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HomeMy WebLinkAboutResolution - 2005-R0244 - Agreement - Minerva Partners LTD - Funding Public Improvements North Overton TIF - 06_09_2005Resolution No. 2005-RO244 June 9, 2005 Item 41 RESOLUTION BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LUBBOCK: THAT the Mayor Pro Tem 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 Minerva Partners, LTD regarding the funding of public improvements in Phase One, Bond Issue Two, Project Seventy-five, of the Second Amended 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 9th day of June , 2005. TOM MARTIN, MAYOR PRO TEM ATTEST: Rebecca Garza, City Secretary AP P V AS CONTENT: Craig Karmof, 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.Agr-Minerva Partners May 10, 2005 IN,' l RACT NO. 00006107 DEVELOPER PARTICIPATION AGREEMENT BETWEEN THE CITY OF LUBBOCK AND MINERVA PARTNERS, LTD STATE OF TEXAS § COUNTY OF LUBBOCK § This agreement is between the City of Lubbock, a Texas municipal corporation (hereinafter called "City") and Minerva Partners, LTD (hereinafter called "Developer"). WHEREAS, the City recognizes the importance of its continued role in local economic development; and WHEREAS, the City, upon receipt of a petition requesting creation of a tax increment financing district from the owners of more than 50 per cent of the appraised value of the area, adopted Ordinance No. 2002-029, March 14, 2002, establishing the North Overton Tax Increment Financing Reinvestment Zone in accordance with the provisions of the Tax Increment Financing Act, V.T.C.A. Tax Code, Chapter 311 (the "Act"); and WHEREAS, in accordance with the Act, the Board of Directors of the North Overton Tax Increment Financing Reinvestment Zone has prepared a Second Amended Project Plan (the "Project Plan") and a Second 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 amended 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 Jace's Place (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 retail commercial 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 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 Developer Agreement — City / Minerva Partners, LTD 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 Jace's Place (the "Project"), in accordance with the map and design which are attached and marked "Exhibits A and B," and in accordance with the Second Amended Project and Finance Plans adopted by the Board of Directors of the North Overton Tax Developer Agreement— City / Minerva Partners, LTD 2 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 Seventy Five of the Second 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 "Minerva Partners, LTD, Direct City Participation and TIF Funding, Phase One, Bond Issue Two, Project Seventy Five". 4.2 This Agreement shall authorize funding only for Bond Issue Two, Phase One, Project Seventy Five 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 Seventy Five, shall be limited to the total amount approved by the City Developer Agreement — City / Minerva Partners, LTD 3 Council for Phase One, Bond Issue Two, Project Seventy Five of the Second Amended Project Plan, which is $ 212,332. 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 $ 212,332, 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, upon request, 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 / Minerva Partners, LTD 4 remaining projects to the extent funds are available in Phase One, Bond Issue Two, Project Seventy Five of the Second Amended Project Plan. 4.10 The City and Developer shall cooperate and coordinate their activities with respect to the commencement and construction of the Public Improvements and the Project so that the commencement and construction of the Public Improvements shall occur at such times as are necessary to meet the construction time requirements of Developer for the Project. The parties agree to jointly prepare (and update from time to time as necessary) a construction schedule of the Public Improvements in order to help implement the parties' obligations. Such schedule, when completed, (and as updated) shall become Exhibit G to this Agreement. ARTICLE V. DEVELOPER OBLIGATIONS 5.1 The developer agrees to invest a minimum of $2 million in this project for land and improvements. 5.2 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 Seventy Five of the Second 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 Jace's Place to be located as depicted on the plat attached as Exhibit A, before January 1, 2006. 5.3 In accordance with the plat and design in Exhibits A and B and in accordance with Bond Issue Two, Phase One, Project Seventy Five of the Second 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/or participate in the actual cost of construction of the Public Improvements and in the percentages as shown in the attached Exhibit E, entitled "Minerva Partners, LTD Developer Participation, Phase One, Project Seventy Five, 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. 5.4 Developer agrees to make available to the City for inspection all of its books and records related to the public improvements constructed for the Developer Agreement — City ( Minerva Partners, LTD 5 project and to allow the City access to the Project during construction for the purpose of periodic inspection of the construction work. 5.5 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. 5.6 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. 5.7 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. 