Attachment IV - Alliance Airport Association rules.pdf

ATTACHMENT IV

Alliance Airport Association's Landscaping Regulation

ALLIANCE DEVELOPMENT COMPANY 11

ALL I AN C E 11 SITE PLANNING - LANDSCAPE

.__ _______________ __. __ D_E_V_E_L_O_P_M_E_N_T_G_U_I_D_E_L_I_N_E_S_� ..._ _______________ ____, Landscaping

• Alliance is a Texas scale project. The landscape character of Alliance is that of an industrial ranch or working landscape. As Alliance makes the transition from working ranch to development the intention is that some of the architectural developments of that ranch character remain. It is envisioned that throughout this transition, the vastness and horizontal nature of the Texas landscape will remain as foreground for the dominant vertical structures.

• Objective. Landscape character is created by hierarchy of architectural elements, streets, and site features such as walkways, signage, and lighting as well as plant materials, berms, and water elements. In an attempt to identify the building sites and their architecture in ALLIANCE, landscaping as a design element will play a key role in creating and conveying a "ranch like" working environment. The intent of these guidelines is to provide design criteria which will fulfill aesthetic environmental and economic considerations to ensure an image that is distinctive, understandable, and unifies the entire site. Refer to pages 13 and 14 for layouts, procedures, and additional plant list.

• Plans. Plans for any Improvements to be erected, placed, or altered in or upon any Site shall not be approved by the ORB, unless separate landscape plans, satisfactory to the ORB, have been submitted to include plant material and landscape construction to be installed on the Site, and plans for an underground irrigation system for all planted areas per the design of a registered landscape architect and licensed irrigator.

• Landscape Treatment. Landscape treatment of the Site shall be in the form of native grass lawns, shrubbery, ground covers, shade trees, street trees, ornamental trees as well as planting in areas used as dividers and in any areas of limited use. All plant material will conform to the American Standard for Nursery Stock (ANSl-260.1-1986). Landscaping treatment shall be used to shield or define service areas and property divisions, and to enhance building scale and forms, subject to ORB approval.

• Installation. Landscaping in accordance with the plans submitted and approved by the ORB must be installed on a Site and in the adjacent Unpaved Right-of-Way within 30 days following the completion of the building or as soon as possible allowing for the seasons of the year, but in no event later than 180 days following completion of the building.

• Irrigation System. An automatic underground irrigation system approved by the ORB shall be installed in all landscaped areas on a Site by a licensed irrigator registered by the State of Texas, and shall be designed to insure that all landscape vegetation is watered as necessary to sustain its design intent.

• Parkway Landscape Area. Parkway Landscape Areas adjacent to a developed portion of a Site, specified by the ORB, shall be landscaped in accordance with the Parkway Landscape Plan.

This plan was prepared by the Oeclarant and designed to provide a uniform use of landscape material along all streets addressed in this plan. This Parkway Landscape Area shall be dominated by a "Mow Free Zone" to preserve a coherent and consistent image throughout the development.

Front Yard Landscape Area. This 25' shall be planted with Buffalo Grass or other native grasses, but shall not be planted with trees, shrubs, or other landscape materials, except for Groups 5 and 7 from the plant materials list on page 14.

For streets addressed in the Parkway Landscape Plan, the Front Yard Landscape Area shall consist of the area between the Parkway Landscape Area and the Paving Setback Line. At least one tree with a 3" to 6" caliper trunk shall be planted every 25'-40', with an average spacing of not more than 40 ft. (selected from Group 1 ).

Also, six (6) 2" caliper trees from Group 2 shall be planted for every 100 ft. of frontage.

For streets not addressed in the Parkway Landscape Plan, the Front Yard Land scape Area shall consist of the area between the adjacent street Right-of-Way and the Paving Setback Line. Trees from the approved list (on page 14) with 3 to 6 inch caliper trunks having a combined average caliper trunk size of not less than 4 inches shall be planted in Front Yard Landscape Areas in a layout meeting ORB approval. At least one tree from Group 1, shall be located every 25 to 40 feet apart with an average spacing of not more than 50 feet. One tree shall be planted for every 30 feet of landscaped frontage. Also, 6, 2-inch caliper ornamental trees from Group 2 shall be planted for every 100 feet of frontage. It is always suggested that planting be done in groups whenever possible.

