HomeMy WebLinkAboutResolution - 2005-R0042 - Agreement With Lubbock Three Student Houding, LP Regarding TIF Funding - 01_27_2005Resolution No. 2005-R0042
January 27, 2005
Item No. 47
RESOLUTION
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LUBBOCK:
THAT the Mayor Pro Tern 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 Three Student Housing, L.P. regarding the funding of
public improvements in Phase One, Bond Issue Two, Project One, of the Project Plan for
the North Overton Tax Increment Finance Reinvestment Zone. 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 27th day of January , 2005,
TOM MARTIN, MAYOR PRO TEM
ATTEST:
Garza, City Secretary
APPRO AST CONTENT:
Craig Farm , Managing Director
of Planning and Transportation
APPROVED AS TO FORM:
Linda L. Chamales, Senior Attorney
Office Practice Section
City Att / Linda: Res -NO TIF Dev.Agret-Lubbock 3 Student Housing
January 18, 2005
Resolution No. 2005-R0042
January 27, 2005
Item No. 47
DEVELOPER PARTICIPATION AGREEMENT BETWEEN THE
CITY OF LUBBOCK AND LUBBOCK 3 STUDENT HOUSING, L.P.
STATE OF TEXAS §
COUNTY OF LUBBOCK §
This agreement is between the City of Lubbock, a Texas municipal corporation
(hereinafter called "City") and Lubbock 3 Student Housing, L.P. (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 an Amended Project
Plan (the "Project Plan") and an Amended Financing Plan (the "Financing Plan"), and the
City, in accordance with the Act and after making all findings required by the Act, has
adopted or will adopt, an ordinance approving the 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 Sterling University Fountains (the "Project"), in
accordance with the plat which is attached and marked "Exhibit A"; and
WHEREAS, Developer intends to develop the property depicted on the plat as a
multi -family structure substantially in accordance with the design which is attached and
marked "Exhibit B"; and
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
Developer Agreement- City / Lubbock Student Housing, L.P.
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, and G, 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
develop the property known as Sterling University Fountains (the
"Project"), in accordance with the map and design which are attached and
marked "Exhibits A and B," and in accordance with the Amended Project
Developer Agreement — City / Lubbock 3 Student Housing, L.P. 2
and Finance Plans 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.
3.3 "Softscape" is herein defined as plant materials, ground preparation,
pedestrian lighting, street furniture, and trash receptacles.
ARTICLE IV.
CITY PARTICIPATION
4.1 In accordance with Bond Issue Two, Phase I, Project One of the Amended
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 "Sterling University
Fountains," Direct City Participation and TIF Funding, Phase One, Bond
Issue Two, Project One.
4.2 This Agreement shall authorize funding only for Bond Issue Two, Phase
One, Project One of the Project. 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 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 One, Bond Issue Two, Project
Developer Agreement — City / Lubbock 3 Student Housing , L.P. 3
One, shall be limited to the total amount approved by the City Council for
Phase One, Bond Issue Two, Project One of the Project Plan, which is
$1,030,577.00.
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 $1,030,577.00, 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 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.
4.8 For those Public Improvements in the Project constructed by City in which
there is Direct Developer Participation greater than 30% 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
Developer Agreement — City / Lubbock 3 Student Housing, L.P. 4
remaining projects to the extent funds are available in Phase One, Bond
Issue Two, Project One of the Amended Project Plan.
4.9 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 Bond Issue
Two, Phase One, Project One of the Amended Project Plan 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 Sterling
University Fountains to be located as depicted on the plat attached as
Exhibit A, before October 5 , 2005.
5.2 In accordance with the plat and design in Exhibits A and B and in
accordance with Bond Issue Two, Phase One, Project One of the Project
Plan 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, entitled
"Sterling University Fountains Developer Participation, Phase One,
Project One, Bond Issue Two". Prior to construction the plans and the
contract shall be reviewed and approved by the City. Developer shall be
responsible for construction of the hardscape and the irrigation in the
Parkway in accordance with the Design Guidelines, including the
Landscape Plan, attached as Exhibit F.
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.
Developer Agreement — City / Lubbock 3 Student Housing, L.P. 5
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,
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 as
depicted in the plat attached as Exhibit A 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 agrees to utilize Lubbock Power & Light (LP&L) for electrical
services for a period of at least twenty (20) years, so long as LP&L's rates
are competitive on a state-wide basis.
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
Developer Agreement — City / Lubbock 3 Student Housing, L.P. 6
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
parry 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,
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.
