trench grate system is a
perforated grate system that will allow water without head
pressure to flow through the trench and/or water into the trench
through the perforated openings.
Approved Solid Faced Trench Grates
■ Urban Accessories "Title Waves" grate with no perforations
through the face of the grate. Color shall be natural
unfinished gray iron.
■ Bass and Hays "Heavy Duty Trench Frame and Cover" with
diamond pattern finish. Color shall be natural unfinished gray
iron.
Overton Park Public Improvements Site Design Guidelines 41
Approved Open Faced Trench Grates
■ Urban Accessories "Title Waves" grate with openings. Color
shall be natural unfinished gray iron.
■ Ironsmith " Conquistador" grate with openings. Color shall be
natural unfinished gray iron.
■ Ironsmith "Marina" grate with openings. Color shall be
natural unfinished gray iron.
* Open face Trench Grates will need to be chosen for each
design scenario to comply with ADA guidelines.
Figure 29 - Approved Trench Gate
Vehicular & Pedestrian Lighting
Lighting is important both for safety and for the ambiance of
the neighborhood. Pedestrian level lighting further reinforces
the human scale of the neighborhood and encourages outdoor
activity. Three levels of lighting poles have been selected to
provide flexibility in the public right-of-way: a low bollard pole,
a medium pedestrian light pole and a tall vehicular or roadway
lighting pole. In addition, a coordinating wall -mounted fixture is
provided for use on private properties adjacent to the right-of-
way.
• Outdoor lighting shall include full cutoff and cutoff lighting
fixtures as defined by the Illuminating Engineering Society of
North America (IES).
• All vehicular and pedestrian lighting in the Overton Park TIF
District shall be metal halide to provide a white -colored light
that is excellent for color clarity.
• Poles for vehicular and pedestrian lighting in the Overton
Park TIF District shall be spun concrete poles with an
exposed aggregate finish.
• Vehicular lighting poles along Glenna Goodacre Boulevard
will include both inserts for banner arms and an outdoor -
rated GFCI outlet mounted at the base of the lower banner
arm for holiday lighting. Both the banner arms and the GFCI
outlet can be "spun" into the standard poles and may be
used in other areas in Overton Park if so desired.
Overton Park Public improvements Site Design Guidelines 42
Approved Pedestrian Lights
• Poles -Stresscrete Inc. 13 foot (above grade) `Washington",
Spun -Concrete Light Pole; Model KWC13-G-T-E90. Saluki
Bronze color. Direct -embed type installation.
• Luminaires — King Luminaire Inc. "Washington" Luminaire;
Model K118-LAR-II-100(MH)120-K-16. Light shall have
internal louver mechanism to provide full cut-off to comply
with "dark sky initiatives."
Approved Vehicular Lights
• Poles -Stresscrete Inc. 30 foot above grade `Washington",
Spun -Concrete Light Pole; Model KWH30-G-T-E90-GFI-BA;
Saluki Bronze color. Direct -embed type installation. Light
arms - KPL10-PR "Pipe" arms in a single configuration.
Bronze color to match Landscape Forms "Stormcloud" color
used on other amenities.
• Luminaires — King Luminaire Inc. "New York" Pendant
Luminaire; Model K88-HGD-III-100(MH)-M0G-120. Bronze
color to best match Landscape Forms "Stormcloud" color
used on other amenities.
Figure 30 - Approved Pedestrian Light & Pole, and
Vehicular Lights
Overton Park Public improvements Site Design Guidelines 43
"Approved Bollard"
• Stresscrete Inc. "Washington", Spun -Concrete Lit Bollard;
Model KLCW-100(MH)-DB-E90. Saluki Bronze color.
Figure 31 - Approved Bollard
Approved Wall -Mounted Area Lights
Some circumstances may call for flush -mount pedestrian or
area lighting on building facades. If private property owners
wish to coordinate with the streetscape lighting, the following is
recommended:
• Fixtures: King Luminaire Inc. "San Carlos" Wall Bracket;
Model KA52-W. Bronze color to best match Landscape
Forms "Stormcloud" color used on other amenities.
• Luminaires — King Luminaire Inc. "Washington" Luminaire;
Model K118-LAR-II-100(MH)120-K-16.