• Minimum Landscaping for Parking Areas. It is always suggested that planting be in groups whenever possible. Parking lot trees should be predominantly canopy trees. However, up to 20% from Groups 2 and 3 may be used along with Group 1 trees in islands, creating massing similar to old fence rows.

The tree requirements in the parking landscape requirements do not count toward the requirements along Parkway Landscape Areas, nor do trees in the Parkway Landscape Areas count towards those of the Parking Landscape Areas.

• Earthen Berms. Earthen berms shall be required as per the Parkway Landscape Plan and/ or along Street frontage of a Site as follows:

Along all Streets, berms shall be required between street paving and all site paving, except driveways to provide screening. This berm shall be adjacent to the street in cases of deep paving setbacks.

Berms shall have an average height of 36 inches measured from the top of the berm elevation of the back of the street curb, or parking lot curb, whichever is greater.

Manholes, cleanouts, or other points of access to utility lines shall be preserved in the design and construction of the berms.

• Grass and Sod. All Sites shall have properly maintained grass along the front of each Site, between the Street curb and the building, or between the Street curb and parking area. Where erosion is expected to occur due to topography of the Site, solid sod shall be used at the backs of landscaped walls, curbs, and sidewalks in a continuous strip. Solid sod shall be used at any location in the landscape where potential erosion problems may occur. Solid sod shall be of the same type and quality as specified for the rest of the site. Erosion control should be implemented as required during the construction process and until the landscape is estab lished.

• Sight Line Requirements. Landscape treatment shall not interfere with sight line require ments at Street or driveway intersections as required by the City of Fort Worth. It is the responsibility of the owners and the owner's engineers and consultants to make sure that all such requirements are provided for.

• Design for Ease of Maintenance. All landscaping shall be designed for reasonable maintenance and all landscaped areas shall be maintained in a quality, well-manicured manner at all times. Retaining walls or terracing may be used in areas where excessive maintenance would otherwise be required if specifically approved by the ORB (use of railroad tie retaining walls is prohibited).

• Expansion Areas. The unimproved portion of a Site to be used for expansion and future improvements does not have to be landscaped or irrigated in compliance with the above requirements, but such area shall be kept in native condition and mowed on a regular basis with generally neat and orderly appearance acceptable to the ORB. Sites cleared and graded for future use must be reestablished with appropriate native material to prevent erosion.

• Tree or Plant Material Substitution. When a specific type of plant material ceases to become generally available, then the ORB shall have the right, in its sole discretion, to recommend appropriate substitutions.

Screening and Fencing

• Screening Between Incompatible Land Uses. Landscaping or other screening acceptable to the ORB shall be provided between office, hotel, or retail sales sites and other incompatible land use areas such as warehousing and manufacturing.

• Open Storage. Such areas shall be screened with a wall of permanent construction with ornamental landscaping. The design and materials shall be approved in writing by the ORB (Refer to page 10). Said screening wall shall be of a height at least equal to that of the materials • or equipment being stored, but in no event shall be less than six. feet. Location of all outside storage shall be limited to the rear two-thirds of the site, and shall be approved in writing by the ORB. Walls facing Street or adjacent parcels shall be softened with landscaping as approved by the ORB.

No front storage area will be allowed on Alliance Boulevard, Heritage Parkway, Eagle Parkway, Keller-Haslet Road, l-35W and SH-170 Frontage Roads, and on any median divided streets and highways. If a compactor/dumpster is not located within a screened loading area, it shall have an enclosure of masonry construction on three sides with an opaque gate on the vehicular access side. A pedestrian gate may be required by the ORB. If a compactor/dumpster is located within a screened loading area, there must be provisions taken such that it is not visible from the street through openings in the screening walls. Hose bibs must be provided at such areas.

• Screening of Other Equipment and Objects. Storage tanks (including water storage).

processing equipment, trash containers, maintenance facilities, mechanical systems, and trucks based on the premises shall either be housed in closed buildings or otherwise screened from public view in a manner architecturally compatible with the building and approved in writing by the ORB. Such screening shall include landscaping and/or permanent fences of solid materials similar to the building materials and be located as far from the front and side property lines of the Site as reasonably possible.

