Colony Park Sustainable Communities Initiative

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE

DECEMBER 2014

MASTER PLAN AND DESIGN GUIDELINES

ACKNOWLEDGEMENTS PARTNERS

SPONSOR

CONSULTANT TEAM

FARR A S S O C I A T E S Architecture | Planning | Preservation

hatch + ulland owen architects

GROUP SOLUTIONS

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

COMMUNITY ADVISORY COMMITTEE Anne-Marie McKaskie

Margarita Decierdo

Barbara Scott

Melvin Wrenn

Colony Park Neighborhood Association Colony Park Neighborhood Association

Brandon Reed

Black Improvement Association

Lakeside Lakeside

Clifford May

Cavalier Park

Chasity Larios

Mary Riggs

Christina Tapia

Maurice Gipson

Joe Tapia

Sheila Henry

Jose Carrasco

Tisun Wing

Agave Neighborhood Association Lakeside Lakeside

LBJ High School

Andy Roddick Foundation Colony Park Neighborhood Association LBJ High School Woodlands

Helen Miller Lakeside

TECHNICAL ADVISORY GROUP Austin Energy - Green Building Austin Energy Austin Housing Finance Corporation Austin Fire Department Austin Police Department Austin Resource Recovery Austin Water Utility CAMPO CAPCOG Capital Planning Office Capital Metro Code Enforcement Colony Park Neighborhood Association Community Court Community Development Commission Community Public Information Office

TABLE OF CONTENTS

Contract and Management Economic Growth and Redevelopment Services Fleet Services Health and Human Services Dept Library Neighborhood Housing and Community Development Office of Homeland Security and Emergency Management Office of Sustainability Parks and Recreation Department Planning and Development Review Department Public Works Small Minority Business Resources Transportation Department University of Texas - Public Engagement Watershed Protection Department

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TABLE OF CONTENTS MASTER PLAN

PART 1 MASTER PLAN 7

Page 7

MASTER PLAN Page 7

Chapter 1: Guiding Principles and Community Vision

MASTER PLAN

9

MASTER MASTER PLAN

Page 7

Page 7

Page 7

MASTER PLAN

Page 7 PLAN

Chapter 2: Policy Framework for Five-Census Tracts (27 Sq. Mi.) MASTER PLAN

19

Chapter 3: Land Development Master Plan (208 acres)

27

5 CENSUS TRACTS (27 SQUARE MILES)

Page 7

Chapter 4: Parks Master Plan (93 acres)

5 CENSUS T (27 SQUARE

5 CENSUS TRACTS (27 SQUARE MILES)

5 CENSUS TRACTS (27 SQUARE MILES)

DISTRICT PARK PLAN 5 CENSUS TRACTS MASTER PLAN 5 CENSUS TRACTS (208 ACRES) (27 SQUARE MILES) (93 ACRES) (27 SQUARE MILES) MASTER PLAN DISTRICT PARK PLAN

55

(208 ACRES)

(93 ACRES)

DESIGN GUIDELINES

5 CENSUS TRACTS MASTER PLAN Page 57 DESIGN GUIDELINES (20857ACRES) (27 SQUARE MILES) Page

DISTRICT PARK PLAN (93 ACRES)

MASTER PLAN (208 ACRES)

DESIGN GUIDELINES Page 57

PLACES

MOBILITY, BLOCKS STREETS, & INFRASTRUCTURE

PLACES MOBILITY,

STREETS, & INFRASTRUCTURE

DISTRICT PARK PLAN (93 ACRES)

DESIGN GUIDELINES

PART II DESIGN GUIDELINES 59

Page 57

MASTER PLAN PLACES (208 ACRES)

MASTER PLAN (208 ACRES)

MOBILITY, STREETS, & INFRASTRUCTURE

IMPLEMENTATION PLAN

LOTS & BUILDINGS

BLOCKS LOTS & BUILDINGS

MASTER PLAN (208 ACRES)

IMPLEMENTATION PLAN DISTRICT PARK LOTS & PLAN Page 223 BUILDINGS (93 ACRES)

Page 223

BLOCKS

DESIGN GUIDELINES Page 57

DISTRICT PARK PLAN IMPLEMENTATION PLAN Page 223 (93 ACRES)

Chapter 5: Places 61 DESIGN GUIDELINES Page 57

Chapter 6: Mobility, Streets, Water and Infrastructure DESIGN GUIDELINES Page 57

95 PLACES

Chapter 7: Blocks 137 PLACES

MOBILITY, STREETS, & INFRASTRUCTURE

Chapter 8: Lots and Buildings 153 PLACES

MOBILITY,

BLOCKS

STREETS, & Chapter 9: Technical Appendix 211 INFRASTRUCTURE

MOBILITY, STREETS, & INFRASTRUCTURE

PLACES

MOBILITY, STREETS, & INFRASTRUCTURE

BLOCKS

IMPLEMENTATIO

LOTS & BUILDINGS

BLOCKS

IMPLEMENTATION PLAN Page 223

LOTS & BUILDINGS

IMPLEMENTATION PLAN Page 223

IMPLEMENTATION PLAN Page 223

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L BU

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

Page 223

ORGANIZATION BY SCALE This document is organized into two parts: Master Plan and Design Guidelines. The document provides a development framework, starting at the Five Census Tracts level and culminating with the Design Guidelines to guide development through the lot level.

MASTER PLAN Page 7

5 CENSUS TRACTS (27 SQUARE MILES)

MASTER PLAN (208 ACRES)

DISTRICT PARK PLAN (93 ACRES)

DESIGN GUIDELINES Page 57

PLACES

MOBILITY, STREETS, & INFRASTRUCTURE

BLOCKS

LOTS & BUILDINGS

IMPLEMENTATION PLAN Page 223

TABLE OF CONTENTS

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

PART I MASTER PLAN This document is the culmination of a 3-year community planning process that engaged hundreds of community stakeholders, municipal staff and elected officials. Its preparation took thousands of hours of conference calls, meetings, drawing, writing and editing and was completed in record time. The document is expected to be influential for the next 10 to 20 years.

A primary purpose of this document is to guide the development of 208 acres owned by the Austin Finance Housing Corporation on the City’s Northeast side. That development guidance is provided by a Master Plan and Design Guidelines, subdivision and Regulating Plans to inform the entitlement process and engineering design for a first phase of streets and infrastructure. The built project will “incorporate best practice strategies for energy-efficient building design, water conservation and zero-waste technology and standards to create a model sustainable and livable mixeduse, mixed-income community.”

While the most detailed guidance is provided for the 208 acres, the guidance here is intended to produce a “halo effect” having positive impacts for the surrounding community, in particular the five Census tracts immediately surrounding the project site. In addition to the 208 acres of undeveloped land, this plan includes a park master plan for Colony Park District Park- 93 acres of parkland that provide an unparalleled opportunity to connect the community and provide a center.

Chapter 1: Guiding Principles and Community Vision

9

Chapter 2: Policy Framework for Five-Census Tracts (27 Sq. Mi.)

19

Chapter 3: Land Development Master Plan (208 acres)

27

Chapter 4: Parks Master Plan (93 acres)

55

PART I

MASTER PLAN

Chapter 1: Guiding Principles and Community Vision

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

Chapter 1

GUIDING PRINCIPLES AND COMMUNITY VISION Guiding Principles 10 Community Vision 14

In collaboration with the Community Advisory Committee, a vision statement will lead decision-making for the Colony Park Sustainable Communities Initiative (CPSCI).

“We seek to create a healthy, safe and active community where families and neighbors enjoy an ever-improving quality of life supported and sustained through education; cultural enrichment; job growth and business opportunities; shared prosperity; mobility choices; neighborhood amenities and recreation.�

CPSCI Community Vision Statement Date Written: March 18, 2014

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Chapter 1: Guiding Principles and Community Vision

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GUIDING PRINCIPLES THE PARTNERSHIP FOR SUSTAINABLE COMMUNITIES : DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT, DEPARTMENT OF TRANSPORTATION, ENVIRONMENTAL PROTECTION AGENCY The Colony Park Sustainable Communities Initiative (CPSCI) , is funded through a U.S. Department of Housing and Urban Development (HUD) Sustainable Communities Challenge Grant made available through the Partnership for Sustainable Communities. The Partnership for Sustainable Communities is an unprecedented collaboration between the U.S. Department of Housing and Urban Development, the U.S. Department of Transportation, and the U.S. Environmental Protection Agency with the goal of creating truly sustainable communities: places that “have a variety of housing and transportation choices, with destinations close to home. As a result, they tend to have lower transportation costs, reduce air pollution and stormwater runoff, decrease infrastructure costs, preserve historic properties and sensitive lands, save people time in traffic, be more economically resilient and meet market demand for different types of housing at different price points.”

“The Partnership for Sustainable Communities works to coordinate federal housing, transportation, water, and other infrastructure investments to make neighborhoods more prosperous, allow people to live closer to jobs, save households time and money, and reduce pollution. The partnership agencies incorporate six livability principles into federal funding programs, policies, and future legislative proposals.”

DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT LIVABILITY PRINCIPLES

In 2009, HUD issued a list of six livability principles that has guided the work of the Partnership for Sustainable Communities ever since. They are: • • • • • •

Provide More Transportation Choices Promote Equitable, Affordable Housing Enhance Economic Competitiveness Support Existing Communities Coordinate and Leverage Federal Policies and Investment Value Communities and Neighborhoods

Fore more information, please refer to www.sustainablecommunities.gov/index.html.

PROJECT GOALS The Sustainable Communities Planning Grant identified three core project goals: • • •

Further land-use planning and development of 208 acres of publicly-owned land at Colony Park inspired by the U.S. Department of Housing and Urban Development (HUD) Livability Principles Foster cross-department/agency coordination and create successful models of comprehensive systems change to support sustainable and equitable development Support capacity building and community transformation goals of Colony Park area residents and stakeholders

In support of the HUD Livability Principles, a vision statement and supporting principles (drawn from Imagine Austin and One Planet Living) are outlined here. To the extent possible, the CPSCI Master Plan and accompanying Design Guidelines are rooted in evidence-based sustainability metrics to ensure that principles, policies, and the vision are not only implemented but tracked to ensure efficiency and to make the most of limited resources.

The essence of the HUD Livability Principles is reinforced in the One Planet Principles, developed by One Planet Communities, and in the City of Austin’s ‘Imagine Austin’ principles. These Principles are further advanced by introducing several metric standards, such as the U.S. Green Building Council’s LEED™ and Austin Energy Green Building rating systems that can be employed to track alignment around the broad principle themes, and offer specific strategies to integrate into the project as it transitions from CPSCI Master Plan phase to master development implementation phase. For more information in regards to these metric standards, please refer to Green Building Practices in Chapter 8.

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

IMAGINE AUSTIN PRINCIPLES The City of Austin continues to set social, cultural, and environmental goals. The CPSCI stands to be a successful demonstration of many of these. The centerpiece of Austin’s future planning efforts is the Imagine Austin Plan. Adopted in June 2012, the Imagine Austin Comprehensive Plan establishes a broad policy framework for creating a more sustainable city. This framework is contained in the plan’s vision, policies, actions, and Growth Concept Map. These elements of Imagine Austin are summarized in its six core principles for action: • • • •

Grow as a compact, connected city Integrate nature into the city Provide paths to prosperity for all Develop as an affordable and healthy community

• •

Sustainably manage water, energy and other environmental resources Think creatively and work together

(Source: Imagine Austin, Pg. 10-11)

Central to becoming a more sustainable city is the establishment of complete communities throughout Austin. These are communities providing easy access to people’s daily needs. This is a central feature of the CPSCI Master Plan. Building upon the Imagine Austin principles, the CPSCI Master Plan seeks to be:

Overview Overview Overview

Imagine Austin Vision

Source: Imagine Austin Comprehensive Plan (2012)

KEY Existing Open Space Job Center Neighborhood Center Town Center Activity Corridor High Capacity Transit Existing Roadways ETJ City Limits Project Site Study Area

CPSCI PROJECT SITE

1 Mile

N

Imagine Austin Key Centers

Source: Imagine Austin Comprehensive Plan (2012)

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OTHER AUSTIN GOALS In addition to Imagine Austin, the City of Austin has enacted several other policy initiatives that are aligned with and reinforce the CPSCI’s broad goals and principles, and for which the CPSCI Master Plan can become a recognized example of their implementation. They include:

AUSTIN CLIMATE PROTECTION PLAN

The Austin Climate Protection Plan will make Austin the leading city in the nation in the fight against global warming. The broad elements of the plan to reduce greenhouse gas (GHG) emissions include: • All City of Austin facilities, vehicles, and operations to be completely carbon-neutral by 2020.

• Energy Generation Planning – reduce Austin’s total energy use to 800 megawatts and increase the renewables portfolio to 35% of the power mix by 2020.

• Energy Efficiency – enforce energy efficiency codes on current homes, commercial buildings and new construction.

• Achieve zero net-capable new single family homes and increased energy efficiency in all other new construction by 75% by 2015.

• Achieve net zero community-wide greenhouse gas emissions by 2050.

AUSTIN ENERGY GREEN BUILDING (AEGB)

In 1991, AEGB developed the first rating system in the U.S. for evaluating the sustainability of buildings. Today AEGB operates commercial and residential green building rating programs, education programs, and assists with development of local energy code.

AUSTIN GREEN ROOF ADVISORY GROUP (No Longer Active)

This advisory group recommended policies (including incentives) to encourage appropriate green roofs, and developed a five-year policy implementation plan through 2015.

AUSTIN PARKS DEPARTMENT LONG-RANGE MASTER PLAN

The following goals and objectives reflect the philosophy of the Parks and Recreation Department (PARD) regarding the design, development and management over 18,000 acres of parkland throughout Austin. With this committed management philosophy, PARD strives to ensure: • Provide safe and accessible parks and facilities to all citizens • Provide a diversity and sufficiency of recreational opportunities • Design and maintain parks and facilities to achieve environmental sustainability • Foster collaboration, coordination, and partnerships throughout the community • Employ an ongoing system of organizational evaluation • Improve maintenance and operational efficiency throughout the park system

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AUSTIN RESOURCE RECOVERY’S MASTER PLAN

The Austin City Council endorsed Zero Waste as a significant goal for the City and in doing so acknowledged that disposing of waste is not inevitable.

By approving the Zero Waste Strategic Plan (Strategic Plan), the City Council established three major benchmark goals for achieving Zero Waste: • Reducing by 20 percent the per capita solid waste disposed to landfills by 2012 (17% reduction achieved from January 2009 through October 2011), • Diverting 75 percent of solid waste from landfills and incinerators by 2020, and • Diverting 90 percent of solid waste from landfills and incinerators by 2040

BICYCLE MASTER PLAN

The Austin 2009 Bicycle Plan Update is a set of goals, objectives, and actions to be completed over the next 10 years to transform Austin into a world-class bicycling city.

• Increase citywide workforce commuter bicycle mode to 2% by 2015 and to 5% by 2020.

• Increase central city workforce commuter bicycle mode to 8% by 2015 and to 10% by 2020.

• Maintain number of bicycle-motor vehicle crashes through 2015 and reduce bicycle-motor vehicle crashes 5% by 2020.

BICYCLE AND URBAN TRAILS MASTER PLAN

The City of Austin is currently developing a connected and comprehensive system of urban trails and cycle tracks and aligns design standards.

COMMUNITY HEALTH IMPROVEMENT PLAN (CHIP)

The Steering and Core Coordinating Committees participated in a prioritization activity and identified the following priority health issues that would be addressed in the CHIP: • Priority Area 1: Chronic Disease – Focus on Obesity

o Goal 1: Reduce burden of chronic diseases caused

by obesity among Austin/Travis County residents.

• Priority Area 2: Built Environment – Focus on Access to Healthy Foods

o Goal 2: All in our community have reasonable

access to affordable quality nutritious food.

• Priority Area 3: Built Environment – Transportation

o Goal 3: Local and regional stakeholders will

collaboratively increase accessibility to community

resources via safe, active transportation.

• Priority Area 4: Access to Primary Care and Mental/Behavioral Health Services - Focus on Navigating the Healthcare System

o Goal 4: Expand access to high-quality behaviorally

integrated patient-centered medical homes for all persons.

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

COMMUNITY WILDLIFE HABITAT PROJECT

Rewards the creation of spaces for flora and fauna to thrive; Austin was recognized as a National Wildlife Federation (NWF) and was certified community in 2009.

COMPREHENSIVE URBAN FOREST PLAN

This plan provides a framework for the City to use as a guide for managing the public urban forest over the next 20 years.

REVISED WATER USE MANAGEMENT PLAN

On August 16, 2012, the Austin City Council voted 6-0 to revise Austin’s water use management strategy. This strategy is made up of two parts: the Water Conservation Code and the Drought Contingency Plan. Both documents together outline how commercial and residential customers of the City’s water utility may use water in and around their homes and businesses.

ONE PLANET PRINCIPLES BioRegional and the World Wildlife Fund (WWF) have created a global initiative called One Planet Living to incorporate sustainability into everyday life. One Planet Living provides a framework for addressing social issues, such as happiness, equity and culture. Based on current data, if everyone on the planet lived the way Americans do, we would need five planets to support us. One Planet Living offers principles to live more sustainably in recognition that we only have one planet on which to live. For the CPSCI, the ten principles (as shown below) have been used to create customized recommendations for sustainable development and sustainable living.

Health + Happiness

SUSTAINABLE SITES INITIATIVE

The Sustainable Sites Initiative (SITES™) aims to transform land development and management practices with the first national rating system for sustainable landscapes. The SITES program provides tools for those who influence land development and management practices and can address increasingly urgent global concerns such as climate change, loss of biodiversity, and resource depletion. The program is an ongoing collaboration between the American Society of Landscape Architects, the Lady Bird Johnson Wildflower Center at The University of Texas at Austin and the United States Botanic Garden in conjunction with a diverse group of stakeholder organizations.

The City of Austin is deeply committed to sustainable growth and development. “Imagine Austin,” the City’s guiding Comprehensive Plan (adopted June 2012) identifies several priorities that are in alignment with the SITES initiative. Among the plan’s top priorities are an investment in green infrastructure to protect environmentally sensitive areas; a commitment to integrate nature into the city; as well as plans to protect and improve the health of the city’s watershed.

The SITES initiative outlines key benchmarks, measures, and goals that represent the latest thinking and best practices in sustainable land development. Studio Balcones recommends drawing from SITES in order to ensure that Colony Park reflects these best practices and can serve as a model in sustainable development that furthers Austin’s position as a leader in green growth.

WATERSHED MASTER PLAN

Protection Ordinance is the result of a resolution approved by City Council on January 13, 2011.

The Watershed Master Plan assesses erosion, flood and water quality problems in Austin. It also prioritizes and implements effective solutions that address all three problems. Solutions include projects, programs and regulations. On October 17, 2013, the Austin City Council passed a new Watershed Protection Ordinance to improve creek and floodplain protection; prevent unsustainable public expense on drainage systems; simplify development regulations where possible; and minimize the impact on the ability to develop land. The Watershed

Residents are safer, in better shape + know their neighbors

Equity + Local Economy

New green jobs close to affordable homes, daycare + shopping

Culture + Community

Local artists, markets, concerts, and neighborhood events

Land Use + Wildlife

More nature to enjoy in the city, helping reduce habitat loss

Sustainable Water

Lower water + energy bills, cleaner water for wildlife + recreation

Local and Sustainable Food

Fresher, healthier diets that strengthen farms + community

Local and Sustainable Materials

Better indoor air quality, sustainable forestry + local jobs

Sustainable Transport

Safer streets, less traffic/smog, fitness from cycling + walking

Zero Waste

Smarter recycling, less packaging and using compost in gardens

Zero Carbon

Lower utility bills, future-proofed against rising energy costs One Planet Principles

Source: One Planet Living

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Chapter 1: Guiding Principles and Community Vision

13

COMMUNITY VISION PROJECT OVERVIEW The Colony Park neighborhood and Project Site lies approximately eight miles northeast of Downtown Austin. This area was annexed by the City of Austin in 1973 and much of the land surrounding the Study Area remains in unincorporated Travis County.

Many of the single-family homes in the neighborhood date to this period and shortly thereafter. Following attempts by a private developer to build a subdivision for manufactured homes, the Austin City Council, in 2001, purchased 258 acres of land near Loyola Lane and Colony Loop Drive.

Of that 258 acres, 50 were dedicated for parkland with jurisdiction of the land given to the Austin Parks and Recreation Department (PARD) which created a 93 acre tract of PARD-owned land (by adding to existing PARD land). The remaining 208 acres were transferred to the Austin Housing Finance Corporation (AHFC) for the development of low-income or moderate-income housing.

Between 2004 and 2007 the Austin Independent School District (AISD) constructed Overton Elementary School on a portion of the 50 acres of dedicated parkland. In addition, PARD commissioned the design and development of the Turner-Roberts Recreation Center, named after the late community leaders and civil rights activists Dorothy Turner and Velma Roberts. Opened in 2008, the Recreation Center was closed in July of 2011 due to structural deficiencies that rendered the building unsafe for occupancy. The Turner-Roberts Recreation Center was reopened in November of 2013.

ne r La cke De

Joh

nn yM

Spr

Big Walnut Creek Reserve

orr

ing

is R

dal

oad

eR

d

290

Northeast District Park

Walter E. Long Metro Park

Walter E. Long Lake

FM 9

69 (

East

of 1

83)

Loy ola

Lan

e

183

KEY

130

FM 9

73

Major Arterials Railroad Study Area

a or

do

l Co

N

Project Site

r ve

Ri

0

1/2

1 Mile

Lakes, Creeks & Streams Parks

Study Area

Source: Farr Associates, created May 1, 2014

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

COMMUNITY OUTREACH CITIZEN ADVISORY COMMITTEE

A Citizen Advisory Committee (CAC) was established for the project with representatives that included neighborhood associations, schools, and civic organizations within the Study Area. The role of the CAC was to: • • • • •

Advise the City of Austin and design team on policy matters and community issues to aid in the development of the CPSCI Master Plan Review draft plan elements and reports prepared by the design team Act as a “sounding board” for the City of Austin and design team Advise the City of Austin on public participation and involvement Promote the CPSCI Master Plan and its related activities and events

PUBLIC ENGAGEMENT TEAM

The Public Engagement Team (PET) is comprised of University of Texas Division of Diversity and Community Engagement and includes members of the Colony Park Neighborhood Association (CPNA), staff from the City of Austin, and faculty and students from the University of Texas at Austin (UT) and Austin Community College (ACC). This team carries out the community-based public engagement plan that illustrates how partnerships with local colleges and universities are successful to the contribution of outreach and public engagement. This relationship is formalized through an Interlocal Agreement approved by the Austin City Council. The work of the Public Engagement Team included the following: • • • • • • • • •

Service-Learning through UT-Austin and Austin Community College Public Workshop Publicity and Support Colony Park Community Survey Block Walking Community Wide Mailouts Neighborhood Meet and Greets Capacity Building Activities Community Forums Cultural Programming

¡El futuro de Colony Park está en sus manos!

TRABAJOS

TIENDAS

PARQUES

The future of Colony Park is in your hands!

REUNIÓN COMUNITARIO DE SERVICIOS

CASAS NUEVAS

CALLES SEGURAS

COLONY PARK

SÁBADO 19 DE OCT. PARKS 9am a 1pm GROCERIES

JOBS

TURNER-ROBERTS RECREATION CENTER 7201 Colony Loop Drive Austin, TX 78724

Almuerzo y Confraternización a la 1:00 pm

SERVICES

Colony Park Sustainable SAFE NEW HOMES www.ColonyParkATX.org Community Initiative

STREETS

COLONY PARK

La Ciudad de Austin está comprometida a cumplir con la Ley para Estadounidenses con Discapacidades. De ser solicitadas, se proveerán modificaciones razonables y acceso igualitario a las comunicaciones. El financiamiento es provisto a través del Departamento de Vivienda y Desarrollo Urbano de los Estados Unidos (HUD) y la Ciudad de Austin.

COMMUNITY WORKSHOP SATURDAY OCT. 19

9am - 1pm

TURNER-ROBERTS RECREATION CENTER 7201 Colony Loop Drive Austin, TX 78724

Lunch and Fellowship at 1:00 pm Colony Park Sustainable Community Initiative

www.ColonyParkATX.org

with the Americans with Disabilities Act. The City of Austin is committed to compliance through will be provided upon request. Funding is provided Reasonable modications and equal access to communications (HUD) and the City of Austin. the U.S. Department of Housing and Urban Development

Public Outreach Materials

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Chapter 1: Guiding Principles and Community Vision

15

OUTREACH TIMELINE Community Workshop #1 - October 19, 2013

Community Workshop #2 - December 9, 2013 2013 2014

CAC Design Charette - January 13-15, 2014

Community Workshop #3 - February 24, 2014

CAC/TAG Scheme Review - March 18, 2014

Community Workshop #4 - April 14, 2014

CAC/TAG Preview Master Plan - May 19, 2014

Master Plan Open House - June 23, 2014

PUD/PLAT/Construction Documents Approval Process July-December 2014

CAC: Community Advisory Committee TAG: Technical Advisory Group

Community Workshops 16

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

KEYPAD POLLING USED TO REVEAL COMMUNITY PREFERENCES At both the December 2013 and February 2014 workshops, participants were invited to take part in a keypad polling exercise.

Keypad Polling is a wireless polling technology in which participants punch in results on a keypad device. From these exercises, the CPSCI team was able to infer that participants prefer the following design strategies:

A FOUR STORY MAIN STREET

ENOUGH DENSITY TO SUPPORT WALK-TO RETAIL

A DIVERSITY OF HOUSING TYPES

ACCESSORY DWELLING UNITS

MODERATE STREET WIDTH

A TRANSIT-ORIENTED JOBS CENTER

HILLTOP PARKS

PARK FACILITIES

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Chapter 1: Guiding Principles and Community Vision

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

CHAPTER 2

POLICY FRAMEWORK FOR FIVE-CENSUS TRACTS The Five Census Tracts 22

MASTER PLAN Page 7

55 CENSUS CENSUSTRACTS TRACTS (27 (27 SQUARE SQUAREMILES) MILES)

MASTER PLAN (208 ACRES)

DISTRICT PARK PLAN (93 ACRES)

MASTER PLAN (208 ACRES)

DISTRICT PARK PLAN (93 ACRES)

DESIGN GUIDELINES Page 57

PLACES

PLACES

MOBILITY, STREETS, & INFRASTURCTURE

BLOCKS

IMPLEMENTATION PLAN MOBILITY, BLOCKS STREETS, & INFRASTRUCTURE

LOTS & BUILDINGS

LOTS & BUILDINGS

IMPLEMENTATION PLAN Page 223

PART I

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Chapter 2: Policy Framework for Five-Census Tracts

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

COORDINATING PROJECTS WITHIN THE FIVE-CENSUS TRACTS AUSTIN RESOURCE RECOVERY TO ADD 500 JOBS (OPPORTUNITY FOR STREET CONNECTION TO JOHNNY MORRIS)

POTENTIAL GOLF COURSE DEVELOPMENT

POTENTIAL RETAIL DEVELOPMENT SITE

DEC KER

POTENTIAL RESIDENTIAL DEVELOPMENT (OPPORTUNITY FOR STREET CONNECTIONS FROM DECKER TO TRACKS)

JOHNNY MORRIS

US 290

WALTER E. LONG LAKE

LO YO L

A

EXPO CENTER REDEVELOPMENT

PARD REGIONAL PARKS PLAN (93 ACRES) PROPOSED TRANSITFRIENDLY JOB CENTER

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE (208 ACRES) EXPANSION OF RESIDENTIAL DEVELOPMENT

PROJECT COORDINATION One of the fundamental benefits of planning is the opportunity to coordinate the location, timing and quality of projects. The interdepartmental nature of this project has brought the consultant team into contact with many City of Austin departments. The findings from those meetings regarding private sector and public sector projects that are underway or contemplated are captured on the map herein. Taken together these projects represent a significant ongoing investment in the Colony Park area.

PART I

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Chapter 2: Policy Framework for Five-Census Tracts

21

THE FIVE-CENSUS TRACTS A MASTER PLAN INFORMED BY CONTEXT While the focus of much of this document is on the undeveloped land owned by the Austin Housing Finance Corporation, it is important to create a Master Plan for the entire Study Area—the five census tracts surrounded, and affected, by future development on the Project Site. Of the projects located within the five census tract area two projects are the principal focus of this study and comprise the remainder of Part One of this report. Chapter 3 describes a 208-acre Land Development Master Plan for land owned by the City of Austin Department of Neighborhood Housing and Chapter 4 describes a 93 acre Parks Master Plan for land owned

by PARD. Part Two of this report is devoted to Design Guidelines governing the detailed planning and design of the proposed development.

SUSTAINABLE COMMUNITIES GRANT Though the Colony Park Sustainable Communities Initiative focuses on the 208-acre project site, it is important to consider the broader context, as development within the site will have an impact on neighboring areas. The initial CPSCI grant application identified a larger five-census tract area bound by US Highway 183 to the west, US Highway 290 to the north, SH 130 to the east, and FM 969 to the south. The five census tracts establish a study area of 26.2 square miles.

INTERGOVERNMENTAL COORDINATION Goal #2 of the HUD Sustainable Communities Grant is to enhance coordination between city departments. This goal extends to the coordination of projects that involve city departments. At the scale of the 5 census tracts there are a few key activities that can create value through enhanced coordination: 1.

2.

3.

4.

5.

Promote high quality economic development within the 5 Census Tracts.

Coordinate projects to build a complete trail and thoroughfare network.

Coordinate economic activity to align land uses with mobility assets.

Identify the opportunities to enhance each project’s “halo effect.”

List policy changes that would promote the goals above.

POLICY CHANGES In light of opportunities and conflicts that have been highlighted during the planning process, the following policy changes are recommended: 1.

2.

3.

4.

5.

6.

22

Realign school district boundaries to overcome the current social fragmentation.

Strengthen the design leverage that can be exercised under Extra-Territorial Jurisdictional .

Undertake select annexation to ensure coordinated economic development.

Acquire land to provide enhanced street connections to create walkable and complete communities.

Initiate a referendum to allow a redistribution of dedicated parkland on the site.

Revise site development permit process to remove barriers to side-attached multi-family housing.

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

HALO EFFECT This plan anticipates a “halo effect” where the benefits of future development cross the Project Site boundaries and benefit the surrounding community area. The Master Plan embodies the vision statement and is influenced by the HUD Livability Principles, Imagine Austin, LEED for Neighborhood Development and One Planet Living. Some specific examples of the intended “halo effect” are detailed in the Halo Effect diagram below.

The Master Plan of the 208 acres worked hard to enhance its “halo” effect to maximize the benefits to the adjacent community.

This sort of diagram should be prepared for all COA-initiated or funded projects.

Job center creates employment & entrepreneurship opportunities

NEIGHBORHOOD CENTER 4 TRANSIT-FRIENDLY JOB CENTER

Weatherization Improvements Recommended (not limited to identified areas)

NEIGHBORHOOD CENTER 3

Pr op

Enhanced transit service will provide mobility options to people within & visiting the Colony Park

NEIGHBORHOOD CENTER 2

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Neighborhood centers bring community retail and services closer to existing and future neighborhoods

NEIGHBORHOOD CENTER 1

REGIONAL PARK

C C

New park amenities will provide new activities & programs for families

LOYOLA TOWN CENTER

Weatherization Improvements Recommended (not limited to identified areas) Retail and civic facilities will draw visitors from other areas of the City and help spur commercial development in surrounding areas

Halo Effect

Source: Farr Associates

PART I

MASTER PLAN

Chapter 2: Policy Framework for Five-Census Tracts

23

CONNECTIVITY PLANS BICYCLE CONNECTIVITY

Proposed trails on the Project Site provide a complete network within the site and to the surrounding area. This is particularly important to ensure pedestrian and bicycle access to and from educational and recreational uses, existing neighborhoods and future development.

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Bicycle Connectivity Plan

Source: TBG

COA Proposed Bicycle Routes COA Existing Bicycle Routes South Walnut Creek Trail (existing) Proposed Regional Connection 5-Census Tract Boundary COA Parkland

24

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

STREET CONNECTIVITY

The greater Colony Park community is not well connected by streets or transit. Due to the absence of smaller connector streets the area is overly reliant on large arterial streets resulting in longer trips and more traffic. Through close coordination of several projects now planned or underway there appears to be the possibility of creating an east-west connection between Johnny Morris and Decker Lane. This east-west connection can also connect through the Master Plan down to Loyola Lane.

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Source: Farr Associates

Consider Future Consider Future Interchange Interchange Planned Grade Separation Planned Grade Separation Proposed Street Connection Proposed Street Connection 5-Census Tract Boundary

5-Census Tract Boundary COA Parkland

PART I

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Chapter 2: Policy Framework for Five-Census Tracts

25

26

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

CHAPTER 3

LAND DEVELOPMENT MASTER PLAN (208 ACRES) Land Development Master Plan 28 Promoting Natural Habitats 44 Public Lighting: Balancing Safety and Access

47

Affordability, Income-Restricted Housing, and Workforce Housing MASTER PLAN

50

Page 7

5 CENSUS TRACTS (27 SQUARE MILES)

5 CENSUS TRACTS (27 SQUARE MILES)

MASTER PLAN MASTER PLAN (208 ACRES) (208 ACRES)

DISTRICT DISTRICT PARK PARK PLAN PLAN (93 ACRES) (93 ACRES)

DESIGN GUIDELINES Page 57

PLACES

PLACES

MOBILITY, STREETS, & INFRASTURCTURE

BLOCKS

MOBILITY, STREETS, & IMPLEMENTATION PLAN INFRASTRUCTURE

LOTS & BUILDINGS

BLOCKS

LOTS & BUILDINGS

IMPLEMENTATION PLAN PART I

MASTER PLAN

223 Chapter 3:Page Land Development Master Plan (208 Acres)

27

LAND DEVELOPMENT MASTER PLAN The land development Master Plan answers a question that has been unanswered for nearly 40 years: what will be built on this parcel of land on Austin’s Northeast side? The answer: a community-enhancing, globally-informed, model of sustainable and affordable neighborhood development.

A PREFERRED DEVELOPMENT SCENARIO

The illustrative Master Plan, together with the accompanying diagrams, set forth a preferred development scenario based on the highest and best use of this public land. The plan builds on Colony Park’s assets: access to nature, close proximity to schools and a rich and long-established social fabric. The Master Plan’s call for a walkable, mixed-use, place-based development addresses Colony Park’s greatest needs in accessing jobs, transit, food and amenities and providing for children. By adopting a “sustainable urbanist” approach, the Master Plan is positioned to bring new development interest to this area.

While conventional sprawl development utilizes doubleloaded streets, leaving the impression that use of space is maximized and efficient, the larger lots, lack of connectivity, and lack of attention paid to natural elements, say otherwise.

In contrast, single-loaded streets, when positioned properly like in the Master Plan, can be a great asset, creating SINGLE-LOADED STREET scenic vistas on one side and increasing property values of AT NEIGHBORHOOD EDGE neighboring development. Tighter lot widths, coupled with higher density housing and the incorporation of diverse housing types also makes the Master Plan more economically SMALLER LOTS viable.

YIELD MORE UNITS

ECO-COTTAGES

Smaller Lots Yield More Units

Accessory Dwelling Units (ADUs) Add Density

ADU’S ADD DENSITY

One-Sided Parking Reduces Cost of Street

ONE-SIDED PARKING A neighborhood in the Master Plan REDUCES COST OF STREET Source: Farr Associates

SETTING THE TABLE FOR DEVELOPMENT

FIVE HILLS NEIGHBORHOOD The CPSCI Master Plan also “sets the table” for a publicprivate partnership necessary to implement the plan. This plan has been thoroughly vetted by engaged and motivated community groups to a fine-grained level of specificity.

By the end of 2014, this Master Plan report will have been fully reviewed by the City of Austin staff and approved for entitlements by the Austin City Council. Phase One principal streets will be engineered and construction ready. This same 28

Master Plan report and supporting documents (existing conditions report and implementation recommendations) will serve as the primary exhibit for developer solicitation.

PROJECT BRANDING AND IDENTITY A BRAND IS A PROMISE

In order to be successful, the development of the CPSCI Master Plan needs a strong brand. A brand is the promise that a product makes to its buyer or user. Examples of this are core parts of our culture. For example Apple is hip and intuitive.

Toyotas are reliable and retain their value. What promise will the 208 acre Master Plan make and hold?

A FRESH START

The project does not start with a blank slate; its current “brand” promises a mix of some good and some bad. The full history of Colony Park/Lakeside as a quiet, close to nature, raciallydiverse community that was a great place to grow up is an incredibly positive message. Unfortunately this is not the current public impression of the Study Area. A Google search of Colony Park reveals a record of conflict related to both Turner Roberts structural problems and the missteps of the HUD grant.

FIVE HILLS AS PROVISIONAL NAME

The Master Plan begins a brand framework is intended to be fully developed in the future by the master developer in concert with the community. This framework includes a provisional name of “Five Hills,” of which that was one of the three schemes initially presented to and later preferred by the community. This Master Plan is a derivative of that plan and leverages five hilltops on the site. In addition, the branding should highlight the distinct and livable place types nested within the existing community (hilltop neighborhoods and mixed-use districts), the opportunity for local economic development (jobs campus and incubators), abundant open space and planned park facilities and a nationally distinct sustainability agenda.

ECO-CONCIERGE

The Master Plan envisions the inclusion of an “Eco-Concierge” service to provide information and programming to directly engage the new and current Colony Park residents in healthy and sustainable lifestyles and choices. The EcoConcierge would schedule public education and innovation opportunities, showcase multi-use displays of innovative, high performance building materials and systems, initiate community workshops, and make neighbor-friendly programs promoting health and healthy lifestyle-building activities. The Eco-Concierge office could be integrated with planned leasing and sales offices as well as through Neighborhood Centers, the Innovation District (discussed in Chapter 5), Overton Elementary, and a Colony Park Welcome Center.

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

CREATING VALUE THROUGH LAND PLANNING “FINGERS OF NATURE” DEFINE NEIGHBORHOOD EDGES

PARD MASTER PLAN (CHAPTER 4) PROPOSES REGIONAL PARK AND FACILITIES

C O L O N Y

L O O P

DISTINCT NEIGHBORHOODS WITH MIXED-USE HILLTOP CENTERS

D R I V E

L O Y O L A

L A N E

N

MASTER PLAN ANTICIPATES FUTURE CONNECTION WITH PARD LAND FUTURE ENHANCED CONNECTIVITY TO ADJACENT NEIGHBORHOODS AND THE GREATER CITY OF AUSTIN

CONSERVATION OF ECOLOGICAL COMMUNITIES, AGRICULTURAL LAND, AND WATER BODIES

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Chapter 3: Land Development Master Plan (208 Acres)

29

THE ILLUSTRATIVE MASTER PLAN SHOWS THE 208 ACRE DEVELOPMENT PLAN IN THE CONTEXT OF THE PARKS MASTER PLAN AND SURROUNDING COMMUNITY.

30

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

PART I

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Chapter 3: Land Development Master Plan (208 Acres)

31

NEIGHBORHOODS PLAN Neighborhoods are the building blocks of human settlements. The neighborhoods proposed below are sized to be able to walk across in ten minutes, are interconnected via a street grid, have defined centers with diverse land uses and provide sites for civic or community buildings. The amenities, connectivity, and open space have been designed to serve not only new residents but also adjacent residents.

The plan below Illustrates the four neighborhoods that make up the Master Plan. Neighborhoods 1 and 2 are planned to extend and “complete� the existing Lakeside community. Neighborhood 3 establishes a neighborhood that can be complete in the land development to the north. Neighborhood 4 serves to complete the existing Colony Park neighborhood and could eventually be expanded across the rail line and towards Johnny Morris Boulevard.

Future Neighborhood Expansion

Future Neighborhood Expansion

Existing Neighborhood

Existing Neighborhood

Existing Neighborhood

LOYOLA LANE

KEY

Neighborhoods Plan

Source: Farr Associates, created May 1, 2014

N

Existing Subdivision linked to New Neighborhood Completed Neighborhood with Proximate Amenities Future Expansion to Neighborhood Future Connecting Streets

32

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

OPEN SPACE PLAN Open space within the Master Plan is divided into several different categories. Parkland within the Master Plan is comprised of two categories: Colony Park District Park and Neighborhood Parks. The Colony Park District Park currently contains the Overton Elementary School, the Turner-Roberts Recreation Center and a multi-purpose facility. The remaing open space consists of the Fingers of Nature. The Fingers of Nature are one of the primary design organizers of the Plan. A conscious effort has been made to preserve natural areas between neighborhoods and these zones to manage stormwater, provide habitat connectivity, and preserve recreational open space for the community. The Fingers of Nature include wetland and riparian buffers (designated as Critical Environmental Features (CEF) setbacks) and Critical Water Quality Zones (CWQZ) (both of which fall under restricted natural areas in the map below) as well as community natural areas that include Eco-Cottage Zones (discussed in Chapter 5 and 8). The Open Space section in Chapter 5 offers a more detailed description of each of the categories, included programming and uses.

KEY

N

PARKLAND Colony Park District Park Neighborhood Park FINGERS OF NATURE Community Natural Area Restricted Natural Area (CWQZ & CEF Setbacks) Eco-Cottage Zone

LOYOLA LANE Open Space Plan

Source: Farr Associates, created May 1, 2014

PART I

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Chapter 3: Land Development Master Plan (208 Acres)

33

On this two page spread are two land use plans illustrating the highest and best use of land with and without rail transit. The two land use plans both propose four neighborhoods, a town center, an innovation district and are overwhelming similar. Residential uses are predominant across the site and vary in density and type with higher density housing permitted in some zones and required in others. Neighborhood centers require some commercial uses and permit a lot more.

(HIGH DENSITY SCENARIO)

This scenario features higher density commercial centers in Neighborhoods 1, 2, 3 and 4.

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KEY Eco-Cottage Zone Neighborhood Residential/ Neighborhood Residential - Front Served - Single Family Detached Attached Residential - Single Family Attached - Multifamily Side Attached - Live/Work

34

N

Neighborhood Center - Stacked Multifamily - Multifamily Side Attached - Live/Work - Mixed-Use Mixed-Use - Mixed-Use - Ground Floor Retail Institutional/Civic

Open Space Colony Park District Park Community Natural Area Neighborhood Park Restricted Natural Area (CWQZ & CEF Setbacks) Land Use Plan - High Density

Source: Farr Associates, created May 1, 2014

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

(LOW DENSITY SCENARIO)

This scenario features lower density commercial centers in Neighborhoods 1, 2, 3 and 4.

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KEY Eco-Cottage Zone Neighborhood Residential/ Neighborhood Residential - Front Served - Single Family Detached Attached Residential - Single Family Attached - Multifamily Side Attached - Live/Work

PART I

MASTER PLAN

N

Neighborhood Center - Stacked Multifamily - Multifamily Side Attached - Live/Work - Mixed-Use Mixed-Use - Mixed-Use - Ground Floor Retail

Open Space Colony Park District Park Community Natural Area Neighborhood Park Restricted Natural Area (CWQZ & CEF Setbacks)

Institutional/Civic Chapter 3: Land Development Master Plan (208 Acres)

Land Use Plan - Low Density

Source: Farr Associates, created May 1, 2014

35

Currently Colony Park is highly automobile dependent imposing a heavy burden on local family’s (or household’s) disposable income. While the need to use cars will not immediately disappear, car ownership and usage can be reduced resulting in thousands of dollars of annual savings per family. To enable reduced car dependence for both new and existing residents, the Master Plan was conceived with “good bones” that provide ideal places to locate share bikes, share cars and transit. The plan below locates mobility assets in neighborhood centers, strengthening the vitality and benefits of a strong neighborhood center.

