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Ord. 2000M-0144 2016-04-25
Ordinance No. 2000M — 144 An ordinance of the City Council of the City of Pearland, Texas, approving a amending Ordinance No. 2000M, the zoning map of the City of Pearland, Texas, for the purpose of changing the classification of certain property a tract of land containing 48.471 acres of land situated in the James Hamilton Survey, Abstract No. 881 in Harris County and Abstract No. 747 in Brazoria County, Texas. Said 48.471 acre tract is in Lot 5 of the Subdivision of the John Hamilton Survey as recorded in Volume 83, Page 342 in the Harris County Deed Records and is that same 48.4712 acre tract of land described in a deed to Amegy Mortgage Company, L.L.C. as recorded in Clerk's File No's 20100132332 and 20100235353 in the Harris County Clerk's Office. (Located at the southwest corner of SH 288 and Spectrum Boulevard, Pearland, TX.) Zoning Change No 2015-14Z, a request of Patti Joiner of Knudson LP., applicant; on behalf of American Modern Green (Houston) LLC, owner; for approval of a change in zoning from the Planned Development (PD) zoning district known as Modern Green Ivy, to a Planned Development (PD) zoning District known as Ivy District; on approximately 48.471 acres of land; providing for an amendment of the zoning district map; containing a savings clause, a severability clause, and an effective date and other provisions related to the subject. WHEREAS, Patti Joiner of Knudson LP., applicant; on behalf of American Modern Green (Houston) LLC, owner; is requesting approval of a change in zoning from the Planned Development (PD) zoning district known as Modern Green Ivy, to a Planned Development (PD) zoning District known as Ivy District; on approximately 48.471 acres of land on the following described property; said property being legally described in the legal description attached hereto and made a part hereof for all purposes as Exhibit "A," and more graphically depicted in the vicinity map attached hereto and made a part hereof for all purposes as Exhibit "B"; and WHEREAS, on the 28th day of March 2016, a Joint Public Hearing was held before the Planning and Zoning Commission and the City Council of the City of Pearland, Texas, notice being given by publication in the official newspaper of the City, the affidavit of publication being attached hereto and made a part hereof for all purposes as Exhibit "C," said call and notice being in strict conformity with provisions of Section 1.2.2.2 of Ordinance No. 2000T; and WHEREAS, on the 28th day of March 2016, the Planning and Zoning Commission submitted its report and recommendation to the City Council regarding the proposed change in zoning from the Planned Development (PD) zoning district known as Modern Green Ivy, to a Planned Development (PD) zoning District known as Ivy District; on approximately 48.471 acres of land, said recommendation attached hereto and made a part hereof for all purposes as Exhibit "D"; and WHEREAS, upon receipt of the report from the Planning and Zoning Commission, City Council considered this application and the recommendation of the Planning and Zoning Commission at regular meetings on the 11th day of April 2016 and the 25th day of April 2016; and WHEREAS, the City Council having fully heard the testimony and argument of all interested parties, and having been fully advised in the premises, finds that in the case of the application Patti Joiner of Knudson LP., applicant; on behalf of American Modern Green (Houston) LLC, owner; for approval of a change in zoning from the Planned Development (PD) zoning district known as Modern Green Ivy, to a Planned Development (PD) zoning District known as Ivy District; on approximately 48.471 acres of land; presented which, in the judgment of the City Council, would justify the approval of said application; now, therefore, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS: Section I. The following described property located within the corporate City Limits of the City of Pearland, Texas, and presently being located within the Planned Development (PD) zoning district known as Modern Green Ivy, is hereby granted a change in zoning to a Planned Development (PD) zoning District known as Ivy District, Page 2 of 9 Ord. No 2000M-144 subject to all requirements of the PD zoning district, in accordance with all conditions and requirements of the current Unified Development Code and the following condition approved by the City Council and incorporated PD Document attached hereto for all purposes as Exhibit "E" for all purposes, such property being more particularly described as: Legal Description: a tract of land containing 48.471 acres of land situated in the James Hamilton Survey, Abstract No. 881 in Harris County and Abstract No. 747 in Brazoria County, Texas. Said 48.471 acre tract is in Lot 5 of the Subdivision of the John Hamilton Survey as recorded in Volume 83, Page 342 in the Harris County Deed Records and is that same 48.4712 acre tract of land described in a deed to Amegy Mortgage Company, L.L.C. as recorded in Clerk's File No's 20100132332 and 20100235353 in the Harris County Clerk's Office. General Location: Southwest corner of SH 288 and Spectrum Boulevard, Pearland, TX Condition: a. The applicant shall enter into a Development Agreement with the City for off-site infrastructure and Clear Creek open space; and Section II. The City Council of the City of Pearland finds and determines that the recitations in the preamble hereof are true and that all necessary prerequisites of law have been accomplished and that no valid protest of the proposed change has been made. The City Council further finds and determines that there has been compliance with the mandates of law in the posting and presentation of this matter to the Planning and Zoning Commission for consideration and decision. Section III. The City Council of the City of Pearland finds and determines that the amendment adopted herein promotes the health, safety, and general welfare of the public and is a proper valid exercise of the City's police powers. Section IV. If any section, subsection, sentence, clause, phrase, or portion of Page 3 of 9 Ord. No 2000M-144 this Ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and such holding shall not affect the validity of the remaining portions thereof. Section V. All rights and remedies, which have accrued in the favor of the City under this Ordinance and its amendments thereto, shall be and are preserved for the benefit of the City. Section VI. This Ordinance shall become effective after its passage and approval on second and final reading. PASSED, APPROVED, and ADOPTED on FIRST Reading this 11th day of April, 2016. ATTEST: Y Li Y SES NG L RFING, ETARY ia TOM REID MAYOR PASSED, APPROVED, and ADOPTED on SECOND and Final Reading this 25th day of April, 2016. ATTEST: AP ROVED AS TO FORM: DARRIN M. COKER CITY ATTORNEY 21.-"-e 44) TOM REID MAYOR Page 4 of 9 Ord. No 2000M-144 Ordinance No. 2000M-144 Exhibit "A" Exhibit A Legal Description A tract of land containing 48.471 acres of land situated in the James Hamilton Survey, Abstract No. 881 in Harris County and Abstract No. 747 in Brazoria County, Texas. Said 48.471 acre tract is in Lot 5 of the Subdivision of the John Hamilton Survey as recorded in Volume 83, Page 342 in the Harris County Deed Records and is that same 48.4712 acre tract of land described in a deed to Amegy Mortgage Company, L.L.C. as recorded in Clerk's File No's 20100132332 and 20100235353 in the Harris County Clerk's Office. Page 6 of 9 Ord. No 2000M-144 Ordinance No. 2000M-144 Exhibit "B" Exhibit B Vicinity Map Exhibit 1 AERIAL MAP 2015-14Z Ivy District pr -Ann i•kr wan,. onenel nirw wan n ay +a lane Aeon wewd none 3e suitable rk:ai nrr'^nn[ m..mvey,ni pnr r« F. lee. nen rZ.mw• an en-•Anpaenl nanny aM er{ nrene • only the apron_. relent. ha inn a pro, Ara dwe 1 inch - 464 feet PINCE AIRKR 241• PLANNING DEPARTY6NT Page 7of9 Ord. No 2000M-144 Ordinance No. 2000M-144 Exhibit "C" STATE OF TEXAS COUNTY OF BRAZORIA Personally appeared before the undersigned, a Notary Public within and for said County and State. Buzz Crainer, Representative for Brenda Miller Fergerson, Publisher of the Pearland Journal, a newspaper of general circulation in the County of Brazoria, State of Texas. Who being duly sworn, states under oath that the report of ZCA No. 2015-14Z a true copy of which is hereto annexed was published in said newspapers in its issue(s) of December 17, 2015. Publisher's Representative Sworn to • • subscribed before - this 23/G day of 13.kcctm bic, 2015. My commission expires on f _'• rr`• Notary Public, State of Texas •;•;F E;; My Commission Expires °�• January 18, 2016 NOTICE OF A JOINT PUBLIC HEARING OF THE CITY COUNCIL AND THE PLANNING AND ZONING COMMISSION OF THE CITY OF PEARLAND, TEXAS ZONE CHANGE APPLICATION NUMBER: 2015-14Z Notice is hereby given that on January 4, 2016, at 6:30 p.m., the City Council and Planning and Zoning Commission of the City of Pearland, in Brazoria, Hams and Fort Bend Counties, Texas, will conduct a joint public hearing in the Council Cham- bers of City Hall, located at 3519 Liberty Drive, Pearland, Tex- as, at the request of Patti Joiner of Knudson LP., applicant; on behalf of American Modern Green (Houston) LLC, owner; for approval of a change in zoning from the Planned Devel- opment (PD) zoning district known as Modern Green Ivy, to a Planned Development (PD) zoning District known as Ivy District; on approximately 48.471 acres of land, to wit: A tract of land containing 48.471 acres of land situated in the James Hamilton Survey, Abstract No. 881 in Harris County and Abstract No. 747 in Brazoria County, Texas. Said 48.471 acre tract is in Lot 5 of the Subdivision of the John Hamilton Survey as recorded in Volume 83. Page 342 in the Hams County Deed Records and is that same 48.4712 acre tract of land described in a deed to Amegy Mortgage Company, L.L.C. as recorded in Clerk's File No's 20100132332 and 20100235353 in the Harris County Clerk's Office. General Location: Southeast corner of SH 288 and Spectrum Boulevard, Pearland, TX At said hearing, all interested parties shall have the right and opportunity to appear and be heard on the subject. For ad- ditional information, please contact the Planning Department at 281-652-1765. lan Clowes Senior Planner Ordinance No. 2000M-144 Exhibit "C" STATE OF TEXAS COUNTY OF BRAZORIA Personally appeared before the undersigned, a Notary Public within and for said County and State. Buzz Crainer, Representative for Brenda Miller Fergerson, Publisher of the Pearland Journal, a newspaper of general circulation in the County of Brazoria, State of Texas. Who being duly sworn, states under oath that the report of ZCA #2015-14Z a true copy of which is hereto annexed was published in said newspapers in its issue(s) of March 10, 2016. Sworn to and s.:,;_ cribed before me this 5-1-Zday of Notary Public My commission expires on / / 1 Z0 Z 0 ublisher's Representative 47)0461, 2016. �:' ••^.�a;% LUCILLE GUERRA ,�= Notary Public. State of Texas My Commission Expires January 18, 2020 NOTICE OF A JOINT PUBLIC HEARING OF THE CITY COUNCIL AND THE PLANNING AND ZONING COMMISSION OF THE CITY OF PEARLAND, TEXAS ZONE CHANGE APPLICATION NUMBER: 2015-14Z Notice is hereby given that on March 28, 2016, at 6:30 p.m., the City Council and Planning and Zoning Commission of the City of Pearland, in Brazoria, Harris and Fort Bend Counties, Texas, will conduct a joint public hearing in the Council Chambers of City Hall, located at 3519 Liberty Drive, Pearland, Texas, at the request of Patti Joiner of Knudson LP., applicant; on behalf of American Modern Green (Houston) LLC, owner; for approval of a change in zoning from the Planned Development (PD) zoning district known as Modern Green Ivy, to a Planned Development (PD) zoning District known as Ivy District; on approximately 48.471 acres of land, to wit: A tract of land containing 48.471 acres of land situated in the James Hamilton Survey, Abstract No. 881 in Harris County and Abstract No. 747 in Brazoria County, Texas. Said 48.471 acre tract is in Lot 5 of the Subdivision of the John Hamilton Survey as recorded in Volume 83, Page 342 in the Harris County Deed Records and is that same 48.4712 acre tract of land described in a deed to Amegy Mortgage Company, L.L.C. as recorded in Clerk's File No's 20100132332 and 20100235353 in the Harris County Clerk's Office. General Location: Southeast corner of SH 288 and Spectrum Boulevard, Pearland, TX At said hearing, all interested parties shall have the right and opportunity to appear and be heard on the subject. For additional information, please contact the Planning Department at 281-652-1765. Frankie Legaux City Planner NOTICE OF A JOINT PUBLIC HEARING OF THE CITY COUNCIL AND THE PLANNING AND ZONING COMMISSION OF THE CITY OF PEARLAND, TEXAS ZONE CHANGE APPLICATION NUMBER: 2015-14Z Notice is hereby given that on March 28, 2016, at 6:30 p.m., the City Council and Planning and Zoning Commission of the City of Pearland, in Brazoria, Harris and Fort Bend Counties, Texas, will conduct a joint public hearing in the Council Chambers of City Hall, located at 3519 Liberty Drive, Pearland, Texas, at the request of Patti Joiner of Knudson LP., applicant; on behalf of American Modem Green (Houston) LLC, owner; for approval of a change in zoning from the Planned Development (PD) zoning district known as Modern Green Ivy, to a Planned Development (PD) zoning District known as Ivy District; on approximately 48.471 acres of land, to wit: A tract of land containing 48.471 acres of land situated in the James Hamilton Survey, Abstract No. 881 in Harris County and Abstract No. 747 in Brazoria County, Texas. Said 48.471 acre tract is in Lot 5 of the Subdivision of the John Hamilton Survey as recorded in Volume 83, Page 342 in the Harris County Deed Records and is that same 48.4712 acre tract of land described in a deed to Amegy Mortgage Company, L.L.C. as recorded in Clerk's File No's 20100132332 and 20100235353 in the Harris County Clerk's Office. General Location: Southeast corner of SH 288 and Spectrum Boulevard, Pearland, TX At said hearing, all interested parties shall have the right and opportunity to appear and be heard on the subject. For additional information, please contact the Planning Department at 281-652-1765. Frankie Legaux City Planner Exhibit C Legal Ad NOTICE OFA JOINT PUBLIC HEARING OF THE CITY COUNCIL AND THE PLANNING AND ZONING COMMISSION OF THE CITY OF PEARLAND, TEXAS ZONE CHANGE APPLICATION NUMBER: 2015-14Z Notice