RIGHT OF OFFSET
9.1 City may at its option, offset any amounts due and payable to Developer
under this Agreement against any debt (including taxes) lawfully due to
City from Developer, regardless of whether the amount due arises
pursuant to the terms of this Agreement or otherwise and regardless of
whether or not the debt due to city has been reduced to judgment by a
court.
ARTICLE X.
INDEMNITY
Developer Agreement — City / Lubbock 3 Student Housing, L.P. 7
10.1 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 XI.
AUTHORITY TO BIND
11.1 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.
11.2 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
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.
Developer Agreement — City / Lubbock 3 Student Housing, L.P. 8
ARTICLE XII.
DEFAULT
12.1 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 IX is not true or correct. A party shall immediately notify the
defaulting party 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.
12.2 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 XIII.
FEDERAL FUNDING
13.1 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.
13.2 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.
ARTICLE XIV.
NOTICES
14.1 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.
Developer Agreement - City / Lubbock 3 Student Housing, L.P. 9
14.2 If intended for City notice shall be sent to:
Director of Planning
City of Lubbock
P.O. Box 2000
1625 13" Street
Lubbock, Texas 79457
14.3 If intended for Developer, notice shall be sent to:
Lubbock 3 Student Housing, L.P.
The Dinerstein Companies
6363 Woodway, Suite 1000
Houston, Texas 77057
ARTICLE XV.
VENUE AND GOVERNING LAW
15.1 This Agreement is performable in Lubbock County, Texas, and venue for
any action arising out of this Agreement shall be exclusively in Lubbock
County.
15.2 This Agreement shall be governed and construed in accordance with the
laws of the State of Texas.
ARTICLE XVI.
ATTORNEY FEES
16.1 Developer and City expressly agree that in the event of any litigation
arising between the parties to this Agreement that each party 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.
ARTICLE XVII.
LEGAL CONSTRUCTION
17.1 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
Developer Agreement — City / Lubbock 3 Student Housing, L.P. 10
Agreement shall be considered as if the invalid, illegal or unenforceable
provision had never been contained in this Agreement.
ARTICLE XVIII.
COUNTERPARTS
18.1 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 XIX.
SUCCESSORS AND ASSIGNS
19.1 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 XX.
ENTIRE AGREEMENT
20.1 This Agreement embodies the complete agreement of the parties hereto as,
it relates to the Public Improvements in Bond Issue One, Phase One of the
Project, 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 3 Student Housing, L.P. I 1
2005.
EXECUTED in duplicate and effective as of the 27th day of January ,
CITY OF LUBBOCK
d�
MAYOR PRO TEM By:
ATTEST:
Rebecca Garza, City Secretary
APPR AS T NTENT:
3
Craig Fanner, Managing Director of
Planning and Transportation
APPROVED AS TO FORM:
Linda Chamales, Senior Attorney
Office Practice Section
Lubboc Housing, L.P.
Developer Agreement — City / Lubbock 3 Student Housing, L.P. 12
Resolution No. 2005-R0042
January 27, 2005
Item No. 47
EXHIBIT A
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Developer Agreement — City / Lubbock 3 Student Housing, L.P.
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Resolution No. 2005-R0042
January 27, 2005
Item No. 47
EXHIBIT B
PLANS
Developer Agreement — City / Lubbock 3 Student Housing, L.P. 14
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Resolution No. 2005-ROO42
January 27, 2005
EXHIBIT C Item No. 47
NORTH OVERTON TAX INCREMENT FINANCING
REINVESTMENT ZONE
FIRST AMENDED PROJECT PLAN AND FINANCE PLAN
Developer Agreement — City / Lubbock 3 Student Housing, L.P. 15
EXHIBIT C Resolution No. 2005-R0042
January 27, 2005
Item No. 47
{x . 5
PROJECT PL
.j
North Overton Area
Tax Increment Finance Reinvestment Zone
L UBB0CK, TEXAS
Prepared for
City of Lubbock
October 2004
Second Amended Project Plan
Pit AECT 'U"'
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 $51.9 million for public
infrastructure improvements will result in future development/redevelopment in the Zone
which will increase the taxable value by approximately $317 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.
Following is a map showing uses of real property in the North Overton
Area TIF Reinvestment Zone and a map indicating potential locations of
proposed public improvements in the zone.
Page t
North Overton Second Amended Project Plan
City of Lubbock
Second 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,
$333,955 Million of new development.