Amendments to the plan should be made as development of the Innovation District and the TOD occurs. Mobility options should align bus routes with changes in density and needs.

Connection to Davis White Northeast District Park / Little Walnut Creek Trail

Connection to Decker Lake

CO LO NY LO O

PD

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COLON Y

DECKER LANE

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LOYOLA LANE

Alternate Bus Route to serve Innovation District upon development

KEY

36

N

Westbound Bus Line / Stop

Dedicated Bike Route

Alternate Westbound Bus Line / Stop

Signed Sharrow

Colony Park District Park

Eastbound Bus Line / Stop

Hike, Ped & Bike Trail (Shared)

Community Natural Area

Potential Additional Bus Connection Loop

Primitive Nature Trail

Bikeshare Depot Location

Carshare Parking (On Street)

Open Space

Neighborhood Park

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

TRAILS AND BIKEWAYS Proposed trails on the Master Plan provide a complete network within the site and link to the surrounding area. This is particularly important to ensure pedestrian and bicycle access to and from school and parks and to connect them to existing neighborhoods as well as future development. These pathways will be developed as a hierarchy of trails ranging from hike-and-bike trails to pervious paving walks and primitive trails. The widths of these pathways will be determined by use patterns and volume of traffic. For example, shared-use paths used by children en route to their neighborhood school and other transit functions would be larger, perhaps 10 to 12 feet in width; trails with less traffic volume would be smaller, closer to 6 feet in width; and primitive trails would be smaller still, closer to 3 to 4 feet in width.

Connection to Davis White Northeast District Park / Little Walnut Creek Trail

KEY

Connection to Decker Lake

1/2 Mile Loop

N

Dedicated Bike Route Signed Sharrow Hike, Ped & Bike Trail (Shared) Primitive Nature Trail Playscape/ Park Node Interactive Node Picnic Node Open Space Colony Park District Park Community Natural Area Neighborhood Park

1/4 Mile Loop 1/2 Mile Loop

LOYOLA LANE

Primitive Nature Trail Source: TBG

PART I

MASTER PLAN

Shared Use Trail

Source: TBG

Chapter 3: Land Development Master Plan (208 Acres)

Trails Plan

Source: TBG

Playscape

Source: TBG

37

HIGH STREETS AND SHADE STREETS HIGH STREETS (NEIGHBORHOOD CONNECTORS)

High streets refer to neighborhood streets designed to carry transit and/or support commerce. The ideal high street alignment is to provide reasonably direct connections between neighborhood centers. In a hot climate such as Austin, high streets need to serve an additional purpose – that of a shaded street allowing pedestrians to walk between neighborhood centers.

PRIORITY FOR RECLAIMED WATER DURING DROUGHT

All streets on the Project Site are designed to have shade trees irrigated with reclaimed water (for more information in regards to reclaimed water, refer to Utilities and Sustainable Infrastructure in Chapter 6). The plan prepares for conditions where reclaimed water may be either scarce or expensive. Under this scenario the network of high streets are highest priority — first in line to receive water during drought.

LOYOLA LANE

KEY

N

High Streets (Priority Streets for Irrigation in Case of Drought)

Open Space Colony Park District Park Community Natural Area Neighborhood Park

38

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

NEIGHBORHOOD PARKS PLAN The neighborhood parks plan depicts ten new parks within the Project Site. Proposed programming for these parks is detailed below. Should the parks be dedicated to the COA, the Parks and Recreation Department will need to approve proposed programming. The Master Plan was designed to provide ready access to nature for all new residents and as much of the surrounding community as possible. A maximum five-minute walk to a park for 100% of residents has become the standard best practice for healthy community design. This short walking distance to parks maximizes independence for younger children and stabilizes and enhances property values. The map below Illustrates the 5-minute walk distance to parks. By locating new parks at s): res): creneighborhoods. the periphery of the site the plan extends a halo of benefits to adjacent c a a 7

7 4 E ( E (4 UR TUR T A A FN FN S O ARRSEAODEANREA DEN R GE TIOGNE GAIORN GAR FINGERS OF NATURE (47 acres): s): s): FINCREFAIUNNCIRTEYAGTENSITY GES cre acre RECREATION AREA a RE MMRE TM TA MU TTA 4 0.4 .

COMMUNITY GARDEN O O O 0 O ( ( C O-CC C K O ECO-COTTAGES A RK EA ES EC EC PAR REA ES R : R : R P ) ) U A N R ON AUCT ENCTTU ENT res cres AR TILOA U c I L N R N T R a a T OT A O SO CRESAO SOLAR PARK (0.4 acres): NCRE DUENS ODMEPS OMP 0.64 .64 A CA L C RE G RRUE SH RECREATION AREA K ( K (0 G R LSH DO LARDO IOANRA IONA AR S AR DOG RUN P ETA P EAS TL SO UCA SO UCAT ST AR R SOLAR SHADE STRUCTURES TSA NTS G ESEN ED NG ED WE INW E I EDUCATIONAL COMPONENT T M H T ATH LEEA LEM T E S S L S R EOR NEES N E NS I IL V IOIV HISO E S DENS TRA TRA NOSSIN H D S T T T E KE AS R NORTHWEST PARK (0.64 acres): PAEA GAPRAT GAR /BIK PA CREPA /BI YNG ITY IKE INEGC IK PASSIVE SEATING AREAS RE LKR IKE s): s): NL TI NU DN ONHD O H acre cre T WA MMWUA OMUM U T RECREATION ELEMENTS N RO ION 46 6a S CO YGCROCTYIO G 4 .

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S A PL NNPELA NNEC K (0 K (0 NIC CNIC C COMMUNITY GARDENS I I R O R P O P : C A : A N C ) A A R N ) R E P s PLAYGROUND A N ZLAAWPE ALRAWESE FAOREES FO res cre Z c : ) a N a C A s CONNECTION TO HIKE/BIKE TRAILS C R A R e AN TIOCM TU AN CTU 47 PL NCTPIOLRM 47 acr ( C ( 7 N U R E U 4 E U FOFU TRO): ( R F R R E : T S F : ) S S s S EE S ZAES ZA R R U U s s) E E PLAZA PARK (0.46 acres): TU PE ADEPaEcRrTeRD AT AT cre cre A PLTAR PLA 7 SHE (4ADESH EDDE FUNCTION LAWN F NA F NA 3 a .73 a R H 7 THA ATED O EN O .

U A E E N N S T 0 IVS AITNIV ( PERFORMANCE AREA N (0 A : RS N ARARDEE RSON ARARDE CT NA T C NTAI RK RK F NA E es) A r O O I G c I SHADE STRUCTURES FOR PICNICS G U N U T a ): S RE EOF FINGERS NATURE s): PAacres): PA INGREAT NITYFGIN FO FO P(47 e ER ION AGARD S REA NITY ErSes 0.4 F r ( E G P : SHADE TREES ) T c C C N REA ITY ES AREA res TO G U TAaGc a RK EA FIRECREATION ES TOTNHS THS RE MMU TTA RE MM T.4 4 : : L : EC MUN TAG ac ILL N . ) ) ACTIVATED PLAZAS ) UR T AR R s O L T s O O 0 4 COMMUNITY GARDEN S T s A O 0 S . ( A RT OI P re O IH e C C O-C( OM -CO 0 I e T C UC NEN P H ( r c L r C R L I R a K I c T O O FOUNTAIN D O c V INAG U V UNINDG OU 4 RES EA RK ECO-COTTAGES RK EA E S MP EC EC EC ES : PREAS LKP A UN CO .5 a .5 a A K): L C 0.6 PA AREA AD L CO ( R O : U R R O P L R P s ) T T ) L R R A U 0 U A N A LR A ( L (0 GacAreBA RK ON res SOLAREATION N E STRUMCPONEW YG TBA RK ARRUCTITONNENT RUCT cNrEeNsT AR TION K PA EAS A6Y4W A T c L L L L T E R a E .

R C P (0 SK P HILLTOP PARK (0.73 acres): S A T EA O S AD L CO ST 4PaO RE G RUPARK 4 PA DINPGA DING SK SO CREAUN SDO SH SOLAR (0.4 acres): WE ING ENT E SCR MUPN DE .O6M RK BA DO LAR IONA BA AY FIN Y : PAVILION 0.6 TH SEAT ELEM S (0C ): PA AS RE G R SHA REL CGOR SHA K SO UCAT AREA AIL E RECREATION N W WAEYWAWAAYYFSINWAYS K( NS es) cWALKING AL STG ARE TS ADO r TR E res O SIV ATIO ATHS RDE D E R PATHS N R R N R E c E K N T D W K A TAIO S / T AL./ A W ATIN ME A TIO E A .A P a L a L S A DOG RUN L H P /BIK D P A CR ING Y G D A E .

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A G TE AI ILGS D EWI S UTC RE R SE N EL IT IK SO UCA K s): S .0 (2.08 PLAYGROUND DW AL MUN UND TO H S G A TS ESTG ARENTS IE TR DESIT 2 SOLAR SHADE NOSSIVEASTRUCTURES IO THS DEN cre D ( E D T S E a O E M R D A N E BASKETBALL COURTS IK A 6 K PA CRE G P GA K W IN EN W IN E UNA CO YGR CTIO UN S E/B SH EDUCATIONAL A 0.4 IN ITY RE LKCOMPONENT s):RSH G R PAR PAR ION TH SEAT ELERMTH SESAT ELEM ILSS PL NNE NIC N HIK D K( N ION reG R ILS T RKEY O N cO T PIC WA MMU OUN N TO A A D E CO a A O A N A E N A N D R O N N N N N TR N SSIV ATIO NTHSSSRIVDEATIO ATHSE TRRDE CO YGR CTIO 46 A P LAW ARE FO O DUACW N UC AIW S IO A GATEWAY PARK (0.5 acres): (0.

AZ N CE ES PL NNEPARKK(0.64 IKE NORTHWEST acres): PA CRE G VICIL IOANVILTLEIRONE LVIELRIOEDVILION SITE I.D./WAYFINDING ICN : PAPAGA RE EP/BYIKGA PL NCTIORMANUCTUR R CO : PA AWN AREA FORPPA CT :KE/B E: rKeINs) ITYREC KING ) FU RFO STR S ) ACT PAAT PA P KNIT D I : I S : R s ) A PASSIVE SEATING AREAS L s ) A N S H W s E L ) N Z H N W E E L DA O U e Y E N Y P ADE TRE LAZ C A SHADED WALKWAYS Walking Radius ITM es acre FU ORM FU N es WaAc MU UNW UN cTrOe T M PL NCTIORMANUCTUR SNIT ES RE RRAEIL RAIL acrRECREATION ELEMENTS SH ADE ED P cr5-minute ): UTOR EEU 73 T RUN: acEr (47 COM YGRO TIONCOM YGRO.4T6IOaN FU FO STR S ST MMS TU KEATTU DOG : S SH TIVAT IN 7 a Kfrom (0. res DTRE ENAD a aPark .I4C6S WALKING s)E: O TR MMN ): (47 R C I E BIKE res) res) A (0 c OcreD C 0 A CS PATHS PERHADE TREEPLAZA s ( I AC UNTA (4 F L E E B L E R F U C / U e C P / N a N D U A P NN c ER S ADE ED c E 3 A FO RE P P ROA TGERROHIK GARDENS ROKN N A ARRKPINCN EA COMMUNITY PIC acUr RNEAT TE HIK 8 a 8 a O (47 SH TIVAT IN 0.7 SH AYGSH WA U LTO A C ( C A R Y 7 S 2 T E A P O 2 W A K O (0. PAVILION PARK (2.08 acres): . ): District AC UNT RRTS AT F Colony Park Park PL ORM PL CTRTM T T es(4 AR A P LAW AREA FOLAW AR FOPLAYGROUND NA HIL ILIONG PATNTHD U S (0 AS FO U AFUNCTION acEr N O AREA EN K PP LAWN AZ N CE AZ ESON CE RES CONNECTION TO HIKE/BIKE U A ST NNSETO NNEC ARK RER CO E OTRAILS .5 ROF RES OFREA ENPAWVALKYINGN RO LL A GSTORMWATER A T(0U PL NCTIORMANPUCLTNUCRTI RMANUCTU ER AIONENGARD AR O resC):O LLTION PATHS P I P S S K EDUCATION A AF ETBA G A C T G D : H A L R R IL c AN GR N AT D AV KING UND COU : ER TEINR TIN N ON GAR es) FUERFO E STREFEUSERFZOASE STREES ZAS es): S POASRK EA EsO 5a PAVILION O L ):FIYPNFINEGDAINAEYSAFTNIIOECNYREGAURNeIsT):YAGES L AY (0. es) (0.46Pacres): Y S ER NB A ARSD RN EOSREANESE SEAES COMMUNITY WA YGR BAL : s4): acr (47 Pacres): r : W D TR P LA AD TR PLA cr PLAZA PARK e K AARKWRE E R IT FINGERS OF NATURE S A ET r e c E O M r T F EG TIO GAR A FINGERS OF NATURE (47 acres): L N R r c W NIT G E N V T SHADE TREES : P S P SK L C RD UN sM a T es) es) A G C SIC RSEIV HRE DE D./NWAE SH ADE ED SH ADE TED 3 a HS RDE YGEacSI.O OT.)A ac (0.

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GA E I.D D WA (0 AC UNTs): TIO ac RK P E MDUOG TEAS(G0E.NC (FEATURE NIT STORMWATER 08 LKS NIK A AR R ARSHADE STRUCTURES FOR PICNICS COAR-CO C 4 A EA ES TU NT (2. WA MWUAL MU TR O WN UECO-COTTAGES SIT ADE N PFOA :O re ):LAAR RE ION N s RKASATO CONNECT TRAIL RKHIKE/BIKE N UR UC NE RK P P SHADELOYOLA R PCOAR COMOUPC-CATOPURAKEVRNICLETTIAIONALTAERKEADV(IL0ARIO.ECO-COTTAGES SH G RU N OM RU R eSSPO AS E OM RUN PA REP TREES N EAT e6s4)F ac TOP r C):T STERNT PO O PA N r E LANE O C TIO C O c P U LA ATEION I A D T S N C R R c G U R S L N N R W A S K M G E N Y TE aAENAT EEC RAREILUSNTrReAsDPO CO : 4 a (0.

C AK ETR PO W M A O FU O E C GC NIT S RE GA DO OC INO sS): PLAZASres): ILLLION PATHHILLILIORNTS PATHACTIVATED ILION LA R EDUILION D ) R E Tc H M E4R S U ION STORRMMPUR U 6 ELSA OM T TG N V URR EA e L 6 .

N s I N CR RUN AD : T H T T r IO E R .

L ) K R S E C T A a V L A D T A D I O e (0AR PARK acres): D T(O NPARK PARK (0.28 acres): C DV U G G cU EO SOLAR P NCT WAT Y PA IKOA 4 E U SOLAR (0.4 A V E0TN PN FOUNTAIN ac resION(0.4 HSO CEA N LACOEKAS /BD -B SE-ABCORNER H6 NEAR LcC PA LKIN OUNPACOLKIN OUN .L5CaO GFHTIKRREU acrKacres): FU ORM NIT S S SE S SEATING P AS T AREA OG AR S NEACLR RU E RAIILD VEID EPASSIVE O ARDRESHALTADCIYGORMOWRUADTEEORORECREATION N S L A RS R (0L N AREAS ): RECREATION 0.5 (P0O.O2NL8UAaCAAREA I s): RSEIVE HRSEE DE UR E TM S ST MMU TREE D IOR G S HA L LSN M CDT T O WA YGR BAL W AYG KBA AT .64PAERESATSG ARE TS LAOKMAKTS(I0O.D TT ARATREES TS SHADE s ScSreM TH ARDE K( s): 0 A EARPASUTORHNA CO ADE OUN R FE E/BIK A T ( C A RUN R SO UCAT DO ASRTRSEPICOR AS N E SLDOG T E A L E E P R DOG RUN T L N E R P E P C R E P E a AD ADPUAASG AR RK ES HWAR TINTS ME P SAK D YG P SK cre cre G GPARK (0.73 acres): SH AYGR WAT HIK A AG TRCSOSN NP L AGT O G G A HILLTOP G 8 A E N P O N Y N 2 P I H O ED N I H WALKING . S TI A DI D ELN E EATIN SHADE GSEA STRUCTURES RRSOLAR L RM T T S T PATHS 89 a 9 a AS IK T N A TSIOT NEAESOLAR D C 0 I N SHADE STRUCTURES A K W S P L ( B Y I N W E B Y S N I L L N R U : N S E P L C N T O S HEAO AT E EM N): I MO A FI YS s): H A FI YS PAVILION S A ORG EEDUCATIONAL U SE NSTT s) ST NNE RK EA WA MWUA COMMUNITY ST VEL IO (0. S (0.8S S E IL S RA s N SES COMPONENT EN e RT SEEDA ELES DUWCNE SR NMM UN PA G AR C IN IV MTEDUCATIONAL M AREN SICOMPONENT REE SA EW AY WAEW./WAY LKWAPATHS CO K GARDEN cre THG AK AIL E T RD E T ASTacrePATNHS ARD ASTASSLDEW E E ER TIN AS NREH PRAIO R CO G RCUODOG acr NOSSIVEATION THRSTEH AT I.D./WWALGKAT I.DWALKING GASIVEN TR /BIK A IN AR APRAERTSAREATS DSEE PSEHH 8a G TITYN RN E SEAES EGTAN G .T3I4LINGRDEY G : RUN MEAPTIO WA .08 S C R E P ) O S 0 A A E E O PLAYGROUND 0 K K E O O A E N A : s .

E ( E N E T A N I N K A G L P D S D ) E E V T S IV R NG EN K A NI IL /BI HI Dcre S INS EIN P CR G N GSI C SS TR TH RDE A SSMU P OREW IT DE (2 EEL CR R 2 BH IT DED K KTP I s ( / G S D L D T S S R G A e U NORTHWEST PARK (0.64 acres): N A T T a Y A E M E E M S A S U T E O acres): U R NK (0.64 P AD G P G A N UN s A BASKETBALL A COURTS K A KNERN KUN RE LKIN NIPTA DREA RO ANORTHWEST EAAITY PARK EAP ES M NO W REH)S: KL/BKPID LEEA LEM 34 P SM IR R s): acr HISKPSIVYCOGOAPASSIVE G SH A N AREAS SH LKIN NITY ILS AILS D TOUHI T SH G RU (0. AM S R C SEATING MID-BLOCK AEA GRR G AU OM NAREAS E SON EPARK A ITRED Ta EC TKO PASSIVE SEATING ION cPrBAeHTLW N INPG I)K:GER O ION IONPA O WA MMU OURN NS TRAacres): VEA IOIN cre 6 R IKG WA MMU N O S DE(0.34 TIN M COU/B RK C SIC N GO HAREAS TSS VSEATING AIOYN TECT ): 6 a (0.4 EAOM ELEMENTS NDPOAWN UCIAOTN AWN UCAT TI ARADTE TAH EeLs E 6DIRECREATION RELEMENTS PA REAS ASPASSIVE r NRECREATION ET A ECU.4 IDCS N CO G RU IOANL MU A R S DN-IIVTEYSC K K CO YGR CTW E I O K G I A c I R P E N P E K N T K 4 A I N s A I P P T S E AHC YS a E MUSS N L N R YG C G N A G /B M R(O0 RD DO ED LION(0.5 acres): CR PINEGCTREES ED IL ON L RGATEWAY TI6 rrees)(:0.ARK N A NICRS PIC RDECCO OGAH APATHS E/B ESHADE A DU WALKING VVIILLTIOIONN LTERPARK E T PPL LOEATIN PL NNE N4 c IOM V TING ITY HIKE TYPATHS WATM G PWALKING I N CO R K I K R B c I K R C a A I E K G .

Y V A O K A S E I C P N N a N L S D I W N T O SITE I.D./WAYFINDING H KIN A L PATHS 0 S D C AN LAA AR P F P NC WAT PY PANC WA Y PA SR A MU)A ECCO COMMUNITY NU TU OND RTO H R CO LRTIP AG 46C89A PLA NN MI SSIVE TREE THS RDEN WWALKING NIR UM AC COMMUNITY GARDENS ZW N ECCS EFORRES KMMO(UNNCIT O GARDENS s : OM WO M NIT M eW N FU (0K.A(P0EI.P SA FU ORM NIT SHADED PA ADE G PA GA A P OLANW ARLAEYP RO OILOAN OLA E AIL AL EES RAIL LACTIEOIACRNAIEN NFER STOR UWALKWAYS : A CO GNRU EAKARZ C9OacrYGCROCTYIO COMMUNITY : GGARDEN S CTU ES ST NSPLAYGROUND S T N SH LKIN NITY UR ):E TR EE T AZ TIONC ANCE PUCAROEPLAYGROUND MATUTR A PFAOGRARIP O C PRM : TS NN MU TREDOG C RARS L A S Y T 8 R RUN R O ) A es) es) DW .

L L E U N A U L E D A A M T D A M L U N E 0 I U s K IN P M R THIKE/BIKE NP N N W M ITY ( DOG RUN SW P NC RM UCATZ CONNECTION R TO HIKE/BIKE TTRAILS E FMFAOFOCTRAILS E PPRUEP N O CONNECTION ATTO C N EM re acr 2 acr ): ADE OUNCEOR FAEDEE/RBOIKUN ER FEKcEr/eBsI C RKAREASS CON MCUON MUN SE UN CO G RU ELAR RS c U ERSATILS EES AZAS s LA SER R L S CTIO S ANZCCAATMU A 2 E N a FU RFO STP R O e N .

E R a K H P P O I F S . : T IV E H T N I r E D M G EN D M 2 ILS 2 8 S AT SO HAYG WA 2O8H ILS EN AO LA UCIAOSSCREAATNGIOCPPArETeTRHsGUFA)RDRDE SSTHR/BEAIKEESDTEATZ:RASD PL s): ac S LAYG MWPAVILION ZARM CO CILO PE ADE TRFEU PU EATIN LEM K ( INRGacres): S K (ASING E ATSRA E TRA 0.2S LF P STNRCTEPRSERPARK E A L )TE MKINAaSU cNCITYH(0.46 (acres): P OR CT T PL ORM PARK R(0.89 (T0.TAS (2.08 A c0re.73 AMSIVE S ION E HS CAMPUS PeVsA NS DA RN H RA PARK C E (0.46 acres): U EFO AAPARK a HIKTacres): D A L3 D E E E Z EPLAZA C K R SH ADE EDPEPR DPLAZA K T A K U K I N F T E S N S D D I O T T E P I T T rTI AIN s): .73K ( E S R PW.L7S U S ANRLAWN R E N RE S TD LSARTEac F PG YAFI E/BAR E/B S NN FUNCTION MM RE PA CREA G PA GARPASSIVE YY Y AREAS /BIK SEATING E OLAWN A E O IOHNAZAV EPTERD(0 LAWN SH TIVAT INSHA FUNCTION e (0AR PA G AR PO G AEDUCATION DFUNCTION IKE RE LKIN NITY D 3TAAICNOUcNreTs):acrK C STORMWATER E D C AYRG CPTSLITAYCSTO.I7 TR.DN CO TAR T/INWA HTIIKNG HIK ./W OH R ATSKHAN DEPLTONENDE AREA N AC UNTA SHAPERFORMANCE EREATIN WA MMU OUN N TRECREATION PERFORMANCE AREA EREATIN PAVILION F.2 a 3 R P P A I E SEI.AD. TSOEA TO ENTE):ELEMENTS IVR I N LA C T MMU (0 UN R IO A A N O T COMMUNITY S 7 A E O G A O E C .

2 H P S R IL T ( PICNICS R E S ES O VE N ES S TS STRUCTURES P TROA F VIT TIOIVNE TION ): SHADE STRUCTURES FOR PICNICS IVACOA (G0EP S RK FOFOR s): PLAOYNNECUNITY SWALKINGaScPATHS PACSHADE IN rIesSSIS UN RK K Y AS LL E C HSSI DETRE TH EN es CSS AEYC DIN O Cs)O: SSHADE CT NP TA OSHADE EA SIV TRTREES I IKE T HNS PATH PA YR TON FSHADE SATREES C MM RA cre T ASAR E COMMUNITY AR H NP FINL .2 PA GARDENS RD acr T S RR e TS A TREES L : A Y H a r 2 U E/B ILIO P A : A G ) N A R E ( P A O ANN AR P ) P T R L AIL O D P G IK c D PLAYGROUND O C s O IHONPAVPAT IN UNTS OU D G W AIe S NTS D./P A 4 GHA NG Y G 34 K ING AS CO s TLIN FO RPLAZAS a TR AR R T A PACTIVATED R 3 e T C HI VILIO GACTIVATED PLAYGROUND r Y E E H .

N D P I. I PLAZAS r H I L OUN AETHITOE IVaE Sc IOANSVTIL NG ALNKDs)R:OURLL C 5 D IT (0.

LA IT S FEATURE .

PA YFIN ARE E/BIK OL 0 K S c K L ( STORMWATER N N N L O N I A 0 I L a Y S TO HIKE/BIKE O I W U re G UH C A MU K TPTHAS S P LK FOUNTAIN A S CR PLTS DA.SN5 Y TRAILS K OFOUNTAIN TR CONNECTION YLGCOBA s): .5 K ( /W ATIN O HIK WA MMU NTO W L ILI G L R LK ROScA P0 NNEUA RN TRAIL M E CONNECT HIKE/BIKE S T EN E I.D.COMMUNITY AR AS O R ATRWA YG5 WA YGR BAPLAV KINHIO PLAL KET reK (0 UIN L(IO ES N AR G RTa SOLAR COC AP K CO GPRAU REA A CO G RU L SIT SSIV CTIO Y K PG ARE AV AG RAYGP INDIN S LKLISNOGL UNDPLCA(O0U.KETBBAS 5 ac K A PL SKET WA YPGARPR O A NE RRA O C A P : C D O L .

N G D ) B N S IA A A E IN YF AY O ATIN R(0.73 TW s PARK acres): O ATIN A LLK D R HILLTOP PARK CO LAR BA HILLTOP G(0.73 PLY SFKIN : (0 Y P W A G ND/WY A W BAA Bacres): (0.28 BLacres): ): CORNER YASY cre D-BLPARK SO . A SALK PAVILION SE S ID- E SE ES esR)EKNWGGAAATYEFI.IDW EW./WBAAY LKWPAL ASAKYETPFINDINYaScPrA re.0s8 aPASSIVE I SEATING ):W TPAVILION VE REEAREAS c SSIVDENRE HS DEN ): I ./WTE LK T I : M M s ) A a H D S D A Y A WALKING PATHS W A D ENTRY PARK (2.2 acres): B Y T e T A K0 S E T PATPASAR E I. G TEWALKING W8 E W PATHS A GFINTE AI.YDSDSIWaAcArDE UN es): .08K (2 es AR es PA SHADEPA TREES L2.W AY AT D./WWTA(E ED SITE I.D./WAYFINDING AD ING TY GHAD ING ITY G acr acr SIPLAYGROUND PLAYGROUND 8SNH G R acrK (2PAR NWALKING HPATHS W SLIKWAD.E S / AD UN G TE I. D 0 I 9 K K S O .

9 K I A N L H U N 8 L R N E I.D ONWA SH(2 R DO 08 AR N N N CAT 8 EG PASSIVE SEATING AREAS SBASKETBALL BASKETBALL COURTS SI COURTS DA GR (0.

MU N WA MMU N WA MGARDEN (0. S I K G HAP RNU (2.N PILWINON LCAAWTIOEDU ION COMMUNITY DO U SIT ATED R O ON CONNECTION TO HIKE/BIKE TRAILS O RK EAS CO AGRRKU REA OAVLANTIOEDUTERN VIL IOSNDOLAGW EDSUHCADONNRUPNA N D AA DOG RUN C OG R I TIRK S PA G AR TS A L O P L I T SOLAR ARRAY I I A D O N G EN S IN D OCR WAILI P GATEWAY LO R (0.5 W DUCP A V TIP OG acres): GATEWAY PARK OANTUIN AV CTIO PARK U EAT LEMEN NN USEATIN LEMP V ITY TE PAIVLDII(0.5 LAacres): N TERM L P E A A C O I F P P A I W C S N P S E O A N U V SITE I.D./WAYFINDING N W TYA I SS E ILLAILUN LS W OTY U EES SITEFUI.D./WAYFINDING S (0.34 O TEIR IL EAM R M R I N D I M V L T A E T I M T E U A E N L O A MID-BLOCK PARK acres): N N I M A AV REPIONRAEFR ORILI SN M S TR T AI KE S C WA TR DRE EAR ORWALKWAYS C ): SIV ATIO CTHSSSRIVDEANTIO ATHSE TRRDE SHADED UN PEEN SHADED T AT STPAV M):U COIELE DE ST WALKWAYS BI UN IUTCYTKS KE : acresPASAREAS EW TU FE T E/PASSIVE P IK A R )SEATING DRMP ANTN MM TRFU O PAPAGA RE RE DOG /BI E:ILAAT/EBRIKH DOGRUN RUN IK SHADE FEU T RM rReMEsAEDETRTASOHUAENAYDGRRFAO)W CO ADE OUSN UO EI/TBY G /BEIREMD NITYATC FUER re.2sTREES EC KING ITYREC KING 8 KE c K I c S I E R M E O T R a K O R s N K R H U E E L H D I R a N I E TO D A O HU T M IK T G T e S F8 : 8K (0 S PATHS WAL MU UNW RE /SBH GTUPLIAKc DESTOUMNMER M R OUN N TO AR AY MWAC THOAH RCO AT(D0E.2THIKUENDPLAFYEA M/W aTEOrTRO HECT res)0.2WALKING O A M N T M LA PL O R TS (2.08 R2E8BS OL PAVILION : GR IO YG acres): CO YGR CTIO COSO PAVILION PARK acres): S ARE COMMUNITY GARDEN WK ARSO TERSTO T PARK EC (2.08 . NECCTONN8 acRK (RPEAAR HA RTEO IK AY ECT TY S es): LA RMR A S N G Y 0 es) G S L H A P L E ( T T Y N A P RA ATI3: N N NI cr I FUNCTION LAWN P NN NMaster 2 A O ONAS CLAA MW TK FUNCTION O .

O P DOG RUN N E P T E acr PART I MASTER PLAN Chapter Land Development Plan (208 Acres) 39 a U G CLAWN 0 O M 2 GSE O MU ( SR NINN P OR C N TR ACRE 2 C R N C S I .

A STORMWATER EDUCATION R .

E : T S K M STORMWATER EDUCATION EEAOEATIVE EES S T E 2 L ILS RRN OrMes) RC CO K (2 G S K T(RANIG S RN E SCEOAES S OENRNNPATING PAO Cc RA S): SS S TR TH RDEN A : COMMUNITY T ) COMMUNITYPAVILION PAVILION O N I R s E I a acres):PAR IND REAPA IKEIND REA IKE C SIV RE THRSNCRDSEE S ER CTINSGScIrVe PTAREEADTEHSG PDACAMPUS PARK E:NGA es(0.89 SHADE A E/B A Y /BYF SHADETREES TREES PAS E T PAO E N S EA ANa E H A INAR sT)Y AVE acr .34 Y YF

POTENTIAL ART AND PUBLIC SPACES The accompanying map identifies opportunities for public art—an important component to establish an identity for the neighborhood and provide points for community pride and gathering. The map identifies locations highly conducive to public art. However, the final location, type and amount of public art should be a community-driven process. This process should also include groups such as Arts in Public Places to help with funding, locations, and style of art.

KEY

N

LOYOLA LANE

Public Art Opportunity Site

Painted Guitar

Source: Covington Travel

40

“Mustangs in Las Colinas” Source: Sarah Booker

Mural

Source: Farr Associates

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

NEIGHBORHOOD MAIL DELIVERY The assigning of addresses to individual properties is performed by the City of Austin 911 Addressing Office at the time of platting of properties. The developer shall request separate addresses or sub-addresses for any lots that may contain potential accessory dwelling units at the time of platting or in the future. Addresses for eco-cottages should also be obtained through the Addressing Office when they are to be constructed (for more information regarding ecocottages, please refer to Building Types in Chapter 8).

USPS REQUIREMENTS

Central delivery will be required for all locations. United States Postal Service (USPS) approved Cluster Box Units (CBUs) or wall-mounted STD-4C boxes (for interior use) will be installed by the developer at locations where a block or section of blocks can conveniently access the centralized mail location.

Within any central delivery location, additional boxes will be provided for any potential accessory dwelling units on lots that have a primary box located in that group. The likely typical number of boxes at a given cluster could range from 80-120, or 5 to 8 of the 16-compartment CBUs.

location. Additionally, they should be placed in locations that encourage additional community interaction and uses, such as at parks and open spaces and in the vicinity of mixed use or neighborhood commercial areas. The figure below demonstrates potential central delivery locations upon full project build-out. Actual locations will vary based on the sequence of development of individual blocks and groups of blocks.

All central delivery shall be designed to meet all local, state and federal accessibility guidelines and rules. Exterior locations shall include architectural features and landscaping that tie into the surrounding land uses and make the mailbox locations part of the destination. Exterior central delivery locations shall include shelter structures. Trash and recycling receptacles should be installed at all central delivery locations.

Central delivery locations should be within an easily walkable distance from all properties receiving mail at that

Central Delivery Locations Source: Urban Design Group

KEY

N

Neighborhood Locations Institutional Locations Example Shelter Structures at CBUs

Proposed Service Boundaries

Source: Retrieved from Urban Design Group photo library

Installed Installed Installed Height Width Depth

Pedestal Height

Weight (lbs)

Standard Tenant Compartment Dimensions

Mailbox Parcel Compartments Lockers

62”

30-1/2”

18”

28-1/2”

144

3-1/4” H X 12” W X 15” D

8

2

62”

30-1/2”

18”

28-1/2”

144

3-1/4” H X 12” W X 15” D

12

1

62”

30-1/2”

18”

14-1/2”

175

3-1/4” H X 12” W X 15” D

16

2

Typical CBU Sizes (8, 12 & 16 box units with varying parcel lockers) Source: Urban Design Group

PART I

MASTER PLAN

Chapter 3: Land Development Master Plan (208 Acres)

41

WATERSHED PROTECTION WATERWAY BUFFERS

The major drainage pattern of the site consists of three main waterways traversing north to south, with localized patterns flowing east or west into each of the three main channels. An existing stock pond in the south central portion of the site collects runoff from land to the northeast, east and southeast. An additional previous stock pond exists just north of Colony Loop Drive at the eastern central edge of the site. Adjacent to the site in the COA PARD owned land are multiple stormwater ponds related to the Overton Elementary School site. One of these existing water quality ponds is located online in a branch of the central waterway.

The western and central channels have Critical Water Quality Zone (CWQZ) buffers required by current City of Austin Codes.

CWQZ setbacks for these waterways are 100’ each side of the center of the channel. Additional headwaters and wetlands have been designated to have Critical Environmental Feature (CEF) setbacks, ranging from 50’ to 100’, typically. These various buffer zones are further protected by extensive Community Natural Area open spaces that encompass them. More discussion of this space is found in the Open Space section of this document.

DISTRIBUTED STORMWATER MANAGEMENT MEASURES

The master plan prescribes a distributed approach to stormwater management measures. This manifests itself in smaller, localized practices beginning at the individual lot level, continuing thru “green” approaches within the street rights of way, continuing to larger area-wide approaches in the open space areas, and ultimately on to the existing drainage ways. Each step along the way provides incremental benefits to storm water quality and quantity.

Distributed stormwater management measures will include: • Lot Level

o Rainwater harvesting (rain barrels).

o Disconnected roof runoff (downspouts draining away from impervious surfaces).

o Soil amendment for revegetated areas.

o Pervious concrete for pedestrian sidewalks.

• Block Level

o Rain gardens on “stormwater treatment streets”

o Bioswale stormwater conveyance on “stormwater conveyance streets”

o Soil amendment for revegetated areas.

o Pervious pavement for alleyways and driveways.

• Area-wide Level

o Biofiltration ponds with stacked detention volume

o Detention ponds

o Soil amendment for revegetated areas.

o Community-wide Integrated Pest Management Plan.

Reference the Design Guidelines Chapters 5, 6, 7 and 8 for additional discussion of stormwater management measures.

QUANTIFICATION OF STORMWATER MANAGEMENT MEASURES

Water quality and quantity-control benefits from proposed stormwater management facilities must be quantified as this plan is implemented. Calculations should differentiate the contributions of the various distributed treatment approaches.

42

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

Existing Water Quality Pond

Existing Stock Pond (Wetland CEF)

LOYOLA LANE

KEY

N

Waterway Buffers

Source: Urban Design Group

Waterways Existing Preserved Wetlands RESTRICTED NATURAL AREA: Critical Water Quality Zone (CWQZ) - 100’ Setback Critical Environmental Feature (CEF) Setbacks - (Riparian & Wetland Buffers) - Varies 50’-100’ (Typical)

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Chapter 3: Land Development Master Plan (208 Acres)

43

PROMOTING NATURAL HABITATS HABITAT CONNECTIVITY The map below indicates important natural habitat corridors and locations of desired wildlife crossing structures to ensure that new development does not impede habitat connectivity. These locations generally coincide with natural dry drainageways.

Typically, drainage structures at these locations would be sized only large enough to pass design stormwater flows under the roadway crossing. Openings for wildlife crossing structures will be larger than what would be required for stormwater alone.

LOYOLA LANE

Habitat Connectivity

KEY

N

Source: Farr Associates

Boardwalks Wildlife Crossing Structure Land Based Habitat Corridor Tree Canopy Habitat Corridor

44

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

Bre day

TREE CANOPY HABITAT CORRIDOR

Natural habitats are most effective at supporting wildlife when they form a continuous network. The project site is endowed with many natural corridors that will work well as habitats for terrestrial animals but they do not interconnect. Fortunately a continuous tree canopy is a strategy to allow birds to connect between habitat corridors. The Master Plan uses this strategy to enhance habitat.

DESIGN OF WILDLIFE PASSAGE

In designing the structures, consideration should be given for maintaining a channel for the waterway at lower to moderate storm flows while still providing passageway for wildlife at the same time. This typically can be accomplished by having a ledge on one or both sides within the crossing that is higher in elevation that the adjacent waterway.

“Openness” of the crossing structure, defined as the cross sectional area divided by the length, is often used as a metric to help ensure certain species of animals are willing to use the crossing. Typical minimum openness ratios found in literature applicable to larger mammals range from 0.75 to 0.90, in conjunction with typical minimum open heights of 6 feet to 8 feet. These are minimums and should be exceeded where possible.

Preferable metrics for wildlife crossings at the locations shown are a minimum height of 10 feet and a minimum openness ratio (cross sectioned area/length) of 1.5. Smaller wildlife structures may have minimum heights of 5-6 feet and minimum openness ratios in the 0.75 to 0.90 range. These are typical where shown on the western portion of the site where habitat for large mammals does not extend northward from the property boundary and is already constrained by the existing culvert crossings on Colony Loop Drive.

Crossing structures should be straight to both maximize natural light within the crossing and to allow wildlife to see through the structure and distinguish that there is habitat beyond it. Smaller animals may be hesitant to utilize larger structures where they may not feel safe from predators in the large open space. For this reason, the crossings should also incorporate a pathway of coverage along the side or both sides of the structure. This typically could include combinations of brush, logs, rocks, pipe Minimum Openness Ratio: 0.75-0.90

10’ Minimum Clearance Midspan (large animals/humans) 5’-6’ Minimum Clearance (small animals)

Drainage Way Protective Coverage for Smaller Animals

Walking Trail

Ledges Above Drainage Way

Wildlife Crossing Structure - Front Section Source: Farr Associates

Separated Pedestrian/Bike path at crossings recommended

Clearance based on large or small animals

Masonry finish or natural stonework appearance

Breaks in bridge for daylight below COA PARD land with Bike/Ped Trails

Nature with 5‘ Bike/Ped Trails Max. Disturbance

5‘ Max. Disturbance

Wildlife Crossing Structure - Cross Section Source: Farr Associates

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Chapter 3: Land Development Master Plan (208 Acres)

45

segments, and other suitable coverage and should be extended outside the crossing to allow for a perceived safe passage into and out of the structure. Likewise, the structures should be designed with a natural bottom to further encourage usage by wildlife. Vegetative habitat, fences, ledges and other similar techniques should be incorporated to channelizing wildlife to the structures as a preferred pathway than crossing above the roadway at nearby locations. Examples of desirable finishes are shown below.

WILDLIFE CROSSING STRUCTURE AESTHETICS

The use of natural materials and landscaping shall be used to achieve a result that complements the natural landscape. In general, no plain concrete riprap or plain concrete walls shall be used. Stone finishes shall be a natural palette.

WILDLIFE CROSSING STRUCTURE CONSTRUCTION

Wildlife crossing structures may be constructed in place, prefabricated, or a combination thereof. Construction and placement of the structures shall minimize to the greatest extent possible disturbance of the natural area being crossed. Large construction equipment should not be allowed to cross the natural area except over the completed crossing. Cranes or other equipment used to construct the crossings should be located outside the crossing area. Construction fencing should be erected to prohibit construction traffic outside of the minimum area needed to construct the crossing and adjacent roadway.

Examples of Wildlife Crossing Structures

Source: Retrieved from Urban Design Group photo library

Wildlife Crossing Structure Rendering

Source: Farr Associates

46

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

PUBLIC LIGHTING: BALANCING SAFETY AND ACCESS Human bodies adapted to the brightness of the sun and the darkness of the night over tens of thousands of years. Since the invention of artificial lighting humans have lit the outdoors without regard for how much light shines and in what direction. This lighting improved safety and supported commerce but the unintended and unneeded extra lighting has harmed both humans and animals. There is also emerging evidence that humans actually need sustained darkness to stay healthy and avoid chronic disease.

USING A DARK SKY TRANSECT TO LIMIT BRIGHTNESS These design guidelines propose ways to control public lighting for the benefit of both humans and nature. A Dark Sky Transect is proposed to ensure lighting that is safe without causing light pollution. The Dark Sky Transect considers land use, activities, and street types to achieve an appropriate level of lighting. For example, areas in the LZ1 zone (Eco-Cottages) will only be lit by lights along the boardwalks and spillover light from inside the Eco-Cottages should be limited.