is hereby given that on March 28, 2016, at 6:30 p.m., the City Council and Planning and Zoning Commission of the City of Pearland, in Brazoria, Harris and Fort Bend Counties, Texas. will conduct a joint public hearing in the Council Chambers of City Hall, located at 3519 Liberty Drive, Pearland, Texas, at the request of Path Joiner of Knudson LP., applicant; on behalf of American Modern Green (Houston) LLC, owner; for approval of a change in zoning from the Planned Development (PD) zoning district known as Modern Green Ivy, to a Planned Development (PD) zoning District known as Ivy District; on approximately 48.471 acres of land, to wit: Atract of land containing 48.471 acres of land situated in the James Hamilton Survey, Abstract No. 881 in Harris County and Abstract No. 747 in Brazoria County, Texas. Said 48.471 acre tract is in Lot 5 of the Subdivision of the John Hamilton Survey as recorded in Volume 83, Page 342 in the Harris County Deed Records and is that same 48.4712 acre tract of land described in a deed to Amegy Mortgage Company, L.L.C. as recorded in Clerks File No's 20100132332 and 20100235353 in the Harris County Clerks Office. General Location: Southeast corner of SH 288 and Spectrum Boulevard, Pearland, TX At said hearing, all interested parties shall have the right and opportunity to appear and be heard on the subject. For additional information, please contact the Planning Department at 281-652-1765. Frankie Legaux City Planner Page 8 of 9 Ord. No 2000M-144 Ordinance No. 2000M-144 Exhibit "D" Exhibit D Planning and Zoning Commission Recommendation Letter Planning & Zoning Commission Recommendation Letter March 29, 2016 Honorable Mayor and City Council Members 3519 Liberty Drive Pearland, TX 77581 Re: Recommendation on Zoning Change Application 2015-14Z Honorable Mayor and City Council Members: At their regular meeting on March 28, 2016, the Planning and Zoning Commission considered the following: A request of Patti Joiner of Knudson LP., applicant; on behalf of American Modern Green (Houston) LLC, owner; for approval of a change in zoning from the Planned Development (PD) zoning district known as Modern Green Ivy, to a Planned Development (PD) zoning District known as Ivy District; on approximately 48.471 acres of land, to wit: Legal Description: a tract of land containing 48.471 acres of land situated in the James Hamilton Survey, Abstract No. 881 in Harris County and Abstract No. 747 in Brazoria County, Texas. Said 48.471 acre tract is in Lot 5 of the Subdivision of the John Hamilton Survey as recorded in Volume 83, Page 342 in the Harris County Deed Records and is that same 48.4712 acre tract of land described in a deed to Amegy Mortgage Company, L.L.C. as recorded in Clerk's File No's 20100132332 and 20100235353 in the Harris County Clerk's Office. General Location: Southwest corner of SH 288 and Spectrum Boulevard, Pearland, TX Commissioner Mary Starr made a motion to recommend approval of Zone Change Application No. 2015- 14Z, Commissioner Selsky seconded the motion. The motion passed with conditions recommended by staff by a vote of 6-1. Chairman Tunstall voted against the motion and Vice -Chair Duncan, Commissioners Pradia, Isenberg, Starr, McFadden and Selsky all voted in favor of the motion. Sincerely, c Frankie Legaux City Planner On behalf of the Planning and Zoning Commission Page 9 of 9 Ord. No 2000M-144 Ordinance No. 2000M-144 Exhibit "E" IVY District MO MCAMERICA MODERN GREEN DE VE L OPM E NT(HOUS TO N) LC i - Ivy District America Modern Green (AMG) is a Pearland-based, US subsidiary of global developer, Modern Land of China a publicly traded company based in Hong Kong, which has developed over 10 million square feet of property internationally. AMG is best known for focusing on the development of large and comfortable communities. The subject property has gone through several issues of ownership, bankruptcy and market impacts since 2011 when they acquired the original 48.5 acre tract. One of the issues that have precluded this project from being initiated was the inability of AMG to secure financing for many of the intended uses of the land development program, outlined in the previous PD. In the previous PD, the development program, which was prepared by an out of state consultant, did not fully recognize or address the current/future market conditions or the ability to provide reasonably financeable infrastructure and amenities. AMG admits their first acquisition in the US was not executed as they intended and as a result are submitting this revised PD that addresses a more sustainable and financeable development plan and program. In addition, AMG has retained the services of local land development and planning professionals with a proven track record of land development projects in Pearland. AMG's vision for this property is much clearer and realistic today and has brought on a local development partner. SUEBA USA is headquartered in Houston and has been led by John Chiang and Klaus Keller over the last 30 years. SUEBA USA is responsible for developing over 40 residential communities and commercial projects since its inception. One of the leading transformational projects was the annexation and ultimate development of MUD 355, Lakes of Parkway Project. This 345 -acre Houston in -city MUD resulted in over $630MM in new real property values since inception in 1995. SUEBA USA was a critical partner with Kickerillo Companies to create this mixed-use community. The partnership of AMG and SUEBA will insure the proposed PD for Ivy District will meet the vision of both the City and the developers. Therefore, the proposed PD amendment is meant to insure that mutual acceptable implementation plan can be constructed over the next ten (10) years. Surrounding Planning and Development Factors: • In 2006, Pearland constructed the extension of Kirby Drive from the South Belt to Shadow Creek Ranch Parkway which was instrumental in opening up tracts of land fronting on the South Belt for development and providing an alternative to the SH -288 corridor to Houston. • The City has supported re -zoning efforts for tracts near the Ivy District. This rezoning has allowed the city to experience the successful development of approximately 130 acres of light industrial related industries over the last 9 years: • The area surrounding the Ivy District site will also benefit from the 2007 creation of the Lower Kirby Management District to finance much needed infrastructure for the area. In addition, the District will: America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 (1) Promote the health, safety, and general welfare of residents, employers, potential employees, employees, visitors, and consumers in the district, and of the public; (2) Provide needed funding for the district to preserve, maintain, and enhance the economic health and vitality of the district territory and provide possible developer reimbursement for the infrastructure to accelerate the needed improvements; (3) Promote the health, safety, welfare, and enjoyment of the public by providing pedestrian ways and by landscaping and developing certain areas in the district, which are necessary for the restoration, preservation, and enhancement of scenic beauty; (4) Provide for water, wastewater, and drainage needs of the district; and (5) Provide for recreational facilities, sports arenas, and other athletic facilities. • Pearland has experienced explosive growth, in large part due to the Shadow Creek Ranch Development and the businesses that have been located to Pearland to serve this major residential development. Prior to development of the 4,000 acre master planned community, the taxable value of this vacant land was negligible. A mere 16 years later Shadow Creek Ranch (TIRZ 2), has averaged an increase in assessed value per parcel of $216,333 and also includes new revenue from new sales and Hotel Occupancy Tax. Figure 1.1— Shadow Creek Ranch (1999) Figure i.2 — Shadow Creek Ranch (2015) America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 2 A - Introduction A. Description of the Subject Property: The Ivy District property is a 48.5 -acre site generally located on the west side of State Highway 288 (SH - 288), east of Kirby Drive, south of South Spectrum Boulevard, and north of Fruge Road, within the City of Pearland (City), Harris County, Texas. The site is predominantly undeveloped grassland and scattered wooded areas with Clear Creek running through the southeast corner. There are two partially constructed detention ponds on the east side of the site of approximately 4.0 acres, just south of Clear Creek. Access to the Ivy District is from South Spectrum Boulevard on the northern boundary of the tract and an access driveway on the SH -288 frontage road. A significant portion (17 acres) of the site falls within the Floodway. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 3 B. Description of the Proposed Development: Ivy District envisions a walkable, mixed-use plan that includes townhouse residential, senior living, general office and hotel, retail and multi -family land uses. The tract of land is nestled on the far southern edge of Harris County with a southern boundary along Clear Creek. Approximately 4.0 Acres of the development is South of Clear Creek and is located in Brazoria County. Of the 48.5 acres, approximately 16.05 acres is dedicated for lakes, detention, open space and tree planting, while another 4.0 acres has development constraints due to the floodplain issues. The net developable acreage is approximately 31 acres. To put this into perspective, the City Centre Development, in Houston Texas (W. Beltway 8 and 1-10) encompasses approximately 40 acres. The Ivy District is mostly isolated from surrounding developed properties with the exception of an access point along SH 288. The future Kirby Drive expansion will allow access to Shadow Creek Ranch via Kirby Drive. The Ivy District will be developed a small intimate, mixed use development. This walkable development will be bordered by public open space, including the 16.05 acre open space bordering Clear Creek. Wide, comfortable sidewalks and streetscape features will be installed along each block face to encourage pedestrian activity. The existing 16.05 acre open space will included amenity ponds, trails, and other recreational features. Pedestrian linkages to the Lower Kirby Management District property to the south of the site will also be included for even more recreation opportunity. C. Description of the Area A majority of the Ivy District is located within Harris County, while a small 4.0 acre tract is located within Brazoria County. This tract is zoned to Houston Independent School District. The entire development is located within the City of Pearland limits. The Ivy District is located approximately 2 miles from the heart of Shadow Creek Ranch. A portion of this site is located within the Lower Kirby Management District. The area land uses are also outlined in Figure B.1. While some recent developments in the area have broken ground, the majority of the surrounding parcels still remain vacant, see Figure A.2. This area has been a high priority for the City over the last 20 years. The City and Districts have agreed that infrastructure improvements are critical to opening up this of vacant land for future development. According to the City of Pearland's recent FYI 2016 Proposed Budget Report, Tool Flo Manufacturing will invest $36M for their 80,000 SF headquarters/manufacturing facility which will employ approximately 188 employees. Mitsubishi Heavy Industries (MHI) will open their facility with 180,000 SF office and manufacturing space as well as begin expanding to an additional 85,000 square foot warehouse. The Lower Kirby District also began working on the first phase of regional detention system. In addition, the City, PEDC and the Lower Kirby Management District will work on the reconstruction of Hooper Road in the fall of 2015 and as well as planning for the extension of South Spectrum Drive. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 4 VACANT LAND AND MANAGEMENT DISTRICTS d IVY DISTRICT STUDY AREA • w I MN vacant Land O Ivy District Lower Kirby Peadand Management District =Study Area Pearland Municipal Management District No. 1 Peartand Municipal Management District No. 2 Figure A.2 - Vacant Land and Management Districts (as of 2014) D. Applicability: Division 2 - Application for Planned Development (PD) District Pearland UDC - Section 2.2.2.1 Purpose, Applicability, Nature and Size of District (0) Purpose. The purpose of an overlay planned development zoning district ("PD District") is to provide for the development of land as an integral unit for single or mixed use in accordance with a PD Design Plan that may include uses, regulations and other requirements that vary from the provisions of other zoning districts. PD Districts are intended to implement generally the goals and objectives of the City's Comprehensive Plan. PD Districts are also intended to encourage flexible and creative planning, to ensure the compatibility of land uses, to allow for the adjustment of changing demands to meet the current needs of the community, and to result in a higher quality development for the community than would result from the use of conventional zoning districts. (b) Applicability. A PD district may only be established in one of the following circumstances: (3) The land is proposed for development as a mixed-use development or a traditional neighborhood development requiring more flexible and innovative design standards; (7) The land is of such a character that it is in the community's best interest to encourage high quality development through flexible development standards to further the goals and objectives of the City's Comprehensive Plan; (Source: Pearland Unified Development Code) America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 5 B - Zoning and Land Use: A. Relationship to the Base Zoning District The Ivy District site was previously zoned for another PD that was not implemented. The Ivy District site is also comprised of three separate Character Zones, outlined in the Lower Kirby Urban Center Master Plan, which the City recently incorporated into its Comprehensive Plan. The three Character Zones within the Ivy District's boundary are Commercial Transition, Highway Commercial and Urban Neighborhood. The intended character of development with the proposed Lower Kirby District Master Plan are generally similar to the Ivy District; therefore standards from the Lower Kirby District Master Plan that match the zoning and design plan for Ivy District have been incorporated into this PD. In consideration of all of the above factors, The Ivy District PD will establish a new PD zoning district that will replace the current PD zoning district and be governed by development regulations, design controls, and administrative and other requirements established in this PD document. Figure B.1, below, illustrate the boundaries of the Ivy District superimposed on the City's Zoning Map. Figure 8.1- City of Pearland Zoning Map (2015) !Pk- DISTRICT STUDY MEADOW.