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 Second Amended Project Plan
City of Lubbock
Second Amended Project Plan
NORTN OVERTON PROJECT PLAN (10 20 04)
�" nc Sal U Remainm Pro ects �("xpehse�iase 1
o ° ; ' a �^„ ate^ r, ; ,:, %t's... • a+
Street reconstructionlresurfacing $1,252,311 $5,000,439
A/E services
Reconstruction, curb & gutter
Rotaries
Rotary amenities
$40,000
A/E services
Landscaping - irrigation,
lighting, street furniture
Glenna Goodacre Boulevard
$373,074
A/E services
Replace curb & gutter
ROW acquisition
Glenna Goodacre Blvd. Amenities
$350,000
A/E services
Landscaping - irrigation,
lighting, street furniture
Landscaping Parkway
$629 093
A/E services
Landscaping - irrigation,
lighting, street furniture
Water/Waste Water
$496,810
Replacement & relocation
Electric utility - underground
$653 712
Pioneer Park Improvements
0
Marsha Sharp Frwy. Frontage
0
University Ave. Improvements
0
Replace curb & gutter
Incentive Projects
Subtotal
Administration
Total Phase 1 TIF Cost
$3,795,000
Phase 2, Years 7 - 30
Public infrastructure - TIF reimbursement as per statute
•$900,000 reimbursement to developer as
per agreement
Funds available after bonds are paid & bond interest
Total TIF Cost
$235,000
$1,976,926 *
$950,000
$920,907
$2,753,190
$3,338,538
$500,000
$1,000,000
$900, 000
$3,500,000
$340, 000
$21,415,000
$6,252,750
$275,000
$1,450,000
$1,300,000
$1,550,000
$3,250,000
$3,992,250
$500,000
$1,000,000
$900,000
$3,500,000
$23,970,000
$340, 000
$24,310,000
$41,810,000
$66,121,000
Page 3
North Overton Second Amended Project Plan
City of Lubbock
Exhibit "A"
EXISTING LAND USE
North Overton TiF Boundary
Existing Land Use October 2004
®
Commercial
Industrial
Park
Public Use
High Density Residential
Medium Density Residential
Low Density Residential
Vacant Land
Transportation Communication and Utilities
Resolution No. 2005-R0042
January 27, 2005
Item No. 47
Exhibit "A"
North Overton Second Amended Project Plan
Resolution No. 2005-R0042
January 27, 2005
Item No. 47
Exhibit "B"
PROPOSED IMPROVEMENTS AND PROPOSED USES
__ Overton Park Master Plan
MIR p
Sterbs Uetversdp Foratalar _
The Centre At Overton Park - Texas Tech
City Bank
.M
The Lofts at Overton Park '
r��m.wrk.w,
®� mvwu
® srouwms�_ rryx.
Wit -mart
Main Street Condominiums
Exhibit `B"
North Overton Second Amended Project Plan
FINANCING
(. c-ore "i men")
Resolution No. 2005-R0042
January 27, 2005
Item No. 47
PILAN'-.
North Overton Area
Tax Increment Financing Reinvestment Zone
L UBBOCK, TEXAS
OCTOBER 2004
Financing Plan Resolution No. 2005-ROO42
January 27, 2005
Item No. 47
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
Exhibit 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. The proposed public improvements in the Zone are as follows:
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;
• 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
Page 1
North Overton Area Second Amended Finaicing Plan
City of Lubbock
Financing Plan
• 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.
2. Estimated Project Cost of Zone, including administrative expenses.
• Project cost estimates currently total $3.795 Million for Projects 1, 2 & 3 and
$20.515 Million for remaining projects, for a total of project cost of $24.31
Million. Administrative expense estimates currently total $340,000.
3. Economic Feasibilty Study.
• An economic feasibility study has been completed and is included as a part of this
Financing Plan.
4. The estimated amount of bonded indebtedness to be incurred.
• The debt capacity produced from the estimated tax increment through the 2010
period should yield approximately $24.3M at issuance and an estimated additional
$1.7M from coverage. This should yield a total of approximately $26M in
funding capacity over this time period.
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. For the Financial Plan, it is assumed that all
taxing jurisdictions will participate at 100% of their incremental taxable value.
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 $26.9 Million. This amount
is the base value for the district in calculating future increments.