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 / Minerva Partners, LTD 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. Developer Agreement — City / Minerva Partners, LTD 7 ARTICLE X. INDEMNITY 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 / Minerva Pamers, LTD 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 parry in writing upon becoming aware of any change in the existence of any condition or event that would constitute a default by the defaulting parry, 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 / Minerva Partners, LTD 9 14.2 If intended for City notice shall be sent to: Craig Farmer Director of Planning and Transportation City of Lubbock P.O. Box 2000 1625 13t" Street Lubbock, Texas 79457 14.3 If intended for Developer, notice shall be sent to: Matt Malouf Minerva Partners, LTD 3811 Turtle Creek Blvd, Suite 1800 Dallas, Texas 75219 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 Developer Agreement — City / Minerva Partners, LTD 10 unenforceability shall not affect any other provision thereof and this Agreement shall be considered as if the invalid, illegal or unenforceable provision had never been contained in this Agreement. ARTICLE 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 Two, Phase One, Project Seventy Five of the Project Plan, 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 / Minerva Partners, LTD 11 2005. EXECUTED in duplicate and effective as of the 9th day of June , CITY OF LUBBOCK MAYOR PRO TEM ATTEST: Q -e 'e. Reb cca Garza, City Secretary AS TO Haig Mrrn f Managing Director of Planning and Transportation APPROVED AS TO FORM: Linda Chamales, Senior Attorney Office Practice Section PARTNERS, LTD. Developer Agreement — City / Minerva Partners, LTD 12 EXHIBIT A PLAT TRACT I OVERTON PARK AN ADDITION TO THE CITY OF LUMOGL LUBBOCK COUNTY, TEXAS . .Rd+/ad Ime w.rra m armnrtsumlwmTlFanauwoa, u�oolmrlr, rouA,coo�nsmiwrv, w.i.bwo®r iao® ixE16d R81]I�EpN WI1{MRI�F60®R800bd11�OfIlO01RY, i4YU Np 11Mi/LLFV RR%1O®M W!Y 11l YMi m. ®RAG]tl d 111�OQ O}Mt1. }FYN rnacrx t Z104fWFOV PAW ll��0WRrW a aPM ZWAOC W. 1 n TROT ]An ; ¢� .m��i'ZY.`/I lawta.einnr noirrcottti�s� � � ! c rs /Jr z cnr L.L i Lr LL------� All` Snxrr 1 �s@�/l�p i9l'JI7I6 �J I.IJ l I1,I TYFKJLALLEX9TFEET.AUEY-N1EY TYFICAl9Tf✓ffT,BiREkT INFER9ECT1011 JfnwAecTION WHM COI MI5 CHpIFEREO WH CORI"I9 CHAINED nucrs TRACT 4 nsar�..m e.w av a.w __ PREI.MV/ARY. THIS OOCIA@1T91WL ������ NOT BE RECOROEO FORANYTVRfOBE .o. THIB oOcu®IT � RREABETI Tart ryewti REVIEW PU(✓o08FE MLY. R¢FNF GTf' M ty � swq A+.r�se..ga�ra.o .a-. rti...®erwreruwm e�...e te.�iuo F m4 4� mcern a:ua >i-nm., wrru-r +.wwnamui `..rr.. hrGns naMuileAw. u.,s oV1M.TAAw sYrmu! Developer Agreement — City / Minerva Partners, LTD: Exhibit A 13 EXHIBIT B PLANS _ ................ c .-y veo♦ea �A•Q�7+F+v,•1 ►+oe+c ♦e+F♦ I �••+o+'e•..ae ►t•+�1•e•+a1 ►ee+�o °D�•is0+i ►�eo 0 Developer Agreement — City / Minerva Partners, LTD: Exhibit B 14 EXHIBIT C NORTH OVERTON TAX INCREMENT FINANCING REINVESTMENT ZONE SECOND AMENDED PROJECT PLAN AND FINANCE PLAN 7 � y q° • �- �. �,�tn � Kati # FINANCIN 1w North Overton Area Tax Increment Financing Reinvestment Zone L UBBOCK, TEXAS" OCTOBER 2004 Developer Agreement — City / Minerva Partners, LTD: Exhibit C 15 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; Developer Agreement— City / Minerva Parttners, LTD: Exhibit C 16 • The cost of operating the Zone and project facilities; and • Payments made at the discretion of the governing body of the municipality that the municipality finds necessary or convenient to the creation of the Zone or to the implementation of the project plans for the Zone. 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. Developer Agreement —City / Minerva Paritners, LTD. Exhibit C 17 • 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. 8. The estimated appraised valued of the improvements in the Zone during each year of existence. • The estimated appraised value of the improvements in the Zone per year is listed in the following table. Developer Agreement— City / Minerva Paraners, LTD: Exhibit C 18 Table 1 1 ANNUAL CAPTURED VALUE ESTIMATED ESTIMATED ESTIMATED ADJUSTED CAPTURED YEAR DEMOLMONS $ K NEW DEVELOPMENT $ K VALUE $ K 2002 - - - 2003 (2,019) 12,406 10,387 2004 (12,395) 21,632 9,237 2005 (2,362) 22,142 19,780 2006 - 126,305 126,305 2007 - 102,144 102,144 2008 - 35,913 35,913 2009 - 13,413 13,413 2010 - - - 2011 - - - 2012 - - - 2013 - - - 2014 - - - 2015 - - - 2016 - - - 2017 - - - 2018 - - - 2019 - - - 2020 - - - 2021 - - - 2022 - - - 2023 - - 2024 - - - 2025 - - - 2026 - - - 2027 - - - 2028 - - - 2029 - - - 2030 - - - 2031 - - - 2032 - - - TOTAL (16,776) 333,955 317,179 • The estimated annual incremental funds available from development and redevelopment in the Zone are listed in the following table. Developer Agreement — City / Minerva Partners, LTD: Exhibit C 19 Table 2 ANNUAL INCREMENTAL FUNDS AVAILABLE ESTIMATED ESTIMATED ESTIMATED YEAR ADJUSTED CAPTURED CUMULATIVE CAPTURED ANNUAL TAX VALUE. $K VALUE, INCREMENT, $K 2002 - - - 2003 10,387 - 10,387 2004 9,237 19,624 96 2005 19,780 39,404 178 2006 126,305 165,709 339 2007 102,144 267,853 1,361 2008 35,913 303,766 2,187 2009 13,413 317,179 2,478 2010 - 317,179 2,586 2011 - 317,179 2,586 2012 - 317,179 2,586 2013 - 317,179 2,586 2014 - 317,179 2,586 2015 - 317,179 2,586 2016 - 317,179 2,586 2017 - 317,179 2,586 2018 - 317,179 2,586 2019 - 317,179 2,586 2020 - 317,179 2,586 2021 - 317,179 2,586 2022 - 317,179 2,586 2023 - 317,179 2,586 2024 - 317,179 2,586 2025 - 317,179 2,586 . 