LZ1

(Eco-Cottages)

LZ1

LZ1

(Eco-Cottages)

LZ2

(Eco-Cottages)

LZ2 LZ3

LZ3 LZ3

LZ2

LZ0 LZ2

LZ0 LZ2

LZ2 LZ0

LZ3 LZ3 LZ2 LZ0

LZ3

LZ3

LOYOLA LANE

Dark Sky Transect

Source: Farr Associates

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MASTER PLAN

Chapter 3: Land Development Master Plan (208 Acres)

47

Transect Zone Max. Allowed Initial Lamp Lumens/SF Base Allowance (lumens) Lighting Design Criteria Dynamic Lighting Scenario Prohibited

LZ0

LZ1

LZ2

Wilderness

Reserve

Neighborhood

1.25-1.6

2.5-3.2

3.3-4.2

7.6-9.7

0

17,000 Very low ambient light

24,000

44,000 Medium ambient light

No ambient light

Low ambient light

Automatic Nightly Dimmable Fixtures Dimmable Fixtures Dimming Activated and Controls and Controls

by Motion Sensors Undimmable Undimmable Undimmable Fixtures Fixtures Fixtures or Controls or Controls or Controls

LZ3 Neighborhood Center

Dimmable Fixtures and Controls Undimmable Fixtures or Controls Determining Lighting Zone

Source: Model Lighting Ordinance, Illuminating Engineering Society of North America (IESNA) and International Dark Skies Association (IDSA)

LZ1

LZ2

LZ3 Examples of Dark Sky Outdoor Lighting

Sources: Nels Peterson, www.houzz.com University of Florida, http://www.wec.ufl.edu/extension/gc/harmony/darksky.htm Lakewood, Colorado, http://www.lakewood.org

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

MAXIMIZING PUBLIC SAFETY AND HEALTH THROUGH INNOVATIVE LIGHTING

LIGHTING SECTIONS

Public lighting was introduced to cities on a widespread basis in the late 19th Century and early 20th century. As lighting technology improved through the 20th century requirements and expectations for public lighting steadily increased, resulting in real and perceived increases in public safety and decreases in crime. Despite these gains many communities are overlit.

LIGHTING SECTIONS

Humans are .adapted to the/ CORE circadian rhythms of sunny days and dark nights. Recent public health studies have begun to establish T-1 LIGHTING URBAN CENTER BUILDING FACADES / ARCADE LIGHTING darkness plays in maintaining our health. For example the human body produces a naturally the important role that nighttime occurring anti-cancer agent, the hormone melatonin, only at night. To reflect this health risk in 2007 the World Health Organization designated third shift work as a “probable” carcinogen.

T-1 LIGHTING . URBAN CENTER / CORE

LIGHTING SECTIONS

FACADES / ARCADE LIGHTING InBUILDING order to provide the safety benefits of public lighting without its potential harmful health impacts, the plan proposes the use of dimmable public lighting. This street lighting technology automatically dims overnight allowing people to sleep in relative dark but has motion detectors that immediately brighten drawing attention to movement and intruders. The light also assists individuCANTENARY LIGHTING als who are moving through the neighborhood to get to their next destination.

CEILING LIT ARCADES

T-1 LIGHTING . URBAN CENTER / CORE BUILDING FACADES / ARCADE/ LIGHTING BUILDING FACADES ARCADE

CENTERS

LIGHTING IN NEIGHBORHOOD

CANTENARY LIGHTING

CEILING LIT ARCADES

T-2 LIGHTING . GENERAL NEIGHBORHOOD CANTENARY LIGHTING PORCH LIGHTING CEILING LIT ARCADES

T-2 LIGHTING . GENERAL NEIGHBORHOOD PORCH LIGHTING

CEILING/WALL MOUNTED

PORCH LIGHTS PORCH LIGHTING IN GENERAL NEIGHBORHOODS

T-2 LIGHTING . GENERAL NEIGHBORHOOD PORCH LIGHTING CEILING/WALL MOUNTED PORCH LIGHTS

Based on the 2013 Austin Energy Design Criteria Manual, streetlights or outdoor lights that will be a part of the design and construction of a commercial or residential development must be coordinated through AE Design. The standard streetlights are cobra-head style, pole-mounted fixtures with LED lamps and wireless controls.

AE will develop a complete lighting installation plan for new subdivisions with installation pursuant to design. The Developer shall be responsible for the installation of the conduit, pull string, pull boxes, and AE standard streetlight foundations. AE will install the standard poles and fixtures. If the developer prefers streetlight poles other than what is normally installed, the developer and AE will collaborate on the type of pole. The developer is responsible for the difference in cost.

CEILING/WALL MOUNTED T-5 LIGHTING . MAJOR INTERSECTION PORCH LIGHTS STREET FACILITY LIGHTING

STREET FACILITY LIGHTING AT MAJOR INTERSECTIONS T-5 LIGHTING . MAJOR INTERSECTION STREET FACILITY LIGHTING

T-5 LIGHTING . MAJOR INTERSECTION STREET FACILITY LIGHTING

Lighting Sections Source: Farr Associates

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MASTER PLAN

Chapter 3: Land Development Master Plan (208 Acres)

49

AFFORDABILITY, INCOME-RESTRICTED HOUSING & WORKFORCE HOUSING AFFORDABILITY

A primary goal of the City of Austin’s Neighborhood Housing and Community Development Department in undertaking the Colony Park project was to assure a high level of residential affordability within the project, a goal shared by the surrounding community. At the time of publication of this document detailed affordability targets are still under review and will be included in a companion document devoted to implementation. Nonetheless an initial discussion of affordability is essential to framing that deliberation.

WORKFORCE HOUSING (FIRST BUYER AFFORDABILITY)

The phrase housing affordability refers to a wide variety of situations and strategies for offering housing at below what a “free market” would charge. The simplest instance of affordable housing is that of for-sale housing that sells at prices below the median price for the Austin region. The first phases of housing built at Colony Park are all but certain to be priced below the Austin median. There are two reasons for this: 1. The market study recommended that the project include smaller homes, including a large percentage of duplex and townhome, to position the project as a good value in the Austin market and 2. The master developer has an interest in building sales momentum and may defer profits on the first phases to lower the sales price to make them “move”.

THE GENERAL APPRECIATION OF HOUSING COSTS

However as the project proves successful the developer will have an incentive to gradually raise sales prices to earn or increase profits. Regular market forces will constrain the amount of increase but given the steep appreciation of Austin housing prices this could raise the cost of the average home sold at Colony Park to be at or above the Austin median and less affordable.

THE DESIGN PREMIUM

On top of the general housing cost increases likely to occur in the Austin housing market, well-planned neighborhood developments in Austin (Mueller) and across the country tend to be priced at the higher end of the market. By combining a well-designed sustainable neighborhood development with the possibility of Agave-style architecture the CPSCI Master Plan is well positioned to experience a further price premium.

BALANCING FAMILY WEALTH WITH AFFORDABILITY (SECOND BUYER AFFORDABILITY)

For the average American family the majority of the wealth they accumulate in life is tied up in the value of their home.

The increase in the value of the average American family’s home has created a great deal of wealth nationally. The flip side of this benefit is that the next family to buy the house has to pay that higher and much less affordable price.

50

Consequently it has proven hard to strike a proper balance between wealth accumulation and affordability.

AFFORDABLE VERSUS INCOME-RESTRICTED (WORKFORCE) HOUSING

Income-restricted housing uses subsidies or contractual constraints to limit the cost to rent or purchase housing. City of Austin policy requires a minimum percentage of income restricted housing at Colony Park. For comparison the Mueller Development set a target of 25% of dwellings to be incomerestricted. Income restrictions can be accomplished in multiple ways such as low income housing tax credits (LIHTC) for rental units and land trusts for for-sale units. The income-restricted target for Colony Park will likely combine multiple tools and targets.

H+T AFFORDABILITY INDEX: EXPANDING THE DEFINITION OF AFFORDABILITY Housing has conventionally been considered affordable if it costs less than 30% of a household’s budget. Recognizing the interaction between housing, cost and location, the Center for Neighborhood Technology has developed the H+T Affordability Index to account for the two largest household expenditures: housing and transportation and proposes that these two categories together should not exceed 45% of a family’s income.

H+ T Affordability is both a policy target and a web based mapping tool. The H + T Index website can map housing expenditures as above or below the 30% threshold against combined expenditure on housing and transportation as above or below a 45% threshold. The following maps demonstrate the impact that transportation costs can have on affordability as residents pay more for transportation costs.

IS COLONY PARK AFFORDABLE?

Colony Park has an average housing cost at 20.8% of Median Family Income (MFI) and a combined housing and transportation cost at 46.7% of MFI. The conclusion to be drawn is that the cost of housing for a Median family earning $57,109 is very affordable at Colony Park but living at Colony Park and getting around is no longer affordable.

The affordability gap for households earning 80% of MFI or $45,687 is more acute. Housing costs at 26% of AFI is still affordable until we add in Transportation costs which yields an H+T of 58.4% of income.

COLONY PARK IS ISOLATED AND HARD TO ACCESS

Colony Park is located far from job centers and has relatively

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

weak transit service. Only 90 square kilometers or 35 square miles are reachable by scheduled transit within a 30-minute trip. This is less than a 4 mile radius and none of Austin’s major job centers are within this radius, contributing to the low 1.2% of workers in Colony Park riding transit to work, compared to the citywide average of 6.3% and the best Austin score of 39.5%, respectively.

Land use and mobility alternatives to improve this are proposed throughout this document.

Housing Costs

80% Medium Family Income (MFI)

100% Medium Family Income (MFI)

Housing & Transportation Costs

< 30% of Income

KEY

N

Insufficient Data Study Area

PART I

MASTER PLAN

30+% of Income

< 45% of Income

45+% of Income

HOW TO READ THESE MAPS

On the maps, yellow signifies “affordable,” and blue areas are “unaffordable.” The left side is based on housing costs alone. The right side changes the definition, by adding transportation costs to the index. The yellow area “shrinks up” and therefore less of the region is actually affordable for the target population. The second set of maps provides the same view for households earning 80% of Median Family Income. There are fewer places that meet the affordability criterion using the standard index, on the left, than for median income households, and when T-costs are included, affordability virtually disappears.

Chapter 3: Land Development Master Plan (208 Acres)

51

THE AESTHETICS OF INCOME-RESTRICTED HOUSING

One of the major stigmas associated with income-restricted housing are regarding aesthetics and the visual distinction between income-restricted housing versus market-rate housing. While historical examples of public housing and the likes have contributed to this stigma, much of the problems stem not only from physical design, but a lack of maintenance and management upon occupancy of residents.

PROJECT HIGHLIGHT

PROJECT HIGHLIGHT

Housing can be a source of pride and security for residents and should be given significant amounts of thoughtfulness no matter the users. The income-restricted and workforce housing at Colony Park should not be distinguishable from other housing types. Rather, the design should be beautiful, and there should be a clear plan for upkeep and maintenance. The Colony Park Design Guidelines are as applicable to income-restricted housing as they are for other housing types and should be complied with by all development entities. Further guidance on the design of homes is provided in Part II (Design Guidelines) and Part III (Implemenatation Plan) discusses financing, housing mix, and maintenance of affordable housing.

TASSAFARONGA VILLAGE David Baker Architects Oakland, California Tasssafaronga Village is a 7.5 acre development commisioned by the Oakland Housing Authority. The development is made up of townhouses, apartments, parks and open spaces. There is also a central plaza called Village square. 22 of the apartments were built by Habitat for Humanity. The project was one of the first in the country to earn Gold LEED-ND certification and all buildings are LEED-Platinum certified.

PAISANO GREEN COMMUNITY Workshop8 El Paso, Texas Commissionned by the Housing Authority of El Paso, this project is a low-income, public, senior-housing project and is the first NetZero, fossil fuel free, LEED Platinum senior housing project in the United States.

The 4.2 acre site has 73 units. There is a community building, three story flats, a two story building and an internal garden and courtyards between buildings. All units are visitable and ADA compliant.

TASSAFARONGA VILLAGE Oakland, California Source: Flickr - Mark Hogan

SUSTAINABLE PRACTICES IN AFFORDABLE HOUSING

The best examples of social housing in the country and beyond exhibit cutting-edge sustainable strategies, coupled with effective social programming. High-performing buildings provide long-term affordability by lowering operational costs and can enhance the health of occupants.

Utilizing social mechanisms such as sweat equity, on-site job training, community services, and spaces for gathering, help form a sense of community, and even offer possiblities for bringing famillies out of extreme proverty. Affordable housing at Colony Park should utilize these strategies to ensure affordability, and a positive quality of life for all residents.

PAISANO GREEN COMMUNITY El Paso, Texas Source: www.workshop8.com

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

ARCHER COURT TOWNHOMESS Chicago, Illinois Source: www.landonbonebaker,com

WILDFLOWER TERRACE AT MUELLER Austin, Texas Source: www.dmacompanies,com

SEVEN DIRECTIONS Oakland, California Source: www.pyatok.com

SIERRA BONITA APARTMENTS Los Angeles, California Source: Flickr - Michael Locke

LA HACIENDA CASITAS Harlingen, Texas Source: bcWorkshop

PAISANO GREEN COMMUNITY El Paso, Texas Source: www.workshop8.com

PART I

MASTER PLAN

Chapter 3: Land Development Master Plan (208 Acres)

53

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

CHAPTER 4

PARKS MASTER PLAN (93 ACRES) Parks Master Plan 56

MASTER PLAN Page 7

5 CENSUS TRACTS (27 SQUARE MILES) 5 CENSUS TRACTS (27 SQUARE MILES)

MASTER PLAN MASTER PLAN (208 ACRES) (208 ACRES)

DISTRICT PARK PLAN DISTRICT PARK PLAN (93 ACRES) (93 ACRES)

DESIGN GUIDELINES Page 57

PLACES

PLACES

MOBILITY, STREETS, & INFRASTURCTURE

BLOCKS

MOBILITY, BLOCKS IMPLEMENTATION PLAN STREETS, & INFRASTRUCTURE

LOTS & BUILDINGS

LOTS & BUILDINGS

IMPLEMENTATION PLAN Page 223

PART I

MASTER PLAN

Chapter 4: Parks Master Plan (93 Acres)

55

PARKS MASTER PLAN The City of Austin Parks and Recreation Department (PARD) owns the 93-acre existing Colony Park District Park. PARD executed a lease for approximately 50 acres with AISD in early 2000 to provide for the construction of the Overton Elementary School and the Turner – Roberts Recreation Center. Both facilities are constructed and in operation at this time. The land on which the school and recreation center is located, along with the surrounding undeveloped parkland comprises the 93 acres of COA-owned dedicated parkland. This land will serve as a District Park and provide a variety of opportunities for passive and active recreation, local food production, community events and outdoor education.

The master planning of the park was added to the scope of the overall CPSCI Master Plan after the HUD funded project started. PARD desired a master plan for the park in order to facilitate implementation of the existing $700,000 CIP funding for a first phase of park improvements. The Park Master Plan was developed to provide a plan for all the amenities desired by the community and allow for immediate implementation of Phase 1 improvements by the PARD staff.

The adjacent areas with greater slopes are less conducive to building large structures/infrastructure upon and are better suited for low-intensity uses; the topographical changes also provide opportunities to capitalize on views and create naturalistic pathways for exploration. Planned program elements in these areas include: • • • •

Trails (ranging from more primitive nature trails to wider shared-use trails) Wildflower meadow (well-suited for bird watching and butterfly gardens) Community gardens and food forest/orchard Outdoor gathering spaces (amphitheater, pavilions, and picnic shelters)

Collectively, the Master Plan accommodates recreational opportunities for all ages as well as community gatherings and takes advantage of the site’s topography to create an immersive, multi- purpose district park.

Recreational program elements will vary from low-intensity activities like bird watching and trail walking to more active pursuits like soccer, biking and running, ensuring that users of all ages and ability levels can enjoy their time spent outdoors at the park.

The layout of program elements responds to the site’s topography, which generally has flatter areas located centrally within the 93 acres and more steeply sloping areas along the perimeter. The flatter, central area better accommodates the higher-intensity, more active recreational uses. This area will include: • • • • • •

Baseball diamond Soccer field Aquatics facility Additional surface parking Playground Large multi-use pavilion

Facility Additional Parking Baseball Field Multi-Use Field Playground Large Pavilion Small Picnic Pavilions Aquatics Facility Aquatics Buildings Walks Trails

Land (Acres) 0.75 ac 1.15 ac 1.47 ac 1.43 ac N/A N/A 1.47 ac N/A 1,150 Linear Feet 21,800 Linear Feet

Building (SF) N/A N/A N/A N/A 2,400 1,360 N/A 4,980 N/A N/A

Local or Regional Local Local Local Local Local Local Local Local Local Connected to Regional Park Facilities Source: TBG

56

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

CONNECTION TO NEIGHBORHOOD

HIKE AND BIKE TRAIL

EXISTING COMMUNITY GARDEN

SCHOOL

EXISTING PARKING LOT

CONNECTION TO NEIGHBORHOOD

CONNECTION TO SCHOOL

HIKE AND BIKE TRAIL

SCHOOL

ADDITIONAL PARKING

CONNECTION FOOD FOREST TO SCHOOL HIKE AND BIKE TRAIL

CONNECTION TO NEIGHBORHOOD

MULTI-USE TURNER-ROBERTS PLAY FIELD RECREATION CENTER

BASEBALL PHASE 1 BOUNDARY EXISTING MULTIPURPOSE FACILITY W/ RESTROOMS LARGE PLAYSCAPE ADDITIONAL

GAZEBO COMMUNITY HIKE ANDGARDEN

CONNECTION TO NEIGHBORHOOD

BIKE TRAIL

RAISED STREET CROSSING EXISTING COMMUNITY GARDEN

PRIMITIVE NATURE TRAIL

PAVILION WITH RESTROOMS

EXISTING COMMUNITY GARDEN

PHASE 1 BOUNDARY *

SCHOOL

RAISED STREET HIKE AND BIKECROSSING TRAIL

HIKE AND BIKE TRAIL

TURNER-ROBERTS RAISED STREET RECREATION CROSSING CENTER

HIKE AND

WILDFLOWER BIKE TRAIL MEADOW

EXISTING PARKING LOT

CONNECTION TO BASEBALL NEIGHBORHOOD

CONNECTION TO NEIGHBORHOOD

FOOD FOREST

SHELTER

MULTI-USE PLAY FIELD

SCHOOL

CONNECTION TO SCHOOL

EXISTING PRIMITIVE MULTIPURPOSE FACILITY NATURE TRAIL

PAVILION WITH RESTROOMS

W/ RESTROOMS

GAZEBO COMMUNITY GARDEN

PICNIC ADDITIONAL EXISTING TURNER-ROBERTS SHELTER

LARGE PLAYSCAPE

PARKING COMMUNITY RECREATION GARDEN CENTER

HIKE AND BIKE TRAIL AQUATIC FACILITY HIKE AND BIKE TRAIL

EXISTING COMMUNITY EXISTING

MULTIPURPOSE FACILITY FUTURE ENTRANCETO W/ RESTROOMS CONNECTION FROMNEIGHBORHOOD LOYOLA ADDITIONAL LANE PARKING

EXISTING PARKING LOT

HIKE AND BIKE TRAIL

PHASE 1 EXISTING LO Y O L A LFACILITY ANE MULTIPURPOSE BOUNDARY W/ RESTROOMS

PHASE 1 BOUNDARY SCHOOL

ADDITIONAL PARKING

ADDITIONAL EXISTING FACILITY PARKING FUTUREMULTIPURPOSE ENTRANCE LARGE PLAYSCAPE FROM LOYOLA W/ RESTROOMS HIKE AND BIKE LANE ADDITIONAL TRAIL PARKING

SCHOOL

WILDFLOWERBASEBALL MEADOW

TURNER-ROBERTS RECREATION CONNECTION TO LARGE PLAYSCAPECENTER MULTI-USE NEIGHBORHOOD PLAY FIELD HIKE AND BIKE TURNER-ROBERTS TRAIL RECREATION CENTER

BASEBALL

AQUATIC FACILITY

KEY

ADDITIONAL GARDEN PARKING LOT PARKING

CONNECTION TO NEIGHBORHOOD EXISTING

PAVILION WITH RESTROOMS

BASEBALL

BASEBALL

MULTI-USE EXISTING PLAY FIELD MULTIPURPOSE FACILITY W/ RESTROOMS MULTI-USE ADDITIONAL AQUATIC FACILITY PLAY FIELD PARKING PAVILIONHIKE WITHAND BIKE RESTROOMS TRAIL

COLONY PARK DISTRICT / PARK CONCEPT L PHASE O Y O 1L A L A N E BOUNDARY LARGE PLAYSCAPE

MASTER PLAN

Building EXISTING

CONNECTION TO SCHOOL COMMUNITY FOOD FOR P PAVILION GARDEN WITH Road/Parking RESTROOMS GAZEBO HIKE ANDN CONNECTION TO SCHOOLCOMMUNITY P EXISTINGPhase 1 GARDEN S PARKING LOT GAZEBO SCHOOL COMMUNITY Open Space GARDEN

Placescape PRIMITIVE NATURE TRAIL

CommunityRECREATION Garden

PICNIC SHELTER

Food Forest

TURNER-ROBERTS CENTER

HIKE AND BIKE TRAIL

Wildflower Meadow Trail PRIMITIVE NATURE TRAIL

WILDFLOWER MEADOW ADDITIONAL PARKING MULTI-USE PLAY FIELD

District ParkNO Plan SHEET 1

AQUATIC FACILITY HIKE AND BIKE TRAIL

Chapter 4: Parks Master Plan (93 Acres)

FUTURE ENTRANCE

HIKE AND B

PICNIC FUTURE ENTRANCE PRIMITIVE SHELTER 0 100’ 300’ 200’ FROM LOYOLA NATURE TRAIL BASEBALL LANE PICNIC PHASE 1 SHELTER PAVILION WITH BOUNDARY Source: TBG, created May 1, 2014 RESTROOMS WILDFLOWER ADDITIONAL MEADOW PARKING LARGE PLAYSCAPE

PAVILION WITH RESTROOMS

LARGE PLAYSCAPE HIKE AND BIKE TRAIL

MULTI-USE PLAY FIELD

FOOD FOR

PHASE 1 BOUNDARY

*All trails will be included Phase 1 07 Augustin2014

C N

EXISTING PARKING LOT

CONNECTION TO NEIGHBORHOOD PICNIC

HIKE ANDPARKING BIKE TRAIL

PART I

C N

GAZEBO COMMUNITY GARDEN

CONNECTION TO NEIGHBORHOOD

TURNER-ROBERTS RECREATION EXISTING CENTER COMMUNITY GARDEN EXISTING CONNECTION TO FACILITY MULTIPURPOSE NEIGHBORHOOD W/ RESTROOMS

RAISED STREET CROSSING

HIKE AND BIKE TRAIL

EXISTING PARKING LOT

CONNECTION TO NEIGHBORHOOD

CONNECTION TO NEIGHBORHOOD

RAISED STREET CROSSING

HIKE AND BIKE

57

L O Y O L A L A N WILDFLOWER E

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

PART I I DESIGN GUIDELINES While the illustrative Master Plan provides the “what” desired for future development, the Design Guidelines provide the “how” by offering specific guidance on future development. Design guidelines are descriptive and suggestive in support of broader planning policies. Design guidelines do not dictate architectural style but rather are intended to communicate the desired quality of a place. Design guidelines, without further action, are not codified into law but can be as appropriate. The Design Guidelines presented here offer a balance of specificity and flexibility to create high quality development on this site.

The intended audience for the Design Guidelines is anyone interested in the subject but specifically should aid city staff, elected officials, private developers and neighbors in achieving high quality design that is reflective of the community’s desires. Together with the Master Plan (Part One), the Design Guidelines will serve as a primary exhibit in any public private partnership.

Chapter 5: Places 61 Chapter 6: Mobility, Streets, Water and Infrastructure 95 Chapter 7: Blocks 137 Chapter 8: Lots and Buildings 153 Chapter 9: Technical Appendix 211

PART II DESIGN GUIDELINES

Chapter 5: Places

59

60

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

CHAPTER 5

PLACES The Places That Make UP the Master Plan

61

Loyola Town Center & Innovation District

“The New Place to Be”

66

The Five Elements of a Traditional Neighborhood

70

A Sustainable Neighborhood 71 MASTER PLAN Neighborhood 1 “Hilltop Happiness” 72 Page 7

Neighborhood 2 “The View” 76 Neighborhood 3 “A Garden Neighborhood” 80 Neighborhood 4

“Transit-Friendly Job Center

84

Open Space 88 5 CENSUS TRACTS (27 SQUARE MILES)

5 CENSUS TRACTS (27 SQUARE MILES)

MASTER PLAN (208 ACRES)

DESIGN GUIDELINES

DISTRICT PARK PLAN (93 ACRES)

MASTER PLAN (208 ACRES)

DISTRICT PARK PLAN (93 ACRES)

Page 57

PLACES PLACES

MOBILITY, MOBILITY, STREETS, STREETS, & & INFRASTRUCTURE INFRASTURCTURE

BLOCKS BLOCKS

LOTS & LOTS & BUILDINGS BUILDINGS

IMPLEMENTATION PLAN PART II DESIGN GUIDELINES

IMPLEMENTATION PLAN Page 223

Chapter 5: Places

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62

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

MAXIMIZING VALUE THROUGH PLACE DESIGN

EVERY RESIDENT HAS A PARK OR OPEN SPACE WITHIN A 5-MINUTE WALK

SHADE STREETS CONNECT NEIGHBORHOOD CENTERS

HABITAT CORRIDORS PROVIDE IMMEDIATE ACCESS TO A NATURAL HABITAT

C

THOUGHTFUL DESIGN OF BUILDINGS LOCATED ON DEFLECTED VISTAS ENHANCE WALKABILITY

O

L O

N

Y

L O

O

P

D

R I V

E

WALK TO-, BIKE-TO RETAIL SHOPS AND SERVICES ARE LOCATED IN NEIGHBORHOOD CENTERS WILDLIFE UNDERPASSES CONNECT FINGERS OF NATURE

BIKE-SHARE, CAR-SHARE AND TRANSIT ALLOW FAMILIES TO OWN “ONE FEWER CAR”

PART II DESIGN GUIDELINES

BOARDWALKS PROVIDE SCENIC CONNECTIONS BETWEEN NEIGHBORHOODS

Chapter 5: Places

63

THE PLACES THAT MAKE UP THE MASTER PLAN The Master Plan is made up of five distinct places. The Loyola Town Center (LTC) and Innovation District is the front door of the Master Plan. This mixed use place is planned to be a unique retail, service and restaurant destination drawing from a larger geographic area.

The remaining places are the Hilltop Neighborhoods. The Hilltop Neighborhoods are the defining feature of the illustrative Master Plan by preserving the site’s best views for public use. Public spaces are centered around these vistas in the four subneighborhoods within the 208 acres. Rather than sell these vistas off to the highest bidder, they are reserved for public use and enjoyment to encourage outdoor activity and interactions between neighbors.

Neighborhood 4 is also positioned to take advantage of future transit service on Cap Metro’s Green Line. Under this scenario the neighborhood center would grow and transform to become a Transit Friendly Jobs District.

TRANSIT-FRIENDLY JOB DISTRICT

HILLTOP NEIGHBORHOOD 3

HILLTOP NEIGHBORHOOD 2

HILLTOP NEIGHBORHOOD 1

LOYOLA INNOVATION DISTRICT

LOYOLA TOWN CENTER

LOYOLA LANE

KEY

N

Loyola Town Center & Innovation District

Hilltop Neighborhood 3

Hilltop Neighborhood 1

Transit-Friendly Job District

Hilltop Neighborhood 2

Neighborhood Center

64

Neighborhoods

Source: Farr Associates

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

(WEST)

(EAST)

PRESERVING HILLTOP SIGHT LINES

The one big idea that informed the planning of Master Plan is that the hilltops should be set aside as public parks. These parks currently enjoy views of the Capitol Dome and the downtown skyline. In order to allow these views to remain unobstructed, the master plan used geometry to determine what land to set aside as parkland and where to limit the height of buildings.

The diagrams below illustrate these strategies for protecting views.

OUR

F TOP HILL

EE THR TOP HILL FIVE TOP HILL WO OP T HILLT NE P O O HILLT

OUR

F TOP HILL

EE THR TOP HILL FIVE TOP HILL WO OP T HILLT E P ON O T L HIL

Downtown Austin

1

nobstructed view hrough park

2

1

Downtown Austin

Building(s) held back for unobstructed view

Unobstructed view through park

3 Unobstructed view through “finger of nature”

2

Building(s) held back for unobstructed view

4 3

5

Unobstructed view through “finger of nature”

Unobstructed view through “finger of nature”

4

Unobstructed view from school

Unobstructed view through “finger of nature”

5 Unobstructed view from school

Hilltop Sight Lines Source: Farr Associates

PART II DESIGN GUIDELINES

Chapter 5: Places

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LOYOLA TOWN CENTER & INNOVATION DISTRICT “THE NEW PLACE TO BE” 66

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

PART II DESIGN GUIDELINES

Chapter 5: Places

67

LOYOLA TOWN CENTER & INNOVATION DISTRICT

P

P RI PA R

I/C

IAN

P

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Source: Farr Associates, created May 1, 2014

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LOYOLA LANE

This view of the Loyola Innovation District from the air shows the institutional development potential of the land fronting along Loyola. This frontage has the capacity to accommodate more than 438,000 s.f. of development.

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

LOYOLA TOWN CENTER – A REGIONAL RETAIL DESTINATION Loyola Town Center is designed to be Northeast Austin’s place to gather, dine, play and shop for daily goods and services. This mixed-use destination offers new opportunities for grocery, retail, restaurant, pharmacy, medical and other neighborhood uses not currently available. The unmet demand for such a healthy and vibrant place is revealed in the dramatic statistics documenting Colony Park as an unwalkable and unhealthy food desert.

PLANNING AND DESIGN

The walkable main street design will support a diverse and vibrant place with shops on the ground floor and dwellings above. Initially many customers may arrive by car. This is accommodated while not compromising the quality of the place. Retail out-lots, with the potential for upper story development, are organized around a “town green” facing Loyola and allow auto-oriented retailers to add vitality to a Walkable context. Surface parking lots are located behind buildings and shade cars with a community solar array (refer to Chapter 9: Technical Appendix).

A RETAIL PLAN

The plan is also conceived to leverage the traffic of established retail businesses to promote the start up and expansion of locally-owned enterprises. The building lots facing Loyola are most likely to attract established national and regional retailers which are also likely automobile oriented. These will be designed to face the green with store entrances closest to the main street. The ground floor spaces in the mixed use buildings closest to Loyola will be the most attractive to restaurants and other high visibility tenants. So-called “in-line” stores will complete the block of main street with lingering appeal to retailers.

LOYOLA INNOVATION DISTRICT – A CENTER FOR LEARNING AND ECONOMIC DEVELOPMENT The Loyola Innovation District is conceived to enable the Colony Park community to compete and thrive in the emerging economy by pursuing innovations in the STEM fields of science, technology, engineering, arts and mathematics.

This educational and economic development district will encourage forward-thinking building strategies, new technologies, and economic development opportunities and foster future community resilience and ecologicalmindfulness.

CAMPUS ORGANIZATION

The campus buildings are organized around a large open green facing Loyola. The buildings address a street on the park and can be entered either via a formal front entry or from a rear parking entry. This allows the buildings to be built out over time by a variety of institutions. The design assures that as each building is built the campus is completed incrementally.

FLEXIBILITY OF USES

An innovation district can support any number of uses related to education, innovation and economic development.

Building sites can be devoted to advancing innovative living and education solutions, including a Trade School and Training Center, S.T.E.M. (Science, Technology, Engineering, Mathematics) facility, flexible classrooms/meeting rooms, and innovative building systems, housing types, and utility infrastructure.

DEMONSTRATION PROJECT

This can also focus on “green” tech trades and industry, and serving as a demonstration project for district-scale utilities and environmental systems. The approach may advance promising concepts from prototype to broader market implementation, with associated tracking and monitoring which is essential to proof of concept.

LOYOLA TOWN CENTER

2

LOYOLA LANE

This view of the LTC from the air shows the economic development potential of the land fronting along Loyola. Proposing more than half a dozen multi-story buildings, this frontage has the capacity to accommodate hundreds of jobs and more than 203,000 s.f. of development.

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THE FIVE ELEMENTS OF A TRADITIONAL NEIGHBORHOOD The elements that contribute to the success of a traditional neighborhood are listed below. They include: 1 STREET GRID Working with the site’s natural topography, the illustrative Master Plan proposes a modified street grid rather than curvilinear streets with cul-de-sacs. This promotes connectivity and walkability within the site and beyond.

Each neighborhood is connected to each other and the entire site is connected to the larger area. The street network anticipates travel by foot, bike, bus, and car and uses an integrated system of streets and alleys.

2 MIXED LAND USES Future land uses include single-family (detached and attached), multi-family, mixed-use (residential or office uses above retail uses), commercial, institutional, and open space. Land use designations clarify how land is intended to be used, where it is intended to be used, and how much of it is intended to be used. Land use informs but is not the same as zoning. The Planned Unit Development (PUD) that follows the CPSCI Master Plan will provide specific guidance on zoning.

3 NEIGHBORHOOD CENTERS For over 80 years within the practice of planning a neighborhood unit with identifiable center and edge has been an ideal. The good neighborhood center serves as the walk-to social and economic center of the community. As conceived for the Master Plan these neighborhood centers will include a public park space surrounded by a mix of uses in a variety of different building types. A specific goal of the design of these neighborhood centers is to create a place that is verifiably Walkable.

We intend to do this by using a tool called Walkscore.

Walkscore is a website that determines the walkability of any given address or building on a scale of 1 – 100.

Walkscores under 50 are considered unwalkable. (Colony Park’s current walkscore is 23) while scores above 50 are considered Walkable. The website uses registries of state licensed businesses and measures the distances to walk to each. The design of the neighborhood centers require mixed use buildings and buildings that are live work capable. Having a cluster of such destinations in each neighborhood center can help achieve a high walk score.

4 NEIGHBORHOOD EDGES The illustrative Master Plan provides special treatment for those areas where new development is directly adjacent to existing residential neighborhoods. New development in these areas is designed to be respectful of nearby homes through limitations on land use, height, and intensity.

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1

2

3

4

5 5 CIVIC BUILDINGS Civic buildings are an important component of a complete neighborhood. The existing school and recreation facilities are examples but may be expanded in the future to include any publicly-owned buildings such as libraries, government offices, post offices, museums, higher education facilities, fire and police stations, and churches.

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

A SUSTAINABLE NEIGHBORHOOD In addition to traditional neighborhood elements, the diagram below depicts an idealized sustainable neighborhood that offers five distinct elements that improve the health and happiness of a community: (1) the neighborhood is a building block of a transit corridor; (2) a high intensity transit mode (Bus Rapid Transit (BRT), trolley, light rail); (3) it is fitted out with high-performance infrastructure: district power, dimmable streetlights, and a share car per block; (4) the mix and density support car-free housing and a third place; and (5) habitat and infrastructure greenways give the neighborhood distinct edges.

An essential part of community life is “third places”—those places that are not home or work. These places foster civic and neighborly interactions and may be formal places (e.g., a barbershop) or informal (e.g., a plaza). The site’s hilltops offer the perfect venue for third places.

Additional elements that may contribute to a sustainable neighborhood are: • • • • • • •

Safety and security Mobility options Housing options Employment opportunities Stormwater control Recreation & Access to Nature Conservation of Existing Natural Resources

Typical Sustainable Neighborhood Diagram

Source: Farr Associates

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NEIGHBORHOOD 1

“HILLTOP HAPPINESS” 72

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NEIGHBORHOOD 1: HILLTOP HAPPINESS N1 celebrates its hilltop location by draping a dramatic linear park all the way from the top of the hill to the bottom of the valley.

A high street ascends to the neighborhood center while celebrating stormwater through a beautiful and dynamic 800-foot long water feature located in the median. The high street turns at the top of the hill to traverse the ridge, offering dramatic views of the Capital and the skyline. Two neighborhood commercial nodes offer the potential for walk-to neighborhood amenities. A nature road runs along the perimeter offering unobstructed views of nature.

COMMUNITY GARDEN

NEIGHBORHOOD CENTER 1 PLAN

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Community Garden

Neighborhood 1 Plan

Source: Farr Associates, created May 1, 2014

Neighborhood Center 1

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

1 View up high street towards Neighborhood Center 1

Source: Farr Associates

NEIGHBORHOOD CENTER 1 The high street traverses the ridge line and connects the neighborhoodâ&#x20AC;&#x2122;s two commercial nodes.

Possible Retail Uses: 1 Community Center

Day Care

2 Coffee Shop

Retail Mailboxes Bike Facilities (storage, showers, etc.)

1

3 Restaurant

Cleaners Salon/Barber Shop

Pavilion Park

Bike Share Depot

2 3

KEY

N

Neighborhood 1 Center

Source: Farr Associates, created May 1, 2014

Building Footprint (Proposed) Retail Uses (Recommended)

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NEIGHBORHOOD 2

“THE VIEW” 76

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NEIGHBORHOOD 2: THE VIEW N2 is organized along the High Street and was conceived to complete the Lakeside neighborhood to the east. The hilltop features higher density residential development to support a mix of uses in the neighborhood center. N2 is permanently bounded by open space to the west. The neighborhood park features amenities such as a playscape and a basketball court.

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Neighborhood 2 Plan

Source: Farr Associates, created May 1, 2014

Trail Constraint Buffer

Residential Community Garden Neighborhood Center 2

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

NEIGHBORHOOD CENTER 2 The dramatic trapezoidal plan of the neighborhood park provides numerous opportunities for ground floor community uses while framing views of the skyline.

Possible Retail and Community Uses: 1 Bike Facilities

(storage, showers, etc.)

Mailboxes

1

2 Coffeeshop

Restaurant

3 Corner Store 4 Community Center

Hilltop Park

2

Daycare Center

Bike Share Depot 3

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Neighborhood 2 Center

N

Source: Farr Associates, created May 1, 2014

Building Footprint (Proposed) Retail Uses (Recommended)

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NEIGHBORHOOD 3

“A GARDEN NEIGHBORHOOD” 80

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NEIGHBORHOOD 3: A GARDEN NEIGHBORHOOD N3 enjoys the most exposure to nature ensuring that every resident is no more than a block from a park. The neighborhood center focuses on a garden located at the edge of a nature corridor. Single loaded streets provide unobstructed access to and views of nature.

COMMUNITY GARDEN NEIGHBORHOOD CENTER 3 PLAN

ECO-COTTAGES

KEY Commercial Open Space Parcel

N

Trail Constraint Buffer

Neighborhood 3 Plan

Source: Farr Associates, created May 1, 2014

Residential Community Garden Neighborhood Center 3 82

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

NEIGHBORHOOD CENTER 3 The neighborhood center plan shows a variety of housing types that intensify as they approach the neighborhood center.

Possible Retail Uses: 1 Coffeeshop 2

Corner Store Bike Facilities (storage, showers, etc.)

Offices

1

2 Restaurant

Cleaners Mailboxes

Bike Share Depot

KEY

N

Neighborhood 3 Center

Source: Farr Associates, created May 1, 2014

Building Footprint (Proposed) Retail Uses (Recommended)

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NEIGHBORHOOD 4

“TRANSIT-FRIENDLY JOB CENTER” 84

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NEIGHBORHOOD 4: TRANSIT-FRIENDLY JOB CENTER Unlike the other three neighborhoods the design of N4 contains an element of time as its development is likely to take place last.

The neighborhood center of N4 has two wildly different futures: one with a modest mix of neighborhood commercial uses and the second as a dynamic transit-served jobs center. The illustrative plan of this neighborhood assumes that future commuter rail service along the green line stops at a straight stretch of track adjacent to the N4 center. With multiple streets than connect east to west N4 is highly accessible.

NEIGHBORHOOD CENTER 4 PLAN ng xisti

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KEY Commercial Open Space Parcel

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Residential Community Garden Neighborhood Center 4

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ECO-COTTAGES Neighborhood 4 Plan

Source: Farr Associates, created May 1, 2014

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

NEIGHBORHOOD CENTER 4 The center of N4 is located at the intersection of two neighborhood parks: one a three block long open space providing connections between fingers of nature and a more formal triangular park.

Possible Retail Uses: 1 Day Care

Fitness Center

2 Community Center

Bank

3 Restaurant

Offices

4 Corner Store

Offices

5 Bike Facilities (stor-

age, showers, etc.)

Mailboxes

2

6 Coffeeshop

1

Restaurant

Bike Share Depot

4 3

6 5

Neighborhood 4 Center

Source: Farr Associates, created May 1, 2014

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OPEN SPACE Open space within the Master Plan is divided into categories that have differing programing. The plan allows for Fingers of Nature that follow the existing drainage ways and contain two types of open space as noted below. The breakdown is as follows:

PARKLAND Colony Park District Park: The existing 93 acre Colony Park District Park which contains Overton Elementary School and Turner Roberts Recreation Center.

Neighborhood Parks: These are the proposed 10 neighborhood parks within the Master Plan as discussed in Chapter 3.

That section includes programming recommendations.

FINGERS OF NATURE â&#x20AC;&#x153;Fingers of Natureâ&#x20AC;? are the natural areas between neighborhoods that contain minimum development and serve to manage stormwater, provide habitat connectivity, and preserve recreational open space for the community. Within the Fingers of Nature are Restricted Natural Areas, further

KEY

distinguished as Critical Water Quality Zone (CWQZ) and Critical Environmental Feature (CEF) setbacks.

Critical Environmental Feature (CEF)(Riparian & Wetland Buffers): These buffers consist of 50 to 100 foot setbacks from the natural drainageways and wetlands within the Fingers of Nature. This area will contain no development other than minimal pedestrian trail crossings to allow for the connectivity of this plan. Breaks in the restricted natural area have been provided for proposed street crossings. The entire subdivision was laid out to provide for optimum solar orientation on all lots such that the project provides for long term sustainability options in terms of energy use and production. As the very high goals of this project promote sustainability, street and pedestrian connections are a vital part of the framework and at the same time must honor the natural environment. Street and pedestrian crossings of the riparian area will demand sensitive treatment as required and described in the section Promoting Natural Habitats, located in Chapter 3.

Critical Water Quality Zone (CWQZ): This area is defined and required by the City of Austin Comprehensive Watershed Ordinance. It is 100 feet from the centerline of the waterway and is shown on the Master Plan. There is no development allowed within the CWQZ other than the allowed street crossings shown.

N

Colony Park District Park Community Natural Area Neighborhood Park Restricted Natural Area (CWQZ & CEF Setbacks) Eco-Cottage Zone

LOYOLA LANE 88

Open Space

Source: Farr Associates, created May 1, 2014

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

Community Natural Area: This area is outside of the Riparian Zones but within the Fingers of Nature. This land will include some minor structures, such as community pavilions but there will be little to no permanent infrastructure in these areas.

This area will primarily serve as an environmental setback with possible passive park functions. Some of this land will have steeper slopes and areas that convey site runoff and assist with biofiltration. This area along with the Riparian Buffer provides the most “wild” landscape zone on the site and will need a maintenance regime to ensure that they do not suffer from issues such as garbage dumping, soil erosion, invasive plant infestation, or loss of wildlife habitat due to an overall deterioration in ecological conditions.

LAND CONSERVATION AND RESTORATION

The Fingers of Nature provide the most “wild” landscape zone on the site. The Fingers of Nature need a maintenance regime to ensure that they are protected from degradation. An attitude of conservation and restoration should drive the future design of these areas.