Page 2
North Overton Area Second Amended Financing Plan
City of Lubbock
Financing Plan
8. The estimated appraised valued 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
22,142
126,305
102,144
35,913
13,413
333,955
ESTIMATED
ADJUSTED CAPTURED
VALUE $K
10,387
9,237
19,780
126,305
102,144
35,913
13,413
317.179
Page 3
North Overton Area Second Amended Finaicing Plan
City of Lubbock
Financing Plan
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
VAL UE. $K
VALUE, SK
INCREMENT, $K
2002
-
-
-
2003
10,387
10,387
-
2004
9,237
19,624
96
2005
19,780
39,404
178
2006
126,305
165,709
339
2007
102,144
267,853
1,361
2008
35,913
303,766
2,187
2009
13,413
317,179
2,478
2010
-
317,179
2,586
2011
-
317,179
2,586
2012
-
317,179
2,586
2013
-
317,179
2,586
2014
-
317,179
2,586
2015
-
317,179
2,586
2016
-
317,179
2,586
2017
-
317,179
2,586
2018
-
317,179
2,586
2019
-
317,179
2,586
2020
-
317,179
2,586
2021
-
317,179
2,586
2022
-
317,179
2,586
2023
-
317,179
2,586
2024
-
317,179
2,586
2025
-
317,179
2,586
2026
-
317,179
2,586
2027
-
317,179
2,586
2028
-
317,179
2,586
2029
-
317,179
2,586
2030
-
317,179
2,586
2031
-
317,179
2,586
2032
-
317,179
2,586
TOTAL 66,121
* Based on 100% participation and projected tax rates of. Ci" 0.45970; County-S0.255870; Hospital-S0.107420, Water District-
S0.008300.
Based on estimated collected amount of increment (97.34% collection rate)
Page 4
North Overton Area Second Amended Finaicing Plan
City of Lubbock
EXHIBIT D
Resolution No. 2005-R0042
January 27, 2005
Item No. 47
"STERLING UNIVERSITY FOUNTAINS"
DIRECT CITY PARTICIPATION AND TIF FUNDING
PHASE ONE, PROJECT ONE, BOND ISSUE TWO
Project % Participation
Street Reconstruction/Resurfacing 100%
(Tract #8)
A/E Services
Reconstruction of Avenue V &
Part of W -e St. (between X & W)
To Ave.V
Round -About Amenities 100%
A/E Services
Landscaping, concrete irrigation
Pedistrian lighting & street furniture
Cost Estimate
$ 441,805
Eighth Street Boulevard $
(University to Avenue X )
Replace S curb & gutter
81h Street Median Amenities 100% $ -0-
Landscaping & street furniture
irrigation, concrete, street lighting
Landscaping in the Parkway 100% $ 171,558
A/E services
Softscape
Water/Waste Water 100% $ 225,286
Replacement vs. Relocation
Electric Utility (LP&L)- Underground 100% $ 191,928
Removal & relocation
Total $1.030,577
no
*Parkway is 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.
Developer Agreement — City / Lubbock 3 Student Housing, L.P. 16
Resolution No. 2005-R0042
January 27, 2005
EXHIBIT E Item No. 47
"STERLING UNIVERSITY FOUNTAINS"
DEVELOPER PARTICIPATION
PHASE ONE, PROJECT ONE, BOND ISSUE TWO
Project % Participation Cost Estimate
Street Reconstruction/Resurfacing 0% - 0 -
(Tract #8)
A/E Services
Reconstruction of Ave X to gtn
Round -About Amenities 0% -0-
A/E Services
Landscaping, concrete, irrigation
Pedestrian lighting & street furniture
Eighth Street Boulevard 0% -0-
(University to Ave. X )
8th Street Median Amenities 0% - 0 -
Landscaping & street furniture
irrigation, concrete, street lighting
Landscaping in the Parkway 100% $114,372
Hardscape (concrete, pavers, etc)
Irrigation systems
Water/Waste Water 0% - 0 -
Replacement vs. Relocation
Electric Utility — Underground 0% -0-
removal & relocation
Total $114,372
Developer Agreement — City / Lubbock 3 Student Housing, L.P. 17
Resolution No. 2005-R0042
January 27, 2005
Item No. 47
EXHIBIT F
DESIGN GUIDELINES
Developer Agreement —City/ Lubbock 3 Student Housing, L.P. 18
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TABLE OF CONTENTS
Resolution No. 2005-ROO42
January 27, 2005
Item No. 47
CHAPTER1: INTRODUCTION....................................................................................................1
Overview....................................................... ............. .............. ................ ...... a ........ owes ...................... 1
The Documents................................................................................................................................. 3
Using the Overton Park Public Improvements Site Design Guidelines ........................................... 5
History of North Overton................................................................................................................. 6
The McDougal Companies and Overton Park.................................................................................. 7
CHAPTER 2: OVERTON PARK CHARACTER AND ORGANIZATION ............................................ 8
Introduction........................................uo...............00.................................................................00.. 8
Street Tree Framework■..........uo.ou.........................ou.....................ovu.......00......................00.. 8
Street Tree 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
Gienna Goodacre Boulevard (8th Street)....................................................................................... 19
Sixth Street and Avenue U............................................................................................................. 24
Rotarles.......................................................................................................................................... 27
Public Art and Ornamentation ............................................ owes ....... a ... .................... news .......... ........... 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
Fencing Guidelines......................................................................................................................... 33
Screening, Buffering and Separation Guidelines........................................................................... 34
CHAPTER 5: LOW DENSITY RESIDENTIAL AREA.................................................................... 36
Streetscape Design Guidelines........................................................................................•............. 36