2026 - 317,179 2,586 2027 - 317,179 2,586 2028 - 317,179 2,586 2029 - 317,179 2,586 2030 - 317,179 2,586 2031 - 317,179 2,586 2032 - 317,179 2,586 TOTAL 66,121 * Based on 100% participation and projected tax rates of City-$ 0.45970; County-50.255870; Hospital-$0.107420; Water District-50.008300. Based on estimated collected amount ofincrement (97.34% collection rate) Developer Agreement- City / Minerva Parttners, LTD: Exhibit C 20 North Overton Area Tax Increment Finance Reinvestment Zone L UBBOCK, TEXAS Prepared for City of Lubbock October 2004 Developer Agreement — City / Minerva Paraners, LTD: Exhibit C 21 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. Developer Agreement — City / Minerva Parttners, LTD: Exhibit C 22 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. Developer Agreement— City / Minerva Paraners, LTD: Exhibit C 23 NORTN OVERTON PROJECT PLAN (10 20 04) Street reconstruction/resurfacing $1,252,311-� $5,000,439 $6,252,750 A/E services Reconstruction, curb & gutter Rotaries Rotary amenities $40,000 $235,000 $275,000 A/E services Landscaping - irrigation, lighting, street furniture Glenna Goodacre Boulevard $373,074 $1,976,926 $1,450,000 A/E services Replace curb & gutter ROW acquisition Glenna Goodacre Blvd. Amenities $350,000 $950,000 $1,300,000 A/E services Landscaping - irrigation, lighting, street furniture Landscaping Parkway $629,093 $920,907 $1,550,000 A/E services Landscaping - irrigation, lighting, street furniture Water/WasteWater $496,810 $2,753,190 $3,250,000 Replacement & relocation Electric utility - underground $653,712 $3,338,538 $3,992,250 Pioneer Park Improvements 0 $500,000 $500,000 Marsha Sharp Frwy. Frontage 0 $1,000,000 $1,000,000 University Ave. Improvements 0 $900,000 $900,000 Replace curb & gutter Incentive Projects $3,500,000 $3,500,000 Subtotal $23,970,000 • Administration $340,000 $340,000 Total Phase 1 TIF Cost $3,795,000 $21,415,000 $24,310,000 Phase 2, Years 7 - 30 Public infrastructure - TIF reimbursement as per statute $41,810,000 =$900,000 reimbursement to developer as per agreement Funds available after bonds are paid & bond interest Total TIF Cost $66,121,000 Developer Agreement -City / Minerva Pamners, LTD: Exhibit C 24 EXISTING LAND USE r =i 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 Developer Agreement — City / Minerva Partners, LTD: Exhibit C 25 PROPOSED IMPROVEMENTS AND PROPOSED USES ___ Overton Park Master Plan Ster%g University FoantAn _ City Bank The Lofts at Overton Park wai.�art Main Street Condominiums Developer Agreement — City I Minerva Partners, LTD: Exhibit C 26 EXHIBIT D MINERVA PARTNERS, LTD DIRECT CITY PARTICIPATION AND TIF FUNDING PHASE ONE, PROJECT SEVENTY FIVE, BOND ISSUE TWO Project % Participation Street Reconstruction/Resurfacing 100% A/E Services Reconstruction: Curb & Gutter — University only Landscaping in the Parkway 100% Softscape; A/E services, plant material Pedestrian lighting, street furniture Cost Estimate $24,500 $ 100,500 Water/Waste Water 100% $ 48,850 25% Replacement vs. Relocation Electric Utility (LP&L)- Underground 100% $ 38,482 25% Removal & relocation Total $ 212,332 *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 / Minerva Partners, LTD: Exhibit D 27 EXHIBIT E MINERVA PARTNERS, LTD DEVELOPER PARTICIPATION PHASE ONE, PROJECT SEVENTY FIVE, BOND ISSUE TWO Project % Participation Cost Estimate Street Reconstruction/Resurfacing 0% N/A A/E Services Reconstruction: Curb & Gutter — University only Landscaping in the Parkway 100% $ 67,176 Hardscape (concrete, pavers, etc) Irrigation systems Water/Waste Water 0% N/A Replacement vs. Relocation Electric Utility — Underground 0% N/A removal & relocation Total $ 67,176 Developer Agreement — City / Minerva Partners, LTD: Exhibit E 28 MW14 : 2 DESIGN GUIDELINES Developer Agreement — City / Minerva Partners, LTD: Exhibit F 29 Parkbill, Smitb 8 Cooper, Inc. ' k a1..:..'F . ,, .: 6 a'.. ., • "_ . fir, #+ h t .0. a dl ; TABLE OF CONTENTS exhibit f CHAPTER1: INTRODUCTION.................................................................................................... 1 Overview...............................................................................................................................a.......... a 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...................................................................................................................................... 8 Street Tree Framework................................................................................................................... 8 Street Thee Planting Guidelines....................................................................................................... 8 Right -of -Way Landscape Guidelines............................................................................................... 12 Street Signage............................................................................................................................... 16 Bus Stop Shelter............................................................................................................................. 16 Utilities................................................................................................................ CHAPTER 3: OVERTON PARK GATEWAYS AND GATEWAY STREETS......................................18 Neighborhood Gateways............................................................................................................... 