ENHANCE BIODIVERSITY

As these areas shall be rich in biodiversity and natural character, provide educational information (signage, etc.) to help students, residents, and visitors to interpret natural system functions and processes.

Where new plantings might be required, the focus should be placed upon re-vegetation of native grasses and increasing the site’s hardwood tree canopy. Implementing successional planting of canopy and understory trees shall help to stabilize soils and increase cover for habitat.

For a list of native plant species, refer to Chapter 9: Technical Appendix.

BEST PRACTICES FOR RESTORING NATIVE VEGETATION

Careful decisions shall be made about what vegetation is to be preserved and what is to be removed. For example, it is recommended that an ongoing plan to eradicate poison ivy shall be implemented in this area, as it is open to pedestrian access. In addition to the consideration of Poison Ivy, an analysis of existing vegetation shall determine what is growing on site, whether that growth is healthy or not, and whether there are rare or extraordinary species. Once the vegetative inventory has been completed, the analysis focuses on three main areas: pruning needs, vegetation health, and vegetation appropriateness.

Restoration Best Practices include the following: • Eradicate exotic and invasive vegetation to the extent possible • Minimize clearing and damage to existing vegetation and limit movement of construction equipment • Determine the erosion and microbial processes that affect water quality, soil conditions, and vegetation (soil conditions need to be evaluated as a basic component of this assessment) • Sedimentation or construction debris should not enter restoration areas PART II DESIGN GUIDELINES

• • •

Avoid soil compaction and vegetation during adjacent construction Implement vegetative soil stabilization techniques as required to minimize erosion and loss of native soil Preserve habitat and scenic value

Pruning Recommendations for Existing Trees near the Right of Way: • Remove dead, diseased, and/or broken branches from trees • Maintain a 14’ tree canopy height • Limb up trees (remove lower branches) to obtain a specified clearance • Thin where branches are selectively removed to reduce canopy density • Improve the branch architecture and structural integrity of the canopy with selective removal of tree branches • Selectively remove branches to redevelop a canopy structure, form, and appearance that may have been compromised by previous pruning, vandalism, or storm damage

LIMIT ACCESS

Limit access through the following strategies: • Seek opportunities to view restoration areas, but limit direct physical access • Place (attractive) barriers to prevent dumping or access by car and all terrain vehicles • Restrict access to restoration areas through fencing or natural barricades, such as logs • Minimize development of hard surfaces, including bike trails and boardwalks • Strategically place circulation to avoid dissecting, diminishing, or disturbing preservation areas

OWNERSHIP AND A FUTURE REFERENDUM

The Master Plan will contain the recommendations for the different Open Space components.

The Colony Park District Park will be developed according to the programming outlined in the Park Master Plan.

Some areas of the existing parkland could better serve the community and the Master Plan if, in the future, some of the un-programmed areas of the park could be used for private development. This would serve to bring the neighborhood closer to the school and create a more walkable neighborhood environment rather than the “school on the hill” that currently exists. There could also be an opportunity to provide for civic or commercial development along the Loyola Lane frontage.

The dedication of new neighborhood parks within the Master Plan will provide for additional walkable parkland in the community. These new parks and Finger of Nature coupled with the future improvements for the regional park will provide more than adequate parkland for this community. It is recommended that the development of a citywide referendum to use existing dedicated parkland for other purposes be pursued as this project moves forward. This would allow for future private development to benefit the area while not compromising the full expansion of the district park facilities as defined by the Master Plan.

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PERMITTED AND PROHIBITED USES There are certain types of uses that are permitted and prohibited within the Open Space categories. In general, uses that are permitted on Community Natural Areas are paths, community gardening, navigational signage and other uses that are anticipated in the Master Plan.

PERMITTED USES IN COMMUNITY NATURAL AREAS • • • • • • • • • • • •

Paths Non-conditioned community facilities (boardwalks, decks, pavilions, gazebos, etc.)

Stormwater Facilities to provide quality, retention or detention (WQ/Detention Pond) Community gardening Urban farming and grazing Park facilities District geoexchange systems Community solar Community supportive facilities (benches, drinking fountains, fire hydrants, etc.)

Access and utility easements Navigational signage Wildlife Crossings

Permitted Use - Community Garden

Source: TBG

Permitted Use - Biofiltration Pond

Source: Retrieved from Urban Design Group photo library

Permitted Use - Wildlife Crossings

Source: Retrieved from Urban Design Group photo library

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

ADDITIONAL USES PERMITTED WITHIN ECO-COTTAGE ZONES

PROHIBITED USES ON BOTH PARKLAND AND FINGERS OF NATURE

•

• • •

Private eco-cottages for residential or commercial use (subject to the Design Guidelines) (for more information regarding eco-cottages, refer to Building Types in Chapter 8)

Off-street parking (parking lot) Streetlights Streets

Permitted Use - Eco-Cottage

Prohibited Use - Off-Street Parking

Source: Source: http://www.ianayris.com

Source: Farr Associates

Permitted Use - Gazebo

Prohibited Use - Streetlights

Source: Sachse Historical Society

Source: http://www.electrical-contractor.net

Permitted Use - Boardwalk

Prohibited Use - Streets

Source: Wilson Woodcraft

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Source: Farr Associates

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OPEN SPACE DESIGN STANDARDS Design standards for all Open Space will emphasize the establishment of a naturalistic setting and condition. The overall objective is to create a thriving natural environment and success- fully functioning ecosystem. Efforts to improve and diversify the native plant palette should be made depending on the conditions and character of specific areas.

The land will have a more naturalistic aesthetic rather than a highly manicured look and feel.

BUILT STRUCTURES AND PATHS

Trails can bring individuals of all ages to areas of work and play. The pathways will be developed as a hierarchy of trails ranging from hike-and-bike trails to pervious paving walks and primitive trails. The widths of these pathways will be determined by use patterns and volume of traffic. For example, shared-use paths used by children en route to their neighborhood school and other transit functions would be larger, perhaps 12 feet in width (as called for in the Austin Urban Trails Master Plan); trails with less traffic volume would be smaller, closer to 6 feet in width; and primitive trails would be smaller still, closer to 3 to 4 feet in width.

Shared Use Trail

Source: TBG

SIGNAGE

Signage should be incorporated for purposes of wayfinding and connectivity, in the form of directional signage, as well as for educational purposes; interpretive signage explaining natural systems, local flora and fauna, and other natural phenomena. The signage should be designed to complement the natural setting, so it doesnâ&#x20AC;&#x2122;t become a dominant feature in the landscape; the signage aesthetic should feel harmonious with the environment and made of appropriate materials to feel unified with the landscape. To add to harmonious nature, signage should not surpass height of landscaping. For more information in regards to general signage standards, please refer to Chapter 8: Lots and Buildings.

Educational Signage

Source: TBG

FURNITURE

Site furniture will include elements such as benches, respite areas, solar shade structures and picnic tables (refer to the Trails and Bikeways diagram in Chapter 3, as well as the Parks Master Plan in Chapter 4 for picnic table locations).

Picnic Shelter

Source: TBG

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

LOCAL FOOD PRODUCTION Local food production is a significant environmental and economic strengthener. Residences producing their own food with personal or community gardens are able to significantly lower their food costs while gardens themselves positively contribute to stormwater management, land use equity, carbon-offsetting and mitigating heat island effect. Local food production also promotes nutritious eating habits for a positive effect on the health of the community. As shown in the Parks Master Plan (Chapter 4), there is available open space that could be terraced to provide areas for growing native and/or adapted fruit trees. This would not only help to beautify the development, but would increase local food production while simultaneously referencing the rural history of this land in an elegant way (for a list of native plant species, please refer to Chapter 9: Technical Appendix).

For residential food production, local food advocates favor plots ranging between 10’x10’ and 10’x20’ per household. These gardens could be placed in private residential lots or included in community gardens sited strategically throughout the neighborhoods to promote ease-of-access, connection to community centers and the local elementary school, and synergistic relationships to take advantage of stormwater paths for garden irrigation.

Under Austin’s recently amended Urban Farm Code of 2013, the raising of fowl, rabbits, and fish is also allowed and space for animal husbandry may be included in the Master Plan in accordance with the revised code on individual lots as well as community roosts and hutches.* *City of Austin Ordinance No. 20131121-020 <http://austintexas.gov//sites/default/files/files/Health/SustainableFood/Ordinance_No._20131121-020.pdf>

IMPROVING SOIL THROUGH AMENDMENTS

When deciding where to locate food production uses, it will be important to identify areas that are more suitable for agricultural uses based on good agricultural soils. Once areas with less favorable agricultural conditions have been identified, a plan should be developed to improve the existing soil conditions to a degree that supports agricultural uses such as food forests and gardens. A neighborhood composting program could be a significant part of these efforts to improve soil quality and could be implemented on a neighborhood-wide scale.

Soil amendments should be facilitated through the use of a soils management plan developed in concert with a designated county representative extension agent. This effort would include first assessing the existing soils and determining which ones are suitable for agricultural uses and then creating a plan to supplement any non-performing soil areas through either composting, decompaction techniques and the addition of soil microorganisms and organic matter.

Community Garden

Source: The Back 40

PART II DESIGN GUIDELINES

Neighborhood Composting Program

Source: http://ditmasparkcorner.com

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CHAPTER 6

MOBILITY, STREETS, WATER AND INFRASTRUCTURE The Importance of Streets 97 Mobility Options 98 Transportation Facilities 100 Street Design Criteria 101 Complete Streets 101 Street Sections 102 Street Landscaping Standards 122 MASTER PLAN Page 7

Intersection Design Criteria 128 Utilities and Sustainable Infrastructure

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Managing Stormwater 132 5 CENSUS TRACTS (27 SQUARE MILES)

5 CENSUS TRACTS (27 SQUARE MILES)

MASTER PLAN (208 ACRES)

DISTRICT PARK PLAN (93 ACRES)

MASTER PLAN (208 ACRES)

DISTRICT PARK PLAN (93 ACRES)

DESIGN GUIDELINES Page 57

PLACES PLACES

MOBILITY, MOBILITY, STREETS, & STREETS, & INFRASTURCTURE INFRASTRUCTURE

BLOCKS BLOCKS

LOTS & LOTS & BUILDINGS BUILDINGS

IMPLEMENTATION PLAN

IMPLEMENTATION PLAN PART II DESIGN GUIDELINES

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MAXIMIZING VALUE THROUGH STREET DESIGN

STREETS ARE MADE SAFER

BY LOCATING BUILDINGS CLOSE TO THE STREET AND KEEPING LANE WIDTHS MODERATE

DIMMABLE PUBLIC LIGHTING IMPROVES HEALTH AND SLEEP DURATION AND QUALITY BY CREATING CONTINUOUS DARKNESS

STREET TREES PROVIDE SHADE

LIGHT COLORED CONCRETE STREETS REDUCE HEAT ISLANDS

PART II DESIGN GUIDELINES

RECLAIMED WATER PROVIDING DRIP IRRIGATION

ON-STREET PARKING CREATES A BUFFER TO PROTECT PEDESTRIANS

STREETS ARE MADE MORE WALKABLE BY THE DESIGN ATTENTION GIVEN TO CORNER BUILDINGS

COMPLETE STREETS ACCOMMODATE WALKING, BIKING, AND DRIVING

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97

MOBILITY OPTIONS WALKING Good planning recognizes that before being anything else humans were pedestrians. The Master Plan has been laid out to take advantage of the human capacity to walk. Block size, shading and lighting are features that make the Master Plan pro-walking.

The Plan provides a network of paths and streets to provide access to every part of the community. The primary mode of mobility should be considered walking.

TRANSIT ZERO-COMMUTE JOBS

The most affordable live work arrangement imaginable is the ability to work from home. The internet has made workers more mobile allowing them to work remotely from home. While the City of Austin regulations permit at-home work in any single-family dwelling. The Five Hills plan goes beyond this by introducing Live-Work units in the neighborhood centers; residences that can be

LOYOLA LANE

KEY

N

Westbound Bus Line / Stop

Dedicated Bike Route

Alternate Westbound Bus Line / Stop

Signed Sharrow

Eastbound Bus Line / Stop

Bikeshare Depot Location

Potential Additional Bus Connection Loop

Carshare Parking (On Street) Car Share and Bike Share Locations

Source: Farr Associates

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

built with storefronts or can be converted to them at any time. Having the freedom to walk to schools and retail, use share bikes and share car and assuming a more robust future transit service, a Five Hills family could live with fewer cars than elsewhere.

FUTURE TRANSIT

Cap Metro currently serves the Colony Park area via bus. The frequency of service is not robust and the routes do not make convenient connections to job centers across the region. With the development of the Master Plan, Cap Metro is anticipated in the future to route its buses through the Five Hills and the greater Colony Park/Lakeside neighborhood and (hopefully) increase bus service.

Another opportunity is for Cap Metro to develop the Green Line commuter rail service and to establish a stop adjacent to Neighborhood 4. The land development plan and zoning are in place to allow a general neighborhood to transform into a TOD.

BIKE SHARE Bike share programs are growing in popularity around the nation, including Austin’s successful B-Cycle program. Bike share programs are a way of allowing persons to “check-out” a bike for a period of time at a low cost. Bike share stations are typically located in a variety of areas (commercial, retail and open spaces) to create a comprehensive network. This provides for people to capitalize on the bike share program to go about a variety of activities: commuting to work, travel to shopping, and for recreational purposes. Bicyclists are able to return the bike to the station at which they picked it up, or to any other bike station located throughout the city. As the density and destinations merit it, B-Cycle should be expanded throughout as proposed to provide bike share to those who work, live, shop in or near the Project Site.

CAR SHARE Car share is a program gaining popularity in areas with an appropriate level of density combined with the desire to own fewer or no cars. This program has already been implemented in Austin through the Car2Go and ZipCar services. Car sharing allows a user to rent a car for a specific period of time. This can include small trips (such as grocery shopping or running errands), or longer trips for traveling. The cars are typically parked in one location where it is accessible for check out. Cars are typically smaller vehicles with higher gas efficiency. The Master Plan anticipates that in the future, every block will include a car share location.

Car share locations benefit not only the immediate area but also the larger area as part of a comprehensive transportation network that offers choice in how people travel.

If an area has car share parking policy or car share programs implemented, reductions allow for reduced number of parking stalls to be implemented or a waiver to be established to reduce the number of required parking spaces.

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TRANSPORTATION FACILITIES The following facilities are recommended in order to provide choice in the way people travel. By making walking, cycling, and transit more accessible and comfortable, more trips can be accomplished without the use of a car. These facilities should be required, as appropriate, in new development projects.

BIKE STORAGE Bike storage facilities come in a variety of styles. The standard bike rack is most familiar. However, as using bicycles for other activities and commuting to work are gaining in popularity; other bike storage facilities have become necessary. Examples of this are bike storage rooms at office spaces, and special lockers in residential complexes. These lockers can use a special key or access code to increase security measures.

SIGNAGE/ANNUNCIATOR Signage for the area needs to be in compliance with the City of Austin and TxDOTâ&#x20AC;&#x2122;s typical signage design criteria. Special design characteristics can be taken to create a sense of place within the Colony Park development.

Annunciators are devices that verbally announce direction such as when it is time for pedestrians to cross at intersections, or schedules at bus or train stop locations. Annunciators are encouraged for areas with high pedestrian activity.

BUS STOP PAVEMENT DETAILS Concrete bus stop pavement shall be provided at all proposed bus stop locations. At a minimum, bus stop pavement shall conform to the most current City of Austin standard detail 1000S-7. Where concrete roadway sections are utilized, bus stop locations shall be considered for any adjustments necessary in the pavement design.

ELECTRIC CHARGING STATIONS Example of Bike Storage

Source: Portland State University (http://www.pdx.edu/bikehub/bike-parking)

SHOWERS

Electric charging stations can be used as a way to promote the use of electric cars. Stations can be installed in prime parking locations, so that persons view using an electric car with additional incentives.

The installation of shower facilities is an appealing amenity for those individuals commuting to work on bicycles. Shower facilities can be built as separate facilities (as part of a bike share station for instance) or can be used in conjunction with other businesses such as an office complex gym.

BUS SHELTERS All bus stops shall include shelters for patrons awaiting buses.

Additional amenities to be included at all bus stops are lighting, landscaping and trees, signage and route information, trash and recycling receptacles, and water fountains where practical. All amenities shall be handicapped accessible.

Example of an Electric Charging Station & Parking Space

Source: Farr Associates

Example of Bus Stop Shelter

Source: Farr Associates

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

STREET DESIGN CRITERIA

COMPLETE STREETS

STREET SPEED

Complete Streets is a relatively new term for an idea from decades past. Long before extensive regulations and requirements that favor rapid automobile movement began dictating street design, streets were built and developed to serve the destinations surrounding them. Some of the greatest streets in America still maintain this centuries-old character. Complete Streets are streets designed for everyone – with improved safety of all users and all modes by designing for pedestrians, bicyclists, motorists and transit riders of all ages and abilities.

The desired operating speed is influenced by a variety of factors, varying with each corridor. The needs of the modes using the corridor, adjacent land uses, and the context of the corridor in relation to the larger network all have an impact on the recommended speed for a corridor. Typically for collector and local streets, lower operating speeds are preferred.

Street design can have a larger influence over motorists travel speeds. These design features may include: • • • • • • • •

Limiting/reducing the number of travel lanes; Narrow travel lanes that are sized to fit cars; Lateral shifts or narrowing, which causes drivers to move out of a straight path); Addition of design features such as medians, street trees and other landscaping tools to make the corridor ‘feel’ narrower; Street framing features such as nearby storefronts; Speed cushions (humps, tables, platforms); Inclusion of on-street parking; Smaller curb-return radii to slow turning vehicles.

BLOCK LENGTH

To help achieve complete streets, the walking public will be given primacy above all other modes of transportation and mobility. Transit will come second in this order, followed by Bicycle then Automobiles (private motor vehicles). This inversion of the dominant, auto-based paradigm will allow the plan’s transportation network to grow safely, sustainably and equitably into the 21st Century.

Complete Streets provide the following benefits: • • •

The unimpeded block length has a direct impact on a number of neighborhood livability factors. Shorter block length increases the routing options for pedestrians and bicyclists and can reduce the likelihood of jaywalking. The block length also affects the relationship of speed along a corridor.

Unimpeded block length is the distance that drivers may go on a segment without having to slow down, yield or stop. Streets with longer than 600 feet of unimpeded block length typically have 15% of the vehicles exceeding the 85th percentile speed and therefore posted speed limit.

• • •

•

1

Provide the option to avoid traffic congestion, and increase the overall capacity of the transportation network; Provide incentives for economic revitalization by helping reduce transportation costs and travel time while increasing property values and job growth; Provide an opportunity to improve the return on infrastructure investments by integrating sidewalks, bike lanes, transit amenities, and safe crossings into the initial design of a project, which saves the expense of retrofits later; Improve the quality of place by creating vibrant and livable centers through increased walking and bicycling; Improve the safety for all users by designing for and accommodating all modes – pedestrians, transit users, bicyclists, and automobiles; Provide more walking and bicycling opportunities on-street and connected to trails to address increasing chronic diseases caused by physical inactivity. Streets that provide room for bicycling and walking help children get physically active and gain independence; Protect Austin’s sustainability and environment while incorporating the goals of all City departments.

PEDESTRIAN

2

TRANSIT

3

BICYCLE

4

AUTO

Model Hierarchy

Source: Farr Associates

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101

STREET SECTIONS

Sidewalks

Travel Lanes

Travel Lane Wdith

Target Speed (mph)

10’

25

4

66’

36’

8’

2

10’

25

4

4

78’

48’

8’

2

10’

25

4

4

70’

40’

8’

2

10’

25

5’

2

10’

25

4

B: Mixed-Use Ave. with Parking C: Mixed-Use Bike Route with Parking

4

D: Job Center Ave with

Bi-Directional Bike Lane E: Stormwater Conveyance Blvd with Parking

Median Curb-to-Curb

Curb Faceto-Curb Face

2

4

Nature

10’

4

Stormwater

48’

Parking Lane

52’

Bike Lane

A: Arcade Street

Transit

Street Type

ROW Widh

The map on the following page shows the proposed street network. These street types may include bike lanes, on-street parking, landscaping and various other elements. The following pages provide street sections of each street type showing these elements, including typical assignments for underground utilities.

4

4

4

75’

18’ / 18’

F: Mixed-Use Stormwater Conveyance St. with Parking on One Side

4

4

4

61’

28’

8’

2

10’

25

G: Residential Transit St. with Parking

4

4

4

66’

40’

6’

2

10’

20

H: Transit St. with Parking on One Side

4

4

4

4

69’

40’

7’ / Trail

2

10’

25

I: Transit St. on Wildlife Crossing Structure 4

4

4

60’

32’

6’ / Trail

2

10’

25

J: Nature Street with Bi-Directional Bike Lane

4

4

62’

32’

2

10’

25

4

54’

27’

5’ / Trail

2

10’

20

4

66’

39’

5’ / Trail

2

10’

25

K: Nature St. with Parking on One Side

4

L: Nature Street with Bi-Directional Bike Lane and Parking

4

M: Stormwater Treatment Street N: Stormwater Treatment Street with Parking on One SIde

4

15’

4

4

4

4

53’

26’

5’

1 (Yield)

12’

20

4

4

55’

28’

5’

2

10’

25

O: Neighborhood Street with Parking

4

50’

26’

5’

1 (Yield)

12’

20

P: One-Way Street with Parking

4

42’

18’

5’

1

10’

20

35’

35’

5’

1 (Shared)

18’

20

20’

15’

1

15’

20

Q: One-Way Living Street

4

4

R: Shaded Alley Bike/Ped Trail

102

4

4

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

TRANSIT

Streets which include travel lanes that are wide enough to support transit vehicles such as City buses.

BIKE LANE

Streets that include a bicycle lane. The bicycle lane may be a single lane on each side of the street, a bi-directional lane on one side of the street or a shared travel lane with vehicles.

PARKING LANE

Streets that include a parking lane. This may consists a parking lane on each side of the street or a single lane on one side of the street.

STORMWATER

These streets are dedicated to the conveyance or treatment (water quality rain gardens) of stormwater.

NATURE

Streets that run parallel to open space. This also includes the bicycle and pedestrian trails that run through the District Park.

O R O

O O K

R

K K

O

Q

K

N O

R

K

K

O

K

R K

O

B B

R

D

R

K

B

R D

D

J

J

D

K

R

R

I

H

K

H

L

I

H

L

R

B

G

B

R

M

F

O

O

R Q

Q

F

R

E

M

Q Q

R

M

E

L

E

NE SIDE

O R

Q

R

R R

Q

O

O

O

R P

O

R

R N

M

O

G

I L

R

O

O

R

O

R

R

B

R

L

K O

R B

O K

L

J

R

O

K

J

R

D

O

K

K

Q

N K

R

C O

B

P

A* B

C

O B

LOYOLA LANE Street Types

Source: Farr Associates

*Street Type A may be substituted with Street Type C. PART II DESIGN GUIDELINES

Chapter 6: Mobility, Streets, Water and Infrastructure

103

STREET SECTIONS

FIVE HILLS STREET SECTIONS

TYPE A: ARCADE STREET

*(MAY BE SUBSTITUTED WITH TYPE C)

Arcade Streets provide a covered walkway for pedestrians adjacent to the street with direct access to shops, businesses or other activities. The Arcade Street will be prominently featured in the Loyola Town Center and will be buffered by on-street parking.

TYPE A ARCADE STREET

52’ Right of Way 48’ Curb Face-to-Curb Face 10’ min Public Access Easement on Private Property

2’

10’

2’

8’

Buffer

Bike Lane

Buffer

Parking Lane

Elec

10’

8’

2’

Travel Lane

Parking Lane

Buffer

10’ Travel Lane

Water

Recl. Water

Telc

Gas

10’ min Public Access Easement on Private Property

Elec Telc

Storm WW

5’

8’

8’

5’

4’

6’

6.5’

5.5’

48’

TYPE B MIXED-USE AVENUE WITH PARKING

66’ Right of Way 36’ Curb Face-to-Curb Face

104

8’

7’

8’

Sidewalk

Landscape Zone

Parking Lane

10’ Travel Lane

10’

8’

7’

8’

Travel Lane

Parking Lane

Landscape Zone

Sidewalk

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

WW 5’

8’

8’

5’

4’

6’

6.5’

5.5’

48’

TYPE B: MIXED-USE AVENUE WITH PARKING Mixed-Use Avenue with Parking provides two-way travel and on-street parking serving a mix of shops, restaurants, offices and residential uses. These streets have wider sidewalks to accommodate higher pedestrian activity adjacent to storefronts and sidewalk cafes.TYPE Landscaped zones buffer pedestrians from the travel way.

B

MIXED-USE AVENUE WITH PARKING

66’ Right of Way 36’ Curb Face-to-Curb Face 8’

7’

8’

Sidewalk

Landscape Zone

Parking Lane

10’ Travel Lane

Elec

10’

8’

7’

8’

Travel Lane

Parking Lane

Landscape Zone

Sidewalk

Water

Recl. Water

Telc

Gas

Storm WW

3’

6’

6’

6’

6’

6’

3’

36’

TYPE C MIXED-USE BIKE ROUTE WITH PARKING

78’ Right of Way 48’ Curb Face-to-Curb Face

PART II DESIGN GUIDELINES

8’

7’

10’

2’

8’

10’

10’

8’

7’

8’

Sidewalk

Landscape Zone

Bike Lane

Buffer

Parking Lane

Travel Lane

Travel Lane

Parking Lane

Landscape Zone

Sidewalk

Chapter 6: Mobility, Streets, Water and Infrastructure

105

Elec Telc TYPE C: MIXED-USE BIKE

ROUTE WITH PARKING 3’

Water

Recl. Water

Gas

Storm WW 6’

6’

6’

6’

6’

3’

36’

Mixed-Use Bike Route with Parking provides two-way travel and on-street parking serving a mix of shops, restaurants, offices and residential uses. These streets have wider sidewalks to accommodate higher pedestrian activity adjacent to storefronts and sidewalk cafes. Landscaped zones buffer pedestrians from the travel way. These streets also include 10’ bi-directional bike lanes on one side with a buffer for increased bicycle safety.

TYPE C MIXED-USE BIKE ROUTE WITH PARKING

78’ Right of Way 48’ Curb Face-to-Curb Face

8’

10’

7’

Sidewalk

Landscape Zone

2’

Bike Lane

8’

Buffer

Elec

10’

Parking Lane

10’

Travel Lane

Travel Lane

Water

Recl. Water

Telc

8’

7’

8’

Parking Lane

Landscape Zone

Sidewalk

Gas

Elec Telc

Storm WW

5’

8’

8’

5’

4’

6’

6.5’

5.5’

48’

TYPE D JOB CENTER AVENUE WITH PARKING

70’ Right of Way 40’ Curb Face-to-Curb Face

106

8’

7’

Sidewalk

Landscape Zone

10’ Bi-Directional Bike Lane

2’

10’

10’

Buffer

Travel Lane

Travel Lane

8’ Parking Lane

7’

8’

Landscape Zone

Sidewalk

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

Elec

Water

Recl. Water

Telc

Gas

Elec Telc

Storm WW

TYPE D: JOB CENTER AVENUE

WITH PARKING

5’

8’

8’

5’

4’

6’

6.5’

5.5’

48’

The Job Center Avenue is a major corridor through the Transit-Friendly Job Center. As this area is expected to have a high amount of activity, the street lends itself to have wide sidewalks, which allow for flexibility in the use of outdoor space, as well as parking for the surrounding high-density uses. This is also one of the streets along which the primary bike route runs; thus a bi-directional bike lane is positioned on one side of the street.

TYPE D JOB CENTER AVENUE WITH PARKING

70’ Right of Way 40’ Curb Face-to-Curb Face 8’

7’

Sidewalk

Landscape Zone

10’ Bi-Directional Bike Lane

Elec

2’

10’

10’

Buffer

Travel Lane

Travel Lane

Water

8’ Parking Lane

Recl. Water

Telc

7’

8’

Landscape Zone

Sidewalk

Gas

Storm WW

5’

5’

6’

6’

6’

6’

5’

40’

PART II DESIGN GUIDELINES

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TYPE E: STORMWATER CONVEYANCE

BOULEVARD WITH PARKING

Stormwater Conveyance Boulevards are designed to maintain the safety of the corridor’s transportation by handling larger amounts of stormwater runoff. A wide bioswale median collects and transports water to open space and retention areas. They E are designed to reduce pollutants through infiltration and reduced runoff velocity, while also enhancing the natural appeal of the MWATERcorridor.

CONVEYANCE BOULEVARD PARKING The median also presentsWITH opportunity for public space with walkways and seating intermitted with landscaping.

75’ Right of Way 51’ Curb Face-to-Curb Face 5’ Sidewalk

7’ Landscape Zone

8’

10’

Parking Lane

Travel Lane

15’

10’

8’

7’

5’

Water Quality Rain Garden Median

Travel Lane

Parking Lane

Landscape Zone

Sidewalk

Steel Check Dam Limestone Block

WW in Alley

Elec

Water

Telc

Storm 7’

8’

Recl. Water

Water and gas services crossing rain garden median shall be sleeved

7’

3’

6’

Gas

Elec

WW in Alley

Telc

5’

51’

TYPE F MIXED-USE STORMWATER TREATMENT STREET WITH PARKING ON ONE SIDE

61’ Right of Way 28’ Curb Face-to-Curb Face 8’ Sidewalk

108

10’ Water Quality Rain Garden

10’

10’

8’

Travel Lane

Travel Lane

Parking Lane

7’ Landscape Zone

8’ Sidewalk

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

7’

8’

7’

3’

6’

5’

51’

TYPE F: MIXED-USE STORMWATER TREATMENT STREET

WITH PARKING ON ONE SIDE

Like the Mixed-Use Avenues, Mixed-Use Stormwater Streets also have wider sidewalks adjacent to a mix of shops, restaurants, offices and residential uses. In addition, a bioswale on one side of the street will collect stormwater runoff as part of the stormwater TYPE F conveyance network.

MIXED-USE STORMWATER TREATMENT STREET WITH PARKING ON ONE SIDE

61’ Right of Way 28’ Curb Face-to-Curb Face 8’

10’

Sidewalk

Water Quality Rain Garden

7’

10’

10’

8’

Travel Lane

Travel Lane

Parking Lane

Water

8’

Landscape Zone

Sidewalk

Recl. Water Storm WW

5’

6’

6’

6’

5’

28’

TYPE G RESIDENTIAL TRANSIT STREET WITH PARKING ON ONE SIDE

66’ Right of Way 40’ Curb Face-to-Curb Face 6’ Sidewalk

PART II DESIGN GUIDELINES

7’

10’

2’

10’

10’

8’

7’

Landscape Zone

Bi-Directional Bike Lane

Buffer

Travel Lane

Travel Lane

Parking Lane

Landscape Zone

Chapter 6: Mobility, Streets, Water and Infrastructure

6’ Sidewalk

109

Water

Recl. Water Storm WW

TYPE G: RESIDENTIAL TRANSIT STREET

WITH PARKING ON ONE SIDE

5’

6’

6’

6’

5’

28’

The Residential Transit street is the tail end of the bus route within the site. It also provides a bike connection between the project site and the adjacent existing neighborhood. This street is also an extension of Type H and I, except that it has no natural or PARD land on either side of it.

TYPE G RESIDENTIAL TRANSIT STREET WITH PARKING ON ONE SIDE

66’ Right of Way 40’ Curb Face-to-Curb Face 6’ Sidewalk

Park or Residential Development on south side

7’

10’

2’

10’

10’

8’

7’

Landscape Zone

Bi-Directional Bike Lane

Buffer

Travel Lane

Travel Lane

Parking Lane

Landscape Zone

Elec

Water

Sidewalk

Gas

Recl. Water

Telc

6’

Storm WW 6’

7’

6’

6’

14’

40’

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

TYPE H: TRANSIT STREET WITH PARKING ON ONE

SIDE AND PARD LAND ON SOUTH SIDE

Transit Streets are intended to provide a bus circulation route through the project and connect important neighborhood destinations. This type of street will also likely have pedestrian and bicycle activity . Bike lanes provide a dedicated space for comfortable travel. On the side of the street with on-street parking, the order will go as follows: travel lane, parking lane, bike lane, landscape zone, and sidewalk.

A landscaped zone will act as a buffer separating pedestrians from the travel way.

TYPE H

TRANSIT STREET WITH PARKING ON ONE SIDE AND PARD LAND ON SOUTH SIDE

69’ Right of Way 40’ Curb Face-to-Curb Face 7’-15’ Water Quality Rain Garden

COA PARD land with Bike/Ped Trails

10’ Bi-Directional Bike Lane

2’

10’

10’

8’

7’

7’

Buffer

Travel Lane

Travel Lane

Parking Lane

Landscape Zone

Sidewalk

Water

Elec

Recl. Water

Telc

Gas

Storm WW 6’

7’

6’

7’

7’

7’

40’

TYPE I TRANSIT STREET ON WILDLIFE CROSSING STRUCTURE

60’ Right of Way

32’ Curb Face-to-Curb Face 7’-15’

PART II DESIGN GUIDELINES

Water Quality Rain Garden

10’

2’

Bi-Directional Buffer Chapter Bike Lane

10’

6:

Travel Mobility, Lane

10’ Travel Streets, Water Lane

7’

6’

Landscape Sidewalk and Infrastructure Zone

111

6’

7’

6’

7’

7’

7’

40’

TYPE I: TRANSIT STREET ON WILDLIFE

CROSSING STRUCTURE

This is a unique street type as it is facilitates wildlife crossing below and provides vehicular, bike, and pedestrian access above. The street is a through street with no parking and no development on either side of it.

TYPE I TRANSIT STREET ON WILDLIFE CROSSING STRUCTURE

60’ Right of Way

32’ Curb Face-to-Curb Face 7’-15’ Water Quality Rain Garden

COA PARD land with Bike/Ped Trails

10’ Bi-Directional Bike Lane

2’

10’

10’

7’

6’

Buffer

Travel Lane

Travel Lane

Landscape Zone

Sidewalk

Elec

Recl. Water Storm

Telc

Gas

Nature with Bike/Ped Trails

WW 6’

7’

7’

6’

5’

32’

112

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

TYPE J: NATURE STREET WITH BI-DIRECTIONAL

BIKE ROUTE

These nature streets are through streets that go through the fingers of nature. They provide vehicular and bike access above, while facilitating wildlife crossings below.

TYPE J NATURE STREET WITH BI-DIRECTIONAL BIKE ROUTE

62’ Right of Way 32’ Curb Face-to-Curb Face 7’-15’ Water Quality Rain Garden

10’

2’

Bi-Directional Buffer Bike Lane

Nature

10’

10’

7’-15’

Travel Lane

Travel Lane

Water Quality Rain Garden

Nature

Water

Elec

Recl. Water

Gas

Storm

Telc

WW 7’

6’

6’

6’

6’

32’

TYPE K NATURE STREET WITH PARKING ON ONE SIDE

54’ Right of Way 27’ Curb Face-to-Curb Face 7’-15’

PART II DESIGN GUIDELINES

10’

Water Quality Chapter 6: Mobility, Streets, Water and Infrastructure Travel Rain Garden

Lane

10’

7’

Travel Lane

Parking Lane

7’

5’

113 Sidewalk Landscape Zone

TYPE Nature K: NATURE STREET WITH Water

PARKING Elec ON ONE SIDE

Nature

Recl. Water

Gas

Storm

Telc

WW 7’

6’

6’

6’

6’

Nature Streets provided two-way travel with parking on one side. This is typical in areas with development requiring on-street 32’ parking only on one side, with park or open space on the opposite side.

TYPE K NATURE STREET WITH PARKING ON ONE SIDE

54’ Right of Way 27’ Curb Face-to-Curb Face 7’-15’

10’

10’

7’

Water Quality Rain Garden

Travel Lane

Travel Lane

Parking Lane

Nature With Bike/Ped Trails (where needed)

Gas

Water

Recl. Water

Storm

7’

5’

Landscape Sidewalk Zone

Elec Telc

WW

6’

5’

7’

10’

5’

27’

TYPE L NATURE STREET WITH BI-DIRECTIONAL BIKE ROUTE AND PARKING ON ONE SIDE

66’ Right of Way 39’ Curb Face-to-Curb Face

114

7’-15’

10’

Water Quality Rain Garden

Bi-Directional Bike Lane

2’

10’

10’

7’

Travel Lane

Travel Lane

Parking Lane

7’

5’

Landscape Sidewalk Zone

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

Gas in

needed)

Gas

WW

6’

5’

7’

10’

5’

27’

TYPE L: NATURE STREET WITH BI-DIRECTIONAL

BIKE ROUTE AND PARKING ON ONE SIDE

These nature streets are one of the most scenic routes within the project site with meandering curves and nature on one side. The street has development on one side with parking along the same side. This is also the street along which the primary bike route TYPE L runs.

NATURE STREET WITH BI-DIRECTIONAL BIKE ROUTE AND PARKING ON ONE SIDE

66’ Right of Way 39’ Curb Face-to-Curb Face 7’-15’

10’

2’

Water Quality Rain Garden

Bi-Directional Bike Lane

10’

10’

7’

Travel Lane

Travel Lane

Parking Lane

Nature With Bike/Ped Trails

Elec

Gas

5’

Landscape Sidewalk Zone

Water

Telc

Storm (where needed)

Recl. Water

7’

WW 7.5’

6’

6’

6’

6’

7.5’

39’

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TYPE M: STORMWATER

TREATMENT STREET

Stormwater Treatment Streets balance vehicle access with retention of stormwater runoff. A yield travel lane allows safe, slow twoway travel with on-street parking on both sides. The narrow travel lane requires opposing traffic to wait before they can pass, but still provides enough space for emergency vehicle access. This design creates a safer street by encouraging reduced speeds and greater driver attention. Adjacent to the travel way is a bioswale to collect and filter stormwater runoff.

TYPE M STORMWATER TREATMENT STREET

53’ Right of Way 26’ Curb Face-to-Curb Face 5’

10’

7’

12’

7’

Sidewalk

Water Quality Rain Garden

Parking Lane

Yield Travel Lane

Parking Lane

Water

Elec

7’ Landscape Zone

Recl. Water

Telc

6’

Sidewalk

Gas WW in Alley

Storm 7’

5’

6’

7’

26’

*Provide passing space (driveway, street or alley intersection, no-parking zone at fire hydrant, or other striped no parking zone) at typical 150’ spacing or less along Yield Travel Lane. At street intersections, restrict as “no parking” for minimum of 20’ from cross street pedestrian crosswalk.

TYPE N STORMWATER TREATMENT STREET WITH PARKING (ONE SIDE)

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

26’

TYPE N: STORMWATER TREATMENT STREET

WITH PARKING (ONE SIDE)

Similar to the Stormwater Treatment Street, this street will balance vehicle access with retention of stormwater runoff. Bike lanes will beN provided on both sides, as well as a parking lane adjacent to a bioswale. Two travel lanes are provided.

TYPE

STORMWATER TREATMENT STREET WITH PARKING (ONE SIDE)

55’ Right of Way 28’ Curb Face-to-Curb Face

5’ Sidewalk

Elec

8’

10’

10’

Parking Lane

Travel Lane

Travel Lane

10’ Water Quality Rain Garden

Water

Landscape Zone

Storm 6’

5’ Sidewalk

Gas

Recl. Water

Telc 5’

7’

Park

WW 6’

6’

5’

28’

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TYPE O: NEIGHBORHOOD STREET

WITH PARKING

TYPE O

These streets provide enough spaceWITH for parking on both sides of the street, with a narrow yield travel lane. This travel lane allows NEIGHBORHOOD STREET PARKING safe, slow two-way travel requiring opposing traffic to wait before they can pass. These streets are appropriate in residential areas with lower traffic volumes and pedestrians of all ages.

50’ Right of Way 26’ Curb Face-to-Curb Face

5’

7’

7’

12’

7’

Sidewalk

Landscape Zone with possibility of intermittent rain gardens

Parking Lane

Yield Travel Lane

Parking Lane

Water

Elec

7’

5’

Landscape Sidewalk Zone with possibility of intermittent rain gardens

Gas

Recl. Water

Telc

Storm 4’

6’

(or in Alley)

WW 6’

6’

4’

26’

*Provide passing space (driveway, street or alley intersection, no-parking zone at fire hydrant, or other striped no parking zone) at typical 150’ spacing or less along Yield Travel Lane. At street intersections, restrict as “no parking” for minimum of 20’ from cross street TYPE P pedestrian crosswalk.

ONE-WAY STREET WITH PARKING

42’ Right of Way 18’ Curb Face-to-Curb Face

118

5’

7’

Sidewalk

Landscape Zone

8’ Parking Lane

10’ 7’ 5’ COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN One-Way Travel Lane

Landscape Zone

Sidewalk

TYPE P: ONE-WAY STREET WITH PARKING

One-way streets with parking are much like One-way Living Streets, with the difference of a dedicated parking lane.

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119

Telc 4’

Water, WW & Gas served from adjacent cross street

6’

8’ 18’

TYPE Q: ONE-WAY LIVING STREET

Living Streets are designed with a shared space approach, where pedestrians and bicyclists have equal travel priority as motor vehicles. A shared travel lane designed with permeable paving will allow use by vehicles but is intended as a space for people to TYPE Q and enjoy active transportation. The street is built at the same grade as the sidewalk without curbs, but protective stroll, socialize, ONE-WAY STREETpedestrian only zones for those who want to walk outside of the shared travel lane. barriers such as LIVING bollards, separate

35’ Right of Way 5’

18’

7’

5’

Pedestrian Only Zone

Shared Travel Lane

Landscape Zone

Pedestrian Only Zone

Decorative Paving

Steel Check Dam

Protective Barrier

Limestone Block

Gas (or in Alley)

Elec Recl. Water Telc

Water 3’

5’

5’

WW served from Alley or adjacent cross streets

5’

18’

TYPE R SHADED ALLEY

20’ Right of Way 7’ Apron

120

15’ Paving

7’ Apron

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

TYPE R: SHADED ALLEY TYPE R SHADED ALLEY Alleys provide rear vehicular access to residential and commercial buildings. This moves garages and trash collection to the rear of structures – and allows the front of buildings to highlight inviting spaces like porches and uninterrupted sidewalks. Shading is provided with the addition of trees.

20’ Right of Way 7’

7’

15’ Paving

Apron

Above Ground Electrical Equipment

Apron

Gas

Elec Telc

2.5’

WW

6’

5’

1.5’

WW and gas typically in street ROW. WW in alley when topography constraints require it. Alternate gas location in alley as needed.

15’

Permeable Walkway

Enhanced Alley Configuration Source: Farr Associates

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STREET LANDSCAPING STANDARDS URBAN TREE CANOPY GUIDELINES Urban tree canopies are extremely important to our environment and help to provide clean air, healthy soils and reduce heat island effects. The goal of the Urban Tree Canopy guideline is to establish a long range vision to establish, protect and enhance the urban tree canopy within the Colony Park development. The overall goal for Colony Park will be to achieve and 30% canopy coverage over the next 20 years across all land uses with specific goals as follows: 35% coverage for parkland and open space (including school property), 35% coverage for residential neighborhoods and 15% coverage for commercial developments.