Figure 32 - Approved Wall -Mounted Area Lights
Overton Park Public improvements Site Design Guidelines 44
APPENDIX B: PLANT MATERIAL
APPROPRIATE FOR LUBBOCK,
TEXAS
Street Trees
(Trees Within the Right of Way)
Bald Cypress .................................................. Taxodium distihum
Bur Oak ...................................................... Quercus macrocarpa
Cedar Elm ......................................................... Ulmus crassifolia
Chinese Pistache............................................ Pistacia chinensis
Live Oak ......................................................... Quercus virginiana
Red Oak ......................................................... Quercus shumardii
Texas Red Oak .................................. Quercus buckleyii 'Texans'
Other Street Tree information
• Coniferous pines or upright evergreens such as junipers
and cedars are not allowed as street trees as they will
obscure vision sight -lines as well as inhibit the navigability of
sidewalks.
• Where bulb -outs occur, either a street tree from street
framework or an accent tree may be planted. However,
an accent tree cannot be used to meet the 25' spacing
requirement.
• All street trees, whether in planter pockets, parkways, or
bulbouts, shall be single-trunked.
Accent Trees
* These trees may be located in the right-of-way as well.
However, they may not be used to fulfill the street tree (25' o.c.)
requirement.
Allee Lacebark Elm .................................. Ulmus parvifolia A/lee'
Bald Cypress ............................................... Taxodium distichum
Crape Myrtle................................................Lagerstroemia indica
Yaupon Holly........................................................... Ilex vomitoria
Open Space Trees
(Trees Outside of the Right of Way)
* Street Tree Species listed are allowed to be used in this area
as well.
Chitalpa....................................................Chitalpa tashkentensis
Desert Willow ..................................................... Chilopsis linearis
Flowering Crab Apple ................................................. Malus spp.
Mondell Pine.......................................................... Pinus eldarica
Nellie Stevens Holly .............................. Ilex x `Nellie R. Stevens'
Ornamental Pears ....................................................... Pyrus spp.
Pecan.............................................................. Carya illinoinensis
Pinyon Pine ..................................................... Pinus cembroides
Russian Olive...........................................Elaeagnus angustifolia
Shademaster Honeylocust .. Gleditsia triacanthos `Shademaster'
Texas Redbud ............................ Cercis canadensis var texensis
Vitex............................................................... Vitex agnus-castus
Washington Hawthorn .......................... Crataegus phaenopyrum
Overton Park Public improvements Site Design Guidelines 45
Street Shrubs I Low Height I Perennials
(Plants within the Right -of -Way)
Autumn Joy Sedum .................................. Sedum x `Autumn Joy'
Autumn Sage..........................................................
Salvia greggii
Brown -Eyed Susan..............................................Rudbeckia
hirta
Compact Nandina...........................................Nandina
compacta
Coreposis.............................................................
Coreopsis spp.
Dianthus.................................................................
Dianthus spp.
Dwarf Yaupon ..........................................................Ilex
vomitoria
Indian Hawthorn..............................................Raphiolepis
indica
Lantana...................................................................
Lantana spp.
Manhattan Euonymous................................................................
....................................... Euonymous kaiutschovicus `Manhattan'
Siberica Iris.................................................................Iris
sabirica
Stella de Oro Dwarf Daylily
........... Hemerocallis x `Stella de Oro'
Texas Sage ...........................................
Leucophyllum frutescens
Winter Gem Boxwood ...............
Buxus microphylla 'Winter Gem'
Yarrow..................................................................... Achillea spp.
Open Space Shrubs I Perennials
(Plants outside the Right -of -Way)
* All Species in Street Shrubs/Perennials are allowed to be used
in this area as well.
Abelia.............................................................. Abelia Grandiflora
Artemisia................................................................
Artemisia spp.
Aster.............................................................................Aster
spp.
Barberry ..................................................................
Barberry spp.
Burford Holly.............................................................
Ilex burfordii
Butterfly Bush......................................................Buddleia
davidii
Dense Yew ...........................................
Taxus media 'Desiformis'
Forsythia......................................................
Forsythia intermedia
Red Yucca..................................................Hesperaloe
parviflora
Rose (Multiple Varieties)...............................................Rosa
spp.
Russian Sage ............................................
Perovskia atriplicifolia
Sedum.......................................................................Sedum
spp.
Silverberry ......................................................
Eleagnus ebbingei
Spirea...............................................................