18 Gateway Streets............................................................................................................................. 19 Glenna Goodacre Boulevard (8th Street)....................................................................................... 19 Sixth Street and Avenue U............................................................................................................. 24 Rotar/es.......................................................................................................................................... 27 Public Art and Ornamentation........................................................................................................ 27 Overton Park Public Improvements Site Design Guidelines i CHAPTER 4. MIXED USE AREA GUIDELINES.; Dk.f................................................................ 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 Sidewalk Design Guidelines........................................................................................................... 36 Streetscape Amenities................................................................................................................... 37 Pedestrian and Vehicular Lighting Guidelines............................................................................... 38 Fencing Guidelines......................................................................................................................... 38 APPENDIX A: SITE FURNISHINGS STANDARDS..................................................................... 39 Benches.......................................................................................................................................... 39 Trash Receptacles.......................................................................................................................... 40 Bicycle Racks................................................................................................................................. 40 Tree Grates..................................................................................................................................... 41 Trench Grates................................................................................................................................. 41 Vehicular & Pedestrian Lighting.................................................................................................... 42 Overton Park Public Improvements Site Design Guidelines ii APPENDIX B: PLANT MATERIAL APPROPR/AT&jFjQR LUBBOCK, TEXAS...............................45 Street Trees■........uu...............uu...............uuu..uu.....................uu......................................00..... 45 Accent Trees................................................................................................................................... 45 Open Space Trees.......................................................................................................................... 45 Street Shrubs / Low Growth / Perennials...................................................................................... 46 Open Space Shrubs / Perennials................................................................................................... 46 Ornamental Grasses.......................................................................................................................47 Vines............................................................................................................................................... 47 Ground Covers................................................................................................................................ 47 APPENDIX C: STREET SECTION KEY...................................................................................... 48 Overton Park Public Improvements Site Design Guidelines Ili LIST OF FIGURES exhibit f 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 Figure8 - Planter Pocket Detail.............................................................................................. 14 Figure9 - 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 .......................... e0hibk.$................................................................ 33 Figure 23 - Low -Density Residential Sidewalk Details........................................................... 37 Figure 24 - Approved Brick Paver............................................................................................ 39 Figure 25 - Approved Benches................................................................................................. 39 Figure 26 - Approved Trash Receptacle..................................................................................40 Figure 27 - Approved Bicycle Rack.......................................................................................... 40 Figure 28 - Approved Tree Grate............................................................................................. 41 Figure 29 - Approved Trench Gate............................................................ 41 Figure 30 - Approved Pedestrian Lights and Vehicular Lights ............................................... 43 Figure 31 - Approved Bollard................................................................................................... 44 Figure 32 - Approved Wall -Mounted Area Lights..................................................................... 