The Master Plan calls for a comprehensive canopy of street trees along its non-alley right of ways, estimated to be 50,600 linear feet. At 40-foot spacing (the minimum spacing as determined by LEEDv4-ND (1)), the Master Plan calls for an estimated 2,530 street trees; this would contribute to meeting City of Austin Urban Tree Canopy goals and the American Forests Organization recommendation of 35% coverage for urban residential areas. In addition, the Master Plan calls for additional trees along its alley right of ways, increasing the linear feet of proposed tree canopy.

NEWLY PLANTED TREES

New trees to be planted on the site should be native to Texas, drought tolerant and suited to live in the existing soil types on the site. New trees should also be selected from the specified list of approved trees for the site (reference Chapter 9: Technical Appendix for a list of approved canopy and understory tree species) and should come from a high quality planting stock originating from Central Texas sources or grown in nurseries that simulate the Central Texas growing conditions.

MAINTENANCE AND CARE

All new trees should be properly cared for both during the establishment period and in perpetuity. A long term maintenance specification should be developed and implemented that is specific to this site, its soils and topography.

For more information regarding Austin’s Urban Tree Canopy Plans, reference “Austin’s Urban Forest Plan: A Masterplan for Public Property” 2013.

LANDSCAPE ZONES: STREET TYPES B, C, D, E, F, G, H, I, J, K, L, M, N, O, P, AND Q Street landscape zones are incorporated into all street types (except street type A). These planted areas, which run parallel to sidewalks, serve as buffers to separate pedestrians from vehicular and bicycle traffic. Trees are to be planted at regular intervals throughout these zones.

For a list of native and adapted plant species, please refer to Chapter 9: Technical Appendix.

STREET TYPE E: STORMWATER CONVEYANCE BOULEVARD Stormwater Conveyance Boulevards are designed to be conducive to the inclusion of open channel bioswales for conveyance of stormwater in lieu of enclosed storm drain piping. Cross slope of these streets should be designed such that each side of the street section drains toward the bioswale.

Stormwater Conveyance Boulevard

Source: Retrieved from Urban Design Group photo library

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

FLOWS AND DAMS

Channels should be designed to include periodic check dams to reduce flow velocities, provide a detention benefit, and create aesthetic interest in the channel. Outlets from these pooled areas that are created should be sized to slowly discharge to the next pool downstream, creating a base flow of a running stream for a period of time after a rainfall event.

Free flow area must be provided in the channel above the pool levels to accommodate larger stormwater flows without encroaching upon the adjacent roadway or property.

Stormwater flows in excess of the full channel capacity may be bypassed by secondary inlet systems within the channel that drain to adjacent storm sewer systems.

The Stormwater Conveyance Boulevard generally runs perpendicular to the contours/slope of the site and carries stormwater along its length. There is a fifteen feet wide Bioswale Median at the center of the street section.

Check Dam

Source: Retrieved from Urban Design Group photo library

two-way street landscape zone

parking zone

west-bound traffic

Stormwater Conveyance Boulevard

n bioswale media

bioswale median

Steel check dams

ffic

east-bound tra

Limestone blocks parking zone

TYPE A TYPE B

MIXED-USE AVENUE WITH PARKING

TYPE C

S TUDIO S TUDIOBA BA LCONE LCONE SS

MIXED-USE BIKE ROUTE WITH PARKING

TYPE D

LANDSCAPE LANDSCAPE ARCHITECTURE ARCHITECTURE + URBANISM + URBANISM

JOB CENTER AVENUE WITH BI-DIRECTIONAL BIKE LANE

16 16

32 32

64 64

TYPE E

STORMWATER CONVEYANCE BOULEVARD WITH PARKING

TYPE F

MIXED-USE STORMWATER CONVEYANCE STREET WITH PARKING ON ONE SIDE

TYPE G

RESIDENTIAL TRANSIT STREET WITH PARKING

TYPE H

TRANSIT STREET WITH PARKING ON ONE SIDE

TYPE I

TRANSIT STREET ON WILDLIFE CROSSING STRUCTURE

Q

Q

ARCADE STREET

0

Steel grate

M

landscape zone

0

Limestone benches

STORMWATER STORMWATER CONVEYANCE CONVEYANCE BOULEVARD BOULEVARD WITH WITH PARKING PARKING Colony Colony Park Park

M

L R

E

M E E

R R O R O

June June 11,11, 2014 2014

Landscaping for Street Type E: Stormwater Conveyance Boulevard Source: Studio Balcones

TYPE J

NATURE STREET WITH BI-DIRECTIONAL BIKE LANE

TYPE K

NATURE STREET WITH PARKING ON ONE SIDE

TYPE L

NATURE STREET WITH BI-DIRECTIONAL BIKE LANE AND PARKING

TYPE M

STORMWATER TREATMENT STREET

TYPE N

STORMWATER TREATMENT STREET WITH PARKING ON ONE SIDE

TYPE O

NEIGHBORHOOD STREET WITH PARKING

TYPE P

ONE-WAY STREET WITH PARKING

TYPE Q

ONE-WAY LIVING STREET

TYPE R

SHADED ALLEY BIKE/PED TRAIL

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BIOSWALE MEDIAN

The Bioswale Median shall be densely vegetated throughout with occasional compositional breaks. For safety reasons, the Bioswale Median shall be easily viewed into and across from the street. No more than fifty percent of the plantings shall be dormant at any given time, and all selected species shall be native and tolerant of both dry and wet weather conditions. The planting mix shall include some woody plants to provide structure but mainly be composed of grasses and perennials.

Limestone block shall be used for side slope stabilization and with as shallow a cross slope as allowed by the required stormwater volume. To slow the water coursing along its length, periodic check dams made of weathering steel shall be inserted. Finally, limestone boulders shall be located at cross streets for casual pedestrian seating.

To minimize washing and erosion, no wood mulch shall be used in the Bioswale Median. Instead, gravel and or river rock shall be selected carefully based upon specific flow rates, slopes, and planting types.

For a list of native and adapted plant species, please refer to Chapter 9: Technical Appendix.

STREET TYPES J, K, AND L: NATURE STREETS Generally running parallel to the upland contours of the Water Quality Protection Zones, this landscape showcases the contrast between upland / lowland plantings and wild / maintained zones. It is recommended that the existing adjacent vegetation and habitat communities be woven together with circulation systems for bikes, pedestrians at this transition zone.

As a transition zone, large groupings of drought tolerant grasses, shrubs, and understory trees draw out the upland qualities of its natural geophysical location. Locations of planned groupings shall take into account existing vegetation as well as view filters and view corridors.

Along the edges of the bike and pedestrian paths, intensive seeding of native wildflowers and grasses shall provide visual interest as well as habitat and foraging for birds and bees. Canopy trees shall be located along the pedestrian trail to provide shade for hiker/bikers.

The specified desert shrubs (Sotol, Agarita, Yucca) and other prickly plantings should not be planted immediately adjacent to pedestrian traffic areas.

For a list of native and adapted plant species, please refer to Chapter 9: Technical Appendix.

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

STREET TYPES F, M AND N: STORMWATER TREATMENT STREETS Stormwater Treatment Streets are designed to be conducive to the inclusion of rain gardens along the low side of the street to treat stormwater runoff from the adjacent street and sidewalks. Cross slope of these streets should be designed such that the entire street section drains toward the rain gardens.

Chris Whitis and Brian Phelps, www.sitephocus.com

Design Sponge (blog)

Rain Dog Designs

Retrieved from Urban Design Group photo library

Examples of Rain Gardens

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BIOFILTRATION

City of Austin guidelines for rain gardens found in the COA Environmental Criteria Manual (ECM) shall be utilized. Because of the very low permeability of the existing site soils, rain gardens will need to be designed utilizing “full filtration” biofiltration beds. Underdrain systems will be tied to adjacent stormwater conveyance swales where possible, or to the storm sewer system.

Biofiltration growing medium depth shall be a minimum of 18” per them ECM. However, the depth should be increased to 24” or 30” where possible to treat the most upstream impervious cover practical.

Medium shall meet the performance criteria of the ECM section 1.6.7.C.4. These criteria include specific requirements for amount and type of organic matter and particle size distribution (texture analysis) to ensure a saturated hydraulic conductivity of greater than 2 inches / hour while supporting healthy plant growth. Locally available material marketed as “sandy loam” shall not be allowed.

Porous Pavement for Sidewalk

Source: COA ECM (Fig. 1.6.7.E-1)

DRAINAGE

Where possible, additional drainage area from adjacent lots on the high side of the street may be accounted for in the runoff volume to be treated by the rain gardens. The maximum contributing drainage area to an individual rain garden is 2 acres.

Maximum ponding depth in the rain gardens will be 12 inches. Stormwater flows in excess of the design water quality volume of the rain gardens will be bypassed by secondary inlet systems in the street draining to the storm sewer system. The rain garden should be hydraulically offline from the adjacent storm flow, such that when the rain garden is full, additional runoff does not enter the system and instead flows past the inflow opening.

Where capacity does not exist to treat adjacent lots, it is preferable to isolate adjacent lot drainage from entering the street. This may be accomplished by the way the lots drain, or if they drain toward the street, by the use of porous pavement for sidewalks with an underdrain that feeds to a separate conveyance and treatment system.

WATER QUALITY RAIN GARDENS

Stormwater Treatment Streets generally run parallel to the natural contours/slope of the site and are lined with plantings on both sides of the roadway: a landscape zone on the uphill side and a rain garden on the downhill side. The rain garden accepts surface runoff from the roadway that grades to drain toward it with the aim of slowing runoff and increasing localized stormwater infiltration at street plantings.

This rain garden shall primarily be densely planted with tall grasses that exhibit a more erect habit. The aim is to achieve neat and lush appearance, even in drier times.

As the Stormwater Treatment Street rain garden is rather narrow, the detailing for slopes and walls shall be accomplished as efficiently as possible so as to allow as much space as possible to be dedicated to planting. Plate Steel is recommended for paving restraints and curbs whenever possible at edges of the rain garden. Steel grate Bridges shall be employed where intermediary pedestrian walkways are needed to cross from curb to sidewalk.

To minimize washing and erosion, no wood mulch shall be used in the rain garden median. Instead, gravel and or river rock shall be selected carefully based upon specific flow rates, slopes, and planting types.

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

STREET TYPE Q: ONE-WAY LIVING STREET The Living Street and Stormwater Park is for celebrating the spectacle of rainfall and to provide space for biofiltration and retention. Overall, the large vegetated area of the Stormwater Park provides for functional biofiltration while particular grading maneuvers, articulated with limestone walls/edging and steel check dams, create clearly constructed routes for water movement that create cascading spillways and small pools of water when a rainfall occurs.

STORMWATER PARK

The Stormwater Park it is an amenity for the neighborhood with spaces for gathering and attractive plantings. It is a habitable space with some areas of lawn and benches to be distributed throughout its length. The planting palette may include some ornamental choices, but the overall character shall feel naturalized rather than garden-like.

As the Stormwater Park generally runs perpendicular to the contours/slope of the site and carries stormwater along its length it shall be densely vegetated throughout with occasional compositional breaks. At large, the character of the planting composition shall feel prairie-like and shall provide habitat for wildlife. No more than fifty percent of the plantings shall be dormant at any given time, and all selected species shall be native and tolerant of both dry and wet weather conditions.

VEGETATION

The planting mix shall include some woody plants to provide structure but mainly be composed of grasses and perennials. For safety reasons, the Stormwater Park shall be easily viewed into and across from the street. Trees shall be spaced generously and carefully located to maintain view sheds towards the downtown Austin skyline.

Limestone block shall be used for side slope stabilization and with as shallow a cross slope as allowed by the required stormwater volume. To slow the water coursing along its length, periodic check dams made of weathering steel shall be inserted. Finally, limestone boulders shall be located at cross streets for casual pedestrian seating.

To minimize washing and erosion, hardwood mulch shall be used selectively, when appropriate. Predominantly, gravel and/or river rock shall be selected carefully based upon specific flow rates, slopes, and planting types.

For a list of native and adapted plant species, please refer to Chapter 9: Technical Appendix.

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INTERSECTION DESIGN CRITERIA INTERSECTION CONCEPTS LAYOUT AND ANGLES FOUR LEG INTERSECTION

Four-leg intersections can vary from two lightly traveled local roads to a complex intersection of two main roadways. The intersection control can vary from uncontrolled, yield controlled, stop controlled or for intersections with higher volumes, signal controlled. The type of intersection control varies based on traffic speed, traffic volumes, pedestrian crossing volumes and sight distance. For traffic purposes, intersections function best when designed at 90 degree or perpendicular. However in certain areas there may be a desire to allow flexibility in intersection approach angles to allow for unique urban design features. This intersection skew should not be less than 60 degrees, and if it less than 60 degrees, then intersection modifications should be implemented to reduce the skew.

Four Leg Intersection

Source: Kimley-Horn and Associates

THREE LEG INTERSECTION

Many of the design principles found in four-leg intersections apply to three-leg intersections. Intersection control can vary depending on a number of factors and the intersection skew of a T-intersection should not be less than 60 degrees. These intersections can add unique architectural and design elements to the area.

Three Leg Intersection

Source: Kimley-Horn and Associates

128

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

MODERN ROUNDABOUT (FROM DESIGNING WALKABLE URBAN THOROUGHFARES: A CONTEXT SENSITIVE APPROACH)

The purpose of a modern roundabout is to increase vehicle capacity at the intersection, slow traffic and reduce the severity of collisions. Given these facts, the use of roundabouts should be analyzed carefully to ensure that they are used properly. General principles and considerations for the design of modern roundabouts include the following: • • •

Type of design vehicle; Use by disabled and visually impaired persons; and Effects on pedestrian route directness.

A modern roundabout should be designed to reduce the relative speeds between conflicting traffic streams and the absolute speed of vehicles to improve pedestrian safety. The curved path that vehicles must negotiate slows the traffic. Vehicles entering need to be properly deflected and yield to traffic already in the circulating roadway of the roundabout.

Accessible Pedestrian Crossings

Splitter Island and Landscaped Central Island Provide Deflection

Truck Apron

Yield Sign at All Entrances

Community Garden

Modern Roundabout

Source: Farr Associates

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UTILITIES AND SUSTAINABLE INFRASTRUCTURE INFRASTRUCTURE Infrastructure refers to the systems of wires and pipes that convey resources and waste to support human settlements and are divided between wet (i.e., potable water, chilled water, hot water, stormwater, sewer) and dry (i.e., electricity, fiber optic, cable) utilities. Sustainable infrastructure can also be understood as mechanisms by which healthy lifestyles, resource and ecological mindfulness, and innovation can be allowed to flourish. For information in regards to existing utility easements and constraints, refer to Chapter 9: Technical Appendix.

One way to approach the broader goal of net zero energy and water use is to assess how best to achieve it on a development-wide (district) scale with a menu of decentralized generation options coupled with energy and water conserving buildings. This would recognize that, for example, not every building could be energy self-sufficient, that some buildings could generate a surplus and that within an identified boundary sufficient renewable energy could be generated to fulfill demand. A similar approach could be developed to address part or all of the water cycle, from rain water collection to distribution.

UTILITIES THE RANGE OF UTILITIES

Anticipated utility infrastructure includes domestic water, wastewater, storm drainage, reclaimed water, underground electric, natural gas, and telecommunications. Some existing utilities (water, wastewater, gas) traversing the site will need to be relocated to accommodate the proposed Master Plan layout.

LOCATING UTILITIES

The preferred location for electric and telecom serving lots will be in the alleyway of all streets that have alley-loaded lots.

Assignments for electric and telecom main lines in the street right of way are also provided for. Water and wastewater lines will typically run in all street rights of way. Accessory dwelling units will receive water and wastewater service from the front of the lot along with the main house. Topography on some blocks may require that wastewater be located in the alleyway, in which case wastewater for the house and any accessory dwelling units would be served from the alley.

ELECTRICAL UTILITIES

Based on the 2013 Austin Energy Design Criteria Manual, all new construction of AE primary voltage overhead and underground facilities must be installed such that they are ‘truck accessible’ both for construction and for any later needed maintenance or modification. This normally necessitates that these AE facilities be installed at the front 130

of the Customer’s property or adjacent to a street, road, or other paved surface. Rear lot line construction for new areas will only be permitted where paved alleys or other permanent roadways accessible by AE truck exist.

The Master Plan anticipates an electrical distribution system consisting of underground primary lines and switch boxes located in grassy areas. The switch boxes then serve padmounted transformers located in paved alleys within 150 feet of the houses with underground electrical service routed to the houses. The Developer would be responsible for space for AE facilities and equipment, and the installation of the civil work, such as concrete equipment pads, manholes, trenching, and conduits. All Customer-installed civil work for AE facilities must comply with all provisions of the City of Austin Design Criteria, NESC, NEC, AE Design requirements, and any applicable AE specifications, rules, standards, regulations, and conditions.

The next step in beginning the design of the AE distribution system is to submit an Electric Service Planning Application (ESPA) to Austin Energy. AE Design will determine feasibility, cost, and/or other Customer requirements and initiate the design/construction process as required.

RECLAIMED WATER Reclaimed water piping will be installed in all streets.

Commercial, mixed use and multi-family lots will have reclaimed water services stubbed to them, and street landscaping irrigation systems will also be connected to the reclaimed water system. Until such time that a City of Austin reclaimed water main has been extended to the site, the reclaimed water system will be connected to the potable water system with appropriate backflow prevention devices as required and as approved by Austin Water Utility.

Austin Water Utility distributes reclaimed water from its nearby Walnut Creek Treatment Plant. The water is treated to tertiary standards equivalent to 90% of drinking water criteria and is considered suitable for non-potable building and irrigation uses. Allowable uses for this project presently include toilet flushing, cooling tower make-up water, and outdoor irrigation.

The market viability for purple pipe installation in the Project Site is contingent upon installation and maintenance costs.

The current rate for reclaimed water is a flat $1.73 per 1,000 gallons* regardless of quantity used. This represents a minimum 6% savings over low-level consumption rates for residential water and a 70% savings over peak commercial water service rates (peak is defined as water used between July 1st and October 31st). ** * Per Dan Petersen, PE, Austin Water Utility, 11/26/13 **City of Austin Residential & Commercial Water Service <http://www.austintexas.gov/sites/ default/files/files/Water/Rates/Approved_Retail_Water_Service_Rates_2013-14.pdf>

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

IRRIGATION

The proposed Colony Park street tree canopy is estimated to require approximately 60 gallons per tree per month for irrigation(2) ; assuming an averaged peak/off-peak Commercial Water Service Rate (an estimated average unit charge on street tree irrigation water of $5.65 per 1,000 gallons, billed monthly (3)), the developer would assume an average monthly cost of $857.67. In contrast, irrigation by reclaimed water (“purple pipe” currently billed at a flat rate of $1.73 per 1,000 gallons (4)) would represent an estimated total monthly cost of only $244.97, resulting in an estimated $7,350 in annual savings.

In summer months, the irrigation required to establish street trees can easily triple, at which point the savings coming from using reclaimed water could rise to over $1,800 monthly.

Using stormwater catchment and detention to offset irrigation costs for right-of-ways and lawns could further reduce the cost and need for reclaimed water service. However, based on current projections, relying solely on captured stormwater for irrigation is insufficient to establish the level of tree canopy called for by this Master Plan based on the calculations above.

At the block level, residential outdoor water use—consisting primarily of watering lawns—is estimated to represent 58% of the total 68.0 gallons/day/capita water use in the Colony Park area(5). Using this estimate, residents use on average 4,326.2 gallons per month on outdoor uses not requiring potable water. According to the City of Austin tiered Residential Water Service Rates, the monthly cost associated with this use is estimated at $11.57(6); using reclaimed water for these purposes represents a small but proportionately high savings at the resident level, at a monthly estimated cost of $7.48. It also represents an opportunity to substantially reduce the overall reliance on potable water for the proposed neighborhoods.

Reducing outdoor potable water use to zero would cut overall water use by more than half.

COMPOSTING SYSTEMS (CONSISTENT WITH 2040 ZERO WASTE GOAL) This project has the potential to establish community-based composting facilities to augment or substitute services anticipated to be provided by Austin Resource Recovery as part of the Zero Waste Implementation Plan. Locating a distributed network of composting operations throughout the site would complement the distribution of community gardens and lessen the carbon intensity and associated emissions resulting from transporting compostables to a centralized municipal composting operation. Such a neighborhood scale operation—which could include backyard to neighborhood-wide composting—could also be an opportunity for civic engagement of residents of many ages, including youth service organizations. Community gardens should focus on the collection of vegetable waste for composting and not allow meats and other protein byproducts to ensure proper processing. This approach corresponds with LEED-ND v4 GIB credit that requires onsite composting facilities or a location in a municipality that provides composting collection.

Additional lawnscapes, such as xeriscaping, are acceptable.

The use of drought- and heat-tolerant species are encouraged.

For additional information on such species, refer to Landscaping Standards in this Chapter, as well as the native plant species list in Chapter 9: Technical Appendix.

(1) LEEDv4 for Neighborhood Development NPDc14 (2) Assumes two bubblers per tree, irrigating for 15 minutes two times per week (3) City of Austin Commercial Water Service <http://www.austintexas.gov/sites/default/files/ files/Water/Rates/Approved_Retail_Water_Service_Rates_2013-14.pdf> (4) Per Dan Petersen, PE, Austin Water Utility, 11/26/13 (5) Austin Energy (assumes average household size of 3.61); Residential End Uses of Water, AWWARF, 1999 (6) Conservative estimate based on tiered residential water rates and excluding all indoor water use

PART II DESIGN GUIDELINES

Chapter 6: Mobility, Streets, Water and Infrastructure

131

MANAGING STORMWATER POTENTIAL STORMWATER MANAGEMENT POND LOCATIONS

As described in Chapter 3, stormwater management measures will be distributed from smaller, lot level practices, thru targeted block level approaches, and finally to area-wide facilities. Lot level practices are discussed further in Chapter 8 in “Lot Level Stormwater Management Measures”. Block level approaches are discussed and shown in Chapter 7 in “Block Scale Stormwater Strategies”. Area-wide facilities are discussed further below.

Several locations on the site present themselves as good locations for area-wide stormwater management facilities. These locations are shown on the map below. These ponds supplement the treatment measures at the block and lot level while provide additional storage volume for management of stormwater quantity (detention). Quantification of the treatment and detention effects of these ponds will be made as they are designed. Load-based and volumetric approaches should be considered as a method of analysis.

Aesthetics of all ponds should maintain a natural appearance.

Chapter 7 “Stormwater Facilities” section provides guidance for the use of natural materials in all stormwater facilities.

9 10

11

5

7

Previous Stock Pond

Existing Water Quality Pond 6

3

Existing Stock Pond (Wetland CEF) 1 2

8

4

LOYOLA LANE

KEY

N

Waterways Stormwater Management Pond (Biofiltration/Detention) Existing Preserved Wetlands RESTRICTED NATURAL AREA: Critical Water Quality Zone (CWQZ) - 100’ Setback

Stormwater Management Ponds

Source: Urban Design Group

Critical Environmental Feature (CEF) Setbacks - (Riparian & Wetland Buffers) - Varies 50’-100’ (Typical) 132

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

POND 1 (EXISTING STOCK POND/DESIGNATED WETLAND CEF)

The existing stock pond north of Loyola Lane in the south center of the site captures a large area of Neighborhood Center 1 and the Loyola Town Center. Pond 1 is an existing stock pond which is designated as a wetland CEF. This pond will be kept as is with no disturbance other than any necessary improvements to the berm and overflow outlet. The pond will serve a detention function for mitigating peak stormwater flows.

POND 2 Pond 2 will be constructed upstream of Pond 1 as a biofiltration pond. Treated outflows from Pond 2 will drain to Pond 1 to maintain flows to this CEF. POND 3 Pond 3 will likewise be designated as a biofiltration pond. To the extent practical as topography allows, outflows from this pond will also be directed to Pond 1.

POND 4

Northeast of Overton Elementary School on the 93 acre PARD land is an existing water quality and detention wet pond which was designed and constructed with the school. This pond appears to have been designed accounting for a portion of developed upstream conditions, which includes the central portion of the project site north of the pond. Improvements to the aesthetics of this pond should be considered in conjunction with any required modifications that may be needed to treat upstream areas.

POND 5

Pond 5 is shown along the western boundary line of the tract directly north of Colony Loop Drive. The northwest portion of the site drains to this location. The location of the pond is generally clear and has been previously disturbed. Design of the pond should create a natural and aesthetic shape and utilize natural materials as further described in Chapter 7.

PONDS 8, 9, 10 & 11

POND 4

The easternmost south portion of the site drains to an existing culvert crossing Loyola Lane at the southeast corner of the site. The topography of the southeast corner of the site lends itself to creation of a stormwater management pond out of the natural shape of the land. This pond should be designed as a biofiltration pond with detention volume included. CEF setback area has been identified in this area. During permitting review of the pond construction plans, The City of Austin Environmental Resource Management wetland biologist shall determine the revegetation requirements of disturbed areas and shall determine if the pond is designed to minimize disturbance and retain the natural shape and character as much as possible.

Various locations present opportunities for smaller stormwater management ponds. Stormwater runoff from the western portion of Loyola Town Center West can be treated in a small pond located adjacent to Loyola Lane and just off of the main drainageway thru the site, outside of the critical water quality zone. This is shown as Pond 6 on the map. Other small ponds treating portions of Neighborhood Centers 3 and 4 can be located in open areas upstream of the natural drainageways as indicated.

Addtional localized stormwater management ponds can be provided at other locations on the site as detailed plans are developed.

POND 5

In the central eastern portion of the site east of where Colony Loop Drive crosses the overhead electric transmission lines is the location of a previously used stock pond. This pond is on-line with the central drainageway thru the site, and presents a prime location for providing detention volume for a stormwater management measure. The area has been extensively cleared and disturbed previously, so modifications can be made to the shape and volume, as well as re-creation of a new outlet structure.

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133

BIOFILTRATION PONDS As the Stormwater Management Ponds diagram shows, biofiltration ponds are conceptually indicated in locations where flows from larger drainage areas are concentrated and have not otherwise been fully treated with other water quality methods. The upper limit of contributing drainage area to a rain garden is approximately 2 acres, so biofiltration ponds are a preferred treatment method for areas larger than this.

City of Austin guidelines for biofiltration ponds found in the COA Environmental Criteria Manual (ECM) shall be utilized.

Biofiltration ponds must incorporate a sedimentation chamber in addition to the filtration basin. Because of the very low permeability of the existing site soils, biofiltration beds will require underdrain piping systems below the biofiltration media.

GROWING MEDIUM

Biofiltration growing medium depth shall be a minimum of 18” per them ECM. However, the depth should be increased to 24” or 30” where possible to treat the most upstream impervious cover practical. Medium shall meet the performance criteria of the ECM section 1.6.7.C.4. These criteria include specific requirements for amount and type of organic matter and particle size distribution (texture analysis) to ensure a saturated hydraulic conductivity of greater than 2 inches /

hour while supporting healthy plant growth. Locally available material marketed as “sandy loam” shall not be allowed.

HUMAN DELIGHT

The Biofiltration Ponds shall be lush and “wild” spaces providing cover and food sources for birds/wildlife. When human access is desired, elevated boardwalks shall be constructed to allow for viewing and experiencing of both the pond and the wildlife without causing disturbance to the flow of water or the biodiversity.

VEGETATION

The predominant vegetation type shall be tall grasses that can handle both high and low amounts of water. Pecan Trees shall thrive in this flood-prone area, and shall be planted to be an identifying characteristic of this landscape typology. Pecans shall be planted at approximately thirty feet on center in areas of the pond where the roots shall not conflict with the ponds infrastructure. Edges of the pond shall be planted with more shrubs in order to provide more wildlife cover.

For a list of native plant species, please refer to Chapter 9: Technical Appendix.

Examples of Stormwater Management Ponds (Biofiltration /Detention) Source: Retrieved from Urban Design Group photo library

134

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

STORMWATER STREETS CONVEYANCE STREETS

Various streets and open space areas on slopes have been designated as “conveyance” streets. The intent for these streets is to provide open channel bioswale conveyance of stormwater in lieu of traditional enclosed storm sewer systems. (Some streets may require a secondary storm sewer for larger storm flows on a case-by-case basis.) These conveyance channels will be designed to integrate small chained pools to provide a positive detention benefit.

TREATMENT STREETS

Other streets in relatively flat locations have been designated as stormwater treatment streets. These streets will typically have rain gardens located on one side of the street to treat street runoff and some amount of adjacent lot runoff.

Previous Stock Pond Existing Water Quality Pond

Existing Stock Pond (Wetland CEF)

LOYOLA LANE

KEY

N

Treatment Street - Water Quality Rain Gardens

Stormwater Management Pond (Biofiltration/Detention)

Conveyance Street - Bioswale Detention

Existing Preserved Wetlands

RESTRICTED NATURAL AREA: Critical Water Quality Zone (CWQZ) - 100’ Setback Critical Environmental Feature (CEF) Setbacks - (Riparian & Wetland Buffers) - Varies 50’-100’ (Typical)

PART II DESIGN GUIDELINES

Proposed Stormwater Conveyance and Treatment Streets

Chapter 6: Mobility, Streets, Water and Infrastructure

Source: Urban Design Group

135

136

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

CHAPTER 7

BLOCKS Complete Blocks 139 Building Access and Privacy 140 Architectural Design 142 MASTER PLAN Housing Diversity on Every Block 144 Page 7

Silent Blocks: Quiet Heating and Cooling

145

Making Utility Equipment Functional and Attractive

146

Block Landscaping 151 5 CENSUS TRACTS (27 SQUARE MILES)

5 CENSUS TRACTS (27 SQUARE MILES)

MASTER PLAN (208 ACRES)

DISTRICT PARK PLAN (93 ACRES)

MASTER PLAN (208 ACRES)

DISTRICT PARK PLAN (93 ACRES)

DESIGN GUIDELINES Page 57

PLACES PLACES

MOBILITY, MOBILITY, STREETS, STREETS, & & INFRASTURCTURE INFRASTRUCTURE

BLOCKS BLOCKS

LOTS & & LOTS BUILDINGS BUILDINGS

IMPLEMENTATION PLAN

IMPLEMENTATION PLAN PART II DESIGN GUIDELINES

Page 223

Chapter 7: Blocks

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138

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

MAXIMIZING VALUE THROUGH BLOCK DESIGN TREE-SHADED ALLEYS ALLEY FLATS AT BLOCK ENDS ENHANCE MIDBLOCK PRIVACY

SOLAR-READY BUILDINGS

S

STORMWATER MANAGEMENT HANDLED ON-SITE

AGING-IN-PLACE IS SUPPORTED BY A MINIMUM OF 4 DIVERSE DWELLING TYPES PER BLOCK

ON-STREET PARKING PROTECTS PEDESTRIANS AND PROVIDES GUEST PARKING ALLEY-LOADED PARKING ALLOWS FOR PEDESTRIAN-FRIENDLY FRONTAGE AND ACCESSORY DWELLING UNITS

PART II DESIGN GUIDELINES

REQUIRED PORCHES AND STOOPS EXPAND SOCIAL NETWORKS

Chapter 7: Blocks

139

BUILDING ACCESS AND PRIVACY COA VISITABILITY ORDINANCE

1. Lots with 10% or greater slope prior to development; or 2. Properties for which compliance cannot be achieved without the use of switchbacks.

The City of Austin has adopted a visitability ordinance that went into effect on February 10, 2014 requiring visitable entries, routes, and bathrooms in all newly built single and duplex residences. The ordinance stipulates that, “the entrance may be located at the front, rear, or side or in the garage or carport of the dwelling.” This provision on the location of the entry grants helpful flexibility on flat or near flat sites.

The Master Plan proposes development on land with greater than 10% slopes. The second waiver provision pertaining to setbacks may grant a wide exemption to the ordinance at Colony Park where the typical proposed finished floor level is 24”- 30” above sidewalk and the maximum front yard setback is 15’ from the sidewalk. Given these constraints a switchback ramp would be required, exempting the home from compliance. Finally, housing types other than single family and duplex (such as townhomes and accessory units) are exempt from this ordinance.

SLOPES AND VISITABILITY

CW

QZ

TER WA

Y WA

U BO

N

Y DAR

EL

EC

TR

IC

AL

EA

SE

M

EN

T

RIPA RIAN

BU

FF ER

The CPSCI site is steeply sloping, creating conflicts with visitability. The ordinance states two waiver options for exterior visitability:

RI PA RIA N

BU ER FF

perty Line

PARD Pro

KEY

LOYOLA LANE N

>10% Slope (PARD Area)

Approximately 20% of the total Master Plan area has slopes >10% (shown in red).

Considering only block area slated for development, approximately 14% block area would be exempt from visitability requirements.

Erosion Areas to be Filled

Site Plan Showing Slopes Greater than 10%

>10% Slope (Master Plan Area)

140

Source: Urban Design Group

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

VISITABILITY & PRIVACY In order to provide privacy in housing with 5’ to 15’ setbacks from the sidewalk as is planned on the Project Site it is important to elevate the porch floor and first finished floor a minimum of 24” to 30.” The visitable entry door and bathroom are relatively easy to attain. However the requirement for a visitable route to the front door can compromise ground floor privacy. The chart below provides design guidance on how high to elevate a porch to achieve privacy.

2-step minimum stoop required for privacy

Setback

Porch Floor Height for Privacy Source: Farr Associates

VISITABILITY ON A SLOPING BLOCK The City of Austin visitability ordinance exempts Auxiliary Dwelling Units as well as single family homes on sites with a slope greater than 10%. Nonetheless using both street and alley it is possible to provide a visitable route to both a front and rear (ADU) dwelling as shown in the illustration below.

Primary Residence Accessed from Street Grade Change Garages & Auxiliary Units are at Alley Height

Street

Alley >1’

Street

Slope

10’

Visitable Paths for Blocks with >10% Cross Slope Source: Farr Associates

Visitable Paths for Blocks with <10% Cross Slope PART II DESIGN GUIDELINES

Chapter 7: Blocks

141

ARCHITECTURAL DESIGN A large part of what makes a neighborhood walkable is a well-designed public realm including high-quality and varied architecture. The Design Guidelines promote this urban design at the scale of the neighborhood, street, block and building. In order to administer this process it is recommended that the COA/Developer Team engage the services of a “Lead Design Reviewer”

DISTINCT ARCHITECTURAL STYLE - GOOD

DISTINCT ARCHITECTURAL STYLE - BAD

DIVERSITY OF ARCHITECTURAL STYLES - GOOD

DIVERSITY OF ARCHITECTURAL STYLES - BAD

REPETITION - GOOD

REPETITION - BAD

Source: Farr Associates

Source: Farr Associates

Source: InnerLoop Sales

142

DESIGN BOTH WALLS OF A STREET OR INTERSECTION

The look and feel of public spaces such as streets, parks and plazas are shaped by the architecture of the streetscape that surrounds them. For this reason, the Design Guidelines requires that the streetscape be designed and evaluated all at one time.

Source: TheShot (www.panoramio.com/photo/71509746)

Source: Farr Associates

Source: Farr Associates

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

In evaluating the design of a streetscape the following strategies are required: 1. Distinct architectural style (one nameable style per building) 2. Diversity of architectural styles (a mix of traditional and modern/green) 3. Some repetition (i.e. a pair of matched homes, 3 – 6 townhomes in a row)

4. A variety of roof types (gable, shed, flat) (one single roof type per building) 5. A variety of building types (detached, duplex, townhome, accessory) 6. A varied palette of façade materials and colors 7. An adequate amount of street trees and landscaping

VARIETY OF ROOF TYPES - GOOD

VARIETY OF ROOF TYPES - BAD

VARIETY OF BUILDING TYPES - GOOD

VARIETY OF BUILDING TYPES - BAD

VARIED FACADE MATERIALS AND COLORS - GOOD

VARIED FACADE MATERIALS AND COLORS - BAD

Source: by Stephanie-Edwards Musa (https://flic.kr/p/4QutHo)

Source: Farr Associates

Source: Danielle Johnson

PART II DESIGN GUIDELINES

Source: Gail Delaughter

Source: Farr Associates

Source: Karen Ackles

Chapter 7: Blocks

143

HOUSING DIVERSITY ON EVERY BLOCK Creating a “compact and connected” community in the spirit of Imagine Austin means including diversity in housing—homes that accommodate people at every life cycle stage. The ability to age in place allows people to maintain lifelong social relationships with friends and neighbors and gives people a sense of well-being. As people age their housing requirements often pass through a predictable cycle of low-cost rental, starter home, move-up home, low maintenance home, an accessible dwelling and finally supportive living. Also in the last few decades the American family has evolved from the “Ozzie and Harriet” model of two parents and two children to many one person households and intergenerational living.

REQUIRED HOUSING DIVERSITY In order to achieve economies of scale, homebuilders prefer to build less repetitive dwelling types targeted to the perceived large “middle of the market.” This often leaves large minorities of the housing market underserved and in so doing inadvertently prevents aging in place. To overcome this barrier, these guidelines propose to require the developer to build what are often missing housing types on every block throughout the development. These include: 1.

2.

3.

4.

An Accessory Dwelling Unit (low cost rental) Efficiency/1 Bedroom Unit – (lone household or small family unit) A 4 to 5 Bedroom Unit (unrelated adults or large or intergenerational family) A Fully Accessible Unit (allowing someone in a wheelchair to live there)

1

3

144

2

4

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

SILENT BLOCKS - QUIET HEATING AND COOLING Residential air conditioning condensers are conventionally located outdoors next to the homes they serve. In conventional low-density developments this poses no problems however in a compact urban pattern the location of air conditioning equipment causes unforeseen problems. Often located under windows or in the narrow slot between homes the noise and heat generated by AC equipment discourages natural ventilation via open windows and sitting outdoors.

is warmer than air during the winter months and cooler than air during the summer months. GHP systems save energy and costs because they operate more efficiently than conventional HVAC systems and air source heat pumps. GHP systems are not common in Austin despite increasingly widespread use in other regions. Their use at Colony Park would burnish the Five Hills Brand and improve the quality of life.

QUIET COOLING

In addition, several emerging technologies for district energy may be viable options for Colony Park, including Fuel Cell technology and Gasification of biomass. District level energy reduction initiatives such as Vehicle2Grid (V2G) may also be included as strategies of distributing peak loads through electric vehicle and grid energy transfer systems.

In order to take advantage of the close proximity to nature by promoting open windows and outdoor living these design guidelines recommend that all mechanical equipment meet a quiet performance specification. This can be met three ways: 1. encircling the equipment in a sound deadening enclosure, 2. specifying quiet MEP equipment, or 3. using the earth rather than air as a heat sink through geothermal heating and cooling. The geothermal system has the added advantages of eliminating noise and heat altogether and average annual energy savings of 30% compared to conventional HVAC system.

GEOTHERMAL HEAT PUMP SYSTEM

Geothermal (or ground source) heat pump (GHP) systems make use of the ground below the Earth’s surface as a source of thermal energy exchange. Ground temperatures starting at about three feet deep and lower are much less variable than ambient air temperatures. Soil or earth at these depths

EMERGING TECHNOLOGIES

District management procedures may also be explored as a part of the innovation efforts at Colony Park. A communityscale “Smart Grid” and climate forecasting modeling (i.e., for rainwater trends) have significant potential toward long-term neighborhood resilience. Progressive future building systems may further strengthen the neighborhoods against wind, flood, and wildfire risk, key climatic concerns in the Central Texas area.

Quiet Heating and Cooling Methods Source: Farr Associates

PART II DESIGN GUIDELINES

Chapter 7: Blocks

145

MAKING UTILITY EQUIPMENT FUNCTIONAL AND ATTRACTIVE TYPICAL BLOCK STORMWATER CONVEYANCE This work should be done with the Town Architect to ensure a

TYPICAL BLOCK EQUIPMENT

cohesive integration into the streetscape.

WW

Utilities are a necessary and ubiquitous element of streetscape environments, often creating a disorderly visual environment.

The location of above ground utilities should be approached with the same attention to design detail as provided in the Design Guidelines for all aspects of the Master Plan. Although City of Austin utility departments have design requirements for each of their utilities these criteria many times were developed at a time when the pedestrian environment did not hold the importance it does today as demonstrated by the goals of this project. As each phase of the project is designed and permitted, intersections that will include signalization will require that the developer and engineers work with the Traffic Signal department to locate required infrastructure below ground when possible and if not possible then boxes should be located on the perimeter of the pedestrian space.

This same process should be followed with Austin Energy in the location of vaults and transformers for electrical network.

Street Trees 30’ O.C.

WW Cable/Telecom Risers

WW

Elec./Telecom Pull Boxes, Typ. at Intersections

Fire hydrant at Alley Typ. with continuous Townhomes/Attached SF/MF

1

2 WW

2

WW

Equipment at Intersection with Traffic Signal - Typ. only at Loyola Lane - Typically combined with light pole

W

Water Meter Box, Double at every other Lot Line

Public Streetlights required every 70’ O.C. WW

Wastewater (WW) Manholes Typ. in intersections (in street pavement) Water valves, Typ. at Intersections (in street pavement)

Typical Block Depth is 270’

2

W

W

(1) Fire Hydrant at Midblock (Typ. at alley entrance, across street, or commercial locations to meet 300’ spacing)

W

WW

1

For spacing of public streetlights, Austin Energy (AE) uses 150’ on center spacing for standard cobra-head light poles.

However, based on block length, streetlights should be located at the corners and one mid-block if using standard AE poles, then 70’ on center spacing is typical. The Master Plan encourages the use of custom, decorative poles, at a spacing of 60’ to match every-other gap in the tree spacing.

W

Truck Accessible PadMounted Transformers (Typ.) (Max 150’ to Home)

Location of fire hydrants will comply with a minimum spacing requirement of 300’ in public streets as defined by City of Austin code. In Master Plan street sections with yield travel lanes, the fire hydrants should be placed at closer intervals to allow for breaks in on-street parking which facilitates the function of yielding. Hydrants will be installed on both sides of any divided roadways.

1 WW

Typical Block Length is 400’

Typical Block Equipment Locations

Source: Urban Design Group

146

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

Pad-Mounted Transformer

Water Meter Box

Telecom Box

Electrical Pull Box

Decorative Light Pole

Fire Hydrant

Wastewater Manhole Examples of Typical Block Equipment

Source: Retrieved from Urban Design Group photo library

PART II DESIGN GUIDELINES

Chapter 7: Blocks

147

BLOCK SCALE STORMWATER STRATEGIES For decades the conventional practice for handing rainwater was to collect it, put it in a pipe and convey it away. The CPSCI project starts with the premise that the best place to handle stormwater is to avoid putting it in pipes, retain and recharge it into the soil close to where it lands and filter the water as part of a treatment train.