° YAP may_, Olorel 20,1 /16/0.** OW. •...r J. Orr. q wncoon. ow Ls. WOW w.—a. WAD. or« - I.w..O.M t.. W.1�•....+... Crow For Standards not included or addressed in this PD, all requirements of the UDC will apply according to the following base zones: • For Townhome Section — TH Townhouse Residential District • For Multi -Family and CCRC/Condo — MF Multiple Family Residential District • For other Commercial — GB General Business Retail District Whenever there are one or more conflicting provisions in the PD and Unified Development Code, the more stringent provision or provisions shall apply. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 6 B. Influence of the Proposed Lower Kirby District The planning and design of the Ivy District was influenced by the vision for the Lower Kirby Urban Center Plan, and the basis and template for this PD document was the "Proposed Form -based Code for Lower Kirby Urban Center," dated November 17, 2011 The Lower Kirby Plan establishes five 'Character Zones," three of which are designated for the land within the Ivy District site the following is a summary description of those Character Zones: 1. Urban Neighborhood The Urban Neighborhood Zone is illustrated on Figure B.2. The Urban Neighborhood consists primarily of a residential fabric. The area is intended to have a mix of small apartments, townhomes and live -work units with commercial activity concentrated at street intersections and along the Clear Creek frontage. 2. Highway Commercial Highway Commercial is intended to provide an appropriate transition in the Lower Kirby Urban Center from the Beltway 8 and SH 288 access roads. This area is intended for regional office and retail development. 3. Commercial Transition A proposed promenade transects this area as a major public open space for the master plan. The land uses for this zone include low density, high end multi -family units with first floor retail along the frontage of South Spectrum Drive. The introduction of first floor retail will accommodate neighborhood scale retail and restaurants as a transition from the Highway Commercial. In addition to the Character Zones described above, the Lower Kirby plan also designates Clear Creek and the land within its floodway in the southeast corner of the Ivy District site as required open space. The Ivy District Plan proposes to provide 16.05 acres of open space, trails, water elements and landscape. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 7 Figure 8.2 — Lower Kirby District Regulating Plan Appendix B LEGEND CHARACTER HASS FRONTAGE TYPES 666.3 u.. Co. -;. 1Ms. ..00 C4....cw T..r.061 6 r•9"•►/ c.....rta A•s.r.MT.m Cosa 1 OW Dore 1'm .o. / 10a. Senor 1 mnuo• i ...,..,..a• 7.w.e. -TYPE A' STREETS OPEN SPACE r- IC.Me W.•1111 el ia7wt411f1.•. bJ•+r1A WrAD = 1.00000.00 Tre• W ..r..•w►+ b Omit ma'am STat-7e ROM, 0••••••• Ll _. C0.... 41 17•1.71...tmd ro••r'•4 .... ST 47 as rUM0.M."....o0 2....•1y0. A, kwwav+ies.r..e. A Anwar 011.11••• moo! rbec.sy C"1 Powwow! noon.*, AKo.r�d.Oti i. _ 4•prryryrVrT 4.pay.r i,. J 0.1r.a• ell A.q 1d o1.s...... s Ploceoso.d.1 OW las SPECIAL CYM13ITIOPT r. .4.011110.•..0 Ibmwarnsodsil Clac TYPE H' STREETS r * .ne...0 lb. 4a1 Oto > A.v...O Vali T.rre.o 01........,•1.1 Av474D Iwir•y am 6447 Js tutor, 66.606.4 6•66 Seem • two Al — Pa 14 27 (Yer..rAaw. RUM a.. Emir* s6•61 • amara. OOP. b Ow^.w rein. Amur 1.1r•1p. Pinar 4,1"0•••••0.'dti ""*- Y. 1... 4.O.A•1010~l SW — a•.wd +ser View .. more e>01a•r A.rw ti dr.o..• Weak h n1o.w••gwt • rM dowse • roams aim LOWER KIRBY URBAN CENTER REGULATING PLAN City of Pcntiancl Testas FINAL DRAFT • June 24. 2011 America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 8 C. Proposed Ivy District The proposed Ivy District encompasses 48.5 acres. The proposed mix use development is anticipated to be developed in one continuous phase. The utility and roadway infrastructure will be constructed initially with the vertical construction and amenity improvements following directly behind. The infrastructure improvements will be built in accordance with the City's Requirements. The proposed land uses are consistent with the Lower Kirby Character Zones described above. In addition, the properties surrounding Clear Creek and also located in the floodway are proposed to be preserved as open space with trails and amenities in support of this unique walkable mixed use community. For ease of description and because the Lower Kirby Regulating Plan bisects this 48.5 acre tract, we will use modified classifications of the three sub -districts of Lower Kirby Plan and one new residential sub district to characterize the proposed Districts for this development. 1. Ivy District Highway Commercial Sub -district (HC) This sub -district encompasses 9.65 acres of the overall development. This sub district is generally located at the corner of SH 288 and Spectrum Blvd. This Sub -district will have a variety of uses, consisting of retail, office, hotel, and a mix of residential uses including senior living, and luxury condominiums. Required open space will also be incorporated into the overall 48.5 acre area. This Sub -district, fronts along the 288 and south along South Spectrum Drive adjoining a promenade of open space, public art and walkable connections to the Urban Neighborhood Zone as well as connections to the open space features along Clear Creek. As a smaller development, the goal is to treat each block face for both the Highway Commercial and Urban Neighborhood Zones with well -lit sidewalks, shade and street furniture that invite the residents and visitors alike. The streetscape envisioned will also link a prominent civic space at the community clubhouse/restaurant and pool to form of a public square that will be center piece of master plan. This Sub -district combines characteristics of the Lower Kirby "Highway Transition" and "Commercial Transition" zones. A small 4.0 acre tract south of Clear Creek will be included within the Highway Commercial Zone. The planned use for this tract will be a small commercial building and its parking. 2. "Ivy District Urban Neighborhood/Commercial Transition" Sub -district (UN) This sub district encompasses approximately 17.6 acres of the overall development. The primary use will be residential land uses with neighborhood retail located on the first floor of the high end multifamily residential dwelling units. This sub district will also contain a prominent civic space that will include pedestrian friendly elements, landscaping, public art opportunities, and fountains. This sub district will also contain 5.3 acres of townhouse residential development. This sub district will include a gated townhouse development made up of attached, 'brownstone style' single family units with a private street configuration. 3. "Clear Creek" Sub -district (CC) The Clear Creek Sub -district will be zoned for Public Open Space. This Sub -district will be developed as public open space and will be used for recreation. The area surrounding the detention pond could be developed as an amphitheatre. Land uses amenities include pedestrian trails connecting to all districts and thoroughfares America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 9 Land Use Summary Table for the 48.5 Table B.1 acre Plan Use Acres % of Totals Zoning District Townhomes (With 0.5 acre park) (UN/CT) 5.30 10.9% UN Multi Family (with accessory Retail) (UN/CT) 5.80 12.0% UN Condo/CCRC (with accessory Retail) (UN/CT) 6.20 12.8% UN Civic Space (UN/CT) 0.30 0.6% UH Office/Retail/Hotel (HC) 5.65 11.6% HC Office/Retail/Parking (HC) 4.00 8.2% HC Open Space/Pa': 16.0_IIIIITI,,.. 5.20 ., 10.8% .I UH, HC, CC, Thoroughfares/ROW (all sub -districts) Total 48.5 100% U Figure 8.3 —Acreage by Use within each Sub -District M SPL(TRU M H1.1.U 01010101010101010 41111118 • 6avavavavavavava6avava6a6avavava, 4U AU.Vav1Vav� snRl 1 uNe1 MUL•TIFA VII Y CGYM, COND O X11 I ❑.FAMII.\ 'MIRT YARf) HIGHWAY C0M1MERCI� 5 65 N(N)FRN GREEN DR. 0 ,/ PAt 1 LrSPA(: E. �- i / /// / 00 _L!_i_t 1 America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 HIGHWLLW CO I ERCIAL 10 Development Phasing — It is the intent of the Developer to construct all of the utility infrastructure and roadways for the entire development first. All roadways and utility infrastructure will be built to City of Pearland Standards. The Multi -Family project will be the first vertical construction to start, followed by the Condo/CCRC project and the Townhouse project. The Highway Commercial construction will begin once the Market Conditions present themselves for this work to begin. The Developer commits to having all amenities within the 16.05 acre open space and the 0.3 acre Civic Plaza (See Table B.1 & Figure B.3) in place before submitting for their Certificate of Occupancy. Before a Master Plat is submitted, the following documents need to be approved: • Traffic Impact Analysis, • Water and Waste Water Plan, • Drainage Plan, • Signage Plan, • Master Lighting Plan, • Detailed Landscaping Plan (including species, number and caliper of trees listed) America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 11 C - Permitted Uses: Schedule of Allowed Land Uses: Table C.1 Land Use Highway Commercial Sub -District (HC) Urban Neighborhood Sub -District (UN) Clear Creek - Sub District (CC) PRIMARY RESIDENTIAL USES Boarding or Rooming House NP NP NP Dwelling - Four - Family (Quad-plex) (Defined Under Dwelling - Multifamily) NP NP NP Dwelling - HUD - Code Manufactured (Mobile) Home NP NP NP Dwelling - Industrialized Home NP NP NIP Dwelling - Mobile Home NP NP NP Dwelling - Multiple - Family (Urban Style dwellings with internal courtyards) NP P NP Dwelling - Patio Home NP NP NP Dwelling - Single Family Detached NP NP NP Dwelling - Town House NP P NP Dwelling - Two Family House NP NP NP ACCESSORY AND INCIDENTAL USES NP P NP Off -Street Parking Incidental to Residential Main Use Off -Street Parking Incidental to Non Residential Main Use P P PC Social & Recreational Building, including homeowners association neighborhood Recreation centers p p NP Off-site Detention Facility NP NP P On-site Detention Facility NP NP P Gasoline Station NP NP NP ENTERTAINMENT & RECREATIONAL USES P NP NP Commercial Amusement, Indoor Commercial Amusement, Outdoor P NP NP Dinner Theatre P NP NP Gaming Establishment NP NP NP Park and/or Playground (Private) NP P P Park and/or Playground (Public; Municipal) P P P Private Club NP P NP Recreation Center (Private, For Profit) P P NP Swimming Pool, Commercial P NP NP Swimming Pool, Private (Use Only By Resident) P P NP Temporary Outdoor Amusement/Activity P P PC Tennis or Swim Club (Private, For Profit) NP NP NP America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 12 Temporary Food Truck or Concessionaire Parking AUTOMOBILE USES NP P P P P P P NP NP Parkin: Lot or Gara:e for .assen:er cars and trucks of Tess than one (1) ton capacity OFFICE USES Clinic, Medical or Dental Credit Agency P P NP Financial Institution (No Motor Bank Services) P P NP Financial Institution (With Motor Bank Services) P P NP Office (other than listed) P P NP Security Monitoring Company (No Outside Storage) P P NP Telemarketing Agency P P NP Automatic Teller Machine (ATM) P P NP Automobile Driving School (including Defensive Driving) PA NP NP Barber/Beauty Shop/Tanning Studio (No Related School/College) P P NP Extended Stay Motel/Hotel P NP NP Gym/Health Club (Physical Fitness; Indoors Only) P P NP Hotel/Motel P NP NP Laundromat (Self -Service Laundry) NP P NP Seamstress, Tailor or Laundry Dry Cleaning (Retail Only - Drop Off/Pick Up) PA P NP Studio or Learning Center for Fine or Performing Arts P=Permitted b Ri.ht NP=Not Permitted PC=Permitted with Criteria PA PA=Permitted P Accessory Use NP Land Use Highway Commercial Sub -District (HC) Urban Neighborhood Sub -District (UN) Clear Creek -Sub District (CC) PERSONAL & BUSINESS USES Art Museum, Dealer, or Studio PA P NP Cigar, Tobacco Shop (Retail Only) PA P NP Convenience Store (Without Gasoline Sales) (3000 s.f. max) P P NP Copy/Print Shop PA P NP Department Store (Retail Only) NP P NP Food Sales On or Off Premise P P NP Garage and/or Yard Sales P P NP General Retail, other than listed P P NP Jewelry Store P P NP Market - Open Air NP PC PC Outside Display {See related regulations in applicable zoning districts) NP PC PC Restaurant (With No Drive -In or Drive-Thru Service) P P NP Tavern P P NP America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 13 INSTITUTIONAL AND GOVERNMENTAL USES NP P NP Assisted Living Facility Civic Club P P NP Community/Group Home NP P NP Community or Social Buildings NP P NP Nursing/Convalescent Home NP P NP Sheltered Care Facility COMMERCIAL & RELATED SERVICES Contractor's Temporary On Site Construction Office P=Permitted by Right NP=Not Permitted PC=Permitted with Criteria NP P PA=Permitted P P Accessory Use NP P America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 14 D - Administration: This section sets forth the provisions for reviewing and approving development applications within Ivy District. The intent is to ensure that development is consistent with the provisions of this Code. All portions of this Code shall be applied during the review process. a. The development standards under the City of Pearland Unified Development Code (UDC), as amended, shall apply to Ivy District except as specifically referenced herein. Development standards not addressed in this ordinance shall be governed by the City of Pearland UDC to the extent they are not in conflict with the intent or text of the Ivy District Code. However, all development in the Ivy District shall also meet the standards in the International Building Code, as adopted by the city. The Base Zoning for this District is TH, MF, and GB as indicated on Section B -A b. Land use shall be regulated on a total acreage basis and by a finite cap on the number of dwelling units. Each land use category may be increased in acreage by up to 10%, as long as the total number of dwelling units does not exceed 822 DU (747 planned units x 10% increase). The percentage land use area change is required to assure the success of the development, based on the need to maintain the ability to modify land use categories slightly to continue to remain competitive in the real estate market. Land uses may be interchanged within the boundaries of the planned unit development provided they are in compliance subject to the above referenced 10% allowable increase. c. Sign Standards under Chapter 4 Site Development, Article 2, Division 5 Signage, as amended, of the City of Pearland UDC, shall not apply to Ivy District. Ivy District is following the Lower Kirby Urban Center signage standards except as specifically referenced herein. d. Using this Code: The following basic steps should be followed to determine the uses and development standards applicable on property within Ivy District: 1. Locate the subject property on the Ivy District 2. Identify: i. the sub -districts of the Ivy District; ii. Streets design criteria is outlined in the PD; and, iii. Any Special Frontage Requirements that may be applicable to the subject property. 