Fences. Fences are permitted only if approved by the ORB and only at locations approved by the ORB. Use of landscaping to soften the visual impact of fences shall be required. Non-PVC coated chain link fences and wooden fences shall not be permitted. In no case will a fence be allowed forward of the Paving Setback line unless approved by the ORB. The use of screening insert strips or "slats may not be used without the written approval of the ORB.

• Roof Objects and Appurtenances. All mof objects including mechanical systems, cooling towers, fans, air conditioners, vents, and all other structures or roof mounted equipment which rise above the roof line shall be screened from view on all sides by a roof-mounted screen at least equal in height to the items being screened. Parapet walls can be considered as screening mechanisms as long as they are within a 3'-0" adjacency and fulfill other requirements of height and density.

• Antennas and Towers. Antennas and towers shall be permitted only if approved by the DRB and shall require screening approved by the ORB.

griffithj Text Box Reference Appendix A for Supplemental Guideline Exhibits

ALLIANCE DEVELOPMENT COMPANY 11

ALL I AN C E 11 SITE PLANNING - LANDSCAPE

.._____ ______________ ____, .___D_E_V_E_L _O_P_M_E_N_T __ G_u_I D_E_L_I_N_E_s___. .__ _______________ �

Parkway Landscape Plan Streets

Parking

,-_r- '�',) (,�� �\

50' 40'

_J

30' Paving Setback (Typ.)

U'N-JiY<V0.---""'7�)

20'

15'-0" Utility Typ. Easement

10'

Parkway Landscape Area (Mow Free Zone)

(Refer to page 9 for dimensions)

All Other Streets Not Included in Parkway Landscape Plan

Group#1 / ,-

_______, _.,,-- \.,Y· ��

/ 1 I� r

0 ��

���" ' - , _ �Group #2

Parking � 50'

Paving Setback Line

40' 30' Parkway Landscape Area for streets not in Parkway Landscape Plan Utility Easement

Line

20' 10'

R.O.W.

Line

(Mow Free Zone)

R.O.W.

10' Typ.

• For streets in Parkway Landscape Plan, the front yard landscape area shall consist of the area between the Parkway landscape area and the paving setback line (Refer to page 9 for dimensions)

Curb Line

Street

Street

LAYOUTS

Screen Wall Between Incompatible Uses o·

10'

20'

:;-r' J- � � r -0 "-Ir

(Not a substitute when a masonry wall is required)

Landscape Plan tor Streets

Group #1 60' Max for 3 trees of 3-6" caliper from section 1 0.2.

25'-50' o.c.

5-6' caloper trunks

Parking Swale

/I f

1r

Parking lot

(3, Min.)

slope to drain

? i,�--1}:=6=" _)==

20'0'

_______________ Pavin2._Setback coo _______________ Utiti_!t§etback

150 200

R.0.W. Line

3' -0" berm when possible on setbacks less than 40 ft paving

Berm whenever possible as close to 3' -o· with addition of continuing shrubs oQ

- a:

� Public Street

Curb Line griffithj Text Box Reference Appendix A for Supplemental Guideline Exhibits griffithj

I I ALLIANCE DEVELOPMENT COMPANY I I

ALLIANCE

I I SITE PLANNING - LANDSCAPE IDEVELOPMENT GUIDELINES

L I PROCEDURES AND GENERAL NOTES I I PLANTING MATERIAL I

! • Alliance Center/Alliance Gateway Approved Plant Materials List

Site Planting . Maintenance. Maintenance shall include watering, weeding, mulching, cultivating, repairing of guys, All plant material installed which is determined to be dead or not in satisfactory growth shall be removed and replaced removal of dead material, resetting plants to proper grades or upright position, restoration of the "rain well", (July 8, 1992) and other necessary operations required to maintain the planted material in a healthy condition. All existing with new plant material as originally specified. Replacement shall be made as soon as conditions permit during the areas damaged by installation or replacement are to be restored to their pre-existing conditions.

next normal planting season. Group 1: Langerstroemia indica - Dwarf Crepe myrtle

. Quality Control. Maintenance program shall include watering, fertilization, pruning, weeding, herbicide varieties applications, pest and disease control, bed cultivation, trimming, and litter removal in landscaped areas and Canopy Trees

Leucophyllum frutescens -Texas Sage Materials Other Than Plant Materials adjacent paved areas.