SidewalkDesign 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...............................................................................................................Woos............. 40
Tree Grates..................................................................................................................................... 41
Trench Grates................................................................................................................................. 41
Vehicular $ Pedestrian Lighting.................................................................................................... 42
Overton Park Public Improvements Site Design Guidelines If
APPENDIX B: PLANT MATERIAL APPROPRIATE FOR LUBBOCK, TEXAS ............................... 45
Street Trees................................................................................................................................... 45
AccentTrees................................................................................................................................... 45
Open Space Trees.......................................................................................................................... 45
Street Shrubs / Low Growth / Perennials...................................................................................... 46
Open Space Shrubs I Perennials................................................................................................... 46
Ornamental Grasses....................................................................................................................... 47
Vines............................................................................................................................................... 47
Ground Covers................................................................................................................................ 47
APPENDIX C: STREET SECTION KEY...................................................................................... 48
Overton Park Public Improvements Site Design Guidelines iii
LIST OF FIGURES
Figure 1 - Overton Park Proposed Land Use............................................................................. 2
Figure 2 - Overton Park Review Process................................................................................... 3
Figure 3 - Tax Increment Finance District Boundary............................................................... 4
Figure 4 - Street Tree Framework Plan..................................................................................... 9
Figure 5 - 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
Figure 19 - 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 Bol►ard................................................................................................... 44
Figure 32 - Approved Wall -Mounted Area Lights..................................................................... 44
Overton Park Public Improvements Site Design Guidelines v
L►ST 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
SectionI - 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
1 11 ----] nnrnnf
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. Atypical 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.
overton,Parkslte
°
Design Guidelines
Overton'Perk
Architectural Design Zoning Ordinance
,Guidelines
Developer / TIF
Deed Restdo0ons Memorandum of
understandng
t
McDougal Properties.
Source City of Lubbock
Developer,"
Regulates City of Lubbock
CurrentsLand,Vwner� ;
Developer
Future; Land :Owner;
; "Builder
Private Property
Relates to Public Right of Way
Overton Park,,
Source of City Design andlor
Design Review Committee"s. Design Control_ Site Plan Review
City Site Plan Review '
Developges Agreement
andlor Civil Action
Zoning
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
o r ■ ai T.I.F. BOUNDARY
W
z
LLJ
Q
Figure 3 - Tax Increment Finance District Boundary
z
Ld
a
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 s
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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
r� BULB OUT AND PLANTER POCKET
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 TypeT--
gi. ;31 a 112o m
1. { 1
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
property line
curb
View Obstruction
Section 29-30 (i), Lubbock Code of Ordinances
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
3' Gi6ar
zone
• 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
Parkway
Street Tree
Figure 9 - Parkway Detail
Ue
Pocket
Tree
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 conforrr
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."
Figure 12 - Bus Shelter Concept
• Installation Requirements: Signs ? x °" r:
should be installed in a visually Figure 11 - Typical
manner that coordinates with 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
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
r��nnnnr
Figure 14 - Gateway Streets
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
5'-0' 6'-6' 20'-0' 6'-6" 5'-0'
IL
LOW DENSITY SETBACK WALK PARKWAY PARKWAY WALK SETBACK LOW DENSITY
RESIDENTIAL ZONE ZONE RESIDENTIAL
6 8'-0' 8'-0. 6"
PARKING 60'-0' RIGHT OF WAY PARKING
Section E - Fifth, Sixth, Seventh, Ninth, and Tenth Low -Density Residential
SETBACK 5-0° 5'-0° 24'-0"
ZONE WALK BIKE LANE
8'-0"
PARKWAY
60'-D" RIGHT OF WAY
6
15'-O-'
5-0"
BIKE LANE WALK
8'-0"
PARKWAY
SETBACK
ZONE
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
neighborhood identity. Public art is an element that makes
places memorable. In Overton Park, public scale sculpture,
architectural trellises, obelisks, pavilions and similar symbolic
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 Public Improvements Site Design Guidelines 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.