3. Review the Schedule of Allowed Land Uses 4. Refer to Section G for Special Street and Setback Standards. 5. Refer to Section H for Building Design Standards. 6. Refer to Section 1 for Streetscape Standards. 7. Refer to Section J for Signage Standards 8. Refer to Section K for Regulating Plan. The information from the above listed steps explains where the building will sit on the lot, the setbacks, the range of land uses, and the palette of materials. Development within Ivy District that complies with the provisions of this Code shall be approved by the City Manager or designee In addition to complying with applicable City regulations. e. Information Required for Development Review. The full list of required materials is included in the Ivy District development application available from the City of Pearland Planning Department. In America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 15 general, the following information is required, as applicable per Chapter 2, Article 2, Division 2 of the UDC: (i) Site Plan (ii) Building Plans and Elevations (iii) Landscape Plan (iv) Material Specifications (v) Plans and Specifications for Proposed Signs (vi) Description of Proposed Scope of Work (vii) Photographs of Site and Existing Conditions f. (Not Used) g. A request for a modification to any of the standards of this Code other than minor modifications as permitted shall be reviewed and processed as a Planned Development (PD) District per Chapter 2, Article 2, Division 2 of the City of Pearland Unified Development Code. (1) In evaluating a Planned Development (PD) District within the Ivy District, CC and P&Z may consider the extent to which the application meets any of the following: i. the goals and intent of Ivy District ii. provides an alternative "Master Plan" approach by consolidating multiple properties to create a predictable, market responsive development for the area, iii. fits the adjoining context by providing appropriate transitions, iv. provides public benefits such as usable civic and open spaces, regional drainage, livable streets, structured or shared parking, and linkages to transit and adjoining opportunities, and v. does not hinder future opportunities for higher intensity, mixed use development. h. Minor Modifications to the Ivy District Code: The City Manager or designee shall have the authority to approve a request for minor modifications to Ivy District that: (1) Does not change the circulation and building location on the site; (2) Does not increase the building area permitted under this Code; (3) Does not change the relationship between the buildings and the street; (4) Does not allow a use not otherwise authorized in this Code; (5) Does not allow greater height of any building or reduction of any parking requirement established in this Code; or (6) Change established street cross sections per this Code. The City Manager or designee shall also have the authority to approve minor modifications outlined in Table F.1. Any appeals to the decisions of the City Manager on minor modifications shall be heard by the City Council. Any City Council denials of minor modifications or any changes beyond those that meet the criteria above or the thresholds established in Table F.1 shall be processed as a Planned Development (PD) District application under the City of Pearland UDC. i. Fire Code At the time of the Master Plat application the location of the second remote access to the development that meets the adopted Fire Code standards must be shown on the Master Plat. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 16 E - Definitions In addition to Definitions in Chapter 5 of the City of Pearland UDC, the following terms shall have the corresponding interpretations. The definitions in this subsection under the Ivy District PD shall supersede definitions of any terms also in Chapter 5 of the UDC and shall only apply to development within the Ivy District. Alley is a public way which is used primarily for vehicular access to the back or side of properties; the alley may be a minimum of 16 feet wide to 20 feet wide. Arcade means a portion of the main facade of the building that is at or near the property line and a colonnade supports the upper floors of the building. Arcades are intended for buildings with ground floor commercial or retail uses and the arcade may be one or two stories. Assisted Living Facilities Units (ALU) are licensed facilities by the State to provide personal assistance to residents. They typically have smaller accommodations than congregate or independent living facilities, and sometimes provide small kitchenettes. Balcony is a platform projecting from a second or higher story interior or exterior wall of a building, usually enclosed for privacy and protection by a rail. A balcony usually has French or sliding glass doors leading out to it, and can be entered from a living room or bedroom. Bioswales are landscape elements designed to remove silt and pollution from surface runoff water. They consist of shallow, trough-like depressions with gently sloped sides (less than six percent) and filled with vegetation and/or compost. The water's flow path, along with the wide and shallow ditch, is designed to maximize the time water spends in the swale, which aids the trapping of pollutants and silt. Block Face Dimensions means the linear dimension of a block along one of its street frontages. Block Perimeter means the aggregate dimension of a block along all of its street frontages. Block means the aggregate of Tots, pedestrian passages and rear alleys, circumscribed on all sides by streets. Build -to Line (or building line) means the line at which the principal building's front facade shall be built. Build -to Zone (BTZ) means the area between the minimum and maximum setbacks within which the principal building's front facade (building facade line) is to be located. See illustration indicating the location of the build -to zone relative to the minimum and maximum setbacks and the building facade line (Section G — Zoning Setbacks). Building Facade Line means the vertical plane along a lot where the portion of the building's front facade closest to the street is actually located. Building Form Standards means the standards established for each Character Zone that specify the height, bulk, orientation, and elements for all new construction and development. Building Frontage means the percentage of the building's front facade that is required to be located at the front Build -to Line or Zone as a proportion of the lot's frontage along that public street. (Parks, America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 17 plazas, squares, improved forecourts, and pedestrian breezeway frontages shall be considered as buildings for the calculation of building frontage). Canopy means an awning -like projection from a wall that is made of rigid materials and is permanently attached to a building's facade and allowed to project over public sidewalks. City Manager means the City Manager of the City of Pearland or his/her designee. Civic Space means publicly accessible open space in the form of parks, courtyards, forecourts, plazas, greens, pocket parks, playgrounds, etc. They may be privately or publicly owned. Building facades facing a Civic Space shall be treated as a Type 'A' Street frontage. Colonnade means a row of columns extending from a building. It may either be a gallery or under a balcony or an arcade. Commercial or Mixed Use Building means a building in which the ground floor of the building is built to commercial ready standards and any of the floors are occupied by non-residential or residential uses. Commercial Ready means space constructed at a minimum interior height of a minimum of 12 feet which may be used for noncommercial uses and can be converted into retail/commercial use. Prior to the issuance of a certificate of occupancy for a retail/commercial use in a Commercial -Ready space, the space must comply with all building and construction codes for that use. The intent of Commercial - Ready space is to provide the flexibility of occupying a space in accordance with market demand and allowing the use in such space to change to retail/commercial uses accordingly. Comprehensive Plan means the City of Pearland Comprehensive Plan that establishes policy guidance for the Long-term growth and development of the City as adopted on the effective date of this PD. Continuing Care Retirement Community (CCRC) means any buildings specifically designed for and occupied by senior citizens (50+ years of age), designed to meet the physical or social needs of senior citizens, which may include: assisted living, congregate living, independent living or skilled nursing facilities, rehabilitative services, medical or personal care services, social gathering space, restaurant and dining space, assembly and entertainment space, or education and cultural space. Dwelling Unit means one or more rooms including kitchen designed as a unit for occupancy by one family for the purpose of cooking, living and sleeping. Encroachment means any structural or non-structural element such as a sign, awning, canopy, terrace, or balcony that breaks the plane of a vertical or horizontal regulatory limit, extending into a Setback, into the Public R.O.W, or above a height limit. Facade Rhythm means the repetition of a vertical feature, bay width or architectural element on a facade at a regular interval that provides scale and massing to a building. Garden (formal) means a Public Open Space with formal landscaping intended to be a quiet, relaxing and meditative space Gallery means an extension of the main facade of the building that is at or near the front property line and the gallery may overlap the public sidewalk. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 18 Green means a Public Open Space intended for unstructured recreation, spatially defined by landscaping rather than building frontages Kiosk means a small temporary or permanent structure often open on one or more sides used for sales in civic/open spaces Kiosks shall be limited to no more than 36 square feet of floor area. Live -Work Unit means a mixed use building type with a dwelling unit that is also used for work purposes, provided that the 'work' component is restricted to the uses of professional office, artist's workshop, studio, or other similar uses and is located on the street level and constructed as separate units under a condominium regime or as a single unit. The 'work' component is usually located on the ground floor which is built to Commercial Ready standards. The 'live' component may be located on the street level (behind the work component) or any other level of the building. Live -work unit is distinguished from a home occupation otherwise defined by this ordinance in that the work use is not required to be incidental to the dwelling unit, non-resident employees may be present on the premises and customers may be served on site. Living Screen means a Street Screen composed of landscaping in the form of vegetation. Master Sign Plan means a unique sign plan to implement a specific vision for a portion or all of the development. Minor Modification means any changes to the Ivy District that meet the threshold criteria established as well as allowed up to 10 percent of the land uses changes without a plan amendment. See Table B.1 Park means a Public Open Space that is a preserve largely available for recreation and maintained by the City Pedestrian Passage is an intimate street level passage way for pedestrians from the interior of one block or building to a public sidewalk. These paths provide direct pedestrian access to residential addresses and create unique spaces for frontages to engage and enter off of. Pedestrian/Trail Easement means a grant of use of private property for pedestrian access and use. Plaza means a primarily hardscaped civic space with formal landscaping, available for civic purposes and commercial activities. A plaza shall be spatially defined by buildings. Playground is a civic/ private open space designed and equipped for children's recreation. A playground may be fenced and may include an open shelter. Playgrounds may be located within residential areas and may be placed within a block. They may be included in other civic/open spaces. Private Open Space means open space provided for all residential uses, privately accessible open spaces such as courtyards, porches, and balconies. Public Open Space means publicly accessible open space in the form of parks, gardens, squares, plazas, greens, pocket parks, playgrounds, etc, that may be privately or publicly owned and are required by the UDC as Park Dedication. Recommended Civic Space means plaza, green, square, or park area identified on the Regulating Plan which is shown as a suggested feature within the Lower Kirby Urban Center Framework Plan. A Recommended Civic Space is planned and may be adjusted to the meet the context of the development from time to time. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 19 Residential Building means a building type that is built to accommodate residential and allowed mixed land uses on all floors of the building such as townhomes, senior housing, independent living, condominiums, apartment buildings, duplexes as described below: . Residential Building Typology Urban Style Dwellings with Internal Parking a. Self-contained dwelling units that occupy only part of a building. b. Plan organization where all the dwelling units are along one side of the access corridor. c. Residential units surround an internal parking structure. d. Buildings are usually 3- to 5 -stories tall and reinforce the street edge. Townhouse a. A dwelling unit having a common wall with or abutting one or more adjacent buildings and neither above nor below any other dwelling unit. b. Dedicated front and rear access to the outside. Retail Sales Retail establishments are a collection of retail stores and restaurants organized along the streets designed for Mixed Use and Highway Commercial. Establishments in stores operate as fixed point-of-sale locations, which are designed to attract walk-in customers. Retail establishments often have displays of merchandise and sell to the general public for personal or household consumption, though they may also serve businesses and institutions. Some establishments may further provide after- sales services, such as repair and installation. Included in, but not limited to this category, are durable consumer goods sales and service, consumer goods, other boutique grocery, food, specialty food, beverage, dairy, etc., and health and personal services. Service Uses means a category for limited personal service establishments which offer a range of personal services that include (but not limited to) clothing alterations, shoe repair, dry cleaners, laundry, health and beauty spas, tanning and nail salons, hair care, etc. Senior Living: see Continuing Care Retirement Community (CCRC) Sign, Building Blade means a pedestrian -oriented sign that is affixed perpendicular to the corner of a building or to the front facade of a building above the ground floor to provide identification for the whole building. Sign, Marquee means a sign structure placed over the entrance to a theatre or other public gathering venue. It has signage stating either the name of the establishment or the name of the event, artist, and other details of the event appearing at that venue. The marquee is often identifiable by a surrounding cache of light bulbs, usually yellow or white, that flash intermittently or as chasing lights. Marquee signs may often be combined with Building Blade signs. Sign, Monument means any sign which is connected to the ground and which has no clear space for the full width of the sign between the bottom of the sign and the surface of the ground. A monument sign may include a sign face and sign structure, and may also include a sign base and sign cap. Sign, Sandwich Board means a portable sign consisting of two panels of equal size, which are hinged at the top or one panel with a support and placed on the ground or pavement so as to be self supporting. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 20 Sign (Tenant Blade) means a smaller pedestrian -oriented sign that is affixed perpendicular to the building facade under a canopy or awning or immediately over a tenant space and provides identification for individual tenants within a building. Street Screen means a freestanding wall (masonry) or vegetative screen built along the build to zone or in line with the building facade line along the street. It may mask a parking lot or a loading/service area from view or provide privacy to a side yard and/or strengthen the spatial definition of the public realm. Street Type means a specific designation for streets located within Ivy District that establishes a certain character and cross-sections to improve walkability within the development. Street Network means the required and recommended network for new and existing streets within Ivy District Square means a Public Open Space designed for unstructured recreation and civic purposes, spatially defined by building frontages and consisting of paths, lawns and trees. Tree Planting Area means the actual ground area which is disturbed for planting a tree. It shall include the root ball and backfill soil around it. The tree planting area may be larger than the tree well which is placed over the tree planting area. Tree Well means an unpaved area around the trunk of a tree within the sidewalk area that is either landscaped with ground cover or covered with a tree grate. Type 'A' Street means a boulevard street identified as Spectrum Blvd and Promenade South Drive. The R.O.W. dimension for these streets will be 100 feet in width. Type '8' Street means a two way -street identified as Parkview Terrace. The R.O.W. dimension for this street will have varying widths between 76 feet and 120 feet in width. This street will also serve as main pedestrian center of the Ivy District. A large plaza between the drive lanes will serve as a pedestrian plaza and will contain streetscape features including landscaping, public art, water features, and special paving Type 'C' Street means a two way -street identified as Green Ivy Drive. The R.O.W. dimension for this street will be 56 feet in width. Type 'D' Street means a two way -street identified as Modern Green Drive. The R.O.W. dimension for this street will be 76 feet in width. UDC— City of Pearland, Unified Development Code. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 21 Allowed Minor Modifications F - Minor Modifications Table F.1 Section 2.2.2.6 Subsequent Development Applications (Pearland UDC) (a) Development Applications Authorized. The development standards for a PD district shall be applied to the authorized uses through a subdivision plat, Site Plan or one or more site development plans prepared in accordance with Section 2.2.2.8, as set forth in the adopting ordinance. (b) Minor Deviations from Approved Design Plan. In determining whether development applications are consistent with the Design Plan, minor deviations from the Regulating Plan may be approved by the Planning Director. Unless otherwise specified in the adopting ordinance, minor deviations are limited to the following: (1) Corrections in spelling, distances, and other labeling that does not affect the overall development concept. (2) Changes in building position or layout that are less than ten feet (10') or ten percent (10%) in size. (3) Changes in the proposed property lines as long as the original stated project acreage is not exceeded. (4) Changes in parking layouts as long as the number of required spaces and general original design is maintained. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 22 G - Streets and Setbacks: aPCCTIWM LV SPECTRUM BLVD 0 AU O VAV V V VA vlV1V ViVLV V VLV1V V VlV 4STORY OFFICE rr11grt ar.rn C fg M1) R1 GREFN 1* Figure G.1— Public Street Type Legend America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 23 Type 'A' Street Typical Section - Spectrum Blvd & Promenade South Drive 10' / / B.L. 6' MIN, 15' WALK PARK WAYit 100' R.O.W. 24' { 15' 24' STREET MEDIAN STREET / PEDESTRIAN REALM 20' MIN. Figure G.2— Type 'A' Street \i/ Type 'B' Street Typical Section - Parkview Terrace 10' 120' 10' j 1 9.L4 RA.W. 1 / BI 1 /, 8' MIN., 8' j 1a'r SO' l 24' r 8' / 8' MIN 1 WALK 1KAR-1 STREET I PEDESTRIAN PLAZA I STREET IPAR-i WALK 1 KING KMG PEDESTRIAN REALM 70' MIN I I n Figure G.3 — Type 'B' Street @ Pedestrian Plaza (with on street parking) 72.5' R.O.W 53' STREET aa' PEDESTRIAN REALM 20' MIN. Figure G.4 — Type 'B' Street (with on street parking) America Modern Green Development (Houston) LLC Ivy District — Planned Development A 10' / B.L / 195' 8. MIN PARI -WAY WALK, c:pr_y1RIAN a ALM '0 MIN PEDESTRIAN REALM / - 20' MIN DRAFT — 4/1/2016 24 Type 'C' Street Typical Section - Green Ivy Drive ILIRIP, nm i. ri p:ail' io' X B.L. SII I !I'y' mi", : II so 56' 10' R.O.W. I B.L. 35' STREET : TT k rte: (.1) PEDESTRIAN REALM 20' MIN. Figure G.5 — Type 'C' Street ,PEDESTRIAN REALM; • 20' MIN. Type 'D' Street Typical Section - Modern Green Drive '111 VIII pM' Pill III 11 lr 10' B.L. LI 76' R.O.W. 53' STREET PEDESTRIAN REALM 20' MIN. �I�, Figure G.6— Type 'D' Street PEDESTRIAN jot REALM_ ^2d MIN. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 25 Private Street - Townhome Section REAP GAFAG! PEDESTIUAN PEDESTRIAN REALM 35 / REALM 11 30' f STREET 1 17 !0' MIN. MIN. duiMt MIN 111 MIN. SLAP GARAGE Figure G.7— Private Street — Townhome Section Alley - Townhome Section MAR CRI .EX OPEN SPACE Figure G.8— Alley — Townhome Section America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 26 WrITTINFTVIMINTIRMIFreirr 00 f0 a c LEs Cw C c x 7 m E w ar E 0 O Z 0) w C fa J Tree Well, 5x5 min. or Parkway 6' min. Tree Well, 5x5 min. or Parkway 6' min. Tree Well, 5x5 min. or Parkway 6' min. Tree Well, 5x5 min. or Parkway 6' min. Yes, 14 feet (min) None 12 feet (clear) Yes, 14 feet 6 feet (clear) (min) None min. 6 feet (clear) min. 8 feet (clear) min. a) c 0 z Yes (both sides - parallel) Yes, 14 feet (min) Yes, 14 feet (min) v Q.) O N O X M E a E w C N O w N .- E 20 feet min. 30 feet max. 20 feet min. 30 feet max. a Z a Z a z :Xi Z 11 feet None 12 feet None w C O Z w C O Z 12 feet 12 feet LKUC - Development AV - 82-44 Code Avenue 82 feet 4 Ivy District South Spectrum Deviation Drive 100 feet 4 Promenade Shops 1100 feet 76 feet min 120 feet min Parkview Terrace Ivy District Deviation Ivy District Deviation C0 0) V w w C .o E w 0 O Z w Ln 4 z CU 0 O w 0) 0 N c w E 0. u w w • w V0 L O , N w w Y 0) f0 Q w 0 O Z O m w C O £ E 0) 0) a Z w 0) M w Modern Green 0) Y U c I-+ O N �+ 0 > w 0) 0 O Nwe, -0 i N 0) w C O z 0) 0) a Z w C 0 Z N c w f0 w 0) • w C o E w c 0 z w C O z O M w w C ry O E E 0) w a Z w C 0 z M 0) 0) 40 Ln U) Green Ivy Drive U c • O vl D T w O z 0) C 0 z w C O z w � C ti C z w 0 O Z Q Z Q Z WITTIMMTIIM To O O. 0 To C 0 7.5Q 0 w 0 O Z W w C 0 a Z w C O Z Q Z w LL 40 E � 0 E .c Q2 2! v ▪ c i O N �+ 0 T. w America Modern Green Development (Houston) LLC DRAFT — 4/1/2016 Ivy District — Planned Development G - Streets and Setbacks (continued): Highway Commercial (HC) Zoning Setbacks: (1) Building Placement Type 'C' Street Green ivy Type 'A' Street - Spectrum Blvd r TT Q CD Dr.vewaV 1- Legend p,opnly Lo 0,A * t Lan 14M1 i,. 0 ... jail Build -To -Zone (BTZ) Front (Typc A Street) 0 feet (min) no (max) Front (Type C Street) 0 feet (min) no (max) Front (Type D Street) 0 feet (min) no (max) Front (SH 288) 0 feet (min) no (max) Setback (distance from property line) Fron1(Type A Street) 10 feet (tnin) (3) Commercial Frontage Requirements Ground floors of all buildings fronting on all streets shall be built to Commercial Ready standards including first floor -to -floor height. ingress and egress. handicap access, and first floor elevation flush with sidewalk (4) Building Height c c 0 Principal Building Standards Building Stories 1 min - 15 max First Floor to Floor height 10' min Ground Floor Finish Level 6" nun no Haut 0 Upper floor(s) height 10' min O Stcpback height then sleoback Stepback distance 10' min. Max 4 stories 0 0 Notes: 1. The arca between the building and edge of BTZ may contain sidewalks, hardscapc. landscape (including: tree wells, planters. planting beds and turf areas) and surface parking only as shown on the Regulating Plan. ® 2. Sidc and rear setbacks shall be based on minimum fire separation required between buildings. if applicable. 20 feet (max) Front (Type C Street) 10 feel (min) 40 feet (max) Front (Type D Street) 10 feet (min) 50 feet (max) Front (SH 288) 25 feet (min) 35 feet (max) (2) Block Standards Block face dimensions 400' (min) - 600' (max) Block perimeter 2500 (max) America Modern Green Development (Houston) LLC Ivy District — Planned Development 3. First floor heights shall not apply to parking structures. 4. Any frontage along all streets (except alleys) not defined by a building at the BTZ shall be defined by a 4' high Street Screen, furthermore service areas shall bc defined by a Street Screen that is at (cast as high as the service equipment being screened. The Street Screen shall be either the same building material as the principal structure on the lot of masonry of a living screen composed of shnibs planted to be opaque al maturity. Species shall bc selected from Chapter 4 Site Development Section 4.2.2.5 of the City of Pcarland Unified Development Code. DRAFT — 4/1/2016 28 Highway Commercial (HC) Parking and Service Drives: (5) I'arking and Service ,.ccess (i) Parking Location Surface/At Grade Parking Highway frontage Shall he located 10' behind the property line Type A. G D Streets Shall be located behind principal building or Setback a minimum of 15' from the property line along the street frontage, only as shown in the Regulating Plan Side Set Back 0 feet mm from Property Line Rear Set Back a feet min from Property I.tne Above Grade Parking Setback along Type A. C. D At or behind the building line Streets along street Ilighway frontage. hack and rear setback. At or behind the building line along street (ii) Required Off Street Parking Non-residential uses I space per 300 gross $ f (iii) Driveways and Service Access Parking Driveway width TXDOT standards on Highway frontage road and 24' max. on all Ivy District Streets (except where drive need to be wider to address service access of fire land standards Piste Cochere, inay be permitted on Ivy District Streets to provided drop off or valet services Shared driveways and cross access easements are encouraged between lots to minimize curb cuts If driveway and/or off street service loading or unloading access is provided from Streets such access shall be deemed as temporary and cross access easements along the rear of the property shall be required when adjoining properties are undeveloped America Modern Green Development (Houston) LLC Ivy District — Planned Development (6) Encroachments Canopies. signs. awnings, and balconies may encroach over the sidewalk as long as the vertical clearance is a minimum of 8 feet In no case shall an encroachment be located over an on -street parking or travel lane. All encroachments over public rights-of-way shall obtain a Waiver of Encroachment from the City of Pearland Notts: 1 Comer buildings may exceed the maximum building height by 15°'o for 20% of the building's frontage along each corresponding street facade 2 Ground and roof mounted mechanical equipment shall be screened from direct ground level view from adjoining public rights-of-way In addition to a parapet wall nu lower than 36 inches, the perimeter of any visible roof mounted mechanical equipment shall he circumscribed by a wall of permanent screen that is at least as tall as the equipment itself 3. Setbacks and build -to lines on recessed entries and arcade buildings shall he measured from the building facade line 4 Required parking may be provided within the Highway ('ommercial Zone (HC) as per the Regulating Plan Parking benvicen the buildings and streets is not permitted, except as shown on the Regulating Plan 3. Chapter 4 - Site Development Section 4.2.1.3 of the (aty of Pcartand Unified Development ('ode shall apply for design of off-street parking areas. 