Bumelia lanuginosa • Chittimwood Ligustrum sinense "Variegata" - Variegated Privet . Topsoil. All existing topsoil stripped for this work and suitable for reuse shall be stored on site and replaced . Disease and Pest Control. Provide disease and pest control throughout the maintenance period as Pistachia chinensis - Chinese Pistache Mahonia aquifolium "Compactum" - Dwarf Oregon as directed by the Owner's Representative. required. Quercus macrocarpa - Burr Oak Grape Holly

If the quantity of existing topsoil is inadequate to complete the Work, furnish sufficient topsoil to properly Quercus muhlenbergii - Chinkapin Oak Miscanthus sinensis - Maidengrass install all work as specified. Pruning Quercus shumardii - Shumard Oak Nandina domestica "Compacta" Compact Querous virginiana - Live Oak * Nandina

Topsoil shall be without admixture of subsoil and shall be reasonably free from clay lumps, stones, stumps, . Trees. Prune annually in January using only experienced tree pruning personnel. Thin out and remove Ulmus crassifolia - Cedar Elm Nandina domestica "Harbour Dwarf" roots, live plants, or similar substances one inch or more in diameter, debris, or other objects which might any crossing, damaged, diseased, or dead wood throughout the year. Make cuts clean and flush, leaving Ulmus parvifolia sempervirens - Lacebark Elm Harbour Dwarf Nandina be a hindrance to planting operations. no stub. Remove all suckers on a continuous basis. Thoulgess Locust Nandina deomstica "Gulf Stream" - Gulf Stream

. Backfill. Fertilizer shall comply with applicable State laws and shall be uniform in composition, dry, and After each cut, disinfect with alcohol all tools used to cut trees where there is a known danger of transmitting Gleditsia triacanthos - Honey Locust Nandina free flowing. Fertilizer which has been wet or is caked or otherwise damaged will not be allowed. disease on tools. Raphiolepis indica - Indian Hawthorne

. Surface Mulch. Commercial grade shredded cypress mulch. . Shrubs/Ground Cover. Prune annually in March. Group 2:

Erosion Control Material. "Geoweb" as manufactured by Geosystems, P. 0. Box 2399, Appleton, Plant Additions and Replacements. Promptly replace all plant material and other property damaged Sub-Canopy/Small of Flowering Trees Group 5:

Wisconsin 54913, 1-800-558-3525 (Ext-311) or comparable. beyond recovery or repair as a result of maintenance activities. Betula nigra -River Birch Vines and Groundcovers

"lncamat" or comparable. Replacement plants shall match existing size and original specifications of similar plants on the site. Cercis canadensis Land Cercis texensis 8-Redbud Hedera Helix - English Ivy

Jute mesh: Poly Burlap PB-24 or comparable. . Clean Up. Clean up, haul away from the Owner's property, and legally dispose of all debris resulting from varieties Juniperus sp. - Prostrate Juniper varieties maintenance operations, plus all debris which may have accumulated in the planting beds and immediately Crataegis spp. - Hawthorne varieties Liriope sp. • Liriope varieties . Guying and Wrapping. Tree Paint -Waterproof, adhesive and elastic, antiseptic, free from kerosene, coal adjacent lawn areas and paved surfaces. llex decidua - Possum Haw Lonicera sempervirens -Coral Honeysuckle tar creosote, and other material injurious to the life of the tree. Proposed tree paint must be approved by llex vomitoria - Yaupon Ophiopogon sp. - Mondo Grass Owner's Representative prior to use. Remove from the site all litter, leaves, and clippings. Do not blow onto streets, parking areas, or other Lagerstroemia indica - Crepe myrtle Parthenocissus tricuspidata - Boston Ivy property.