44 Overton Park Public Improvements Site Design Guidelines v LIST OF SECTIONS exhibit f Appendix C is the key map for the location of these sections. Section A - Glenna Goodacre Boulevard Mixed Use............................................................... 21 Section B - Glenna Goodacre Boulevard Low -Density Residential ........................................ 21 Section C - Sixth Street Mixed-Use......................................................................................... 25 Section D - Sixth Street Mixed Use and Low -Density Residential ......................................... 25 Section E - Fifth, Sixth, Seventh, Ninth, and Tenth Low -Density Residential ........................ 26 Section F - Avenue U Low -Density Residential....................................................................... 26 Section G - 9th and 10th Streets Mixed Use........................................................................... 29 Section H - Main Street Mixed Use......................................................................................... 30 Section I - Avenue U Mixed Use.............................................................................................. 30 Section J - Avenue V Mixed Use and Low -Density Residential .............................................. 31 Section K - Avenues W and X and Any New 50 Foot Street Mixed Use ................................. 31 Section L - Avenues R, S, and T - Low -Density Residential.................................................... 37 Street Cross Sections Location Key Map............................................................................... 48 Overton Park Public Improvements Site Design Guidelines vl 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. exhibit find Ramirez Elementary School. In this document, this area will be referred to as "Low -Density Residential." 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 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 1 LEGEND MVED USE LOW DEWY RESIDENTAL F U T U R E exhibit f M A R S H A S H A R P F R E E W A Y 0 0o I r r r - I ' .�a�at�:aaa • �I it I i I! I I II f l i I I I I I I s C r 3 — L f Y' .ITT iNN1111 ill NT '` Ct / r 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, facade 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. exhibit f nes;b 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 exhibit f ®� r T.I.F. BOUNDARY ON ... T�� �� _ �.rT-x��c�y� 1 as-� _'-..�► ��.ars,+.�vL�� ���. �c � :-� +�'� i 11� ! F rt OP 3 4d } top Iq LLJ Cr 1 j • s• F W W (n •i* # ... r . 4 + > fwww Q W 40 i� asalge �_...- � � s # s OL Figure 3 - Tax Increment Finance District Boundary Overton Park Public Improvements Site Design Guidelines 4 the public portions of the project. These guidelines will apply exhibit f 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 exhibit The neighborhood that developed fully by late 1930's was applicable codes are not altered. Even if recommended by generally middle class, with home ownership predominating. the UDHPC, the Zoning Board of Adjustment must approve Most of the North Overton houses still standing in 2000 were 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. 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 exhibit fThe McDougal Companies and Overton Park 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. 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 exhibit Figure 6: "Street Tree Intersection Detail," illustrates the 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." 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 8 LEGEND exhibit f RED OAK NANO CEDAR ELM LIVE OAK BALD CYPRESS BUR OAK CHINESE PISTACHE _,F_.U_.T_,U_,R_,E_,_._�-,A ,R_ _ _SHARP F R E_ E WAY S H A i i 1 f' IJ 4j 1 z _ < < < < < 1 W W 5 t h STREET 1 1 > > i < < i i j 6th STREET 6th STREET LU i i Z i i Z i 7 t h STREET i W i i > i i Q i GLENNA GOO ACRE 0 VO e - e i i i 1 x 3 j 9 t h STREET w W 9 t h S T R E E T _ t z z 1 W W N 1 > > of i loth. STREET loth STREET i W 1 j z z z z z > j W `. W W W W i > > 1 Y A I N STREET 'r < < MAIN S T R E E < < Z i i 1 i i i i Figure 4 - Street Tree Framework Plan Overton Park Public Improvements Site Design Guidelines 9 LEGEND exhibit f BULB OUT ON WEST SIDE ONLY, PARKWAY ON EAST SIDE BULB OUT ON BOTH SIDES PARKWAYS PLANTER POCKETS ��■ PLANTER POCKET ON NORTH SIDE, PARKWAY ON SOUTH BULB OUT AND PLANTER POCKET LLJ .:D Z LAJ Q Figure 5 - Public Landscape Areas by Type Overton Park Public Improvements Site Design Guidelines 10 All street trees shall be irrigated. Irrigation systems must be installed and tested prior to the installation of any plant material. • Existing trees and their root systems should be protected during construction through the use of barricades and fencing. All trees in the right-of-way should be pruned so that no foliage is less than 6 feet from the ground. No trees may be planted in the visibility triangle as defined in the Lubbock Code of Ordinances, Section 29-30(i) See Figure 6: "Street Tree Intersection Detail" and Figure 7. "Right -of -Way Landscape Visibility Requirements." Visibility Triangle G Street Tree i Tree Type at /ntersec —Face of Building Property Line Figure 6 - Street Tree Intersection Detail exhibit f 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'xl0'. 