Gutter Flow/Rain Garden Overflow to Curb Inlet (Typ. (1) per block, each street) and Storm Drain System Street Drainage to Rain Gardens

Side Lot Line Surface Drainage to Alley

Street Drainage with Gutter Flow

Street Drainage with Gutter Flow

Stormwater Quality Rain Gardens

Alley Surface Flow “V” Channel Pervious Alley Surface with Underdrainage

Area Drain Side Lot Line Surface Drainage to Front Pervious Concrete Sidewalks with Underdrainage to Storm Sewer System

Curb Inlet to Storm Drain System

Street Drainage to Rain Gardens

Curb Inlet to Storm Drain System

Gutter Flow/Rain Garden Overflow to Curb Inlet (Typ. (1) per block, each street) and Storm Drain System Typical Block Stormwater Conveyance

Source: Urban Design Group

TYPICAL BLOCK STORMWATER CONVEYANCE

Rain Garden Along a Block Edge

Source: State College of Pennsylvania (http://www.statecollegepa.us)

148

Typical Curb Drainage Inlet

Source: Retrieved from Urban Design Group photo library

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

ATTRACTIVE STORMWATER FACILITIES Stormwater related infrastructure visible from above ground is typically functional in appearance, with little or no consideration given to aesthetic treatments that can enhance their presence. All such infrastructure in the Master Plan shall be designed to be an attractive complement to the surrounding neighborhood. In general, no plain concrete riprap or plain concrete walls shall be used. The use of natural materials and landscaping shall be used to achieve the desired results. Stone finishes shall be a natural palette and shall be used on all storm water structures, including walls, headwalls, wingwalls, check dams, pond splitter structures, and flatwork.

STORM DRAIN OUTFALLS

Storm drain outfalls typically involve some sort of exposed pipe end with a concrete headwall or a sloped end with concrete apron. Storm drain outfalls in Colony Park shall incorporate the use of natural materials to transform these from functional in appearance to pleasing and incorporated into the natural landscape. Examples of this done well are included below.

Examples of Attractive Storm Drain Outfalls Source: Retrieved from Urban Design Group photo library

STORM CHANNELS AND SWALES

Storm channels and swales are typically trapezoidal and regular in cross-sectional shape. Often times they include concrete flatwork, either for the entire channel or for a low-flow pilot channel in the bottom. Channels and swales in Colony Park shall incorporate natural materials in lieu of flatwork concrete. The use of landscaping and check dam features to create visual interest is encouraged. Where erosion protection is needed, stone, rock or other natural materials shall be used. Flatwork concrete alone shall not be allowed.

Examples of Attractive Storm Channels and Swales

Source: Retrieved from Urban Design Group photo library

PART II DESIGN GUIDELINES

Chapter 7: Blocks

149

WATER QUALITY AND DETENTION POND STRUCTURES

Water quality and detention pond facilities incorporate an engineered outlet structure to pass varying levels of design storm flow rates at different pond elevations. These structures are traditionally functional in appearance and may include some combination of concrete walls, pipes, and concrete flatwork for spillways. These structure types in Colony Park shall be designed to be aesthetically pleasing and blend into the natural backdrop as much as possible. Where possible, these structures can be incorporated into compatible uses in the pod, such as decks, amphitheaters, and other public spaces. Concrete flatwork and plain concrete walls shall not be allowed. Natural materials shall be used to improve the appearance of these structures. Landscaping can further be used as screening and to soften the impact.

Examples of Water Quality and Detention Pond Structures

Source: Retrieved from Urban Design Group photo library

150

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

BLOCK LANDSCAPING Trees and landscaping are essential design strategies for promoting sustainability and creating beauty and real estate value on each block. Street trees create shaded walking paths and studies demonstrate that street trees can add up to 10% to the value of homes along a given street. These same trees, when placed strategically in front of each house, can shade windows and reduce the demand for air conditioning and energy. Yard and alley trees can provide shade for windows as well as reducing the heat island effect that raise ambient outdoor temperatures.

Typical Block Landscaping Standards

Source: TBG

PART II DESIGN GUIDELINES

Chapter 7: Blocks

151

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

CHAPTER 8

LOTS AND BUILDINGS Complete Lots 155 Regulating Plan: Scale and Character 156 Regulating Plan: Building Types 158 Lot and Building Type Definitions 163 Building Types Overview 163 Building Types Standards 164 MASTER PLAN Page 7 Incremental Housing 187 Off-Street Parking 188 Signage Standards 190 Green Building Practices 196 Parcel Solar Access 202 5 CENSUS TRACTS Recycling and Composting 206 (27 SQUARE MILES) Lot Level Stormwater Quality Measures 207 Lot Landscaping Requirements and Recommendations 208 5 CENSUS TRACTS (27 SQUARE MILES)

MASTER PLAN (208 ACRES)

DESIGN GUIDELINES

5 CENSUS TRACTS 5 CENSUS TRACTS (27 SQUARE MILES) 5 CENSUS TRACTS DISTRICT PARK PLAN (27 SQUARE MILES) (27 SQUARE MILES) (93 ACRES)

MASTER PLAN (208 ACRES)

DISTRICT PARK PLAN (93 ACRES)

MASTER PLAN MASTER PLAN (208 ACRES) MASTER PLAN (208 ACRES) (208 ACRES)

DISTRICT PARK PLAN DISTRICT PARK PLAN (93 ACRES) DISTRICT PARK PLAN (93 ACRES) (93 ACRES)

Page 57

PLACES

PLACES

PLACES PLACES PART II DESIGN GUIDELINES PLACES

MOBILITY, MOBILITY, STREETS, & STREETS, & INFRASTRUCTURE INFRASTURCTURE

BLOCKS BLOCKS

LOTS & & LOTS BUILDINGS BUILDINGS

MOBILITY, BLOCKS LOTS & MOBILITY, BLOCKS LOTS & STREETS, & BUILDINGS Chapter 8: Lots and Buildings IMPLEMENTATION PLAN MOBILITY, BLOCKS LOTS & STREETS, & BUILDINGS INFRASTURCTURE STREETS, & BUILDINGS INFRASTURCTURE IMPLEMENTATION PLAN

153

154

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

MAXIMIZING VALUE THROUGH LOT AND BUILDING DESIGN YARD TREES SHADE REAR WINDOWS

“SOLAR FENCE” ASSURES PREDICTABILITY OF SOLAR ACCESS

NET-ZERO CAPABLE ACCESSORY DWELLING UNITS INCREASE AFFORDABILITY AND PROVIDE OPTIONS FOR AGING-IN-PLACE

NET-ZERO CAPABLE HOMES INCLUDE SOLAR-READY SOUTH FACING ROOFS MINIMUM 1 OFF-STREET PARKING SPACE PROVIDES FLEXIBILITY IN BACK YARD DESIGN

COMMUNICATING GATES BETWEEN YARDS SUPPORT NEIGHBORLINESS

STREET TREES ON PUBLIC LAND SHADE FACADE WINDOWS

MINIMUM 10% WINDOWS AND 1 WINDOW PER ROOM FACING THE STREET

INVITING STREET FRONTAGE WITH PORCHES, STOOPS, AND SHORT SETBACKS REDUCE DRIVING SPEEDS AND PROMOTE SOCIABILITY

PART II DESIGN GUIDELINES

TREES AND VEGETATION THAT SOFTEN LOT EDGES, PROVIDE SHADE, AND ASSIST WITH STORMWATER MANAGEMENT

Chapter 8: Lots and Buildings

155

REGULATING PLAN: SCALE AND CHARACTER MAKING BETTER PLACES AND ADDING VALUE THROUGH DESIGN The Master Plan has identified lots that require special design attention and approval. These lots have been selected due to their prominence such as framing a major public space, Featured Lot terminating a vista, creating a gateway into the site or between neighborhoods, creating a strong corner, or accomplishing Gateway Lots other urban design strategies. These buildings shall employ and Deflected architectural strategies that enhance their appearanceTerminating and Vistas distinguish them from nearby lots.

Minimum Building Height: General Area Designation

KEY

N Featured Lot Featured Lots

2

Minimum Building Height: Minimum Building Height: 2 2 Stories Stories

Terminating and Deflected Vistas

3

Minimum Building Height: Minimum Building Height: 3 3 Stories Stories

Minimum Building Minimum BuildingHeight: Height: General Area Designation General Area Designation

4

Minimum Building Height: Minimum Building Height: 4 4 Stories Stories

Gateway Lots Gateway Lots

Terminating & Deflected Vistas

Minimum Building Minimum BuildingHeight: Height: Corner LotLot Designation Corner Designation 2

Minimum Building Height: 2 Stories

3

Minimum Building Height: 3 Stories

4

Minimum Building Height: 4 Stories

2

3

Colony Park District Park Restricted Natural Area (CWQZ & CEF Setbacks)

FEATURED LOT: A lot that terminates a vista, creates a gateway, or accomplishes another urban design strategy.

GATEWAY: An area that serves as a recognizable entry point into a site, neighborhood or other location.

DEFLECTED VISTA: An incomplete view where the focal point deflects the view at an angle.

TERMINATED VISTA: A closed off view where an object or structure limits the view serving as an obvious focal point.

156

2

Minimum Building Height: Corner Lot Designation

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

2

2

3

3 3

2

2 2 2

3

3

COLO NY L O

OP D

RIVE

3

3

3 2

3

3

3

3 3

3

3

3

2

3 3

3

3

2

2 3

3

4

LOYOLA LANE

Regulating Plan - Scale and Character

Source: Farr Associates, created May 1, 2014

PART II DESIGN GUIDELINES

Chapter 8: Lots and Buildings

157

REGULATING PLAN: BUILDING TYPES WHAT IS A REGULATING PLAN?

NR NC I/C

A regulating plan describes the building type, placement and character of buildings that can be built within a master planned development.

A

NC MU2

NR MU2

MU

NC

ECZ (3)

MU

MIXED-USE

MU

NR ECZ (3)

NR

MIXED-USE 2

NR-FS NR GFR

MU AR

NR

NEIGHBORHOOD CENTER

MU2

MU

NR

MU2 ECZ (3)

AR

MU

NR NR

ATTACHED RESIDENTIAL

NR

ECZ (3)

NEIGHBORHOOD RESIDENTIAL - FRONT SERVED

NEIGHBORHOOD RESIDENTIAL

GROUND FLOOR RETAIL

I/C

INSTITUTIONAL/CIVIC

ECZ

ECO-COTTAGE ZONE

COLONY PARK DISTRICT PARK

RESTRICTED NATURAL AREA (CWQZ & CEF SETBACKS)

* Numbers shown on map for Eco-Cottage zones are the maximum units allowed. **Arrows on map indicate direction of frontage areas.

N

158

80’

NR

NR

80’

ECZ (3)

50’

MU2

80’ 80’

AR

MU

AR

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

NC

NR-FS

NR ECZ (3)

AR

NR-FS

NC

AR

NC NR

50’

AR

AR

NR

NR

ECZ (3)

MU NR

NR

ECZ (5)

NR

MU

NR-FS

NR

50’

NR

NR

NR

COLO NY L O

NR

OP D

RIVE

NR-FS

NR

NR

NR

NR-FS

NR

MU MU2

MU2

50

’

’

NC

75

’

NR-FS ’

NR

60

NC

ECZ (4)

NR

AR

NR

AR

NC

AR

NR

MU2

NC

NR

NR

NR

NR

NC

’

NR

NR MU2

MU2

NR

ECZ (4)

NR-FS

MU

NR ECZ (3)

AR

MU

NR

ECZ (2)

AR

NR AR

MU2 ’

50’

80

50’

MU2

’

MU

60

MU2

MU2

’

NC

60

MU

60

NR

ECZ (3)

60

50’

U2

NR

MU2

80’

80’

AR

MU2

NR NC

AR

NR

MU2 MU 50

MU2

’

AR

NR

NR

NR

NR

AR

AR

NR-FS

AR

AR AR

’

NR NR

NR

75

NR-FS

AR NR

NR

NR

NR NR

Garden Court homes permitted (see Lot Diagrams)

NR

AR AR NR

NR-FS

NR NR

I/C MU

I/C

I/C

I/C

I/C

MU

I/C

I/C

MU

MU

MU

GFR

Refer to Chapter 5 for a more detailed regulating plan for the Loyola Town Center and Loyola Innovation District.

GFR

LOYOLA LANE Regulating Plan - Building Types

Source: Farr Associates, created May 1, 2014

PART II DESIGN GUIDELINES

Chapter 8: Lots and Buildings

159

NR-FS

NR

NR

REGULATING PLAN: BUILDING TYPES IN NEIGHBORHOOD CENTERS NEIGHBORHOOD CENTER 1 ECZ

ECO-COTTAGE ZONE

NEIGHBORHOOD RESIDENTIAL

NR

NR-FS

NR

NR

MU MU2

MU2

50

’

’

NR-FS

60

NEIGHBORHOOD RESIDENTIAL FRONT SERVED

NC

’

NR-FS 60

’

NR

75

ATTACHED RESIDENTIAL NEIGHBORHOOD CENTER

MU2

NR

AR NR

NC

NC

AR

AR

50

MU2

’

AR

NR

NR

MU

MIXED-USE

NR INSTITUTIONAL/ CIVIC

I/C

NR-FS

AR

AR

MU2

MIXED-USE 2

5’

NR NR

NR

MU2 MU 7

NR

AR

AR

NR-FS

AR COLONY PARK DISTRICT PARK

NC

NR

NEIGHBORHOOD CENTER 2

RESTRICTED NATURAL AREA (CWQZ & CEF SETBACKS)AR

NR NR

AR

NC AR

NR AR

MU2

R I/C

ECZ (3)

MU MU

I/C

NR I/C NR

I/C

NC

MU AR AR

GFR

NR

NC

’ 80

NR

NC MU

MU

NR

NR NR-FS NR-FS

MU

’

MU2

’

NR

NR

NR AR

NR

60 ’

NR

I/C

I/C

MU

60

NR I/C

NR

ECZ (5)

60

NR

NR

NR

NR

NR-FS

GFR

NR NR 160

NR

NR-FS

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

NEIGHBORHOOD CENTER 3 NR-FS ECZ (3)

NR-FS

NR NC

ECZ (3)

MU2

MU

50’

50’

MU2

NC

AR

50’

AR

AR

NR

NR

ECZ (3) NR

ECZ (5)

NR

NR

ECZ (2)

NR NR

NR-FS NR

NR

NR

NR

AR

NC

ECZ NR (3)

AR

I/C ECZ NC(4)

AR

NR MU2 MU2

NR

NR

AR

80’

NR

NC

NR

ECZ (4)

NR

MU2

’

ECZ (3)

NEIGHBORHOOD CENTER 4

R

MU

NR

60

NR

MU2

AR

NR

NR NR

ECZ (3)

MU

NR-FS

NC

M

NR

MU 80’ 80’

AR

MU2

MU

MU 80’

NR-FS ECZ (3)

NR

NR

NR

E (

MU

ECZ (3)

80’

NR

80’

MU AR MU2 AR

AR NR

MU2

NR ECZ (3)

NR NR

NC

50’

AR

NR

60 ’

’

NC

AR

AR

NR

’

Chapter 8: Lots and Buildings

NR

NR

75

NR-FS ECZ (4)

MU2

NC

NR

PART II DESIGN GUIDELINES

NC NR

MU2 NR

NR

MU MU2

50

’

MU2

MU

MU2

60

MU

NR

50’

50’

NR MU2

ECZ (4)

NR-FS

MU2 MU 7 5’

NR NR

50

MU2

’

161

AR

NR

ECO-COTTAGE

ACCESSORY DWELLING UNIT

SINGLE FAMILY

SINGLE-FAMILY ATTACHED (DUPLEX)

MULTI-FAMILY ATTACHED (TOWNHOMES)

COURTYARD

STACKED MULTI-FAMILY

RETAIL

VERTICAL MIXED-USE

INSTITUTIONAL / CIVIC

BUILDING TYPE

REGULATING PLAN: BUILDING TYPES PER ZONE

ZONES GROUNDFLOOR RETAIL

GFR

INSTITUTIONAL/ CIVIC

I/C

MIXED-USE

MU

MIXED-USE 2

MU2

NEIGHBORHOOD CENTER

NC

ATTACHED RESIDENTIAL

AR

NEIGHBORHOOD RESIDENTIAL

NR

NEIGHBORHOOD RESIDENTIAL FRONT SERVED

NR-FS

ECO-COTTAGE ZONE

ALLOWED

162

*

*

ECZ

LIVE WORK ENABLED Structure within front facade for future storefront required

SPECIAL USE PERMIT Requires permission by Design Review Committee

* CORNER LOT TREATMENT Required on corner lots; otherwise not permitted

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

LOT AND BUILDING TYPE DEFINITIONS APRON

Area between the Alley Right-of-Way and the rear property line.

CONDITIONED SPACE

Enclosed/Sealed space of the building, does not include porches or stoops.

INTERIOR LOT LINE

A side lot line not abutting a street. Includes lot lines that abut public easements.

FRONT YARD

Portion of lot with the short side facing the primary street.

MIDBLOCK EASEMENT

A path that runs down the middle of a block from the frontage street to another street or an alley. These easements provide public access through the block and create a visual and physical break between a block of townhomes.

SIDE YARD

Portion of lot with the long side facing the secondary street

TYPICAL SETBACK

Minimum setbacks that are to be implemented in general conditions

ZERO LOT LINE CONDITION

Setbacks that abut the property line and require no minimum setback.

BUILDING TYPES OVERVIEW SETBACKS BUILDING TYPE*

PARKING Location

Minimum Overall Height***

Maximum Overall Height

All Stories Min/Max

Front Yard Min/Max**

Corner Lot Side Yard Min/Max

SINGLE FAMILY DETACHED

10’/15’

5’/10’

3’

45’

1/ 2

Rear Yard

See Regulating Plans (Page 154)

3 Stories 45’ to Top of Ridge

9’/14’

SINGLE FAMILY ATTACHED (DUPLEX)

10’/15’

5’/10’

3’

45’

1/ 2

Rear Yard

See Regulating Plans (Page 154)

3 Stories 45’ to Top of Ridge

9’/14’

MULTI-FAMILY ATTACHED (TOWNHOMES)

5’/15’

5’/15’

5’

45’

1/ 2

Rear Yard

2 Stories

3 Stories 45’ to Top of Ridge

9’/14’

STACKED MULTIFAMILY

10’/15’

10’/15’

5’

10’

MIn 0.5 / Max 1; ; provide unbundled parking

Rear

2 Stories

5 Stories

9’/14’

10’/15’ (excluding courtyard)

10’/15’

5’

10’

MIn 0.5 / Max 1; ; provide unbundled parking

Rear

2 Stories

5 Stories

9’/14’

MIXED USE

0’/5’

0’/5’

5’

10’

See Parking Req’s; provide unbundled parking

Rear

2 Stories

5 Stories

9’/14’

RETAIL

0’/5’

0’/5’

5’

10’

See Parking Req’s

Rear

2 Stories

5 Stories

9’/14’

INSTITUTIONAL / CIVIC

0’/5’

0’/5’

5’

10’

See Parking Req’s

Rear

2 Stories

5 Stories

9’/14’

ECO-COTTAGE

5’/10’

N/A

3’

10’/15’

N/A

On-Street

1 Story

1 Story

9’/14’

COURTYARD

Minimum Minimum Side Yard Rear Yard Min/Max Setback

HEIGHTS

Primary Dwelling Min/Max

*These standards refer to the primary building on a lot. For information in regards to accessory dwelling units where permitted, refer to the individual building type tables **To conditioned space ***Minimum 3-story construction required on gateway lots identified on Regulating Plan (page 154). Maximum 2-story construction on lots within 50’ of project perimeter.

PART II DESIGN GUIDELINES

Chapter 8: Lots and Buildings

163

BUILDINGS TYPES STANDARDS As the Regulating Plan shows, there are various types of buildings that are allowed in the Master Plan. The following pages provide requirements and standards for each buildings type. Graphics typically represent one example of a building that could be developed utilizing the standards for that building type. Graphics are provided to illustrate general intent. In all cases, tables and text supercede graphic representations.

GENERAL LOT RESTRICTIONS Visually undesirable components on and around residences should be carefully considered during the design phase of residential structures and be placed so that they do not distract from the design intent. The following requirements are applicable to all building types and spaces.

DOWNSPOUTS

Downspouts should not be placed on the front of structures whenever possible. Inside corners and at least 4 feet from the face of structures should guide the placement as well as placing as many as possible on the sides as opposed to the front and rear faces. Downspouts shall discharge to pervious, planting areas and shall not be discharged directly onto impervious surfaces such as sidewalks and driveways.

EXHAUST VENTS

•

•

Exhaust vents on roofs should always be pushed to the rear of the structure whenever possible and be placed so that they do not interfere with the planned placement of photovoltaic and solar thermal panels.

Through the wall exhaust vents should always be placed as out of sight, hearing, and smell as possible, which means they too should foll ow the design and placement guidelines noted for the condensers and compressors.

CONDENSERS AND COMPRESSORS

Condensers and compressors should always be placed on the hidden sides of structures a considerable distance from the front in order to minimize visibility from the street and sidewalks, with consideration given to hiding them with shrubbery that does not preclude access. The units should be placed as far away from windows as possible.

UTILITY METERS

• •

Gas and electric meters should follow the same design guidelines and locations as noted above regarding condensers and compressors.

Transformers and underground meters should be placed in the city easement as close to the property line as possible, and framed by shrubbery so as to hide the elements while not precluding access.

FIRE RESISTIVE SETBACKS

Buildings cannot be closer than 10 feet or they must be fire protected.

Walls less than 5 feet from the property line: • must have a 1-hr rating • are limited to 25% of the area for wall openings Walls less than 3 feet from the property line: • must have a 1-hr rating • may not have any wall openings Downspout Location (behind building) - Good Source: http://www.leafguard.com

Roof overhangs less than 5 feet from the property line: • must have a 1-hr rating • cannot project closer than 2 feet from property line • Exception: A garage roof overhang located within 2 feet of property line may have a 4” projection

BUILDING ENTRIES

All level building entries should be weather protected with a roof that deflects rain away from level entries.

Downspout Location (front of building)- Bad Source: http://ourfinehouse.wordpress.com

164

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

VISITABILITY

Visitable designs on all sites except those with major slope issues. For more information regarding visitibility, please refer to the Building Access and Privacy section in Chapter 7: Blocks.

PORCH AND SETBACK REQUIREMENTS

Porches are required on the front of all single family homes and meet the following requirements: • • •

• •

•

Minimum Porch Depth: 8’ Minimum Porch Width: 10’ They can be located within the building setback unless they are under a second floor portion of the home. In that case, the porch needs to be outside of the building setback. The second floor may not overhang beyond the porch.

Porches shall be a minimum of 12” (2 steps) above the grade of the sidewalk and have railings and some form of balusters or screening defining the area as a porch.

During the design phase, consideration should be given to the possibility of adding a legal ramp from the sidewalk to the side of the front porch for those confined to wheelchairs.

Provide additional setback space if providing the opportunity for a front porch enclosure for incremental housing.

PROHIBITED BUILDING MATERIALS

The following materials are not permitted on the visible exterior of any primary, accessory or other support structures: 1.

2.

3.

4.

5.

Vinyl siding Aluminum siding Plywood Pressure-treated wood.

Split timber or rough hewn wood

CORNER LOT ENCLOSURES

Each corner building must contribute to the public realm in three ways: 1. Accentuate the intersection with an architectural feature such as corner windows, a tower, a wrap-around porch or other suitable accents.

2. The principal building or buildings must be long enough to provide privacy to the back yards.

3. Corner lots must have an accessory dwelling unit; must be built at the same time.

Corner Building

Source: Farr Associates

Good Examples of Porches

Source: http://www.moreland.com; http://muellersilentmarket.com

PART II DESIGN GUIDELINES

Chapter 8: Lots and Buildings

165

ECO-COTTAGE

Eco-Cottage

Source: Casabella Architects

REQUIREMENTS - PRIMARY BUILDING BUILDING SITING Lot Width Max

26’

Front Property Line Coverage Min.

N/A

b

Front Setback Min/Max*

5’/10’

c

Corner Lot Side Yard Setback Min/Max

N/A

d

Minimum Side Yard Setback

3’

e

Minimum Rear Yard Setback Min/Max

10’/15’

f

Minimum Apron from Alley

N/A

Maximum Impervious Coverage

N/A

Parking Amount Primary Dwelling Min/Max

N/A

Parking Location

On-Street

Vehicular Access

N/A

a

g

HEIGHT Minimum Overall Height **

1 Story

Maximum Overall Height

1 Story

All Stories: Minimum Height Maximum Height

9’ 14’

USES All Stories***

Residential/Office/Retail

STREET FACADE REQUIREMENTS Minimum Transparency Facing

10% (of facade area at each story)

Principal Entrance Location per Unit

front, corner, or corner side facade from Boardwalk

Required Number of Street Entrances

1

ROOF TYPE REQUIREMENTS Permitted Roof Types

parapet, pitched, flat, shed

LOT PLAN PROGRAM Accessory Dwelling Unit Waste,Recycling, and Composting Receptacle

166

Not Permitted Stored rear yard; placed on street for collection.

Stormwater Storage

Roof drain downspouts prohibited from discharging to impervious surfaces. Must discharge to landscaping, or rainwater collection barrel.

Patios and Paths

Boardwalk minimum width: 6’

*To conditioned space **Minimum 3-story construction required on gateway lots identified on Regulating Plan (page 156). Maximum 2-story construction on lots within 50’ of project perimeter. *** Refer to Regulating Plan (Page 158)

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

e

d

500 sf Max b

Line Side Property

Rear Prop

erty Line

e

e

d

d

500 sf Max

500 sf Max

b

b

Front Prop e

Boardwalk

rty Line

a

5â&#x20AC;&#x2122; min between property lines where front end meets boardwalk

f

Street

g

Not to Scale

KEY BUILDING FOOTPRINT PROPERTY LINE MAXIMUM BUILDABLE AREA

PART II DESIGN GUIDELINES

Chapter 8: Lots and Buildings

167

SINGLE-FAMILY DETACHED: ALLEY SERVED 20’-35’ Wide Lots

Single Family Detached - Rear Loaded Source: Casabella Architects

REQUIREMENTS - PRIMARY BUILDING

REQUIREMENTS - ACCESSORY DWELLING UNIT

BUILDING SITING

BUILDING SITING

Lot Width Min/Max

20’/35’

Front Property Line Coverage Min.

N/A

b

Front Setback Min/Max*

10’/15’

c

Corner Lot Side Yard Setback Min/Max

5’/10’

d

Minimum Side Yard Setback Zero Side Yard Condition

e

a

f

g

Lot Width Min/Max

N/A

Front Property Line Coverage Min.

N/A

b

Front Setback Min/Max*

N/A

c

Corner Lot Side Yard Setback Min/Max

5’/10’

3’ 0’

d

Minimum Side Yard Setback Zero Side Yard Condition

3’ 0’

Minimum Rear Yard Setback

45’

e

Minimum Rear Yard Setback

N/A

Minimum Apron from Alley

7’

Minimum Apron from Alley

7’

Maximum Impervious Coverage

65%

Maximum Impervious Coverage

N/A

Parking Amount Primary Dwelling Min/Max Accessory Dwelling Min/Max

MIn 1 / Max 2 Min 0 / Max 1

Parking Amount Primary Dwelling Min/Max Accessory Dwelling Min/Max

MIn 1 / Max 2 Min 0 / Max 1

Parking Location

Rear Yard

Parking Location

Rear Yard

Vehicular Access

Alley

Vehicular Access

Alley

HEIGHT

f

g

HEIGHT

Minimum Overall Height **

See Regulating Plans (Page 154)

Minimum Overall Height

N/A

Maximum Overall Height

3 Stories - 45’ to Top of Ridge

Maximum Overall Height

All Stories: Minimum Height Maximum Height

2 Stories - Garage and Dwelling - 30’ to Top of Ridge

9’ 14’

All Stories: Minimum Height Maximum Height

9’ 14’

USES All Stories***

Residential or Live/Work

STREET FACADE REQUIREMENTS Minimum Transparency Facing Principal Entrance Location per Unit Required Number of Street Entrances

10% (of facade area at each story) front, corner, or corner side facade 1

ROOF TYPE REQUIREMENTS Permitted Roof Types Accessory Dwelling Unit

Permitted

Waste and Recycling Receptacle

Stored in garage; placed on alley apron for collection.

Stormwater Storage

Roof drain downspouts prohibited from discharging to impervious surfaces. Must discharge to landscaping, or rainwater collection barrel.

Patios and Paths Groundcover / Tree Cover Fencing Location / Material / Height

USES All Stories***

Residential Permitted

STREET FACADE REQUIREMENTS Minimum Transparency Facing Principal Entrance Location per Unit Required Number of Street Entrances

10% (of facade area at each story) front, corner, or corner side facade 1

ROOF TYPE REQUIREMENTS parapet, pitched, flat, shed

LOT PLAN PROGRAM

168

a

See Landscape Req’s See Landscape Req’s See Landscape Req’s

Permitted Roof Types

parapet, pitched, flat, shed

LOT PLAN PROGRAM Accessory Dwelling Unit Waste,Recycling, and Composting Receptacle Stormwater Storage Patios and Paths Groundcover / Tree Cover Fencing Location / Material / Height

Permitted Stored in garage; placed on alley apron for collection.

Roof drain downspouts prohibited from discharging to impervious surfaces. Must discharge to landscaping, or rainwater collection barrel.

See Landscape Req’s See Landscape Req’s See Landscape Req’s

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

TYPICAL SETBACK BLOCK

ZERO LOT LINE BLOCK

Rear Property Line

Alley

Rear Property Line

f g

Alley

f g g

g

Garage or ADU

Garage or ADU

e

Primary Dwelling Unit

d d

Primary Dwelling Unit

b

d

Side Property Line

c

e

e

Street

Side Property Line

Street

e

Primary d Dwelling d Unit

c

b

b

b

Front Property Line

Front Property Line

a

a

Street

Street GARDEN COURT HOMES Permitted in areas where street connections are pending (see Regulating Plan)

KEY BUILDING FOOTPRINT

Side Property Line

PROPERTY LINE

Side Property Line

Primary Dwelling Unit

Alley Rear Property Line

Primary Dwelling Unit

Garden Court (potential for future street)

Front Property Line

Front Property Line

Primary Dwelling Unit

Rear Property Line Alley

Primary Dwelling Unit

MAXIMUM BUILDABLE AREA

*To conditioned space **Minimum 3-story construction required on gateway lots identified on Regulating Plan (page 156). Maximum 2-story construction on lots within 50â&#x20AC;&#x2122; of project perimeter. *** Refer to Regulating Plan (Page 158)

PART II DESIGN GUIDELINES

Primary Dwelling d Unit

Not to Scale

Chapter 8: Lots and Buildings

169

SINGLE-FAMILY DETACHED: FRONT / SIDE SERVED 35’-40’ Wide Lots

Single Family Detached - Front Loaded Source: Casabella Architects

REQUIREMENTS - PRIMARY BUILDING

REQUIREMENTS - ACCESSORY DWELLING UNIT

BUILDING SITING

BUILDING SITING

Lot Width Min/Max

35’/40’

Front Property Line Coverage Min.

N/A

b

Front Setback Min/Max*

10’/15’

c

Corner Lot Side Yard Setback Min/Max

5’/10’

d

Minimum Side Yard Setback Zero Side Yard Condition

e

a

f

g

Lot Width Min/Max

N/A

Front Property Line Coverage Min.

N/A

b

Front Setback Min/Max*

N/A

c

Corner Lot Side Yard Setback Min/Max

5’/10’

3’ 0’

d

Minimum Side Yard Setback Zero Side Yard Condition

3’ 0’

Minimum Rear Yard Setback

45’

e

Minimum Rear Yard Setback

N/A

Minimum Apron from Alley

7’

Minimum Apron from Alley

7’

Maximum Impervious Coverage

65%

Maximum Impervious Coverage

N/A

Parking Amount Primary Dwelling Min/Max Accessory Dwelling Min/Max

MIn 1 / Max 2 Min 0 / Max 1

Parking Amount Primary Dwelling Min/Max Accessory Dwelling Min/Max

MIn 1 / Max 2 Min 0 / Max 1

Parking Location

Rear Yard

Parking Location

Rear Yard

Vehicular Access

From alley; if no alley exists, 1 driveway per street frontage

Vehicular Access

From alley; if no alley exists, 1 driveway per street frontage

HEIGHT

f

g

HEIGHT

Minimum Overall Height **

See Regulating Plans (Page 154)

Minimum Overall Height

N/A

Maximum Overall Height

3 Stories - 45’ to Top of Ridge

Maximum Overall Height

All Stories: Minimum Height Maximum Height

2 Stories - Garage and Dwelling - 30’ to Top of Ridge

9’ 14’

All Stories: Minimum Height Maximum Height

9’ 14’

USES All Stories***

Residential

STREET FACADE REQUIREMENTS Minimum Transparency Facing Principal Entrance Location per Unit Required Number of Street Entrances

10% (of facade area at each story) front, corner, or corner side facade 1

ROOF TYPE REQUIREMENTS Permitted Roof Types

parapet, pitched, flat, shed

LOT PLAN PROGRAM Accessory Dwelling Unit

Permitted

Waste and Recycling Receptacle

Stored in garage; placed on alley apron for collection.

Stormwater Storage

Roof drain downspouts prohibited from discharging to impervious surfaces. Must discharge to landscaping, or rainwater collection barrel.

Patios and Paths Groundcover / Tree Cover Fencing Location / Material / Height

170

a

See Landscape Req’s See Landscape Req’s See Landscape Req’s

USES All Stories***

Residential Permitted

STREET FACADE REQUIREMENTS Minimum Transparency Facing Principal Entrance Location per Unit Required Number of Street Entrances

10% (of facade area at each story) front, corner, or corner side facade 1

ROOF TYPE REQUIREMENTS Permitted Roof Types

parapet, pitched, flat, shed

LOT PLAN PROGRAM Accessory Dwelling Unit Waste,Recycling, and Composting Receptacle Stormwater Storage Patios and Paths Groundcover / Tree Cover Fencing Location / Material / Height

Permitted Stored in garage; placed on alley apron for collection.

Roof drain downspouts prohibited from discharging to impervious surfaces. Must discharge to landscaping, or rainwater collection barrel.

See Landscape Req’s See Landscape Req’s See Landscape Req’s

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

Rear Property Line

Alley

g

Garage or ADU g

e

Side Property Line

Street

e

c

Primary Dwelling Unit

d d

Primary Dwelling Unit

b

d

b

Front Property Line a

Street

KEY BUILDING FOOTPRINT PROPERTY LINE MAXIMUM BUILDABLE AREA

*To conditioned space **Minimum 3-story construction required on gateway lots identified on Regulating Plan (page 156). Maximum 2-story construction on lots within 50â&#x20AC;&#x2122; of project perimeter. *** Refer to Regulating Plan (Page 158)

PART II DESIGN GUIDELINES

Chapter 8: Lots and Buildings

171

SINGLE-FAMILY ATTACHED (DUPLEX) 35’-50’ Wide Lots

Single Family Attached Source: Casabella Architects

REQUIREMENTS - PRIMARY BUILDING

REQUIREMENTS - ACCESSORY DWELLING UNIT

BUILDING SITING

BUILDING SITING

Lot Width Min/Max

35’/50’

Front Property Line Coverage Min.

N/A

b

Front Setback Min/Max*

10’/15’

c

Corner Lot Side Yard Setback Min/Max

5’/10’

d

Minimum Side Yard Setback Zero Side Yard Condition

e

a

f

g

Lot Width Min/Max

N/A

Front Property Line Coverage Min.

N/A

b

Front Setback Min/Max*

N/A

c

Corner Lot Side Yard Setback Min/Max

5’/10’

3’ 0’

d

Minimum Side Yard Setback Zero Side Yard Condition

3’ 0’

Minimum Rear Yard Setback

45’

e

Minimum Rear Yard Setback

45’

Minimum Apron from Alley

7’

Minimum Apron from Alley

7’

Maximum Impervious Coverage

65%

Maximum Impervious Coverage

N/A

Parking Amount Primary Dwelling Min/Max Accessory Dwelling Min/Max

MIn 1 / Max 2 Min 0 / Max 1

Parking Amount Primary Dwelling Min/Max Accessory Dwelling Min/Max

MIn 1 / Max 2 Min 0 / Max 1

Parking Location

Rear Yard

Parking Location

Rear Yard

Vehicular Access

From alley; if no alley exists, 1 driveway per street frontage

Vehicular Access

From alley; if no alley exists, 1 driveway per street frontage

HEIGHT

f

g

HEIGHT

Minimum Overall Height **

See Regulating Plans (Page 154)

Minimum Overall Height

N/A

Maximum Overall Height

3 Stories - 45’ to Top of Ridge

Maximum Overall Height

All Stories: Minimum Height Maximum Height

2 Stories - Garage and Dwelling - 30’ to Top of Ridge

9’ 14’

All Stories: Minimum Height Maximum Height

9’ 14’

USES All Stories***

Residential or Live/Work

STREET FACADE REQUIREMENTS Minimum Transparency Facing Principal Entrance Location per Unit Required Number of Street Entrances

10% (of facade area at each story) front, corner, or corner side facade 1

ROOF TYPE REQUIREMENTS Permitted Roof Types

parapet, pitched, flat, shed

LOT PLAN PROGRAM Accessory Dwelling Unit

Permitted

Waste and Recycling Receptacle

Stored in garage; placed on alley apron for collection.

Stormwater Storage

Roof drain downspouts prohibited from discharging to impervious surfaces. Must discharge to landscaping, or rainwater collection barrel.

Patios and Paths Groundcover / Tree Cover Fencing Location / Material / Height

172

a

See Landscape Req’s See Landscape Req’s See Landscape Req’s

USES All Stories***

Residential Permitted

STREET FACADE REQUIREMENTS Minimum Transparency Facing Principal Entrance Location per Unit Required Number of Street Entrances

10% (of facade area at each story) front, corner, or corner side facade 1

ROOF TYPE REQUIREMENTS Permitted Roof Types

parapet, pitched, flat, shed

LOT PLAN PROGRAM Accessory Dwelling Unit Waste,Recycling, and Composting Receptacle Stormwater Storage Patios and Paths Groundcover / Tree Cover Fencing Location / Material / Height

Permitted Stored in garage; placed on alley apron for collection.

Roof drain downspouts prohibited from discharging to impervious surfaces. Must discharge to landscaping, or rainwater collection barrel.

See Landscape Req’s See Landscape Req’s See Landscape Req’s

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

FRONT-FACING UNITS

SIDE-FACING UNITS

Alley Rear Property Line

Alley Rear Property Line

g

Garage or ADU

Garage or ADU

g

g

Primary Dwelling Unit

d

Side Property Line

Primary Dwelling Unit

e

Street

Street

Side Property Line

e

c

g

Primary Dwelling Unit c

d

Primary Dwelling Unit

b

b

Front Property Line

Front Property Line

a

a

Street

Street

KEY BUILDING FOOTPRINT PROPERTY LINE MAXIMUM BUILDABLE AREA

LIVE/WORK ENABLED

Structure within front facade for future storefront required

LIVE/WORK PERMITTED

Storefront structure not required, but Live/Work permitted in an “Attached Residential Zone” when abutting a “Neighborhood Center zone” (see Regulating Plan: Building Types Per Zone).

*To conditioned space **Minimum 3-story construction required on gateway lots identified on Regulating Plan (page 156). Maximum 2-story construction on lots within 50’ of project perimeter. *** Refer to Regulating Plan (Page 158)

PART II DESIGN GUIDELINES

Chapter 8: Lots and Buildings

173

MULTI-FAMILY ATTACHED (TOWNHOMES) 16’-28’ Wide Lots

Multi-family Attached (Townhomes) Source: Casabella Architects

REQUIREMENTS - ACCESSORY DWELLING UNIT Permitted on lots deeper than 85’

REQUIREMENTS - PRIMARY BUILDING BUILDING SITING

BUILDING SITING

Lot Width Min/Max

16’/28’

Front Property Line Coverage Min.

N/A

b

Front Setback Min/Max*

5’/15’

c

Corner Lot Side Yard Setback Min/Max

5’/15’

d

Minimum Side Yard Setback Zero Side Yard Condition

e

a

f

g

Lot Width Min/Max

N/A

Front Property Line Coverage Min.

N/A

b

Front Setback Min/Max*

N/A

c

Corner Lot Side Yard Setback Min/Max

5’/15’

5’ 0’

d

Minimum Side Yard Setback Zero Side Yard Condition

5’ 3’

Minimum Rear Yard Setback

45’

e

Minimum Rear Yard Setback

N/A

Minimum Apron from Alley

4’

Minimum Apron from Alley

7’

Maximum Impervious Coverage

65%

Maximum Impervious Coverage

N/A

Parking Amount Primary Dwelling Min/Max Accessory Dwelling Min/Max

MIn 1 / Max 2 Min 0 / Max 1

Parking Location

Rear Yard

Vehicular Access

From alley; if no alley exists, 1 driveway per street frontage

Parking Amount Primary Dwelling Min/Max Accessory Dwelling Min/Max

MIn 1 / Max 2 Min 0 / Max 1

Parking Location

Rear Yard

Vehicular Access

From alley; if no alley exists, 1 driveway per street frontage

f

g

HEIGHT

HEIGHT Minimum Overall Height **

2 Stories

Minimum Overall Height

N/A

Maximum Overall Height

3 Stories - 45’ to Top of Ridge

Maximum Overall Height

All Stories: Minimum Height Maximum Height

2 Stories - Garage and Dwelling - 30’ to Top of Ridge

9’ 14’

All Stories: Minimum Height Maximum Height

9’ 14’

USES All Stories***

USES Residential or Live/Work

STREET FACADE REQUIREMENTS Minimum Transparency Facing Principal Entrance Location per Unit Required Number of Street Entrances

10% (of facade area at each story) front, corner, or corner side facade 1

ROOF TYPE REQUIREMENTS Permitted Roof Types

parapet, pitched, flat, shed

LOT PLAN PROGRAM Accessory Dwelling Unit

Permitted on lots deeper than 85’

Waste and Recycling Receptacle

Stored in garage; placed on alley apron for collection.

Stormwater Storage

Roof drain downspouts prohibited from discharging to impervious surfaces. Must discharge to landscaping, or rainwater collection cistern.

Patios and Paths Groundcover / Tree Cover Fencing Location / Material / Height

174

a

See Landscape Req’s See Landscape Req’s See Landscape Req’s

All Stories***

Residential Permitted

STREET FACADE REQUIREMENTS Minimum Transparency Facing Principal Entrance Location per Unit Required Number of Street Entrances

10% (of facade area at each story) front, corner, or corner side facade 1

ROOF TYPE REQUIREMENTS Permitted Roof Types

parapet, pitched, flat, shed

LOT PLAN PROGRAM Accessory Dwelling Unit Waste,Recycling, and Composting Receptacle Stormwater Storage Patios and Paths Groundcover / Tree Cover Fencing Location / Material / Height

Permitted on lots deeper than 85’ Stored in garage; placed on alley apron for collection.

Roof drain downspouts prohibited from discharging to impervious surfaces. Must discharge to landscaping, or rainwater collection cistern.