Malus sp. - Crabapple varieties Santolina sp. - Santolina

'I

Execution Prospois juliflora - Honey Mesquite Trachelospermum asiaticum - Asian Jasmine I Planting operations shall proceed as rapidly as possible as the site becomes available, consistent with normal

Landscape Maintenance Prunus mexicana - Mexican Plum Vinca minor "Bowles" - Vinca seasonal limitations for planting work. . Schedule. Ongoing maintenance schedule should be submitted to the ORB annually for approval. Rhus glabra - Scarlet Sumac Rhus lanceolata - Prairie Flame Leaf Sumac Group 6:

When unsatisfactory weather conditions occur during planting such as drought, high winds, or excessive moisture . Quality Control. Maintenance program shall include watering, fertilization, pruning, weeding, herbicide Sophora secundiflora - Texas Mountain Laurel which are likely to produce unacceptable results, all planting work shall be stopped. applications, pest and disease control, bed cultivation, trimming, and litter removal in landscaped areas and Wildflowers and Field Flowers

)No planting, except ground cover and seasonal planting, shall be placed closer than 2 feet to any pavement or adjacent paved areas.

Group 3: Bluebonnet (Lupin us texensis) blue 1 '-1-1 /2', March structure. . Disease and Pest Control. Providing disease and pest control throughout the maintenance period as -May required. Large Evergreen Shrubs Coneflower (Rudbeckia amplexicaulis) yellow, 1-

. Planting of Tree and Shrubs. Where unsuitable soil conditions are encountered, over-excavate pit width a minimum of 50%. . Pruning. Trees: Prune annually in January using only experienced tree pruning personnel. Thin out and Eleagnus pungens L. - Eleagnus 1/2' - 2', May -June remove any crossing, damaged, diseased, or dead wood throughout the year. Make cuts clean and flush, llex cornuta "Burfordi" L. - Burford Holly Firewheel/lndian Blanker (Gallardi pulchella) red . Pruning. Each tree and shrub shall be pruned in accordance with standard horticultural practice to leaving no stub. Remove all suckers on a continuous basis. llex "Nellie R. Stevens" - Nellie Stevens Holly with yellow tips, 1' - 1-1/2', May -June preserve the natural character of the plant. Pruning shall be done with clean, sharp tools. Paint all cuts Lemon Mint (Monarda citriodora) purple/lavender, over 1 inch in diameter with tree paint to cover all exposed cambii and other living tissues. After each cut disinfect with alcohol all tools used to cut trees where there is a known danger of transmitting

Group 4: 1' - 3', May· June disease on tools.

. Guying. There shall be support immediately after planting as indicated with 3 guys per tree. Encase guy Plains Coreopsis (Coreopsis tinctoria) yellow, 1' -cable in rubber hose to prevent direct contact with tree, and place around the trunk in a single loop. Tighten Small/Intermediate Shrubs and Ornamentals 3', May -July and keep taut with turnbuckle. Utilities Facilities Abelia grandiflora L. - Abelia varieties Pink Evening Primrose (Oenothesra speciosa)

. Wrapping. Promptly after planting, the trunks of all trees indicated to be wrapped shall be spirally wrapped All utilities and utility connections shall be located underground, including, but not limited to, electrical and telephone Berberis thunbergi L. - Barberry varieties pink/white, 1' - 1-1/2', March· July from the ground line to the height of the second branches. Wrapping shall be neat and snug, and shall be cables, security and other telecommunication systems and wires. Transformers, meters of any type (including Cotoneaster spp. - Cottoneaster varieties Texas Paintbrush (Castilleja indivisa) red/orange, in place with cord or twine ties. electric, gas or other meters), or other apparatus shall be adequately screened and landscaped as approved in writing Cydonia japonica -Texas Scarlet Flowering Quince 1' - 1-1/2', March -June

. Cleaning. Maintain all paved areas and haul routes free of soil, rock, manure, peat, and other planting by the DRB. All transformers and similar equipment shall be located outside the mow free zone away from the street. Hypericum sp. - Hypericum, St. Johnswort Tickseed (Coreopsis lanceolata) yellow, 1' - 2', material. This constitutes either a mixed vegetative screen on three sides, or a split face CMU (limestone color) wall with pre- llex cornuta "Burfordia Dwarf" L. - Dwarf Burford May - July