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.
SETBACK
ZONE OR 5'-0" 6'-6" 8'-0" 20'-0" 8'-0" 6'-6" 5'-0-
EXISTING WALK PLANPARKING PARKING PLANTER WALK SETBACK
DEVELOPMENT POCK'"POCKET ZONE
60'-0' RIGHT OF WAY
Section G - 9th and 10th Streets Mixed Use
MIXED USE
Overton Park Public Improvements Site Design Guidelines 29
8'-0° 6'-6" 8'-0° 22'-0' 6'-6• 8'-0°
SETBACK WALK PLANTER ZONE
PARKING PLANTER WALK SETBACK
MIXED USE ZONE POCKET POCKET ZONE
60'-0° RIGHT OF WAY
PRUNE TY PRUNETM Section H - Main Street Mixed Use
SETBACK 6 -6" SETBACK
MIXED USE ZONE WALK BULB OUT PARKWAY WALK ZONE MIXED USE
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 F04CE -
OR WALL STAGGERED
WHERE USE AND SETBACK PERMITS,
CENTER TREE BETWEEN EACH BULB OUT
6'-6' L 6'-0"
PLAITING WALK BULB OU
SETBACK AREA
ZONE I PARKIN
50'-O' RIGHT OF WAY
.0% -% Q& ^ ti
SETBACK LOW DENSITY
6'-6' ZONE RESIDEENS
PARKWAY�WALK I�
Section J - Avenue V Mixed Use and Low -Density Residential
WHERE USE AND SETBACK PERIAFS, -
CENTER TREE BETWEEN EACH BULB OUT
1% +wk I+ A%
DESIRED
,
OO
PRIVACY FENCE
�L
OR WAIL
STAGGERED
6•
6-
6'-66'-0' 21'-0'
6'-0' 6'-6-
WALK BULB OUT
BULB OUT WALK
POINTING
MIXED USE
SIDEWALK
SETBACK
8'-0'
PARKING 50'-0" RIGHT OF WAY
8'-0'
PARKING
SIDEWALK
SETBACK
ZONE
ZONE
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
Sidewalk
E
- Pattem A
Sidewalk Paving - Pattern 8
•
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."
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. Parkways allow 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
LOW I)UVff SETBACK
6-
6-
I t 6
ZONE
PUBLIC RESIDENTIAL ZONE WALK PARKWAY PARKWAY W
RESIDENTIAI-
2'-0- 2--0-
—1C 50'-0' RIGHT OF WAY PUBLIC
EASEMENT
PROPERTY PROPERTY
UNE UNE
Section L -Avenues R. S. and T -Low-Density Residential
LOW
MI"
• Obstructions such as mailboxes, water meter vaults or
covers, plumbing clean outs, or any utility equipment should
11111111111 LEI not be located within the sidewalk, and are best located in a
planting bed.
5'-0* 6'-6* 30'-0'
6- 5'-0' SE""
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 3
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 Design 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 Y2' 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 Pubiic improvements Site Design Guideiines 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-il-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 `Texana'
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 `Allee'
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 / Low Height / 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
................................................................
.........I ............................. 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 / 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 athplicifolia
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 'Hameen'
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
LambsEar............................................................... Stachys spp.
Purpleleaf Euonymous .................Euonymous fortunei 'Colorata'
Verbena....................................................... Verbena canadensis
Vinca.......................................................................... Vinca major
Wintercreeper ...............................................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
i� BULB OUT ON WEST SIDE ONLY, PARKWAY ON EAST WE
BULB OUT ON BM SIDES
PARKWAYS
:.max PUNTER POCKETS
PUNTER POCKET ON NORTH SIDE, PARKWAY ON SOUTH
MU OUT no PLANTER P000
Street Cross Section Locations
Overton Park Public Improvements Site Design Guidelines 48
EXHIBIT G
CONSTRUCTION SCHEDULE
(To be prepared jointly)
Developer Agreement — City / Lubbock 3 Student Housing, L.P. 19
EXHIBIT G
The Construction schedule will be worked out between the City of Lubbock and
Lubbock 3 Student Housing, L.P. at a later date.
EXHIBIT G