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, exhibit f A balance of trees, shrubs, ornamental grasses and groundcover is encouraged. • 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. • 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 exhibit f 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' clear 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 Ong Face Line 'lanter Pocket Street Tree Parkway Street Tree Figure 9 - Parkway Detail Overton Park Public Improvements Site Design Guidelines 14 exhibit f 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. • Installation Requirements: Signs should be installed in a visually pleasing manner that coordinates with exhibit f 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 Figure 11- Typical Street Signage 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 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. exhibit f Overton Park Public Improvements Site Design Guidelines 17 CHAPTER 3: OVERTON PARK GATEWAYS AND GATEWAY STREETS Neighborhood Gateways exhibit 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 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. 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 exhibit f 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 �1nr 000 I r---�f-1F-�nnf 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 exhibit The general guidelines for street tree planting and the specific that the median have a coordinated look, from landscaping guidelines for landscaping for gateway streets detailed earlier in 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 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 1 T: "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 :xhibit Putdoor 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, exhibit fhe 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.- 0 Section C: "Sixth Street Mixed -Use," • Section D: Sixth Street Mixed Use and Low -Density Residential", • Section E: " Low -Density Residential," and • Section F: "Avenue U Low -Density Residential." Appendix C is the key map for the location of these sections. Overton Park Public Improvements Site Design Guidelines 24 Section C - Sixth Street Mixed -Use Section D - Sixth Street Mixed Use and Low -Density Residential Overton Park Public Improvements Site Design Guidelines 25 Section E - Fifth, Sixth, Seventh, Ninth, and Tenth Low -Density Residential - SETBACK 1 5 -0" BIKEOLANE 24'-0" BIKE'LANE WALK SZETBACK ZONE WALK 8'-0" 8'-0" PARKWAY PARKWAY 60'-0" RIGHT OF WAY PROPERTY PROPERTY LINE LINE 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. exhibit fas screening the adjacent streets. Rotaries are not intended for 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 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. exhibit ¢treetscape Design Guidelines 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. 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. exhibit Pee: 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. • 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 PLANTER PARKING PARKING Pi "" R W� SETBACK DEVELOPMENT POC SET POCKET ZONE 60'-0" RIGHT OF WAY PROPERTY Section G - 9th and 10th Streets Mixed Use MIXED USE Overton Park Public Improvements Site Design Guidelines 29 8'-0° 6' 6q 8'-0° 22'-0° 6'-6° 8'-0° SETBACK WALK PLANTER SETBACK MIXED USE ZONE POCKET PARKING POCKET WALK ZONE MIXED USE 60'-D" RIGHT OF WAY PROPERTY PROPIER TY Section H - Main Street Mixed Use SETBACK 6 -6" 6'-O" 21'-0" i0" 6'-6" SETBACK MIXED USE ZONE WALK BULB OUT PARKWAY WALK ZONE MIXED USE 8'-0" PARKING 50'-0" RIGHT OF WAY PROPEERTY Section I - Avenue U Mixed Use Overton Park Public Improvements Site Design Guidelines 30 PRIVACY FENCE — OR WALL STAGGERED WHERE USE AND @i"4 TTS, CENTER TREE BE1WEIN EACH BULB OUT 6'-6' 6'-0' 21'-0' PLANTING WALK BULB OUT SETBACK AREA 8'-0' ZONE PARKING 50'-U' FIGHT OF WAY I I SETBACK LOW DENSITY 8'-0' 6'-6' ZONE RESIDENfW PARKWAY' WALK Section J - Avenue V Mixed Use and Low -Density Residential WHERE USE AND SETBACK PERMITS, — CENTER TREE BETWEEN EACH BULB OUT A % 9 A DESIRED OO PRIVACY FENCE iaikia t� W I OR WAIL STAGGERED 6•VERT 6• 6'-6' 6'-O' 21'-0 6'-0' 6'-6' PLANTING WALK BULB OUT BULB OUT WALK NGG 'L MIXED USE SIDEWALK 8-0' 8-0 SIDEWALK SETBACK PARKING 50'-0" RIGHT OF WAY PARKING 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. exhibit • 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 :7 - Pattern A Sidewalk Paving - Pattern B E Figure 21 - Sidewalk Design Concept Overton Park Public Improvements Site Design Guidelines 32 • Obstructions such as water meter vaults or covers, plumbingexhibit lPedestrian and Vehicular Lighting clean outs, or any utility equipment should not be located Guidelines within the sidewalk, and are best located in a planting bed. Lighting is important both for safety and for the ambiance of • Specialty paving should be used to extend the sidewalk the neighborhood. Pedestrian level lighting further reinforces visually across the street at intersections. All crosswalks the human scale of the neighborhood and encourages outdoor shall be brick with concrete banding. See Figure 22: activity. Appropriate lighting levels enhance activities such as "Crosswalk Detail." outdoor dining. Pedestrian and vehicular light standards are 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 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 beexhibit Such screening should separate parking areas from pedestrian 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. 