See Landscape Req’s See Landscape Req’s See Landscape Req’s

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

Alley Rear Property Line g g

Garage or ADU

Street

Side Property Line

e

e d

c

Primary Dwelling Unit

Primary Dwelling Unit

b

Front Property Line a

Street

Alley

Side Property Line

Street

Rear Property Line

12’ minimum mid-block easement must be provided for public passing

Front Property Line Street

KEY

Not to Scale

LIVE/WORK ENABLED BUILDING FOOTPRINT PROPERTY LINE MAXIMUM BUILDABLE AREA

*To conditioned space **Minimum 3-story construction required on gateway lots identified on Regulating Plan (page 156). Maximum 2-story construction on lots within 50’ of project perimeter. *** Refer to Regulating Plan (Page 158)

PART II DESIGN GUIDELINES

Structure within front facade for future storefront required

LIVE/WORK PERMITTED

Storefront structure not required, but Live/Work permitted in an “Attached Residential Zone” when abutting or directly across from a “Neighborhood Center zone” (see Regulating Plan).

Chapter 8: Lots and Buildings

175

STACKED MULTIFAMILY

Residential Multifamily Source: Casabella Architects

REQUIREMENTS - PRIMARY BUILDING BUILDING SITING Lot Width Min/Max

N/A

Front Property Line Coverage Min.

75%

b

Front Setback Min/Max*

10’/15’

c

Corner Lot Side Yard Setback Min/Max

10’/15’

d

Typical Side Yard Setback Zero Side Yard Condition

5’ 0’

e

Minimum Rear Setback

10’

Minimum Apron from Alley

7’

Maximum Impervious Coverage

90%

Parking Amount Primary Dwelling Min/Max Parking Location

MIn 0.5 / Max 1; ; provide unbundled parking

Vehicular Access

From alley; if no alley exists, 1 driveway per street frontage

a

f

g

Rear

HEIGHT Minimum Overall Height **

2 Stories

Maximum Overall Height

5 Stories

All Stories: Minimum Height Maximum Height

9’ 14’

USES All Stories***

Residential

STREET FACADE REQUIREMENTS Minimum Transparency Facing Principal Entrance Location per Unit Required Number of Street Entrances

10% (of facade area at each story) front, corner, or corner side facade 1 every 75’

ROOF TYPE REQUIREMENTS Permitted Roof Types

parapet, pitched, flat, shed

LOT PLAN PROGRAM Accessory Dwelling Unit Waste,Recycling, and Composting Receptacle Stormwater Storage

176

Not Permitted Placed in alley Roof drain downspouts prohibited from discharging to impervious surfaces. Must discharge to landscaping, or rainwater collection cistern.

*To conditioned space **Minimum 3-story construction required on gateway lots identified on Regulating Plan (page 156). Maximum 2-story construction on lots within 50’ of project perimeter. *** Refer to Regulating Plan (Page 158)

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

Alley Rear Property Line e

Side Property Line

Street

g

c

d

Building Footprint

b

Front Property Line

Street Alley Rear Property Line

Rear Property Line e

e

Side Property Line

Street

g

Building Footprint

c

b

g

d

c

Building Footprint

d

b

Front Property Line

Street

KEY BUILDING FOOTPRINT PROPERTY LINE MAXIMUM BUILDABLE AREA PART II DESIGN GUIDELINES

Chapter 8: Lots and Buildings

177

COURTYARD

Courtyard Multifamily Source: Casabella Architects

REQUIREMENTS - PRIMARY BUILDING BUILDING SITING Lot Width Min/Max

N/A

Front Property Line Coverage Min.

75%

b

Front Setback Min/Max*

10’/15’ (excluding courtyard)

c

Corner Lot Side Yard Setback Min/Max

10’/15’

d

Typical Side Yard Setback Zero Side Yard Condition

5’ 0’

e

Minimum Rear Setback

10’

Minimum Apron from Alley

7’

Maximum Impervious Coverage

90%

Parking Amount Primary Dwelling Min/Max Parking Location

MIn 0.5 / Max 1; ; provide unbundled parking

Vehicular Access

From alley

a

f

g

Rear

HEIGHT Minimum Overall Height **

2 Stories

Maximum Overall Height

5 Stories

All Stories: Minimum Height Maximum Height

9’ 14’

USES All Stories***

Residential

STREET FACADE REQUIREMENTS Minimum Transparency Facing Principal Entrance Location per Unit Required Number of Street Entrances

10% (of facade area at each story) front, corner, or corner side facade 1 every 75’

ROOF TYPE REQUIREMENTS Permitted Roof Types

parapet, pitched, flat, shed

LOT PLAN PROGRAM Accessory Dwelling Unit Waste,Recycling, and Composting Receptacle Stormwater Storage

178

Not Permitted Placed in alley Roof drain downspouts prohibited from discharging to impervious surfaces. Must discharge to landscaping, or rainwater collection cistern.

*To conditioned space **Minimum 3-story construction required on gateway lots identified on Regulating Plan (page 156). Maximum 2-story construction on lots within 50’ of project perimeter. *** Refer to Regulating Plan (Page 158)

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

Alley Rear Property Line e

Side Property Line

Street

g

Building Footprint

c

d

b

Front Property Line

Street

KEY BUILDING FOOTPRINT PROPERTY LINE MAXIMUM BUILDABLE AREA

PART II DESIGN GUIDELINES

Chapter 8: Lots and Buildings

179

VERTICAL MIXED USE

BUILDING SITING Lot Width Min/Max

N/A

Front Property Line Coverage Min.

85%

b

Front Setback Min/Max*

0’/5’

c

Corner Lot Side Yard Setback Min/Max

0’/5’

d

Typical Side Yard Setback Zero Side Yard Condition

5’ 0’

e

Minimum Rear Setback

10’

Minimum Apron from Alley

7’

Maximum Impervious Coverage

95%

a

f

Parking Amount Primary Dwelling Min/Max g

See Parking Req’s; provide unbundled parking

Parking Location

Rear

Vehicular Access

From alley; if no alley exists, 1 driveway per street frontage

Mixed Use

Source: Casabella Architects

HEIGHT Minimum Overall Height **

2 Stories

Maximum Overall Height

5 Stories

All Stories: Minimum Height Maximum Height

9’ 14’

USES First Floor*** Upper Stories***

Retail/ Office Residential/Office

STREET FACADE REQUIREMENTS Minimum Transparency Facing Principal Entrance Location per Unit Required Number of Street Entrances

10% (of facade area at each story) front, corner, or corner side facade 1 every 75’

ROOF TYPE REQUIREMENTS Permitted Roof Types

parapet, pitched, flat, shed

LOT PLAN PROGRAM Accessory Dwelling Unit Waste,Recycling, and Composting Receptacle Stormwater Storage

180

Not Permitted Placed in alley Roof drain downspouts prohibited from discharging to impervious surfaces. Must discharge to landscaping, or rainwater collection barrel.

*To conditioned space **Minimum 3-story construction required on gateway lots identified on Regulating Plan (page 156). Maximum 2-story construction on lots within 50’ of project perimeter. *** Refer to Regulating Plan (Page 158)

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

Alley Rear Property Line e

Street

Side Property Line

g

c

d

Building Footprint

b

Front Property Line

Street Alley Rear Property Line

Rear Property Line e

e

Street

Side Property Line

g

g

Building Footprint

d

Building Footprint

d

c

Potential outdoor seating or patio

Front Property Line

b

Potential outdoor seating or patio b

Street

KEY BUILDING FOOTPRINT PROPERTY LINE MAXIMUM BUILDABLE AREA

PART II DESIGN GUIDELINES

Chapter 8: Lots and Buildings

181

RETAIL

Retail / Office Building Source: Casabella Architects

BUILDING SITING a

Lot Width Min/Max

N/A

b

Front Property Line Coverage Min.

85%

c

Front Setback Min/Max*

0’/5’

d

Corner Lot Side Yard Setback Min/Max

0’/5’

e

Typical Side Yard Setback Zero Side Yard Condition

5’ 0’

f

Minimum Rear Setback

10’

Minimum Apron from Alley

7’

Maximum Impervious Coverage

95%

Parking Amount Primary Dwelling Min/Max

See Parking Req’s

g Parking Location Vehicular Access

Rear From alley; if no alley exists, 1 driveway per street frontage

HEIGHT Minimum Overall Height **

2 Stories

Maximum Overall Height

5 Stories

All Stories: Minimum Height Maximum Height

9’ 14’

USES First Floor*** Upper Stories***

Retail/ Office Residential/Office

STREET FACADE REQUIREMENTS Minimum Transparency Facing Principal Entrance Location per Unit Required Number of Street Entrances

10% (of facade area at each story) front, corner, or corner side facade 1 every 75’ Loyola Lane frontage - see Loyola Town Center Regulating Plan (page

ROOF TYPE REQUIREMENTS Permitted Roof Types

parapet, pitched, flat, shed

LOT PLAN PROGRAM Accessory Dwelling Unit Waste,Recycling, and Composting Receptacle Stormwater Storage

182

Not Permitted Placed in alley Roof drain downspouts prohibited from discharging to impervious surfaces. Must discharge to landscaping, or rainwater collection barrel.

*To conditioned space **Minimum 3-story construction required on gateway lots identified on Regulating Plan (page 156). Maximum 2-story construction on lots within 50’ of project perimeter. *** Refer to Regulating Plan (Page 158)

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

TYPICAL CONDITION

Alley

Rear Property Line

Rear Property Line e

e

Side Property Line

Street

g

g

Building Footprint

Building Footprint

d

d

c

Front Property Line

b

b

Street

LOYOLA LANE FRONTAGE CONDITION Street

Front Property Line

b

Side Property Line

Street

g

Building Footprint

d

Building Footprint

c

KEY e

BUILDING FOOTPRINT Rear Property Line

PROPERTY LINE MAXIMUM BUILDABLE AREA

Loyola Lane

PART II DESIGN GUIDELINES

Chapter 8: Lots and Buildings

183

INSTITUTIONAL / CIVIC

Institutional / Civic

Source: Casabella Architects

BUILDING SITING Lot Width Min/Max

N/A

Front Property Line Coverage Min.

85%

b

Front Setback Min/Max*

0’/5’

c

Corner Lot Side Yard Setback Min/Max

0’/5’

d

Typical Side Yard Setback Zero Side Yard Condition

5’ 0’

e

Minimum Rear Setback

10’

Minimum Apron from Alley

7’

Maximum Impervious Coverage

95%

Parking Amount Primary Dwelling Min/Max

See Parking Req’s

Parking Location

Rear

Vehicular Access

From alley; if no alley exists, 1 driveway per street frontage

a

f

g

HEIGHT Minimum Overall Height **

2 Stories

Maximum Overall Height

5 Stories

All Stories: Minimum Height Maximum Height

9’ 14’

USES First Floor*** Upper Stories***

Retail/ Office Office

STREET FACADE REQUIREMENTS Minimum Transparency Facing Principal Entrance Location per Unit Required Number of Street Entrances

10% (of facade area at each story) front, corner, or corner side facade 1 every 75’

ROOF TYPE REQUIREMENTS Permitted Roof Types

parapet, pitched, flat, shed

LOT PLAN PROGRAM Accessory Dwelling Unit Waste,Recycling, and Composting Receptacle Stormwater Storage

184

Not Permitted Placed in alley Roof drain downspouts prohibited from discharging to impervious surfaces. Must discharge to landscaping, or rainwater collection barrel.

*To conditioned space **Minimum 3-story construction required on gateway lots identified on Regulating Plan (page 156). Maximum 2-story construction on lots within 50’ of project perimeter. *** Refer to Regulating Plan (Page 158)

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

Alley Rear Property Line e

Street

Side Property Line

g

d

Building Footprint

c

Potential outdoor seating or patio b

Front Property Line

Street Alley Rear Property Line

Rear Property Line e

e

Street

Side Property Line

g

g

Building Footprint

d

Building Footprint

d

c

Potential outdoor seating or patio

Front Property Line

b

Potential outdoor seating or patio b

Street

KEY BUILDING FOOTPRINT PROPERTY LINE MAXIMUM BUILDABLE AREA

PART II DESIGN GUIDELINES

Chapter 8: Lots and Buildings

185

ECO-COTTAGES In the Master Plan, there are open areas adjacent to the green fingers of land that are well vegetated and transport storm water to points below. These areas are ripe for the construction of eco-cottages that are placed in what appears to be a relatively random pattern and perform the function of housing and, perhaps, small studios or businesses. These sustainably designed cottages will be about 500 square feet in size with a welcoming porch and can accommodate a single person or a couple as a small home or, as noted above, a small shop such as a coffee house with seating in or out. Parking for these rental units will be on the adjacent street and be accessed by an accessible route through the woods and the units will be connected to other sections of the neighborhood by means of a bridge/boardwalk through the green fingers of Colony Park. The properties will be developed as a condominium regime with the property being owned by the developer. The designs could and should range from contemporary bungalows to traditional cottages comfortably sited in the woods. This unique and affordable housing option can and will be yet another example of how welcoming and progressive Colony Park will be.

Source: Tuck Fauntelroy (www.motherearthliving.com)

Source: http://www.ianayris.com

Source: http://www.nationwide-homes.com

Source: http://www.nationwide-homes.com

Eco-Cottages

Source: Farr Associates

186

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

INCREMENTAL HOUSING Recognizing the evolving needs of people as they age-in-place, and in efforts to increasing affordability, incremental housing is supported through the Plan. Incremental housing simply allows for a family to start with a small home and add to it over time.

Families are able to add square footage as their income allows and supports increases in family sizes.

The methods that can be utilized in growing homes are: • • • • •

Front Porch Enclosure Side Yard Addition Rear Yard Addition Upper Story Addition Accessory Dwelling Unit Addition

Incremental Housing Additions

Source: Center for Maximum Potential Building Systems

PART II DESIGN GUIDELINES

Chapter 8: Lots and Buildings

187

OFF-STREET PARKING RECOMMENDED OFF-STREET PARKING RATIOS Cars need to be parked somewhere. The Master Plan envisions new development that accommodates cars while eliminating the need to use cars for internal and short trips. In addition the Master Plan aspires to create safe, low-speed streets, a key strategy of which is on street car parking. For this reason the Master Plan seeks to minimize off-street parking. Inset lots are corner lots that do not have a driveway connection to the alley. These lots do not have an off-street parking requirement.

Building Type

Minimum Off Street

Maximum Off Street Notes

Single Family, Duplex, Townhome

1.0/Dwelling

2.0/Dwelling

Minimums do not apply to inset lots.

Accessory Dwelling

0/Dwelling

1.0/Dwelling

Minimums do not apply to inset lots.

Multifamily Attached (Stacked and Side)

0.5/Dwelling

1.0/Dwelling

May be further reduced with nearby share car

Mixed Use

Retail: 0 Residential: 0.5

Retail: 1/1000 sf Residential: 1.0

Town Center/Innovation District/ TOD Mixed use

Retail: 0 Residential: 0.5 Office: 1/1000 sf

Retail: 1/1000 sf Residential: 1.0 Office: 3/1000 sf

May be further reduced with shared parking Parking Ratios per Building Type

Source: Farr Associates

The City is encouraged to instigate a pilot district where parking is not required, e.g. near the TOD. The City would work with the developer who is interested in constructing car-free residences. Additional requirements will apply when vehicular parking is not required such as expanded bicycle parking (visitor and covered), designated bicycle repair, cargo bicycle rental, showers, etc

188

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

SHARED PARKING Shared parking is a way of reducing the amount of space dedicated to parking lots. The concept behind shared parking is that adjacent uses do not require parking 24 hours a day and opportunities are sought to share parking lots for uses that have different peak demands. Sharing a parking area with another use can help to reduce the number of lots designated as parking, and open those areas up potentially for more development.

An example of this concept would be a church and a restaurant located adjacent to one another. The church needs parking primarily on Sunday, but due to its hours of operations it is typically not as busy during the weekdays. Alternatively, the restaurant will not have many customers on Sunday, but will have them during lunch and/or dinner hours during weekdays and weekend evenings. Sharing their parking will conserve the amount of paved parking surfaces surrounding the buildings and provide opportunities for them to use the space in another way.

UNBUNDLED PARKING Unbundled parking is a different way of thinking about the cost and use of parking. “Bundled” parking is common—for example, when a person rents an apartment, parking is typically included even if they don’t want it or use it. Unbundling the parking from the apartment provides benefits to both the tenant and the developer or owner by building, and charging for only the parking that is truly needed.

Unbundling parking can be done in a variety of ways: • When a residential complex or office space is purchased or leased, parking can be bought or rented separately; • Renters not using a parking space can be offered a discounted rate on their rent; • Parking costs can be listed as a separate line item in lease agreements to show tenants the cost and enable them to negotiate reductions.

PART II DESIGN GUIDELINES

Chapter 8: Lots and Buildings

189

SIGNAGE STANDARDS The Master Plan seeks to enhance the economy and aesthetic appeal of the Plan through the reasonable, orderly, safe, and effective display of signage. Below are the signage standards and requirements. The standards and requirements herein are recommendations. Once selected, the Master Developer should set the final signage standards.

GENERAL COMPLIANCE Compliance with the regulations outlined shall be attained under the following situations.

1. Newly Constructed or Reconstructed Signage. All new signs and structural improvements to existing signs.

2. Change in Use for Single Business Signage. For signage serving one business, whenever the existing Use is changed to a new use resulting in a change in signage, including rewording.

3. Multiple-Business Signage. For signage serving multiple businesses, whenever 50% or more of the existing uses are changed to new uses resulting in a change in signage, including rewording.

4. Damage or Destruction. When a sign has been damaged or destroyed by fire, collapse, explosion or other cause and the cost of restoration is greater than 50% of the replacement value at the time of the destruction or damage, the replacement sign shall comply with the standards in this article.

SIGN LOCATION Unless otherwise specified, signs shall only be located within the boundaries of the lot and not in the right-of-way or on public property.

1. Certain Sign types may extend beyond a property line into the right-of-way or public property with permission from the City and in accordance with the regulations outlined in this section.

2. No sign shall be attached to a utility pole, tree, standpipe, gutter, or drain.

3. Signs shall be erected so as to permit free ingress to or egress from any door, window, the roof, or any other exit-way required by the building code or by fire department regulations.

4. No Sign shall be erected or maintained in such a manner as to obstruct free and clear vision of, interfere with, or be confused with any authorized traffic sign, signal, or device.

Zone (Refer to Regulating Plan)

Sign Type Ped-Scale Pole-Mounted

Pole Mounted

Project

Wall

Awning

CanopyMounted

Window

Monument

Neighborhood Residential (NR)

4

Neighborhood Residential Front Served (NR-FS)

4

Medium Density Residential (MDR)

4

High Density Residential (HDR)

4

4

4

4

4

4

Live / Work Enabled (LWE)

4

4

4

4

4

4

Mixed-Use (MU)

4

4

4

4

4

4

4

4

Mixed-Use Permitted MUP)

4

4

4

4

4

4

4

4

Ground Floor Retail (GFR)

4

4

4

4

4

4

4

4

Institutional / Civic (I/C)

4

4

4

4

4

4

4

4

Eco-Cottages (ECZ)

4

All Open Space

4

4

Permitted Sign Types per Zone Source: Farr Associates

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

ILLUMINATION All signs shall be illuminated according to the following provisions unless otherwise stated.

1. Signs shall be illuminated only by steady, stationary light sources directed solely at the Sign or internal to it.

2. Individual letters or logos may be internally illuminated as permitted per each sign type; no other portion of the sign shall be internally illuminated, unless otherwise stated.

3. When an external artificial light source is used to illuminate a Sign, the lamp (or bulb) shall be located, shielded, and directed so as to not be visible from any public street or private residence.

(a) No receptacle or device housing a permitted light

source which is attached to the sign itself shall extend

more than 18 inches from the face of the Sign.

(b) If ground lighting is used to illuminate a sign, the

receptacle or device should not extend more than 12

inches above ground and must be fully screened and housed.

4. The illumination of any sign, resulting from any internal or external artificial light source, shall not exceed 250 nits at the Sign face during the day and 125 nits at the Sign face after sunset, with no light trespass onto adjacent property.

(a) Signs located within the following districts are

exempt from this standard: Medium-Density

Residential (MDR), High-Density Residential (HDR),

Live/Work Enabled (LWE), Mixed-Use (MU), Mixed-Use

Permitted (MUP), Ground Floor Retail (GFR) and

Institutional/Civic (I/C).

Educational Signage for Open Space

Source: TBG

COMPUTATION

Educational Signage for Open Space

Source: TBG

The following standards generally apply to computing the area of signs by type and by building lot. Refer to the Sign Types on the following pages for more information.

1. Exempt and temporary signs are not included in the maximum signage area calculations, unless otherwise specified.

2. Height for freestanding signs is measured from the average grade at the front property line to the top of the sign, sign cabinet, or cap, whichever is highest.

3. For the purposes of determining area, lot width or frontage is measured along the front property line.

(a) If the lot is a corner lot, the width shall be

measured along the front yard.

(b) Building frontage is the width of the front facade

of a building.

OPEN SPACE STANDARDS As mentioned in Chapter 5: Places, signage in open space areas should serve wayfinding and connectivity purposes.

Signage should also complement the surrounding landscaping and natural features. Signs should be similar in height and constructed of harmonious materials to blend in with the landscape.

PART II DESIGN GUIDELINES

Trail Distance Marker

Source: TBG

SIGN TYPES The following pages include various sign types that are recommended to be used throughout the development.

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PED-SCALE POLE-MOUNTED SIGN

A Ped-Scale Pole-Mounted Sign is freestanding and may be mounted on one or two poles. Three configurations are permitted. Refer to Figure 8.1.

1. A sign mounted onto a double set of poles.

2. A sign mounted on a single pole.

3. A sign hanging from a single pole.

Height

8’ maximum height for sign mounted or hanging on a single pole; 5’ for sign mounted on double set of poles; Each pole shall have a maximum diameter of 3 inches.

Area

8 sq ft maximum area per sign face

Location

Front or Corner Yards

Quantity

1 per lot

Materials

Solid wood, metal & masonry; Plastic & synthetics permitted on Sign face

Examples of Ped-Scale Pole-Mounted Signs Source: Farr Associates

SIGN

1. Sign mounted onto a double set of poles.

SI G N

Sign Area.

S I G N

Height.

Height.

Height.

Sign Area.

2. Sign mounted on a single pole.

Sign Area.

3. Sign hanging from a single pole.

Figure 8.1. Three Types of Ped-Scale Pole-Mounted Signs.

POLE-MOUNTED SIGN

A Pole-Mounted Sign is freestanding with a one or two-faced Sign panel. Three configurations are permitted. Refer to Figure 8.2.

1. A sign mounted onto a double set of poles.

2. A sign mounted on a single pole.

3. A sign hanging from a single pole.

Height

18’ maximum height; 6’ minimum clearance from bottom of Sign to ground; Each pole shall have a maximum diameter of 6 inches

Area

40 sq ft maximum area per opposite Sign faces; one Sign per pole is permitted

Location

Front or Corner Yards

Quantity

1 per lot

Materials

Solid wood, metal & masonry; Plastic & synthetics permitted on Sign face

Examples of Pole-Mounted Signs

Source: Farr Associates

Sign Area.

Sign Area.

1. Sign mounted onto a double set of poles.

2. Sign mounted on a single pole.

Height

Height.

SIGN

Height.

SIGN

S I G N

Sign Area.

3. Sign hanging from a single pole.

Figure 8.2. Three Types of Pole-Mounted Signs.

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

PROJECTING SIGN

A Projecting Sign is attached to and projects from a building face or hangs from a support structure attached to the building face. Sign faces are typically perpendicular to the building face, but may be at an angle greater than 45 degrees from the facade. The sign may be vertically or horizontally oriented. Refer to Figure 8.3.

Height

8’ maximum sign length, 8’ minimum clearance to walk required

Area

No maximum area for sign type

Location

Permitted on all facades; Sign and structural supports shall not extend above the eave or parapet

Quantity

1 per tenant per public ROW frontage; 1 per tenant per side or rear facade on a parking lot

Materials

Solid wood, metal, masonry & neon glass; Plastic & synthetics permitted only as separate alphanumeric characters or logos

Examples of Projecting Signs

Source: Farr Associates

Sign Projection.

Maximum Sign Length.

S I G N

Sign Area.

Minimum Clearance to Walk.

Figure 8.3. Projecting Sign.

WALL SIGN

Wall Signs, also known as flat or band signs, are mounted directly to the building face to which the sign is parallel. Refer to Figures 8.4A and 8.4B. Area is calculated by drawing the smallest possible square or rectangle around the largest letters and/or elements, as is illustrated in Figure 8.4B. Height

2’ maximum letter or element height

Area

No maximum area for sign type

Location

Permitted on all facades

Quantity

1 per tenant per public ROW frontage; 1 per tenant per side or rear facade on a parking lot

Materials

Solid wood, metal, masonry & neon glass; Plastic & synthetics permitted only as separate alphanumeric characters or logos

Examples of Wall Signs Source: Farr Associates

Corner Market

Maximum Element/ Letter Height.

Wall Sign

Corner Market

Corner Market Figure 8.4A. Wall Sign.

PART II DESIGN GUIDELINES

Figure 8.4B. Measuring Wall Signs.

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Corner Market

193

AWNING SIGN

A sign that is mounted, painted, or otherwise applied on or attached to an awning or canopy. Refer to Figures 8.5A and 8.5B. The area of an Awning Sign is calculated by drawing the smallest possible square or rectangle around the largest letters and/ or elements of the sign portion of the awning.

Height

8’ minimum clearance to walk required

Area

Up to 50% of the awning may be used for Signage

Location

Permitted on all facades

Quantity

1 per tenant per street frontage; 1 per tenant per side or rear facade on a parking lot

Materials

Cloth, canvas, metal, or wood; All supports shall be made of metal or wood

Examples of Awning Signs

Source: Farr Associates

Sign Projection.

Sign Area.

Awning Sign Minimum Clearance to Walk.

Figure 8.5A. Awning Sign.

Figure 8.5B. Measuring Awning Signs.

CANOPY-MOUNTED SIGN

A sign with individual alphanumeric characters and/ or logos that is mounted on top of a permanent canopy. Refer to Figures 8.6A and 8.6B. The area of a Canopy-Mounted Sign is calculated by drawing the smallest possible square or rectangle around the largest letters and/or elements of the sign portion of the Canopy-Mounted Sign.

Height

2’ maximum letter or element height; Cannot project more than 2’ above roof line of canopy

Area

No maximum area for sign type

Location

Permitted on all facades; not intended for the principal roof of the building

Quantity

1 per tenant per public ROW frontage; 1 per tenant per side or rear facade on a parking lot

Materials

Solid wood, metal, & neon glass; Plastic & synthetics permitted only as separate alphanumeric characters or logos

Examples of Canopy-Mounted Signs

Source: Farr Associates

Sign Area.

Maximum Height.

CANOPY-MOUNTED

Figure 8.6A. Canopy-Mounted Signs.

194

Figure 8.6B. Measuring Canopy-Mounted Signs.

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

WINDOW SIGN

A Window Sign is posted, painted, placed, or affixed in or on a window exposed for public view or is a sign hung inside the building facing the window for public view. Refer to Figure 8.7. A series of windows that are separated by frames or supporting material of less than six inches in width shall be considered a single window for the purposes of computation. To measure sign area percentage, divide the total sign area by the total window area.

Height

No maximum height for sign type

Area

Up to 30% of a set of continuous windows may be covered with signage; No more than 50% of any one window panel may be covered with signage

Location

Permitted on all facades

Quantity

No maximum quantity, based on window Sign area for ground story; 1 per tenant per floor for upper stories

Materials

Drawn, painted, or affixed on the glass; Wood, metal, neon glass, plastic, or other similar materials also permitted

Examples of Window Signs Source: Farr Associates

Sign Area.

Set of Continuous Windows, consisting of 3 Window Panels.

SIGN

SIGN

SIGN

SIGN

Figure 8.7. Measuring Window Signs.

MONUMENT SIGN

A Monument Sign is freestanding; it is located in a front or side yard of a lot. Refer to Figure 8.8. The area of a two-sided Monument Sign is equal to the area of one Sign face. Height shall include the sign face, base, cabinet, and ornamental cap. Multiple tenant buildings on a lot with a width of greater than 300 feet may have up to two Monument Signs on one frontage at least 150 feet apart.

Height

Maximum height 6â&#x20AC;&#x2122;

Area

Maximum 70 sq ft per Sign face

Location

Front or Corner Yards

Quantity

1 per public ROW frontage

Materials

Solid wood, metal & masonry; Plastic & synthetics permitted on Sign face

Examples of Monument Signs

Sign Cabinet.

Sign Area.

Sign Base.

SIGN

Source: Farr Associates

Height.

Figure 8.8. Monument Signs.

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GREEN BUILDING PRACTICES GREEN BUILDING OVERVIEW The Colony Park Planned Unit Development (PUD) requires compliance with the Tier 1 requirement of Austin Energy Green Building (AEGB) two-star rating for all buildings in the development, using AEGB’s single- and multi-family residential and commercial rating systems that are current at the time of registration of each building. In addition, the U.S. Green Building Council’s LEED for Neighborhood Development (LEED-ND) offers a rating system to guide and measure sustainable urbanism practices at the neighborhood scale. The Master Plan has potential to meet all LEED-ND v4 prerequisites, and to earn sufficient points to achieve a “Certified” certification level or higher. Other USGBC rating systems, including LEED for New Construction, LEED for Homes, LEED for Retail, etc., guide and provide third-party certification to various types of building over the life of the development, and can be pursued in addition to the AEGB ratings. These metric tools will be used to align the CPSCI Master Plan goals and objectives with specific strategies, and to verify compliance.

ENERGY INTENSITY *** RECOMMENDED ENERGY INTENSITY: 5.5 – 6.0 kWh/square foot/year The recommended Energy Intensity for new homes developed according to the Master Plan is in the range of 5.5 – 6.0 kilowatt-hours per square foot annually. This range is an estimate of the local energy code anticipated to be in effect when the first building permits for housing at Colony Park are issued, based on the current trajectory established by recent local energy code amendments. Energy Intensity may be calculated by estimating the annual energy consumption of the home in kilowatt-hours with an energy model that uses an hour-by-hour simulation, and dividing this total annual energy consumption by the square footage of the total conditioned space .

WHAT IS ENERGY MODELING? Energy modeling is a method for estimating the annual energy consumption of a building with computer software that uses a mathematical model to calculate energy use based on the climate (local weather data), building orientation, design, envelope, equipment, appliances, and occupancy, among other factors. Use of energy modeling to estimate energy consumption allows design decisions to be based on the expected performance of the building rather than prescribing certain values, such as insulation values, window size, or roofing material. Since this guide is performance based, rather than prescriptive, all of the recommended values and strategies may vary in order to achieve the recommended Energy Intensity. However, minimum code and Austin Energy Green Building requirements must still be met.

196

The total annual energy consumption includes all energy uses in the entire house, including HVAC, lighting, appliances, and miscellaneous loads. Solar electric systems are not to be included in the model to estimate the annual energy consumption of the home, although the model may include a solar thermal system. An Energy Intensity range is provided, since smaller homes (< 1,000 sf ) will likely trend toward the 6.0 kWh/ sf value, while larger homes (> 1,000 sf ) may trend toward the 5.5 kWh/sf value.

The following guidelines are provided to achieve the required Energy Intensity for each home. Please see Table 8.1 for a summary.

ORIENTATION (SUN AND WIND)

If orientation guidelines are not met, compensating community solar opportunities must be provided.

• The long axis of the house should run east-west such that the larger facades face north and south.

• Orient the home such that a line perpendicular to the E-W axis falls within an arc ranging from 10 degrees east of south to 30 degrees west of south.

• Place operable windows on opposite sides of the house with openings between such that southeasterly prevailing breezes may provide cross ventilation from one side of the house to the other.

WINDOWS • •

• •

The window to floor area ratio should be in the 25 – 30% range.

South facing windows should be shaded by an overhang or awning that adequately shades the window during the cooling season. This means that the shadow cast by the shading device, whether overhang or awning, should fall on the window sill at noon on the Spring Equinox (March 21).

Any overhead glazing, such as clerestories and light monitors should be included in the above window to floor ratio guideline.

Windows should have a U-Factor of 0.30 or less and Solar Heat Gain Coefficient (SHGC) of 0.23 or less

INSULATION •

•

•

Walls: Cavity R-value = R19 + Sheathing R-Value = R3 - This may be achieved with 2x6 construction and filling the wall cavity with either open cell spray foam or blown-in insulation, such as cellulose or fiberglass in addition to structural insulated sheathing on the exterior. Must be formaldehyde-free.

Perimeter: Provide edge insulation of R-4 or equal to a depth of 18 inches for slab on grade foundations.

- This may be achieved with extruded polystyrene rigid insulation.

Floor: Insulate raised floors (over unconditioned space) to R30 or better. (For more information in regards to foundation design, please refer to Chapter 9: Technical Appendix.)

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

MECHANICAL EQUIPMENT

•

Provide a heat pump: 21 SEER and HSPF = 10

HOT WATER

•

Recommend a heat pump water heater or solar thermal system with electric or gas back-up.

LIGHTING

•

All lamps installed in all lighting fixtures should be high efficacy and ENERGY STAR rated. LED is preferred.

APPLIANCES

•

All appliances should be ENERGY STAR rated. (Note that ENERGY STAR will extend rating to clothes dryers by 2016)

NET ZERO ENERGY CAPABLE HOUSING CPSCI ZERO ENERGY CAPABLE HOMES DESIGN GUIDELINES COMPARISON TO AEGBP 2-STAR CPSCI Zero Energy AEGBP 2 - Star RATIONALE Capable Homes (SF 2013 Version) Design Guidelines

Orientation

Insulation Walls Floor Insulation (pier and beam foundation) Perimeter Insulation (slab on grade foundations) Roof Windows (U-factor/SHGC)

Include in Manual J calcs

Proper Orientation with Shading Minimizes Solar Gain

Same R-Value as Current Code + ENERGY STAR Grade 1 Installation + Keep the Same No Added Urea Formaldehyde R15 or R13 + 2 Better Wall and Either R13 Better Floor Insulation or Slab Insulation n/a Saves Energy R38 0.40/0.25

Lower U-Factor Saves Energy

10 deg east of South to 30 deg west of South

ENERGY STAR Grade 1 Installation + No Added Urea Formaldehyde R19 + 3 R30 R4 No additional req.

0.30/0.23

15 SEER/ 8.2 HSPF

Heating & Cooling Use The Most Energy

21 SEER/ 10 HSPF

Hot Water Heater

0.93 Efficiency + Timer for Electric Water Heater

Heat Pump Efficiency is 2.2 and Solar is 1.2

Heat Pump or Solar Thermal Hot Water Systems

Lighting

90% High Efficacy* Lamps

Incandescent Lamps Do Not 100% High Efficacy* Lamps Qualify as High Efficacy*

Appliances

> 4 ENERGY STAR Including Appliances, Ventilation Fans, Light Fixtures, Ceiling Fans

ENERGY STAR Refrigerators, Dishwashers, and Clothes-washers Save Energy

Mechanical System

* High Efficacy is defined as 60 lumens/W for lamps over 40W; 50 lumens/W for lamps over 15W to 40W; 40 lumens/W for lamps 15W or less.

PART II DESIGN GUIDELINES

All ENERGY STAR Appliances

Table 8.1. Zero Energy Guidelines Comparison

Source: Austin Community Design and Development Center, created May 1, 2014

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RENEWABLE ENERGY DESIGN The following guidelines are for all single-family homes whether or not on-site renewable energy systems are installed at initial construction. Although on-site renewable energy systems may not be installed on all homes at initial construction, each home should be designed as follows for future renewable energy installations.

• •

• • • •

Each home should have 30 – 35% of unshaded south facing roof area as a percentage of floor area with a recommended maximum roof pitch between 3/12 and 9/12 Any roof penetrations from below, including plumbing vents for kitchen and bathrooms need to be coordinated with expected future the solar panel installation, such that the 30 – 35% of unshaded south facing roof area does not have any penetrations. It is recommended that all roof vents, plumbing vents, and other essential roof surface penetrations be located on north sloping roofs.

Please see Table 8.2 below for a sample PV system sizing calculation. A typical solar thermal panel is 26.5 sf and typically two are needed for each dwelling unit.

Metal roofs shall be standing seam with a profile that is compatible with solar electric array mounting clamps in order to avoid unnecessary penetrations.

Roof structures shall be designed to support an additional 5 lb/sf of additional weight.

Provide a solar ready electrical system as follows (see solar ready diagrams): - Provide at least 6 linear feet of exterior wall space in a readily accessible location for a DC disconnect, inverter, AC disconnect and, PV meter and AC disconnect to be mounted.

- Provide a minimum 1” diameter electrical conduit from the main electric panel location to the attic near the unshaded south facing roof area described above.

- Provide a main electrical panel with the proper panel and main disconnect ratings, as well as a slot for a photovoltaic back-fed circuit breaker.

SAMPLE HOUSE SIZE (SF): 1,000 ENERGY INTENSITY (KWH/SF): 6 ANNUAL ENERGY CONSUMPTION KWH: 6,000 (FROM ENERGY MODEL) SAMPLE PV ARRAY SIZING TABLE** PV Panel A* PV Panel B* PV Panel C* Rated Watts/Panel 265 310 330 Estimated Annual kWh/Panel^ 361 422 449 PV Panel Size (sf ) 17.62 20.89 17.55 # PV Panels to Meet Load 17 14 13 Area of PV Panels to Meet Load 293 297 235 Area of PV Panels as a % of Floor Area 29% 30% 23%

* Panel A: Jinko Solar 265 Panel B: Jinko Solar 310 Panel C: Sunpower 330 ^ from PV Watts (http://rredc.nrel.gov/solar/calculators/ pvwatts/version1/US/Texas/Austin.html) ** This table assumes that hot water is provided by a heat pump water heater powered by photovoltaic (PV) panels.

If a solar thermal system with electric back-up is used for hot water, then solar thermal panels will be required and the amount of roof area required for all solar panels will be more than then percentages shown in this table. Thus the rule of thumb is that the unshaded roof area required for all solar panels is 30 - 35% of the floor area.

Table 8.2. Sample PV Sizing

Source: Austin Community Design and Development Center, created May 1, 2014

SOLAR PV HARDWARE

The PV hardware requires approximately six feet of space along an exterior wall that includes the main electric panel and the utility meter. In the image to the left, the pictured components (from left to right) are the following: • • • • • •

Disconnect switch between the rooftop PV panels and the inverter Solar DC to household AC inverter Disconnect switch between the inverter and solar meter to isolate the inverter for replacement Solar electric meter Main electric panel Utility electric meter

Solar PV Hardware

Source: Austin Community Design and Development Center

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Second Floor

Second Floor

First Floor

First Floor

Solar Ready Electrical Conduit

Source: Austin Community Design and Development Center

SOLAR READY ELECTRIC (GRID-TIED PHOTOVOLTAIC)

Install 1” diameter electrical conduit (orange pipe above) from the ridge of the south roof down to the exterior wall where the main electrical panel and utility meter will be located. If the attic is accessible, then it is not necessary that the conduit penetrate the roof until the solar PV panels are installed.

SOLAR READY THERMAL (WATER HEATING)

Install ¾” diameter cold water supply (blue) pipe and hot water return (red) pipe from the ridge of the south roof down to a closet or utility room where the heat exchanger and solar thermal storage tank (may also be the back-up water heater) will be installed. There must initially be an accessible pathway from the collectors to the tank area so as to allow two 3/4” insulated pipes to be sloped downward at least 1/4” per foot the entire pipe run. The recommended closet size is 3’ x 4’ and a height of 7’6”. It should have one 110V receptacle next to the tank for the water pump. If the attic is accessible, then it is not necessary that the pipes penetrate the roof until the solar thermal panels are installed.

Solar Ready Water Heating

Source: Austin Community Design and Development Center

WATER USE REDUCTION Reduced water use not only saves water; it also lowers water bills. The Project is subject to City of Austin residential water rates structured to incentivize conservation, with lower rates per 1000 gallons associated with lower overall monthly water consumption. The most recent approved rates, effective 11/1/13, introduced a fifth pricing tier to further incentivize conservation.

Conservation and collection measures can be easily introduced both to existing neighborhood residences and in future residential and commercial construction. The Master Plan calls for the installation of water-conserving plumbing fixtures in all new construction to meet or exceed to Codeapproved maximums (refer to Table 8.3).

Fixture Toilet Urinals Shower Faucets

Flow Rate 1.28 gpf 0.5 gpf 2.5 gpm 0.5 gpf

Table 8.3. Code Required Fixtures and Flow Rates

Source: Uniform Plumbing Code with Austin Amendments, effective October 1, 2010

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The Master Plan calls for the allowance of rainwater collection at a parcel scale. When designing rainwater catchment systems, the major variables are catchment area (i.e., roof ), rainfall, and storage volume (i.e., cistern). Systems will ideally be designed such that there is sufficient storage capacity to ensure there is always water in the cistern to supply water during extended periods without rain. For rainwater collection systems that do not contribute to stormwater management calculations, there is no limit on the length of time the rainwater can remain in the cistern. When rainwater harvesting systems contribute to stormwater management calculations, the water is required to be released within 72-hours of capture.

LEED RATING SYSTEMS The Master Plan has included an assessment of LEED for Neighborhood Development (LEED-ND) v4 prerequisites to ensure that the project aligns well with its goals and metrics.

If the project pursues LEED-ND certification, it is expected to qualify for a “Certified” level of certification or higher. Largescale LEED-ND projects such as Colony Park face challenges, particularly in contexts where surrounding development is primarily single-use in nature and for which there are multiple construction phases over many years; regardless, the project is well positioned to reach a level of certification under LEED-ND. To address this, the Green Building Certification Institute (GBCI) has published guidance materials for large projects (320 acres and above). In addition, because of the anticipated phasing of construction over the course of the project build-out, it may be preferred to assign LEED-ND project boundaries according to the phases of construction instead of the entire development.

This would result in several discrete LEED-ND projects that would be easier to manage than the entire development site.

It would also enable early phase development to contribute to connectivity and diverse uses and opening up additional opportunities for builders to use targeted LEED rating systems such as LEED for Homes.

A single LEED-certified building is a prerequisite of LEEDND v4; LEED-ND offers additional points for tiered levels of LEED-certified buildings within the LEED-ND boundary.

This represents an opportunity for green building practices to advance LEED certification under both the building and neighborhood scales.

Please see Table 8.5 for a comparison of the Master Plan to the LEED-ND v4 prerequisites.

AUSTIN ENERGY GREEN BUILDING

achieves a score for a 1-Star Rating (without any additional points needed from the other categories). The seven additional compliance categories are the following: • • • • • • •

Education Site Energy Water Materials and Resources Indoor Environmental Quality Innovation

Points are earned for implementing green measures in the above categories. No negative points are assigned for failing to implement a given measure. A minimum number of points are required for each star level beyond 1-Star and specific measures, called Special Requirements, are required for each star level, as well.

For all new single family residences in the project, a minimum rating of 2 Stars must be achieved in the AEGB Single Family Program current at the time of registration of each building.

MULTIFAMILY AND COMMERCIAL

Similar to single family developments, multifamily and commercial developments must fulfill the basic requirements to be AEGB rated (please see Table 8.4 for AEGB Star Level ratings for all three development types). Also in similarity, multifamily and commercial developments are judged in similar compliance categories as single family developments, with the addition of Team for multifamily and Integrated Design for commercial developments.