6. Stepback requirements shall not apply to any facade with frontage along SH 288. DRAFT — 4/1/2016 29 G - Streets and Setbacks (continued): Urban Neighborhood (UN) Zoning Setbacks: (I) Building Placement Type 'A' Street - SaeChJm Blvd Type'C Street - Green Ivy Type B' Street • Parkview Terrace Fr' I1 I I I 1 1 Type 'A' Street - Promenade South Legend Build -To -Zone (BTZ) Front (Type A Street) 0 feet (min) no (max) Front (Type B Street) 0 feel (niin) no (max) Front (Type C Street) (1 feet (nein) no (max) Front (Type 1) Street) 0 feet (min) no (max) Setback (distance from property line) Type Street - Modern Green (3) Building Height Cern merual TH Residen al Principal Building Standards Building Stories 3min-6max 0 First Floor to Floor height 10' nein (coin) 10' min (res) Ground Floor Finish Level 6" min no max Upper floor(s) height 10' min (coin) 10' min (MF res) 8' min (TH res) 0 Accesson Building Standards Building Maximum (Excludes Parking Garages) 2 stories (4) Commercial Frontage Requirements Ground floors of all buildings at intersection, for a minimum of 30 fi. along each street frontage of the width of the corner lot, whichever is Icss, may be built to Conuncrcial Ready standards including first floor -to -floor elevation flush with the sidewalk. Notes: I. Side and rear setbacks shall be based on minimum fire © separation required between buildings, if applicable. Front (Type A Street) Front (Type B Street) Front (Type C Street) Front (Type D Street) 10 feet (min) 10 feet (min) 10 feet (min) 10 feet (min) 25 feet (max) 65 feet (max) 25 feet (max) 65 feet (max) (2) Block Standards Block face dimensions 400' (min) - 600' (max) Block perimeter 2500' (max) America Modern Green Development (Houston) LLC Ivy District — Planned Development 2. The arca between the building and edge of BTZ may contain sidewalks, hardscape, landscape (including: tree wells, planters, planting beds and turf areas) and surface parking only as shown on the Regulating Plan. 3 Attics and mezzanines Tess than 7' average height shall not be counted as a story DRAFT — 4/1/2016 30 Urban Neighborhood (UN) Parking and Service Drives: (5) Parking and Service Access (i) Parking Location Surface/At Grade Panting Type A. 13, C, 1) Streets Shall he located behind principal building or Setback a minimum of BY from the property line along the street frontage Side Set Rack N/A Rear Set flack N/A Above Grade Parking Setback along . ype r1.I3.C.1) At or behind the building line Streets along street (ii) Required Off Street Parking Iron-resdential use,c I space per 300 gross s f ME Residential uses 1.5 spaces per unit (iii) Driveways and Sen•Ice Access Parking Driveway width 24' max on all Ivy District Streets (e wept where drive need to be wider to address service access of lire land standards Porte ('.ochcrct may be permitted on Ivy District Streets to provided drop off or valet services Shared driveways and cross access easements are encouraged between Tots to minimize curb cuts If driveway and'nr olT street service loading or unloading access is provided from Streets such access shall be deemed as temporary and cross aocess easements along the rear of the property shall be required when adjoining properties are undeveloped. America Modern Green Development (Houston) LLC Ivy District - Planned Development (6) Encroachments Canopies, signs, awnmes. and balconies may encroach over the sidewalk as long as the vertical clearance is a minimum of A feet. In no case shall an encroachment be located over an on -street parking or travel lane All encroachments over public righty -of -way shall obtain a Waiver of Encroachment from the City of Pearland. Notes: 1 Comer buildings may exceed the maximum budding height by 15% for 20% of the building's frontage along each corresponding street facade 2 Ground and roof mounted mechanical equipment shall be screened from direct ground level view from adjoining public rights-of-way. In addition to a parapet wall no lower than 36 inches, the perimeter of any visible roof mounted mechanical equipment shall be circumscribed by a wall of penuancnt screen that is at least as tall as the equipment itself. 3 Setbacks and build -to lines on recessed entries and arcade buildings shall he measured from the building facade line 4. Required parking may be provided within the Urban Neighborhood Zone (UN) as per the Regulating Plan Parking between the buildings and streets is not permitted, except as shown on the Regulating Plan 5. Chapter 4 - Site Development Seetion 4.2 1 3 of the City of Prarland unified Development Code shall apply for design of otT,street parking areas 6. Stepback requirements shall not apply to any facade with frontage along Sit 288. DRAFT - 4/1/2016 31 H - Building Design Standards: its RP it P 2141* ;/11 !!i!_.I ! Piir111 i urn i nn i�' 15i!: 1 !ii. Ell EP Ern EP `t IT � Eg EP .k.ErT'' [P caet Figure H.1 — Proposed West Elevation, Multi -Family Figure H.2 — Material Examples BI:LLT-UT ROOF DECORATIVE. CORNICE BRICK SOLDIER COURSE PRECAST UNRFI. BRK'K MASONRY U(KJBV PAle .- INSULATED (Z ASS STUCCO DOUBLE PA`S. INSULATED GLASS METAL. RAIL PRECAST STONE Figure H.4 —Multi -Family Architecture Example �■ Parking Garage with Facade ® EP u Aka EP EP EP II ,L, L !! 1 I! I., r NNE III MI 1r Figure H.3 — Typical Building Form Figure H.5 —Multi -Family Architecture Example America Modern Green Development (Houston) LLC Ivy District - Planned Development DRAFT - 4/1/2016 32 H - Building Design Standards (cont): Images showing appropriate examples of massing, building materials and fenestration of Office Buildings within the Highway Commercial Zone America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 33 H - Building Design Standards (cont): Images showing appropriate examples of massing, building materials and fenestration of Townhomes within the Urban Neighborhood/Commercial Transition Zone America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 34 H - Building Design Standards (cont): Multifamily Unit Mix - 4 Story Structure Table H.1 Number of Units 80 Unit Desi Designation g A Unit Square Footage g 560 Unit Description Efficiency -1 Bath Total Square Footage per Unit Type 44,800 59 B 725 1 Bedroom - 1 Bath 42,775 40 B1 797 1 Bedroom - 1 Bath 31,880 8 B2 891 1 Bedroom - 1 Bath 7,128 100 D 1092 2 Bedroom - 2 Bath 109,200 32 E 1100 2 Bedroom - 2 Bath 35,200 16 F 1207 2 Bedroom - 2 Bath 19,312 Total Total 335 290,295 Multifamily Parking Requirements - 5 level garage Table H.2. Parking Use Parking Spaces Required Parking Ratio Used 1 Bedroom Units 280 Spaces 1.5 spaces/Unit 2 Bedroom Units or more 296 Spaces 2.0 spaces/Unit Commercial Use 53 Spaces Total Required 1.0 spaces/200 S.F. 640 Total Provided 655 America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 35 Park, Open Space and Parkland Dedication for Multi -Family Uses Table H.4 13.38 Acres $ 501,750.00 * Condo/CCRC Unit Mix — 5 Story Structure Table H.3 Unit Type Number of Units Unit Square Footage Independent Living - 1 Bedroom 100 500 min Independent Living - 2 Bedroom 46 900 min Assisted Living - Studio 2 500 min Assisted Living - 1 Bedroom 12 400 min Assisted Living - 2 Bedroom 20 600 min Memory Care - Efficiency 44 250 min Condominium (50% 1 Bedroom Units/50% 2 Bedroom Units) Total Units 142 366 TBD Parking Spaces Provided 658 Note: It is the intent of the developer to construct the Condo/CCRC project using similar materials, fenestration and aesthetic as the Multi -Family project. Unit Type Number of Units Open Space (900 SF/Unit) Parkland Dedication ($750/Unit) Multi -family 335 301,500 $ 251,250.00 Condominium 142 127,800 $ 106,500.00 CCRC - Independent Living 146 131,400 $ 109,500.00 Town houses Total Open Space Dedication Required 46 OR 41,400 $ 34,500.00 602,100 SF (13.8 AC) $ 501,750.00 Total Open Space Dedication Required 669 D.U. 1 AC/50 D.U. Total Provided 16.05 AC * See Proposed Amenity and Pedestrian Realm Enhancements Table H.5 (attached at the end of this document) for Developer provided amenities and potential costs. Developer provided improvements will be utilized in lieu of Parkland Dedication Fees. See Table H.5 for explanation of improvements and associated costs. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 36 H - Building Design Standards (cont): A. Introduction The Building Design Controls for the Ivy District shall establish a coherent urban character and encourage enduring and attractive development. Development plans or site plans shall be reviewed by the City Manager or Designee for compliance with the controls below. The key design principles establish essential goals for development in the Ivy District to encourage the preservation. B. General Building Design Controls General Standard a. Over All (1) Buildings shall be located and designed so that they provide visual interest and create enjoyable, human -scaled spaces (2) New buildings shall utilize building elements and details to achieve a pedestrian -oriented public realm. (3) Building facades shall include appropriate architectural details to create variety and interest. (4) Open space(s) shall be incorporated to provide usable public areas integral to the urban environment. b. Building Orientation (1) Primary entrance to buildings shall be located on the street along which the building is oriented. (2) All primary entrances shall be oriented to the public sidewalk for ease of pedestrian access. c. Design of Parking Structures (1) Where above -ground structured parking is located at the perimeter of a building, it shall be screened in such a way that cars on all parking levels are completely hidden from view from all adjacent public and private streets. (2) Parking garage ramps shall not be visible from any public street. Ramps shall not be located along the perimeter of the parking structure. (3) Architectural screens shall be used to articulate the facade, hide parked vehicles and shield lighting Architectural screens shall have consistent facade materials with neighboring buildings and shall be complementary in their articulation. In addition, the first -floor facade treatment (building materials, windows and architectural detailing) shall be continued to the second floor of a parking structure. (4) When parking structures are located at street intersections, corner architectural elements shall be incorporated, such as corner entrance, signage and glazing. (5) Parking structures and adjacent sidewalks shall be designed so pedestrians and bicyclists are clearly visible to entering and exiting automobiles. d. Building Materials (1) Primary building facade materials shall consist of the following: brick, stone, cast (manufactured) stone, glass, or glass block. Primary building facade materials shall be comprised America Modem Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 37 of at least seventy five percent (75%) of a building's facade (excluding doors and windows). The remaining twenty percent (25%) shall consist of either a complementary primary facade material (brick, stone, cast stone, stucco, glass, or glass block) or an allowable accent material. (2) Materials allowed exclusively as an accent material include the following: wood, modular architectural metal panel system with concealed fasteners and high-performance coating or natural -weathering face material, split -face concrete block, tile, or precast concrete panels. Materials allowed exclusively as accent materials may be used on no more than twenty percent (20%) of a building's facade. More than one (1) accent material may be used as long as the total amount does not exceed twenty percent (20%). (3) EIFS shall be limited to moldings and architectural detailing on building facades. EIFS materials shall constitute Tess than ten percent (10%) of any building and shall not be used on any portion of any wall that is lower than twenty feet (20') from grade, unless otherwise approved by the Building Official. (4) Cementitious-fiber panels with at least a fifty 50 -year warranty shall only be used on twenty percent (20%) of the upper floor. (5) Roofing materials visible from any public right-of-way shall be copper, zinc, factory finished standing seam metal or metal panel, terra cotta, stone, synthetic stone or similar materials. e. Facade Composition (1) Buildings three (3) stories or higher shall provide facade articulation which distinguishes between the street level and the upper level of the building. This rhythm shall be expressed by changing materials, or color, or by using design elements such as fenestration, columns, or by facade articulation. (2) For retail storefront buildings, display window areas shall be utilized. (3) Storefronts on facades that span multiple tenants shall use architecturally compatible materials, colors, details, awnings, signage, and lighting fixtures. (4) Building entrances shall be defined and articulated by architectural elements such as entry portals, porches, overhangs, railings, balustrades, and others as appropriate. All building elements shall be compatible with the architectural style, materials, colors, and details of the building as a whole. (5) With the exception of parking structures and/or service areas, all facades facing a public street shall incorporate transparent features (windows and doors) for a minimum of forty (40%) percent of all surface area and a minimum of twenty five (25%) percent for all upper levels. f. Commercial Frontage (1) All primary retail entrances must meet the sidewalk at grade. (2) Active use spaces shall be expressed with facade treatments that are scaled to human activity on the street. Lower levels of the building shall include changes in materials or changes in fenestration scaled to create a comfortable pedestrian zone. (3) First floor retail and other commercial uses must be physically and visually oriented towards a public right-of-way or easement, such as a plaza or pedestrian passage. (4) At least fifty percent (50%) of the length of the first floor facade between the height of two (2) and ten (10) feet shall be devoted to transparent windows doors and/or visually open spaces (such as courtyards, forecourts, and pedestrian breezeways), to allow maximum visual interaction between sidewalk areas and the interior of active use spaces. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 38 (5) Tenant improvements of retail spaces must maintain the transparency of the storefront; this may be achieved with the placement of public areas of the proposed use adjacent to the facade and by avoiding the use of shades, curtains or displays that compromise visibility into the space. (6) When commercial first floor uses incorporate outdoor seating and dining, a minimum sidewalk through -way dimension of six feet (6') must be maintained. g. Residential Frontage (1) Each first floor residential unit shall have an individual entry door directly from an adjacent courtyard, dedicated open space, public right-of-way or easement. (2) Where first floor resident all units face a public right-of-way or easement residential entries shall occur at a minimum average of one (1) door per tenant space. (3) Residential entries shall be sheltered from the rain and wind and provide an entry Tight. First floor residential unit entries shall be recessed from the street wall. (4) At least forty percent (40%) of the first floor facade of residential buildings shall be devoted to transparent windows and doors to allow maximum visual interaction between sidewalk areas and the interior of residential units. The use of dark or mirrored glass is not permitted. (5) First floor residential units shall have a minimum floor to floor height of ten feet (10'). h. Windows and Doors (1) Windows and doors on street -fronting facades shall be designed to be proportional and appropriate to the specific architectural qualities of the building. (2) First -floor windows shall not be opaque, tinted or mirrored glass. (3) All first floor retail front facades of buildings shall have transparent storefront windows covering no less than fifty percent (50%) of the facade area. (4) Glazing must be of low reflectance. i. Building Top (1) Mechanical equipment located on top of buildings must be screened from public view and from neighboring buildings with enclosures, parapets, setbacks, landscaping, or other means. Any enclosure or screening used must be designed as a logical extension of the building, using similar materials and detailing as the rest of the building's surfaces. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 39 I - Streetscape and Site Amenity Standards: A. General The design and selection of streetscape materials shall include such items that provide a comfortable, unique and active pedestrian space. The mixture of site paving, site furnishings, and landscape elements shall be selected to compliment the architectural vernacular of the Development. Outdoor seating areas are encouraged throughout the development. Wide sidewalks, seating areas with shade will be included as appropriate. B. Sidewalk Paving The selection of ground plane materials is critical within the public realm and will play a critical role in enhancing the character of the Ivy District as a pedestrian focused neighborhood aesthetic. The paving palette is intended to be limited to a small range of materials with complimentary colors and textures. Sidewalks — Shall be constructed of concrete with a minimum width of 6 feet. Concrete or Clay Paver accent bands are permitted but are intended as an accent only. No colored, stamped or specialty concrete finished are required and discouraged for public sidewalks. These special finishes may be utilized in plaza, cafe, or other seating areas. Crosswalks — Shall be constructed at each Street Intersection or Mid -Block Crossing where pedestrians are encouraged to cross the public street. The Crosswalk shall be a minimum of 12 feet in width and be constructed of concrete or clay unit pavers that are rated for vehicular traffic. Images showing appropriate examples of crosswalks within the Urban Neighborhood/Commercial Transition and Highway Commercial Zones Standards — all sidewalks and crosswalks shall be constructed to meet the minimum design performance standards of the Pearland Engineering Design Criteria Manual (2007). Additionally, all requirements of the American's with Disability Act (ADA) and Texas Accessibility Standards (TAS) shall be met for all sidewalks, ramps and crosswalks. C. Site Furnishings Benches and Receptacles — will be required throughout the development. Benches and receptacles shall be commercial or institutional grade and be constructed of primarily metal components. Benches America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 40 and receptacles shall be sourced from the same manufacturer to ensure cohesiveness of design. Benches and receptacles shall be constructed of high quality steel with a durable paint or powder - coated finish. Trash receptacles with separate compartments for trash and recycling are encouraged. Wooden components are discouraged along the public sidewalks, but are acceptable for restaurant and retail uses that offer a cafe area adjacent to the public sidewalk. Images showing appropriate examples of benches and receptacles within the Urban Neighborhood/Commercial Transition and Highway Commercial Zones • Placement along Public Sidewalks — Minimum requirements for benches and receptacles along public sidewalks are as follows. Each block face shall have a minimum of 1 bench and 1 receptacle. Generally, one receptacle and one bench shall be located at each end of the block, or one receptacle and one bench generally located mid block. Specific spacing will be determined during the design phase to eliminate conflicts with street trees and on -street parking spaces. • Installation — Benches and Receptacles shall be permanently attached to a concrete base or other permanent substrate. Bicycle Parking — is required and intended to support the design and function of streets and open spaces and enhance the character of the Ivy District as a pedestrian and bicyclist focused neighborhood. Bicycle parking shall be made of durable and vandal -resistant materials such as stainless steel or powder -coated steel or other heavy duty materials where appropriate. Bicycle parking shall be provided along the street/sidewalk. A minimum of two Bicycle racks (or combination of bicycle racks) that accommodate a minimum of 6 bicycles each shall be provided at each block of the development. The bicycle racks shall be located predominately near retail uses. Images showing appropriate examples of bike racks within the Urban Neighborhood/Commercial Transition, Highway Commercial and Clear Creek Zones America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 41 1T; Site Lighting — is intended to be attractive and visually engaging while providing public safety and enhancing the character of the Ivy District as a pedestrian focused neighborhood. Certain areas of the Ivy District neighborhood are intended to have lower lighting levels, such as the Clear Creek Sub District (CC) where it is important to minimize Tight pollution so as not to disturb wildlife and maintain a natural setting. The Ivy District shall develop a 'Master Lighting Plan' for review and approval by the City manager before submittal of their development application. Decorative Street and pedestrian scale lighting are encouraged to enhance the character and pedestrian focused neighborhood aesthetic. In general, no light pole shall exceed 25' in height. Images showing appropriate examples of bike racks within the Urban Neighborhood/Commercial Transition, Highway Commercial and Clear Creek Zones Tree Grates — are approved for use within the public realm for areas where street trees are required but walk -able space is limited. Tree Grates shall be constructed of ductile iron and be a minimum of 5 feet by 5 feet. Pedestrian Bridge — a pedestrian bridge is planned to span Clear Creek. The bridge will be a minimum of 10' in width. The span length will be determined based on the bridge's final location. Pedestrian Bridge will be made of a steel framework (painted or weathering steel) with wood or composite deck materials. Guard Rails and Hand rails will be required as well as ADA compatibility. Images showing appropriate examples of pedestrian bridge within the Clear Creek Zone America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 42 Civic Space — a 0.3 acre Civic Space is planned within the expanded median of Parkview Terrace. This space will serve as a gathering, recreation and pedestrian -centric space to serve the multi -family developments that surround it. It is envisioned that this space will be used for passive recreation and gathering as well as serve as a staging area for art fairs, farmers markets, and other small festivals that will attract uses from outside the immediate vicinity of this development. Within this area is planned a fountain/water feature, seating areas, specialty paving and landscape as well as dedicated spaces for kiosk vendors. Images showing appropriate examples of Civic Space within the Urban Neighborhood/Commercial Transition Zone D. Landscape Materials Street Trees — Street trees shall be required on streets in the Ivy District. Street trees shall be planted no closer than 3 feet from edge of curb (unless tree is planted within a tree well utilizing a tree grate). Street Trees shall be a minimum of 4 inches (caliper diameter) as measured 12 inches from the base of the root ball and shall be a minimum of 12 feet tall at the time of planting. Street Trees shall be planted an average of 30 feet on center along all pubic streets. Multi -trunked trees are not acceptable for Street Tree Planting. Street Trees shall be planted in a planting area no less than 40 square feet or 25 square feet if Tree Grates are utilized. Boulevard Trees — Boulevard Trees shall be required in the median and spacing and species type shall be maintained along the street. Boulevard Trees shall be a minimum of 4 inches (caliper diameter) as measured 12 inches from the base of the root ball and shall be a minimum of 12 feet tall at the time of planting. Boulevard Tree plantings within the median shall follow spacing and offset requirements of Section 4.2.3.9 of the Pearland UDC. Planted Areas — Where visible from the street and alleys, all unpaved ground areas shall be planted with low growing shrubs or ground cover, ornamental grasses, turf or combination thereof. Turf Grass shall be installed as solid sod. Seeding will not be accepted (excludes turf establishment within Clear Creek District). Species — Landscape Materials shall include plants from the approved list of ground cover, vines, perennials, shrubs, and trees plant list in Chapter 4 (Site Development) Section 4.2.2.5 and the Replacement Tree List in Chapter 4 (Site Development) Section 4.2.3.9 of the Pearland UDC. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 43 J - Signage Standards: A. Introduction Signage helps to highlight the identity of businesses while enhancing the appearance of the streetscape and should be of a creative and engaging nature at the Ivy District. Except as specifically listed below, and in Table J.1 on the following page, all other signage and sign standards must comply with Chapter 4 Site Development, of the most recent City of Pearland UDC, City Standards and the Texas Municipal Uniform Traffic Control Devices, latest edition. The signage standards and guidelines in this part shall apply to all signs in the Ivy District. B. Signage Design Controls Standards A. Overall (1) No billboards, roof signs, back -lit box signs, or flashing signs, are permitted. Where possible, exposed junction boxes, lamps, tubing, conduits, or raceways are not permitted. (2) Signage is intended to address the pedestrian level and no portion of any sign may extend more than twenty-five (25') above sidewalk grade. B. Signage Area (1) Sign area is defined as the area of a sign that is used for display purposes excluding small supports. Sign area shall be computed on the basis of a rectangle large enough to frame the display or text. (2) Retail wall signs on buildings shall not exceed three square feet (3 sf) per linear foot of retail frontage or forty-five square feet (45 sf); whichever is lower for each street frontage. C. Signage Types (1) One projecting sign per every thirty linear feet (30') of retail is permitted. Each primary projecting sign for retail tenants shall not exceed twenty-four square feet (24 sf) in area, and if a single tenant maintains more than thirty linear feet (30') of street frontage, each additional sign shall not exceed ten square feet (10 sf). Corner businesses are allowed one primary projecting sign per street frontage. Three-dimensional projecting signs shall not exceed forty-eight cubic feet (48 cf) in volume. Parking directional signs shall not exceed an area of fifteen square feet (15 sf). (2) Signage on awnings is permitted in lieu of projecting signs and must not exceed thirty square feet (30 sf) of sign area. Signage on awnings shall be on the valance portion of the awning. (3) Residential wall signs shall not exceed twenty square feet (20 sf) Residential projects may utilize signage on awnings over the primary multi -unit entryway. Copy areas on awnings shall not exceed thirty square feet (30 sf). Guidelines The following guidelines complement Signage Design Standards in Section 8.1 of this part. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 44 A. Overall (1) Consistency among signs within the Ivy District is encouraged to create visual harmony between signs, buildings, and other components of the district. (2) Compatibility between signage, architectural and site design features are encouraged within the Ivy District. (3) Signage that is in character with planned and existing uses is encouraged to create a unique sense of place. (4) Multi -tenant commercial uses are required to develop a unique set of sign regulations in conjunction with development standards. Signage Design Controls Table 1.1 Sign Type Wall (Building or Attached) Signs Monument Signs Window Signs Predominatel y Non. Residential Areas P P P Predominately Residential Areas P (Commerci al and live - work uses only) P P (Commerci al and live - work uses only) Standard For all first floor commercial uses (retail, office and restaurant): One sign per tenant space; area to be calculated at 15 sq. feet per linear foot of public street frontage for the tenant space with a maximum of 100 sq. ft per tenant. Second and upper floor commercial uses may also be permitted one second floor wall sign per tenant space per public street frontage; area to be calculated at 15 sq. feet per linear foot of second or upper floor frontage along that public street with a maximum of 125 sq. feet. Institutional uses (non -profits and churches): One sign per tenant space; area to be calculated at 1.5 sq. feet per linear foot of public street frontage with a maximum of 100 sq. feet. Live -Work and Home occupations: One sign limited to an area of 20 sq. feet max. Building sign may encroach a maximum of 12" on to a sidewalk while maintaining a vertical clearance of 8 feet from the finished sidewalk. Building signs may be externally lit. Marquee signs as only permitted as specified below. One monument sign at the project entry for the purposes of identifying the project or district. Shall be only permitted as signage for the entire Ivy District Development and shall only be used as a way finding element along SH 288. The purpose of the Monument signs will be to indicated the location of the development from vehicular traffic and as such, shall be limited to no higher than 50 feet Smaller monument signs within the development are permitted within medians to indicate specific uses and serve in a way finding/branding capacity and shall be limited to 15 feet in height. Addresses, closed/open signs, hours of operation, credit card logos, real estate signs, and now hiring signs: Mannequins and storefront displays of merchandise sold; and Interior directory signage identifying shopping aisles and merchandise display areas; Shall be in compliance with the Pearland Unified Development Code, Latest Edition, except as modified by this PD document; One per building (commercial and mixed use buildings only). America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 45 Signage Design Controls Table J.2 Sign Predominately NonResidential Type Areas Predominately Residential Areas Standard Building Blade Signs P P (Commercial and live -work uses only) Area = 30 sq. feet maximum per sign face. May encroach a maximum of 6 feet over a sidewalk, but shall not encroach over any parking or travel lane. Building blade signs may be attached to the building at the corners of building or along any street facing facade above the first floor facade. One per commercial tenant space (retail, office, or residential use). Tenant Blade Signs p P (Commercial and live -work uses only) Area = 16 sq. feet maximum per sign face. May encroach a maximum of 4 feet over a public sidewalk, but shall not encroach over any parking or travel lane. Tenant blade signs shall be oriented perpendicular to the building facade and hung under the soffit of an arcade or under a canopy/awning or attached to the building facade immediately over the first floor tenant space while maintaining a vertical clearance of 8 feet from the finished sidewalk. Marquee Signs P NP Permitted for theaters, auditoriums, and other public gathering venues of 100 persons or more. Marquee signs shall be attached to the building or located above or below a canopy only. Area = 100 sq. feet maximum. Message board may be changeable copy (electronic and non -electronic) and shall be limited to 25% of the sign area. Electronic message boards shall be non -flashing, nor shall flashing lights of any kind be permitted. As required by Pearland UDC — latest edition. Electric Marquee signs shall have an accessible disconnect switch and shall be labeled to indicate the voltage and amperage of electrical circuits connected to the sign. For Sale/For Lease Signs P P Same as the City of Pearland Sign Regulations. Address Signs P P Same as the City of Pearland Sign Regulations. Temporary Construction Signs P P Same as the City of Pearland Sign Regulations. Banners P P Same as the City of Pearland Sign Regulations. Permitted only for retail, service, or restaurant uses. Limited to 12 sq. feet per sign face per storefront. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 46 Signage Design Controls Table J.3 Sign Type Predominate) y Non- Residential Areas Predominatel y Residential Areas Standard Sandwich Board Signs P P (Commercia I and live- work uses only) Sign may not exceed 4 feet in height. A minimum of 6 feet of sidewalk shall remain clear. Chalkboards may be used for daily changing messages. Readerboards (electronic and non -electronic) shall be prohibited. Sign shall be removed every day after the business is closed. Sign shall remain out of the public R.O.W. Permitted only with approval of the City. Must allow for 8 ft. clear height below banner. Max 10 sq. feet per sign face. Light PoleP Banners P Limited to one per light pole. All light pole banners shall be approved by the appropriate utility company prior to consideration by the City. Light pole banners shall be limited to publicize community -wide events, holiday celebrations, public art, and other community events. Light pole banners shall have a unified design for the entire district. Directory(Commercia Signs P P 1 and live- work uses only) Shall be allowed for all multi -tenant commercial and mixed use buildings only. One directory sign per multi -tenant building limited to 12 sq. feet in area. Design of the sign shall be integral to the facade on which the sign is to be affixed. Pole Signs NP NP LED Signs P P LED technology is permitted for use within the development so long as the display or image remains generally static. Flashing, scrolling or video features are not permitted. LED technology is permitted as part of any monument sign so long as the LED component/message area does not exceed 25% of the overall facade or elevation of the sign of which it is a component and meets current UDC requirements for electronic signs America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 47 K - Regulating Plan: eeeeeeeeee ea$ 48 For Standards not included or addressed in this PD, all requirements of the UDC will apply accordingly: • For Townhome Section — TH Townhouse Residential District • For Multi -Family and CCRC/Condo — MF Multiple Family Residential District • For other Commercial —GB General Business Retail District or GC General Commercial District Whenever there are one or more conflicting provisions in the PD and Unified Development Code, the more stringent provision or provisions shall apply. America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 49 L- Amenity Plan A. Introduction This part establishes the Public Open Space and Private Open Space Design Controls for Ivy District. The Public Open Space Design Plan may designate several areas for proposed Public Open Space types within Ivy District. The detailed Public Open Space Design Controls for each type are included in this portion of the PD document. A "Master Open Space and Landscape Plan" shall be prepared based on the design controls in this part. B. Public Open Space Design Controls The design of Public Open Space shall be regulated by the Public Open Space standards herein which shall create a network of open spaces that recognizes the natural qualities of the area while providing a range of both passive and active recreational opportunities. These opportunities are accommodated in a variety of spaces ranging from larger parks to neighborhood -scaled greens to urban squares, plazas and gardens. The open space network will be serviced by an interconnected network of trails and paths for pedestrians and bicyclists alike. C. Standards a. Overall (1) Areas designated as publicly accessible open space at the Ivy District will be included in final plans. Publicly Accessible Open Space at The Ivy District, excluding residential areas and associated courtyards, must be publicly accessible during normal operating hours. (2) Building structures may be permitted within areas designated as Dedicated Open Space. Some permitted buildings may include open-air park pavilions, and temporary vendor facilities for arts and cultural events. (3) All amenities located in the Public Open Spaces shall also meet the standards of the Harris and Brazoria County Flood Control District. Public use of amenities that overlap with the Hams and Brazoria County Flood Control District water shed space shall be approved by both the Harris and Brazoria County Flood Control Districts prior to submittal of a plat application. b. Clear Creak Recreational Park The Clear Creek Recreational Park may be defined by multi -use pathways, as well as landscaped open space. It may include limited hardscape areas with benches and areas for casual seating. It may include restroom facilities and water fountains in a convenient location for users and available infrastructure. Where necessary, it may be lined to reduce erosion and protect the existing slope south of the stream. c. Greens, Squares and Plazas Areas throughout the 48.5 acre campus will be appropriately designed with passive recreation areas. The major pedestrian plaza will be located within the median of Parkview Terrace Drive. This civic space will include special paving and a seating areas and intensive landscaping. This area will be a space for America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 50 public art, outdoor fountains, festivals and outdoor dining. Additionally, a Targe stand of mature trees located within the townhouse development will be preserved as a green for the town home neighborhood. Landscape throughout the mixed use campus will consist of lawns, trees, and shrubs planted in formal patterns and furnished with paths and benches. Shaded areas for seating shall be provided where appropriate America Modern Green Development (Houston) LLC Ivy District — Planned Development DRAFT — 4/1/2016 51 Proposed Amenity and Pedestrian Zone Improvements Table H.5 ITEM QUANTITY URBAN NEIGHBORHOOD/COMMERCIAL TRANSITION SUB DISTRICT Tian Realm Improvements UNITS DESCRIPTION ESTIMATED COST PER UNIT ESTIMATED TOTAL COST 6' Concrete Sidewalk (MF Block) 1400 LF Perimeter Sidewalks along Spectrum, Promenade & Modern Green $ 42.00 $ 58,800.00 8' Concrete Sidewalk (MF Block) 275 LF Perimeter Sidewalks along Parkview Terrace $ 56.00 $ 15,400.00 Pedestrian Realm Paving (ME Bbck) 5200 SF Expanded Paving surrounding Retail $ 14.00 $ 72,800.00 6' Concrete Sidewalk (Condo/CCRC Block) 1450 LF Perimeter Sidewalks along Spectrum, Green Ivy & Modern Green $ 42.00 $ 60,900.00 8' Concrete Sidewalk (Condo/CCRC Block) 1300 LF Perimeter Sidewalks along Parkview Terrace $ 56.00 $ 72,800.00 Pedestrian Realm Paving (Condo/CCRC Block) 4300 5F Expanded Paving surrounding Retail $ 14.00 $ 60,200.00 6' Sidewalk (Townhome Block) 750 LF Perimeter Sidewalks along Modern Green & Promenade $ 42.00 $ 31,500.00 6' Sidewalk (Townhome Block) within Pocket Park 300 LF 5 42.00 $ 12,600.00 Shade Pavilion within Pocket Park 1 EA 24' Diameter (450 sf. Min) $ 40,000.00 5 40,000.00 Benches, Picnic Tables, Receptacles within Pocket Park 1 AL 5 15,000.00 $ 15,000.00 Crosswalks 12 AL Paver treatment at main Intersection crossings $ 15,000.00 $ 180,000.00 Specialty Street Lighting 100 EA Architectural Street Lights (assuming 45' spacing). Final quantity will be determined by lighting plan. $ 5,500.00 $ 550,000.00 Specialty Paving 6500 SF Civic Space • Parkview Terrace $ 14.00 $ 91,000.00 Fountain 1 AL Civic Space- Parkview Terrace $ 50,000.00 $ 50,000.00 Benches 6 EA Located throughout the pedestrian realm $ 2,50000 $ 15,000.00 Trash Receptacles 6 EA Located throughout the pedestrian realm 5 1,500.00 $ 9,000.00 B -P Street Trees (4" Caliper) 135 EA From approved City Street Tree List $ 450.00 $ 60,750.00 Street Trees (6' Caliper) 31 EA From approved City Street Tree List $ 1,200.00 5 37,200.00 Tree Grates 12 EA For trees within paving surrounding Retail 5 1,500.00 5 18,000.00 Palm Trees (14' HT) 8 EA Palm Trees within Civk Space within Parkview Terrace $ 8,500.00 $ 68,000.00 Median Trees (4" Caliper) 17 EA Trees in median of Spectrum Blvd. $ 450.00 $ 7,650.00 R.O.W. Planting (shrubs and groundcover) 6000 SF Intensive Landscape within ROW to enhance pedestrian realm 5 4.50 5 27,000.00 R.O.W. Planting (shrubs and groundcover) 6000 SF Intensive Landscape within ROW to enhance arrival experience (Spectrum Median) 5 4.50 $ 27,000.00 Turf Establishment (within ROW) 45000 SF Turf from back of curb to sidewalk $ 0.75 5 33,750.00 Irrigation System 1 AL $ 75,000.00 $ 75,000.00 SUBTOTAL $ 1,689,350.00 HIGHWAY COMMERCIAL SUB -DISTRICT Streetsed Pedeetrfao R.UnI 1provements 6' Concrete Sidewalk (Highway Commercial) 1200 LF Perimeter Sidewalks along Spectrum, Modern Green & Green Ivy $ 42.00 $ 50,400.00 Benches 4 EA Located throughout the pedestrian realm $ 2,500.00 5 10,000.00 Receptacles 4 EA Located throughout the pedestrian realm $ 1,500.00 $ 6,000.00 Crosswalks 4 AL Paver treatment at main intersection crossings 5 15,000.00 $ 60,000.00 Specia Street 1 htin 30 EA Architectural Street Lights (assuming 45' spacing). Final uant will be determined b 1' hti plan. 5 5,500.00 $ 165,000.00 Street Trees (4' Caliper) 60 EA From approved City Street Tree List $ 450.00 $ 27,000.00 Median Trees (4" Caliper ) 9 EA Trees in median of Spectrum Blvd. $ 450.00 $ 4,050.00 R.O.W. Planting (shrubs and groundcover) 1200 5F Intensive Landscape within ROW to enhance arrival experience (Spectrum Median) $ 4.50 $ 5,400.00 Turf Establishment (within ROW) ' 20000 SF Turf from back of curb to sidewalk $ 0.75 $ 15,000.00 Irrigation System 1 AL $ 35,000.00 5 35,000.00 CLEAR CREEK SUB -DISTRICT and Open Space Improvements SUBTOTAL $ 377 850.00 6' Concrete Sidewalk (Clear Creek) 700 LF Perimeter Sidewalks along Modern Green $ 42.00 $ 29,400.00 8' Multi -Use Walk 2500 LF Recreational Trail around lake $ 56.00 $ 140,000.00 Pedestrian Bridge 1 EA Pedestrian Bridge over Clear Creek $ 250,000.00 $ 250,000.00 8' Trail Connection to Existing LKMD Trail 650 LF Off -Site Improvement from Ivy to LKMO Trail $ 56.00 $ 36,400.00 Shade Pavilion 1 EA 24' Diameter (450 sf. Min) $ 40,000.00 $ 40,000.00 Small Playground and associated work 1 AL Play structure, fall surfacing and edging $ 75,000.00 $ 75,000.00 Benches 5 EA Benches every 500' along Recreational Trail $ 2,500.00 $ 12,500.00 Receptacles 5 EA Receptacles every 500' along Recreational Trail $ 1,500.00 $ 7,500.00 Pedestraln Lighting along Trail 25 EA Architectural Pedestrian Lights (assuming 100' spacing). Final quantity will be determined by lighting plan. $ 3,500.00 $ 87,500.00 Trees (3" Caliper) 50 EA Spread Throughout the Park and Open Space Area $ 400.00 $ 20,000.00 Amenity Pond Fountains 2 EA For aesthetic and aeration purposes $ 7,500.00 5 15,000.00 Turf Establishment 8 AC Seeding for Turf Establishment $ 8,500.00 $ 68,000.00 SUBTOTAL GRAND TOTAL $ 78 300.00 $ 2,848,500.00 0 RETAIL 'A'-8,000S.F. MIN Is RI I\n.'fi'-2,600 S.F. MIN TO I \I • 21,200 S.F. MIN HIGHWAY COMMERCIAL ZONI OPEN SPACE! 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