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 exhibit f • 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. exhibit pvell-landscaped front yards further contribute to the feeling of a 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, 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 01 ^ AEL 0A. - 6' LOW DENSITY SETBACK L5'--O' I 6'-6- RESIDENTIAL ZONE WALK PARKWA 2'-0- PUU-BLIC EASEMENT exhibit f 30'-0' 50'-0* RIGHT OF WAY A- ^j 6'-6* 5'-0* SETBACK PARKWAY WALK ZONE 2'-0' W'NW12,11 Section L - Avenues R., S, and T - Low -Density Residential PARRIPHIRWHIN 1111z 1411 NUMV111 I III m—m- �nlml- i � 1=1 14 1r, i HVIRMININ" 1 L-1; fir ;H;1 lie LOW DENSITY RESIDENTIAL • Obstructions such as mailboxes, water meter vaults or covers, plumbing clean outs, or any utility equipment should not be located within the sidewalk, and are best located in a planting bed. Streetscape Amenities Street furnishings and other amenities are not required in the residential area. If such amenities are to be provided, they should follow the guidelines contained in the Mixed Use section. Figure 23 - Low -Density Residential Sidewalk Details Overton Park Public Improvements Site Design Guidelines 37 Pedestrian and Vehicular Lighting exhibit f Other fences may be constructed of wood, but must be Guidelines constructed using metal posts with a concrete footing. No - chain link fencing is allowed unless fully screened from Lighting is important both for safety and for the ambiance of public areas and neighboring properties. (Example: a chain the neighborhood. Pedestrian level lighting further reinforces link dog run in a fully enclosed back yard.) the human scale of the neighborhood and encourages outdoor activity. Pedestrian and vehicular light standards are specified in • Any wood fencing shall be redwood or cedar and shall have the Appendix. a flat wood cap and band. No pickets are allowed. • 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. • 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 exhibit oenches 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 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 exhibit jB/cycle Racks 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 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'/s' 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 exhibit fTrench Grates Ironsmith: "Conquistador 2". Color shall be natural unfinished gray iron. Figure 28 - Approved Tree Grate Trench grates are encouraged for use in site drainage in order to keep water from accumulating on pedestrian surfaces or in areas where surface drainage cannot adequately move water. Ideally, any major drainage from property adjacent to the right-of-way should be diverted under or through sidewalks as much as possible to minimize the impact of drainage over the pedestrian areas. Two trench grate systems are approved for use in the Overton Park Area. The first is a solid -faced trench cover that should be used if drainage in the trench has head pressure. An example of this type of drainage would be roof drains from adjacent building roofs. The trench cover must have a solid face in order to keep water from pushing through the trench face onto pedestrian pavements. The second approved trench grate system is a perforated grate system that will allow water without head pressure to flow through the trench and/or water into the trench through the perforated openings. Approved Solid Faced Trench Grates ■ Urban Accessories "Title Waves" grate with no perforations through the face of the grate. Color shall be natural unfinished gray iron. ■ Bass and Hays "Heavy Duty Trench Frame and Cover" with diamond pattern finish. Color shall be natural unfinished gray iron. Overton Park Public Improvements Site Design Guidelines 41 Approved Open Faced Trench Grates • Urban Accessories "Title Waves" grate with openings. Color shall be natural unfinished gray iron. exhibit A(ehicular & Pedestrian Lighting ■ 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 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 GFC1 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 exhibit f •. 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-Ill-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 exhibit opproved Wall -Mounted Area Lights Some circumstances may call for flush -mount pedestrian or area lighting on building facades. If private property owners wish to coordinate with the streetscape lighting, the following is recommended: • Fixtures: King Luminaire Inc. "San Carlos" Wall Bracket; Model KA52-W. Bronze color to best match Landscape Forms "Stormcloud" color used on other amenities. • Luminaires — King Luminaire Inc. "Washington" Luminaire; Model K118-LAR-II-100(MH)120-K-16. Figure 32 - Approved Wall -Mounted Area Lights Overton Park Public Improvements Site Design Guidelines 44 APPENDIX B: PLANT MATERIAL APPROPRIATE FOR LUBBOCK, TEXAS Street Trees (Trees Within the Right of Way) exhibit Accent Trees 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. * These trees may be located in the right-of-way as well. However, they may not be used to fulfill the street tree (25' o.c.) requirement. Allee Lacebark Elm .................................. Ulmus parvifolia 'A/lee' Bald Cypress ............................................... Taxodium distichum Crape Myrtle ................................................ Lagerstroemia indica Yaupon Holly........................................................... Ilex vomitoria Open Space Trees (Trees Outside of the Right of Way) * Street Tree Species listed are allowed to be used in this area as well. Chitalpa....................................................Chitalpa tashkentensis Desert Willow ..................................................... Chilopsis linearis Flowering Crab Apple ................................................. Malus spp. Mondell Pine.......................................................... Pinus eldarica Nellie Stevens Holly .............................. Ilex x 'Nellie R. Stevens' Ornamental Pears ....................................................... Pyrus spp. Pecan.............................................................. Carya illinoinensis Pinyon Pine ..................................................... Pinus cembroides Russian Olive...........................................Elaeagnus angustifolia Shademaster Honeylocust .. Gleditsia triacanthos 'Shademaster' Texas Redbud ............................ Cercis canadensis var texensis Vitex............................................................... Vitex agnus-castus Washington Hawthorn .......................... Crataegus phaenopyrum Overton Park Public Improvements Site Design Guidelines 45 Street Shrubs / Low Height / Perennials (Plants within the Right -of -Way) exhibit 10pen Space Shrubs / Perennials Autumn Joy Sedum .................................. Sedum x `Autumn Joy' Autumn Sage.......................................................... Salvia greggii Brown -Eyed Susan .............................................. Rudbeckia hirta Compact Nandina...........................................Nandina compacta Coreposis............................................................. Coreopsis spp. Dianthus.............................. ................................... Dianthus spp. Dwarf Yaupon ..........................................................Ilex vomitoria Indian Hawthorn..............................................Raphiolepis indica Lantana................................................................... Lantana spp. Manhattan Euonymous................................................................ ....................................... Euonymous kaiutschovicus 'Manhattan' Siberica Iris.................................................................Iris sabirica Stella de Oro Dwarf Daylily ........... Hemerocallis x `Stella de Oro' Texas Sage ........................................... Leucophyllum frutescens Winter Gem Boxwood ............... Buxus microphylla `Winter Gem' Yarrow..................................................................... Achillea spp. (Plants outside the Right -of -Way) * All Species in Street Shrubs/Perennials are allowed to be used in this area as well. Abelia.............................................................. Abelia Grandiflora Artemisia................................................................ Artemisia spp. Aster.............................................................................Aster spp. Barberry .................................................................. Barberry spp. Burford Holly............................................................. Ilex burfordii Butterfly Bush......................................................Buddleia davidii Dense Yew ........................................... Taxus media `Desiformis' Forsythia...................................................... Forsythia intermedia Red Yucca..................................................Hesperaloe parviflora Rose (Multiple Varieties)...............................................Rosa spp. Russian Sage ............................................ Perovskia atriplicifolia Sedum.......................................................................Sedum spp. Silverberry ...................................................... Eleagnus ebbingei Spirea............................................................... Spirea vanhouttei Yellow Yucca..............................................Hesperaloe parviflora Overton Park Public Improvements Site Design Guidelines 46 Ornamental Grasses exhibit tGround Covers 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 Blue Rug Juniper ......................... Juniperus horizontalis 'Wiltonii' Dusty Miller ....................................................... Senecio cineraria English Ivy................................................................Hedera helix Green or Gray Santolina.................................... Santolina virens Huntington Carpet Rosemary ....................................................... ................................... Rosmarinus officinalis 'Huntington Carpet' Ice Plant.........................................................Carpobrotus edulis Lambs Ear............................................................... Stachys spp. Purpleleaf Euonymous .................Euonymous fortunei 'Colorata' Verbena....................................................... Verbena canadensis Vinca.......................................................................... Vinca major 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 exhibit f LEGEND ®.r BULB OUT ON WEST SIDE ONLY, PARKWAY ON EAST SIDE BULB OUT ON BOTH SIBS PARKWAYS PLgM POCKETS PLANTER POCKET ON NORTH SIDE, PARKWAY ON SOUM BULB OUT AND PLANTER POCKET � 11) VV A T Street Cross Section Locations 0 Overton Park Public Improvements Site Design Guidelines 48 EXHIBIT G CONSTRUCTION SCHEDULE (To be prepared jointly) THE CONSTRUCTION SCHEDULE WILL BE WORKED OUT BETWEEN THE CITY OF LUBBOCK AND MINERVA PARTNERS, LTD. AT A LATER DATE. Developer Agreement — City / Minerva Partners, LTD: Exhibit G 30