The Multifamily Rating is applicable to residential and mixeduse developments six stories or less in height. Residential and mixed-use developments higher than six stories shall use the Commercial Rating. If there is more than one building in a development, each building must meet AEGB requirements. As with single family developments, multifamily and commercial developments should follow AEGB program requirements current at the time of registration of each building.

Star Level 1 2 3 4

SINGLE FAMILY

The Austin Energy Green Building (AEGB) Single Family Rating is made up of a series of Basic Requirements required for all rated projects and seven additional categories containing measures that can be achieved to attain points for a higher rating. All Basic Requirements must be fulfilled for a home to qualify for a Rating. Compliance with all Basic Requirements 200

5

Single Family

Multifamily Commercial

Basic Reqs Basic Reqs 25-49 Points 29-42 Points + all 2 Star Reqs.

50-74 Points 43-51 Points + all 3 Star Reqs.

75-99 Points 52-66 Points + all 4 Star Reqs.

100-Higher Points 67+ Points + all 5 Star Reqs.

Basic Reqs 35-44 Points 45-54 Points 55-74 Points 75+ Points

Table 8.4 Austin Energy Green Building Star Level Ratings (Points structure as of 2013, subject to change in future ratings) Source: Austin Energy

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

PREREQUISITE

REQUIREMENTS

MASTER PLAN

Smart Location and Linkage

SLLp1: Smart Location

As Project evolves, it will be importProject must demonstrate at least 25% of ant to determine the qualifications of its perimeter bordering previously develits neighboring parcels to assess the oped parcels (Infill Site) or qualify as a Site means by which to achieve this prereqServed by Transit uisite

Conservation Plan or its equivalent SLLp2: Imperiled Species & Ecological Communities Conser- required if affected species or ecological vation communities are found on Project site Project must maintain a minimum 50’ buffer from identified riparian areas and wetlands SLLp4: Agricultural Land Conser- Project must not sit on agricultural presvation ervation district or farmland Project may not be located within Flood SLLp5: Floodplain Avoidance Hazard Area Neighborhood Pattern and Design Project must contain at least 15% of street frontage which demonstrates a minimum street-width-to-buildingNPDp1: Walkable Streets height ratio of 1:1.5 and have sidewalks or their equivalent on both sides at least 90% of Project streets Project must meet residential and non-residential density requirements: ≥ 12 D.U./ac Residential (Transit) NPDp2: Compact Development ≥ 7 D.U./ac Residential ≥ 0.8 FAR Non-Residential (Transit) ≥ 0.5 FAR Non-Residential Project must include a minimum of 140 internal intersections per square mile NPDp3: Connected and Open and at least one through-street at Project Community boundary every 800 feet, excluding physical obstacles Green Infrastructure and Buildings SLLp3: Wetland & Water Body Conservation

GIBp1: Green Infrastructure & Building GIBp2: Minimum Building Energy Performance

At least one building in project must be certified through LEED rating system

At least 90% of total building floor area must demonstrate a 5% minimum energy performance improvement from baseline New buildings must demonstrate a miniGIBp3: Indoor Water Use Reducmum average of 20% water use reduction tion from baseline Plan would require the creation and implementation of an erosion and GIBp4: Construction Activity sedimentation control plan for all new Pollution Program construction activities, incorporating best management practices

Project has the potential to meet requirements Master Plan maintains a minimum 100’ buffer from all riparian areas and wetlands Master Plan does not include agricultural preservation district or farmland Plan does not call for any development within Flood Hazard Areas

Project has the potential to meet requirements

Project has the potential to meet requirements

Project has the potential to meet requirements

At least one building in project would be certified through the LEED rating system (AEGB does not apply to credit) Project has the potential to meet requirements This is a requirement of AEGB 2-Star Rating and will be required for Master Plan Project has the potential to meet requirements

Table 8.5 LEED for Neighborhood Development v4 Prerequisites Source: Center for Maximum Potential Building Systems

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PARCEL SOLAR ACCESS SOLAR ACCESS AREAS Blocks within the Master Plan have been oriented to maximize solar gain. Developers should subdivide blocks so that lots are able to take advantage of solar access. Areas may have homogeneous lots sizes and orientations. If so, then solar access guidelines may be established for each solar access area or block. In the case of areas or blocks with various lot sizes and orientations, the worst-case scenario of solar access shall be used as a solar access guideline. The worst-case scenario is a one-story residence with a shallow pitched gable roof, with minimum north and south setbacks (e.g., 3 feet), on the narrowest lot allowed in the neighborhood or zoning district (e.g., 25 feet).

SINGLE FAMILY RESIDENTIAL SOLAR FENCE A hypothetical solar fence shall exist for each single family residential lot. Each solar fence completely encloses the lot in question and its foundation is contiguous with the lot lines. The bottom elevation of the fence shall be the average finish grade elevation of the residence for which solar access is being protected. The fence is opaque and lacks any thickness.

SOLAR ACCESS SITING For purposes of insuring the potential for utilization of solar energy and complying with the Zero Energy Capable Home (ZECH) amendments to the city of Austin energy code, all new single family residences shall have a roof that meets the following criteria: â&#x20AC;˘ is flat or has a south facing surface, â&#x20AC;˘ if sloping, then is oriented within ten degrees east of and thirty degrees west of south,and is structurally capable of supporting at least one-third the floor area of the conditioned space of the residence in solar energy electric generation equipment.

ZERO OR NEGLIGIBLE SLOPES THREE (3) FOOT SETBACK - 25 FT. WIDE LOT

The worst-case scenario shall apply to all single family lots that have a south setback of three (3) feet. In areas where the worst-case scenario is the governing condition, then no object or structure shall be constructed on any other SF residential lot that would shade a protected SF lot to a greater degree than the lot would be shaded by a solar fence fourteen (14) feet in height, between two hours before (10:00am) and two hours after (2:00pm) local solar noon (12:00) on the winter solstice (usually Dec. 21).

Protecting an unshaded south facing roof surface equal to one third of the conditioned floor area was the criterion used to determine the height of the solar fence. This much area provides enough south facing surface to install a solar PV array capable of meeting 100% of the average annual energy use of the residence.

SOLAR FENCE / 3 FOOT SETBACK Lot Width 25 feet Setbacks 3 feet Residence One Story with Alley Access Garage Roof Style 3/12 Pitch Gable Solar Roof 33% of Conditioned Floor area Site Zero or Negligible Slope SOLAR FENCE 14 Feet (blue pane in diagram) 202

Solar Fence: 3 Foot Setback 2:00pm, December 21, 30 Deg. N

Source: Austin Community Design and Development Center

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

FIVE (5) FOOT SETBACK - 30 FT. WIDE LOT

In areas where a south setback of three (3) does not occur, then a south setback of five (5) feet shall be the governing condition. In these areas, no object or structure shall be constructed on any other SF residential lot that would shade a protected SF lot to a greater degree than the lot would be shaded by a solar fence fifteen (15) feet in height, between two hours before (10:00am) and two hours after (2:00pm) local solar noon (12:00) on the winter solstice (usually Dec. 21).

Similar to the three foot setback condition above, protecting an unshaded south facing roof surface equal to one third of the conditioned floor area was the criterion used to determine the height of the solar fence. As with the three foot setback, this much area provides enough south facing surface to install a solar PV array capable of meeting 100% of the average annual energy use of the residence.

SOLAR FENCE / 5 FOOT SETBACK Lot Width 30 feet Setbacks 5 feet Residence One Story with Alley Access Garage Roof Style 3/12 Pitch Gable Solar Roof 33% of Conditioned Floor area Site Zero or Negligible Slope SOLAR FENCE 15 Feet (blue pane in diagram)

Solar Fence: 5 Foot Setback 2:00pm, December 21, 30 Deg. N

Source: Austin Community Design and Development Center

ZERO OR NEGLIGIBLE SLOPES (COMPLIANT) THREE (3) FOOT SETBACK - 30 FT. WIDE LOT

The adjacent neighbor to the south is built on the setback line 3 feet south of the north property line on a lot width of 30 feet. The residence has been designed with a partial second story. The peak of the two-story roof does not cast a shadow over the solar fence. The south roof of the one story residence to the north has adequate solar access. The neighboring two-story residence complies with the solar fence guideline.

SOLAR FENCE / 3 FOOT SETBACK / COMPLIANCE (30 FT. WIDE LOT) Lot Width 25 feet Setbacks 3 feet Residence One Story with Alley Access Garage Roof Style 3/12 Pitch Gable Site Zero or Negligible Slope Partial Two Stories with Alley Access Neighbor Garage on 30 ft. Wide Lot Roof Style 6/12 Pitch Gable

PART II DESIGN GUIDELINES

Solar Fence: 3 Foot Setback , Compliance (30 ft. Wide Lot) 2:00pm, December 21, 30 Deg. N Source: Austin Community Design and Development Center

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203

THREE (3) FOOT SETBACK - 40 FT. WIDE LOT

The adjacent neighbor to the south is built 13 feet south of the north property line on a lot width of 40 feet. The lot width has been increased by 10 feet. The peak of the two-story roof does not cast a shadow over the solar fence. The south roof of the one story residence to the north has adequate solar access. The neighboring two-story residence complies with the solar fence guideline.

SOLAR FENCE / 3 FOOT SETBACK / COMPLIANCE (40 FT. WIDE LOT) Lot Width 25 feet Setbacks 3 feet Residence One Story with Alley Access Garage Roof Style 3/12 Pitch Gable Site Zero or Negligible Slope Two Stories with Alley Access Neighbor Garage on 40 ft. Wide Lot Roof Style 6/12 Pitch Gable

Solar Fence: 3 Foot Setback , Compliance (40 ft. Wide Lot) 2:00pm, December 21, 30 Deg. N Source: Austin Community Design and Development Center

ZERO OR NEGLIGIBLE SLOPE (NON- COMPLIANT) THREE (3) FOOT SETBACK

The adjacent neighbor to the south is built on the north property line 3 ft. setback. The peak of its roof casts a shadow over the solar fence and completely shades the south roof of the one story residence to the north. The design of the neighboring two-story residence does not comply with the solar fence guideline.

SOLAR FENCE / 3 FOOT SETBACK / NON-COMPLIANCE Lot Width 25 feet Setbacks 3 feet Residence One Story with Alley Access Garage Roof Style 3/12 Pitch Gable Site Zero or Negligible Slope Two Stories with Alley Access Neighbor Garage on 30 ft. Wide Lot Roof Style 6/12 Pitch Gable

Solar Fence: 3 Foot Setback , Non-Compliance 2:00pm, December 21, 30 Deg. N Source: Austin Community Design and Development Center

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

SLOPING SITES THREE (3) FOOT SETBACK - SLOPING SITE

On south sloping sites, extend the solar fence downward to finish grade. In this example, finish grade drops 2 feet to the south across the width of the lot and the solar fence is extended downward 2 feet to finish grade. The height of the solar fence above finish grade is 16 feet.

On north sloping sites, the height of the solar fence shall be the same as sites with zero or negligible slope.

SOLAR FENCE / 3 FOOT SETBACK / SLOPING SITE Lot Width 25 feet Setbacks 3 feet Residence One Story with Alley Access Garage Roof Style 3/12 Pitch Gable Solar Roof 33% of Conditioned Floor area Site Slope 10% (2â&#x20AC;&#x2122;) South SOLAR FENCE 16 Feet (blue pane in diagram)

GENERAL GUIDELINES FOR SLOPING SITES

Solar Fence: 3 Foot Setback, Sloping Site 2:00pm, December 21, 30 Deg. N

Source: Austin Community Design and Development Center

Sloping Sites: Maintain the same height of the top edge of the solar fence on the south property line relative to the south roof of the dwelling as indicated for flat sites.

South Sloping Sites: Extend the bottom of the solar fence downward to finish grade at the south property line. The revised height of the solar fence above grade will be 14 feet (the height for flat sites) plus the change in elevation from the finish floor level of the dwelling to the south property line. For example, if the site drops 2 feet below floor level from north to south across the site, then the solar fence on the south property line is lowered 2 feet and the new height of the fence above grade is 16 feet.

North Sloping Sites: Eaise the bottom of the solar fence upward to finish grade at the south property line. The revised height of the solar fence above grade will be 14 feet (the height for flat sites) minus the change in elevation from the finish floor level of the dwelling to the south property line. For example, if the site rises 2 feet above floor level from north to south across the site, then the solar fence on the south property line is raised 2 feet and the new height of the fence above grade is 12 feet.

These guidelines apply to a one story dwelling. This is the worst case condition. For a two story dwelling there is no solar access problem when there is a one or two story dwelling located to the south. The same guideline would apply if there is a three story dwelling to the south. For a block with all two story dwellings, the solar fence guideline is not necessary.

SOLAR ACCESS FOR MULTIFAMILY AND COMMERCIAL PROPERTIES All multifamily and other commercial properties are entitled to a Solar Easement defined as follows: a right, expressed in a written instrument for the purpose of assuring adequate access to direct sunlight for solar energy systems. A solar easement is often expressed in a deed or other written instrument on behalf of a property owner.

The Solar Easement extends from the northern edge of the subject property to a shadow cast by an 8â&#x20AC;&#x2122; tall solar fence located on the southern edge of the property at the roof plane at the permitted height of the building at noon on the Winter Solstice.

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205

Shadow Cast by Solar Fence on Winter Solstice

Solar Easement Permitted Building Height

Roof Equipment and Other Elements Not to Exceed Height of Solar Fence

Area of Loss

8’ Solar Fence

Potential for Additional Solar Panels

Permitted Buildable Space

Solar Easement

Actual Building Height

Greater Area of Loss Due to Shorter Building Height Neighboring Property

Solar Panels

Subject Property Ground Plane 10’-15’

North

South

Solar Easement for Multifamily and Commercial Properties Source: Austin Community Design and Development Center

RECYCLING AND COMPOSTING

*Per Aurora Pizano, Austin Resource Recovery, 12/11/13

Although policy decisions regarding ARR lie outside of the purview of this Master Plan, the team has identified some measures that, if enacted, would ease the spatial restrictions of bin

64 gal

40 1/2”

32 gal

33 3/4”

5.29 ft3

28 1/2”

6.68 ft3

96 gal

45 1/8”

3.25 ft3

26 3/4”

28 1/2”

20 1/4”

23”

Based on this configuration of separation and service provision, each single-family lot should allocate approximately 7.5 square feet per container (assuming one for commingled recyclables, one for compostables and lawn debris, and one for landfill trash), or a total of 22.5 square feet. (Note that the ‘payas-you-throw’ landfill trash rate structure provides for a range of container sizes—24-gallon, 32-gallon, 64-gallon, 96-gallon—with higher monthly fees for larger containers. The 22.5 square foot is a conservative estimate, assuming the 96-gallon size. A smaller footprint would be possible for households that choose a smaller landfill trash container. Currently, 67% of households in the 78724 zip code use the 64-gallon container.*) The containers should have a direct accessible pathway to curbside or alley for collection.

sizes and numbers on homeowners and in alley right-of-ways on pick-up days. These include offering multiple sizes of bins for recycling and composting, particularly for Accessory Dwelling Units or other small-family residences, and allowing shared recycling, compost, and trash bins for single-family residences and Accessory Dwelling Units. As ARR continues to develop its composting collection routines in accordance with the Zero Waste Plan, it will be critical that recycling and compost pickup occur on alternating weeks to allow for sufficient bin space throughout alley right-of-ways.

39 1/8”

Each building in the Master Plan is designed to have adequate outdoor or garage space allocated for the collection of commingled recyclables, yard trimmings and compostables, in addition to landfill trash. For buildings serviced by Austin Resource Recovery (ARR), including single-family homes, duplexes, triplexes and some small businesses, collection consists of weekly collection of yard trimmings and semi-weekly collection of commingled recyclables in a 96-gallon container.

Collection of compostables is currently in pilot phase using a 96-gallon container; this program has the potential to extend to city-wide service. Space allocated for backyard composting is recommended in advance of city-wide service.

20 1/4”

26 3/4”

28 1/2”

TRASH TRASH

TRASH

TRASH TRASH RECYCLING RECYCLING COMPOST COMPOST

(also available as in 24-gal bin) (also available 24-gal)

Trash, Recycling and Composting Bins

Source: Center for Maximum Potential Building Systems

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

LOT LEVEL STORMWATER CONTROL MEASURES DISCONNECTED ROOF RUNOFF

Roof systems shall have gutters to collect stormwater roof runoff. Gutter downspouts shall not drain directly to impervious surfaces such as sidewalks and driveways. Instead, downspouts should be directed towards pervious areas, such as planters or landscaped areas, or to rainwater collection systems. Overflow from rainwater collection systems should likewise be directed to pervious areas. Homeowners should be provided with educational materials on the requirements for and benefits of disconnected roof drains.

SOIL AMENDMENT

Re-vegetation of developed lots and other disturbed areas presents a prime opportunity for improvement of existing low-permeability site soils. A soils management plan should be developed with input from a county agricultural extension agent. The plan should focus on decompaction techniques and addition of soil microorganisms and organic matter.

Improvements permeability of the amended soil should be tested and documented to assist in quantitative analysis of the stormwater runoff reduction benefits.

PERVIOUS PAVEMENT

In conjunction with improved permeability soils, pervious concrete or permeable pavers for sidewalks, walkways and driveways should be incorporated into construction on all lots.

Downspout Disconnection Stormwater Planter Source: U.S. Environmental Protection Agency (EPA)

RAINWATER HARVESTING

Residential lot owners should be encouraged to implement rainwater harvesting for roof drainage runoff. Austin Water Utility currently offers rebate programs for installing a residential rainwater harvesting system. Developers should consider installing rain barrels and roof downspouts at the time houses are constructed. Information about rebate and other installation programs should be provided to area residents and homeowners.

Pervious Concrete

Source: Wikipedia (JJ Harrison)

Permeable Pavers

Source: County of Santa Barbara, Water Resources Division

INTEGRATED PEST MANAGEMENT PLAN

Rain Barrel

Source: Retrieved from Urban Design Group photo library

PART II DESIGN GUIDELINES

A community-wide Integrated Pest Management (IPM) Plan shall be developed. The plan shall include a public education component. Multiple methods should be employed for distributing the IPM plan and for providing assistance to about understanding and follow the guidelines of the plan.

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LOT LANDSCAPING REQUIREMENTS & RECOMMENDATIONS NEIGHBORHOOD ROADWAY (1) STREET TREE REQUIRED PER DWELLING UNIT ALONG EAST/WEST STREETS - LOCATED TO SHADE WINDOWS

CURB R.O.W.

20’ MAX

DEVELOPER LANDSCAPE REQUIREMENTS ON PUBLIC R.O.W. BUILDER OR HOMEOWNER LANDSCAPE REQUIREMENTS ON PRIVATE LAND

LARGE TREE AT STREET CORNER TO SHADE INTERSECTION

4’ ACCESS WALK TO UNIT - PERVIOUS PAVEMENT REQUIRED

4’ PLANTING AREA MINIMUM AT UNIT

REQUIRED FENCE

PROPERTY LINE

SHADE TREES IN R.O.W. SHALL BE MAX. 30’ O.C. ALONG NORTH/SOUTH STREETS

REQUIRED DRAINAGE SWALE AT LOT LINE REQUIRED FENCE WITH GATE ACCESS REQUIRED REAR YARD TREE TO SHADE WINDOW MIN. 6’ X 10’ PATIOS WITH PERMEABLE PAVERS

REQUIRED FENCE WITH COMMUNICATION GATE

3’ ACCESS WALK IN PERMEABLE SURFACE REQUIRED

5’ SIDEWALK WITH PERMEABLE SURFACE

3’ MAINTENANCE WALK - PERMEABLE SURFACE REQUIRED

5’ PLANTING AREA

REQUIRED FENCE

4’ BUILDING SETBACK FROM ALLEY R.O.W. GATEWAY TREES AT ENTRANCE TO ALLEY

DEVELOPER LANDSCAPE REQUIREMENTS ON PUBLIC R.O.W.

TRASH PICK UP LOCATION

BUILDER OR HOMEOWNER LANDSCAPE REQUIREMENTS ON PRIVATE LAND

6’ MIN

4’ CLEAR

20’ MAX

REQUIRED FENCE WITH GATE ACCESS TO ALLEY

15’ DRIVEWAY ALLEY TREE REQUIRED WITH 6’ MINIMUM PLANTING AREA

20’ ALLEY WITH PERMEABLE SURFACE

LANDSCAPE REQUIREMENTS 0

10’

Landscaping Requirements

Source: TBG

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

NEIGHBORHOOD ROADWAY NATIVE GRASSES RECOMMENDED IN R.O.W.

CURB

DEVELOPER LANDSCAPE REQUIREMENTS ON PUBLIC R.O.W. BUILDER OR HOMEOWNER LANDSCAPE REQUIREMENTS ON PRIVATE LAND

4’

6’ LAWN

20’ MAX

R.O.W.

LARGE SHADE TREES IN R.O.W. PER RECOMMENDED PLANT LIST

4’ PLANTING AREA AT FRONT OF UNIT PER RECOMMENDED PLANT LIST

SMALL LAWN AREAZOYSIA GRASS RECOMMENDED RECOMMENDED FRONT YARD TREE TO ACCENT AND SHADE HOUSE 4’ SEMI-PRIVATE WOODEN FENCE

PROPERTY LINE LOW GROUNDCOVER PER RECOMMENDED PLANT LIST

LOW GROUNDCOVER PER RECOMMENDED PLANT LIST SWALE AT LOT LINE PLANTED WITH NATIVE GROUND COVER PER RECOMMENDED PLANT LIST 4’ WOODEN GATE WITH SIDE YARD ACCESS

REQUIRED REAR YARD TREE PER RECOMMENDED PLANT LIST - TO ACCENT HOUSE AND SHADE WINDOWS

SMALL LAWN AREAZOYSIA GRASS RECOMMENDED PLANTING PER RECOMMENDED PLANT LIST TO SCREEN PATIO

MIN. 6’ X 10’ PATIOS WITH PERMEABLE PAVERS

4’ SEMI-PRIVATE WOODEN FENCE WITH COMMUNICATION GATE

4’ WOODEN GATE WITH 3’ ACCESS WALK DECOMPOSED GRANITE RECOMMENDED

PRIVATE GARDEN TO CONTRIBUTE TO 100 SF OF GARDEN SPACE PER RESIDENCE

4’ BUILDING SETBACK FROM ALLEY R.O.W. GATEWAY TREES AT ENTRANCE TO ALLEY

DEVELOPER LANDSCAPE REQUIREMENTS ON PUBLIC R.O.W.

3’ MAINTENANCE WALK - DECOMPOSED GRANITE RECOMMENDED 4’ SEMI-PRIVATE WOODEN FENCE

GARAGE UNITS AT PROPERTY LINE TO ALLOW FOR SHARED GREEN SPACE IN BETWEEN

TRASH PICK UP LOCATION - STORAGE IN GARAGE UNIT RECOMMENDED BUILDER OR HOMEOWNER LANDSCAPE REQUIREMENTS ON PRIVATE LAND

4’ SEMI- PRIVATE WOODEN FENCE AND GATE WITH ALLEY ACCESS

6’ MIN

4’ CLEAR

20’ MAX

5’ SIDEWALK WITH PERMEABLE SURFACE

15’ DRIVEWAY LARGE SHADE TREES PER RECOMMENDED PLANT LIST-LOCATED IN SHARED GREEN SPACE TO PROVIDE SHADE FOR ALLEY 20’ ALLEY WITH PERMEABLE SURFACE

LANDSCAPE RECOMMENDATIONS 0

10’

Landscaping Recommendations Source: TBG

PART II DESIGN GUIDELINES

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210

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

CHAPTER 9

TECHNICAL APPENDIX Existing Utility Easements and Constraints

212

General Fire Hydrant Locations 214 Foundation Design Considerations 215 Native and Adapted Plant Species 216 Commercial Solar for Loyola Town Center and Innovation District

PART II DESIGN GUIDELINES

Chapter 9: Technical Appendix

220

211

EXISTING UTILITY EASEMENTS AND CONSTRAINTS UTILITY EASEMENTS Several existing utility easements traverse and bisect the Project Site. These are shown on the included utility easement map and described below.

WILMINGTON DRIVE – WATER AND NATURAL GAS LINES

An existing 8 inch water line and a natural gas line run north-south along the eastern portion of the site from Loyola Lane to the intersection of Wilmington Drive and Colony Loop Drive. These utilities appear to have been installed in the anticipated alignment of what was intended to have been Wilmington Drive street right of way on a previous plan for the Project Site. This right of way was never dedicated. The water line is now associated with a 15’ Public Utility Easement (Vol 4729, Pg 1637). There does not appear to be an easement for the natural gas line. Austin Water Utility has indicated this line may need to be replaced based on age, and will be relocated within the proposed street right of way. The natural gas line will need to be relocated to the new street right of way.

COLONY LOOP DRIVE – WATER LINE

A 12 inch water line exists along the alignment of Colony Loop Drive where the street has currently not been constructed. There does not appear to be an easement for this line, but it follows the alignment of the Colony Park PUD 1.194 acre and 3.334 acre tracts that were the previously intended right of way for the connection of Colony Loop Drive. Austin Water Utility has indicated this line needs to be replaced based on age and pipe material, and will be relocated within the proposed street right of way.

COLONY LOOP DRIVE – WASTEWATER LINE

A 12” wastewater line exists along the Colony Loop Drive alignment to the west of the overhead electric transmission lines. This line is associated with a 20’ Wastewater Easement (Vol 13035, Pg 457). The line turns to the north and extends to the north property line of the Project Site. Portions or all of the line will need to be rerouted to new street right of way when this area of the Master Plan is developed, and the associated easement abandoned.

Another 12” wastewater line exists along the Colony Loop Drive alignment to the east of the overhead electric transmission lines.

This line is associated with a 15’ Public Utility Easement (4729, Pg 1637). This line turns south and generally follows the central drainageway south to the southern boundary line at Loyola Lane. This line may need to be relocated within the proposed street right of way.

DRAINAGE EASEMENT, SOUTHEAST CORNER

A drainage easement (Vol 12691, Pg 1191) exists in the southeast corner of the Project Site. The easement is titled “Open Drainage Ditch or Enclosed Storm Sewer” and generally comprises the easternmost natural drainageway and its connection to the existing storm drain culvert crossing Loyola Lane. A water quality pond consistent with the use of this easement is planned in this location. Upon development of this pond, this easement can be adjusted in location and name as necessary.

OVERHEAD ELECTRIC TRANSMISSION LINES Overhead electric transmission lines operated by Austin Energy run north-south, bisecting the Project Site to the east and west.

These lines are contained in a City of Austin 100’ Pipeline and Electric Line Easement ( Vol 3654, Pg 193). This easement is the same land as the City of Austin PARD-owned 9.93 acre tract that bisects the Project Site and the adjacent parkland. While the easement includes “pipelines” as a use, there is no indication that any pipelines are present within the easement. Overhead electric transmission lines and towers are generally centered within the easement. Street and trail crossings and other uses that do not interfere with the intended use of the easement are typically allowed as they are not specifically excluded in the easement document.

NOTE: Not Permitted - Structures and buildings are not be allowed within the easement.

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COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

HAZARDOUS PIPELINE RESTRICTIONS A petroleum products pipeline operated by Koch Pipeline Company, L.P. runs parallel to the southern boundary line of the Project Site (located south of Loyola Lane) and the western boundary line of the Project Site. City of Austin Code section 25-2-516 regulates development in the vicinity of hazardous pipelines. Refer to the City of Austin Code and Fire Criteria Manual, and applicable building codes for complete information.

Per COA Code section 25-2-516, all new buildings within 200’ of hazardous pipelines must meet certain requirements listed in section 25-2-516(B), including providing certain maximum time periods for occupant evacuation, and incorporation of a system for early detection and notification of pipeline leak or a fire associated with the pipeline, comply with standards for construction near a pipeline contained in the COA Fire Criteria Manual.

NOTE: Not Permitted - Per COA Code section 25-2-516, uses requiring evacuation assistance are prohibited within 200’ of the pipeline. These prohibited uses include congregate living, convalescent services, detention facilities, day care services, hospital, medical offices, primary and secondary educational facilities, and retirement housing.

In general (other than for uses requiring evacuation assistance) there are no other restrictions outside of the 200’ zone. Uses requiring evacuation assistance that are located between 200’ and 500’ of a hazardous pipeline are prohibited unless the structure has a performance-based design that provides an adequate time period for occupant evacuation in the event of a pipeline leak or a fire associated with the pipeline and the structure incorporates a system for early detection & notification of pipeline leak or a fire associated with the pipeline.

LOYOLA LANE Existing Utility Easements and Constraints

Source: Urban Design Group, created May 1, 2014

PART II DESIGN GUIDELINES

Chapter 9: Technical Appendix

213

GENERAL FIRE HYDRANT LOCATIONS

LOYOLA LANE

KEY

N

Typical Fire Hydrant Location

General Fire Hydrant Locations

Source: Urban Design Group, created May 1, 2014

214

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

FOUNDATION DESIGN CONSIDERATIONS INNOVATIVE STRUCTURAL TECHNIQUES The Project Site is characterized by expansive soils that may be well-suited to innovative structural techniques. Buildings, particularly small structures, may benefit from low impact helix earth anchors or pin foundation footings. A structural cistern foundation is another option, particularly for sloping sites where cut and fill is needed, which can serve the dual function of securing the building and maximizing site area potential for water collection storage.

The following describes the structural systems required for the construction of residential development proposed in the Master Plan. This information provides a general opinion of the structural impact of the neighborhood development described above. It is not intended as an exhaustive and complete analysis of the structural systems.

I. APPLICABLE CODES

A. B. C. D. E. F.

2012 International Building Code Minimum Design Loads for Buildings and Other Structures, ASCE/SEI 7-10 Structural Steel: AISC Steel Construction Manual, Fourteenth Edition Structural Concrete: ACI 318-11 Structural Masonry: 2011 MSJC, ACI 530-11/ASCE 5-11/TMS 402-11 Structural Wood: NDS 2012, ANSI/AF&PA SDPWS-2008

II. GEOTECHNICAL REPORT – NOT AVAILABLE

A. For the purposes of this narrative it is assumed that the existing soils exhibit moderate to high shrink-swell properties with plasticity indexes at or above 20. This should result in a remove and replacement of the existing soils with compacted or moisture conditioned fill to a depth of 4’-0” to 6’-0” and a maximum potential for vertical rise (PVR) of 1”.

B. For the purposes of this narrative, a soil-supported concrete foundation design and a pier & beam foundation design were only considered. A suspended concrete foundation system with void forms and drilled piers was not considered, even though this system is the most structurally superior, due to the very high cost.

III. SOIL-SUPPORTED CONCRETE FOUNDATION DESIGN OPTION

A. Soil Supported Post-Tensioned Slab: 4” to 5” thick concrete slab supported by select compacted fill. Stressing on tendons shall be 33 kips and shall have an approximate spacing of 4’-0” each way.

B. Soil Supported Conventionally Reinforced Slab: Some areas shall require a convention reinforcement consisting of a 4” to 5” thick concrete slab supported by select compacted fill and reinforced with #4 @ 16” o.c.

C. Grade Beams:

1. Post-Tensioned Design: All perimeter and interior grade beams shall be approximately 14” wide and 27” deep with

two (2) tendons.

2. Conventionally Reinforced Design: All perimeter and interior grade beams shall be approximately 14” wide and 27”

deep and reinforced with (2) #6 top & bottom with #3 stirrups @ 24” o.c.

IV. PIER & BEAM FOUNDATION DESIGN OPTION

A. Concrete Piers with Spot Footings: 12” to 18” diameter concrete piers reinforced with (4) #5 vertical and #3 circular ties at 12” on center and 2’-0” to 3’-0” square by 1’-0” deep concrete footings reinforced with #5 at 12” on center, top and bottom, each way.

Bottom of footing to be located 2’-6” to 3’-0” below existing grade.

B. Foundation Flooring Framing: Multi-ply standard lumber or laminated veneer lumber (LVL) beams supporting standard lumber joists.

C. Foundation Floor Decking: ¾” or 1-1/8” plywood decking depending on joist spacing.

V. FRAMING DESIGN

A. Roof Framing: Wood pre-engineered roof trusses to be designed by the wood truss manufacturer B. Roof Decking: ½” plywood or OSB sheathing C. Floor Framing: Wood pre-engineered roof trusses to be designed by the wood truss manufacturer or standard lumber joists D. Floor Decking: ¾” or 1-1/8” plywood decking depending on joist spacing E. Wall Framing: Load bearing and non-loading bearing wood stud walls consisting of 2x6 studs and/or 2x4 studs. All studs shall be Southern Pine No. 2.

F. Lateral System: Exterior 15/32” APA graded plywood sheathing with interior shear walls consisting of plywood and/or gypsum board. All exterior and interior shear walls may require the utilization of hold-down anchor attachments.

G. For long beam spans, the use of laminated veneer lumber (LVL) and/or steel beams may be required.

PART II DESIGN GUIDELINES

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215

NATIVE AND ADAPTED PLANT SPECIES NATURAL AREAS

Plantings shall include, but are not limited to the following native and adapted species:

Type of Planting

Common Name

Latin Name

Canopy Trees*

Mexican Sycamore Chinquapin Oak Shumard Oak

Platanus mexicana Quercus muhlenbergii Quercus shumardi

American Elm

Ulmus americana

Cedar Elm Huisache Anacacho Orchid Texas Persimmon Mexican Plum Evergreen Sumac Flame-leaf Sumac Mexican Buckeye

Ulmus crassifolia Acacia farnesiana Bauhinia lunarioides Diospyros texana Prunus mexicana Rhus virens Rhus lanceolata Ungnadia speciosa

Understory Trees & Shrubs**

BIOFILTRATION PONDS

Plantings shall include, but are not limited to the following native and adapted species:

Type of Planting Canopy Trees*

Forbs

Shrubs

Grasses***

Common Name

Latin Name

Bald Cypress Montezuma Bald Cypress Yarrow Blue Mistflower Maximillian Sunflower Texas Star Hibiscus Beebalm Sunflower Yaupon Holly

Taxodium distichum Taxodium mucronatum Achillea millefolium Conoclinium coelestinum Helianthus maximiliani Hibiscus coccineus Monarda citriodora Helianth*us annuus Ilex vomitoria

Evergreen Sumac

Rhus virens

Texas Sedge Aromatic Sumac Bushy Bluestem Switchgrass Indian Grass Composite Dropseed Inland Sea Oats Side Oats Grama Cherokee Sedge

Carex texensis Rhus aromatic Andropogon glomeratus Panicum virgatum Sorghastrum nutans Sporoblus compositus var. compositus Chasmanthium latifolium Bouteloua curtipendula Carex cherokeensis

TERRACED ORCHARD ABOVE BIOFILTRATION POND

Plantings shall include, but are not limited to the following native and adapted species:

Type of Planting

Common Name

Latin Name

Fruit Trees

Texas Persimmon Fig Peach Texas Pecan Plum

Diospyros texana Ficus carica Prunus persica Carya illinoensis Prunus salicina

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ALL STREET TYPOLOGIES (LANDSCAPED ZONES)

Plantings shall include, but are not limited to the following native and adapted species:

Type of Planting

Street Trees

Streetyard Grasses

Streetyard Shrubs Streetyard Forbs

Common Name

Latin Name

American Elm

Ulmus Americana

Bur Oak

Quercus macrocarpa

Cedar Elm

Ulmus crassifolia

Chinquapin Oak

Quercus muhlenbergii

Lacey Oak

Quercus laceyi

Texas Live Oak

Quercus fusiformis

Monterey Oak

Quercus polymorpha

Shumard Oak

Quercus shumardi

Pecan

Carya illinoinensis

Black Walnut

Juglans nigra

Big Tooth Maple

Acer gradidentatum

Texas Ash

Fraxinus albicans

Honey Mesquite

Prosopis glandulosa

Texas Red Oak Inland Sea Oats Deer Muhly Switchgrass Little Bluestem Pine Muhly Desert Sotol Twistleaf Yucca Creeping Germander Santolina Wooly Stemodia

Quercus texana Chasmanthium latifolium Muhlenbergia rigens Panicum virgatum Schizachyrium scoparium Muhlenbergia dubia Dasylirion wheeler Yucca rupicola Teucrium cossonii Santolina chamaecyparissus Stemodia lanata

STREET TYPES F, M & N: STORMWATER TREATMENT STREETS

Plantings shall include, but are not limited to the following native and adapted species:

Type of Planting

Common Name

Latin Name

Biofiltration Grasses***

Little Bluestem

Schizachyrium scoparium

For more plantings, refer to grasses noted in Biofiltration Ponds list.

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Chapter 9: Technical Appendix

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STREET TYPE E: STORMWATER CONVEYANCE BOULEVARD

Plantings shall include, but are not limited to the following native and adapted species:

Type of Planting

Canopy Trees*

Understory Trees & Shrubs**

Grasses & Forbs in Areas with Low Infiltration

Grasses & Shrubs in Areas with High Infiltration

Common Name

Latin Name

Mexican Sycamore Chinquapin Oak Shumard Oak

Platanus mexicana Quercus muhlenbergii Quercus shumardi

Cedar Elm Possumhaw Yaupon Holly Bushy Bluestem Mexican Butterfly Weed (Tropical Milkweed) Inland Sea Oats Texas Star Hibiscus Deer Muhly Switchgrass Brazos (Gulf Coast) Penstemon Little Bluestem Seep Muhly Pine Muhly Little Bluestem Twistleaf Yucca

Ulmus crassifolia Ilex decidua Ilex vomitoria Andropogon glomeratus Asclepias curassavica Chasmanthium latifolium Hibiscus coccineus Muhlenbergia rigens Panicum virgatum Penstemon tenuis Schizachyrium scoparium Muhlenbergia reverchonii Muhlenbergia dubia Schizachyrium scoparium Yucca rupicola

STREET TYPE J, K & L: NATURE STREETS Plantings shall include, but are not limited to the following native and adapted species:

Type of Planting

Understory Trees & Shrubs**

Shrubs

Grasses for Park Space

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Common Name

Latin Name

Huisache Anacacho Orchid Texas Ash Mexican Plum Mexican Buckeye Sotol Agarita Texas Lantana Spineless Prickly Pear Twistleaf Yucca Sideoats Grama Seep Muhly Pine Muhly Purple Muhly Big Muhly

Acacia farnesiana Bauhinia lunarioides Fraxinus albicans Prunus mexicana Ungnadia speciosa Dasylirion Mahonia trifoliolata Lantana urticoides Opuntia ellisiana Yucca rupicola Bouteloua curtipendula Muhlenbergia reverchonii Muhlenbergia dubia Muhlenbergia rigida Muhlenbergia lindheimeri

COLONY PARK SUSTAINABLE COMMUNITIES INITIATIVE MASTER PLAN

STREET TYPE Q: ONE-WAY LIVING STREET

Plantings shall include, but are not limited to the following native and adapted species:

Type of Planting

Canopy Trees*

Understory Trees & Shrubs**

Grasses for Rain Garden***

Grasses for Park Space

Common Name

Latin Name

Chinquapin Oak Shumard Oak

Quercus muhlenbergii Quercus shumardi

Bur Oak American Elm Cedar Elm Huisache Anacacho Orchid Mexican Plum Mexican Buckeye Bushy Bluestem Inland Sea Oats Texas Star Hibiscus Switchgrass Brazos (Gulf Coast) Penstemon Little Bluestem Flame Acanthus Seep Muhly Pine Muhly Purple Muhly Big Muhly Rock Rose Mexican Bush Sage Little Bluestem Zexmenia

Quercus macrocarpa Ulmus americana Ulmus crassifolia Acacia farnesiana Bauhinia lunarioides Prunus mexicana Ungnadia speciosa Andropogon glomeratus Chasmanthium latifolium Hibiscus coccineus Panicum virgatum Penstemon tenuis Schizachyrium scoparium Aniscanthus quadrifidus var. wrightii Muhlenbergia reverchonii Muhlenbergia dubia Muhlenbergia rigida Muhlenbergia lindheimeri Pavonia lasiopetala Salvia leucantha Schizachyrium scoparium Wedelia texana

* Canopy trees listed may also apply to other areas throughout the development where canopy trees will exist. ** Understory trees and shrubs listed may also apply to other areas throughout the development where such plantings will exist. *** Such grasses may also apply to other street types where rain gardens are included.

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COMMUNITY SOLAR FOR LOYOLA TOWN CENTER & INNOVATION DISTRICT PBI BUSINESS MODEL – AE COMMERCIAL CUSTOMERS

A community size solar PV array may also be sized for a particular group of buildings and the solar generated electric power can be connected to a solar electric meter on of one or more of the buildings. Under a Performance Based Incentive (PBI) agreement, rather than provide an upfront rebate on the installation of a solar PV system, AE pays for each kilowatt-hour of solar electricity produced over a 10-year period. For commercial solar PV installations, the property owners pay all the up-front costs for the solar equipment. AE then credits the commercial customer ten (10) cents for every kilowatt-hour produced by the solar system for up to ten (10) years.

ROOFTOP AND PARKING LOT PV LAYOUT

Using the current Master Plan of Colony Park, engineering staff from a solar contractor company conducted an investigation into the feasibility of designing and constructing a solar facility for the proposed commercial and institutional buildings located in the Town Center and Innovation District on Loyola Lane. The total gross floor area of all building sis 424,000 sq. ft. PV arrays were placed on all building rooftops and as shade structures above all adjacent parking lots. The total area of all PV arrays is approximately 225,000 square feet (about 5 acres).

The PV array size in terms of peak solar generated output is 3,208 kW. The major finding is that, given the assumptions listed below, the average annual rate of return for the facility is approximately 13%. Note that in the PBI model the kWh sold cost is $0.10. This is the figure used for the PBI purchase price of solar generated electric power proposed by AE for commercial solar projects.

• • •

Initial installed cost: Federal tax credits: Net initial cost:

$ 7,327,000 ($2.30 per watt) $ 2,198,000 (30%) $ 5,129,000

• • • • •

Annual PV production: PBI from AE per kWh: Annual PBI from AE: Total PBI from AE for 10 yrs: PBI minus net cost:

4,491,000 kWh $ 0.10/kWh $ 449,100 $ 4,491,000 $ 1,134,000

• Assumptions

o PBI rate:

o Accelerated depreciation:

o Annual O&M:

o O&M inflation rate: • • •

$ 0.10/kWh $ 2,180,000 $ 38,500 2%

Net present value: $ 3.572,200 25 year average annual rate of return: 13% Payback.: 6 years

As a point of reference, 4,430,000 kWh per year can provide all heating, cooling, lighting and electric power for all the buildings proposed in the new Town Center and Innovation District.

Therefore, the total area of all PV arrays shown is adequate to provide 100% of the electric power needs of all the building proposed for the Town Center and Innovation District.

KEY

N

Ground Mounted System ~624kW as Shown ~82kW ~181kW

~81kW ~82kW ~57kW ~81kW

~57kW

~52kW

~57kW ~57kW ~132kW

~83kW ~235kW

~ 190kW ~282kW

~137kW ~135kW

~143kW

LOYOLA LANE Rooftop and Parking Lot Solar PV Arrays in the Loyola Town Center and Innovation District Source: Meridian Solar, created May 1, 2014

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