Spirea vanhouttei
Yellow Yucca..............................................Hesperaloe
parviflora
Overton Park Public Improvements Site Design Guidelines 46
Ornamental Grasses
Big Blue Lily Turf ................................................. Liriope muscari
Blue Grama Grass...............................................Buchloe
gracilis
Blue Lyme Grass ..............................................
Elymus arenarius
Buffalo Grass................................................Buchloe
dactyloides
Fountain Grass ..................................
Pennisetum alopecuroides
Giant Liriope.......................................
Liriope muscari 'Gigantea'
Hameln Grass ....................
Pennisetum alopecuroides 'Hamlen'
Japanese Ribbon Grass .............................
Phalaris arundinacea
Japanese Silvergrass .................
Miscanthus sinensis 'Variegata'
Karl Forester Feather Reed Grass...............................................
........................................
Calamagrostis acutiflora 'Karl Forester'
Lindheimer's Muhly................................Muhlenbergia
linheimeri
Northern Seat Oats ..............................
Chasmanthium latifolium
Purple Fountain Grass ................
Pennisetum staceum `Rubrum'
Side Oats Grama.....................................
Bouteloua curtipendula
Vines
Clematis.................................................................. Clematis spp.
Coral Honeysuckle .................................. Lonicera sempervirens
Five Leaf Akebia................................................... Akebia quinata
Purple Honeysuckle ....................... Lonicera japnoica 'Purpurea'
Texas Wisteria ............................................... Wisteria frutescens
Ground Covers
Blue Rug Juniper.........................Juniperus horizontalis 'Wiltonii'
Dusty Miller ....................................................... Senecio cineraria
English Ivy................................................................Hedera helix
Green or Gray Santolina.................................... Santolina virens
Huntington Carpet Rosemary .......................................................
................................... Rosmarinus officinalis `Huntington Carpet'
Ice Plant......................................................... Carpobrotus edulis
Lambs Ear............................................................... Stachys spp.
Purpleleaf Euonymous .................Euonymous fortunei `Colorata'
Verbena....................................................... Verbena canadensis
Vinca.......................................................................... Vinca major
W nterc.reeper............................................... Euonymous fortunei
Overton Park Public Improvements Site Design Guidelines 47
APPENDIX C: STREET SECTION
KEY
This graphic illustrates the location of the street cross sections
located in each of the chapters of this document.
Section A
Page 21
Section B
Page 21
Section C
Page 25
Section D
Page 25
Section E
Page 26
Section F
Page 26
Section G
Page 29
Section H
Page 30
Section I
Page 30
Section J
Page 31
Section K
Page 31
Section L
Page 37
LEGEND
�a BULB OUT ON WEST SIDE ONLY, PARKWAY ON W SIDE
BULB OUT ON BOTH SM
PARKWAYS
PLANTER POCKETS
P1MrER POCKET ON WM SIDE, PARKWAY ON SOUTH
BU.B OUT AND KMFER POCKET
Street Cross Section Locations
Overton Park Public Improvements Site Design Guidelines 48
EXHIBIT G
CONSTRUCTION SCHEDULE
(To be prepared jointly)
Developer Agreement — City / Lubbock Shopping Center, Project 206 19
Resolution No. 2006-RO448
September 28, 2006
Item No. 5.8 DRAFT
EXHIBIT H
PROCEDURES FOR REIMBURSEMENT FROM CITY
The City of Lubbock will reimburse the developer/owner for a portion of the landscaping
in the right-of-way in the North Overton TIF if the following rules/procedures are met.
This reimbursement will be as follows:
40%: standard or minimum requirement — Developer portion
60%: oversized improvements — City will reimburse up to the maximum in the
developer agreement
Procedure
1. A developers agreement must be executed between the developer/owner and the
City of Lubbock
2. A site plan of the landscaping must be submitted to the City of Lubbock to be
reviewed and approved.
3. The developer/owner must provide proof of a bid for the landscaping
improvements in the right-of-way.
4. The landscaping in the right-of-way must be bid separately from other items.
5. The developer/owner must provide proof of the completion of the landscaping in
the right-of-way and proof of payment.
6. The City of Lubbock reserves the right to inspect the work, with a plan on file.
7. If the plan is changed at any time during construction, the plan must be
resubmitted to the City of Lubbock for approval.
8. The developer/owner must submit backup for the reimbursement of the City's
portion of the landscaping in the right-of-way in a format that is approved by the
City of Lubbock.
Developer Agreement —City/ Lubbock Shopping Center, Project 206 20