After completion of planting operations, remove all excess planting materials from the site and legally cast cap and fenced gates. It is strongly suggested that the location of these features is removed from the street front Holly and parkway landscape areas. All exposed metal features, if painted, should match the ALLIANCE color palette llex cornuta "Carissa" - Carissa Holly Group 7:

dispose of. (Kymar: Hartford Green). llex cornuta "Delcambre" - Needlepoint Holly llex vomitoria "Nana" - Dwarf Yaupon Holly

Grasses

Juniperus sp. - Juniper varieties Buchloedactyloides- "Prairie" Buffalo grass, '609"

: * Subject to ORB approval Buffalo Grass i griffithj

SHADE TREE

3-6” CAL (check development guidelines) Spaced at 30’ O.C. typ.

8-10’ H X 6-8’ W min. size at install.

Full & round canopy EX: Southern Live Oak, Shumard Red Oak, Cedar Elm, etc.

ORNAMENTAL TREE SCREENING TREE LARGE SHRUBS MEDIUM SHRUBS SMALL SHRUBS SCREENING SHRUBS

VINES PERENNIALS

45 Gallon Spaced at 12-15’ O.C. typ.

6-8’ H X 4-5’ W min. size at install.

Full & round canopy EX: Chaste Tree, Crape Myrtle, Desert Willow, Redbud, Treed Yaupon Holly, etc.

45 Gallon Spaced at 12-15’ O.C. typ.

8’ H X 4’ W min. size at install.

Strong central leader, branches full to base EX: Eastern Red Cedar, Bald Cypress, Treed Yaupon Holly, etc.

5 Gallon Spaced at 3-5’ O.C. typ.

2-3’ H X 2-3’ W min. size at install.

4-6’ H X 4-6’ W mature size.

EX: Texas Sage, Dwarf Wax Myrtle, Eleagnus, etc.

5 Gallon Spaced at 2-3’ O.C. typ.

2’ H X 2’ W min. size at install.

3-4’ H X 3-4’ W mature size.

EX: Glossy abelia, Loropetelum, Barberry, Red Yucca, etc.

3 Gallon Spaced at 2-3’ O.C. typ.

1.5’ H X 1.5’ W min. size at install.

2-3’ H X 2-3’ W mature size.

EX: Andorra Juniper, Liriope, etc.

10 Gallon Spaced at 5’ O.C. typ.

6’ H X 4’ W min. size at install.

EX: Burford Holly, Cherry Laurel, Nellie R. Stevens Holly, etc.

GROUNDCOVER

4” Pots Spaced at 1’ O.C. typ.

0.5’ H X 1-3’ W min. size at install.

0.5-1.5’ H X 1-3’ W mature size.

EX: Purple Wintercreeper, etc.

ORNAMENTAL GRASS

3-5 Gallon Spaced at 2-3’ O.C. typ.

2’ H X 2’ W min. size at install.

3-5’ H X 3-5’ W mature size.

EX: Hameln Grass, Gulf Muhly, Regal Mist Pink Muhly, etc.

SMALL ORN. GRASS

1-2 Gallon (or Hydroseed) Spaced at 1.5’ O.C. typ.

1’ H X 0.5’ W min. size at install.

2-3’ H X 2-3’ W mature size.

EX: Blonde Ambition Blue Grama, Weeping Love grass, etc.

SCREENING GRASS

5 Gallon Spaced at 4-6’ O.C. typ.

3’ H X 3’ W min. size at install.

5-8’ H X 5-8’ W mature size.

EX: Pampas Grass, Dwarf Pampas Grass, etc.

4” Pots Spaced at 2.5’ O.C. typ.

1’ H X 1’ W min. size at install.

Train to grow up wall with mounted wire or rough, porous stone.

EX: English Ivy, Fig Ivy, Virginia Creeper, Carolina Jessamine, etc.

1-3 Gallon Spaced according to plants requirements.

1.5’ H X 1.5’ W min. size at install.

1.5-3’ H X 1.5-3’ W mature size.

EX: Lambs Ear, Lantana, Salvia etc.

4” Pots -1 Gallon Spaced according to plants requirements.

0.5’ H X .05’ W min. size at install.

1-3’ H X 1-3’ W mature size.

EX: Pansys, Begonias, Ornamental kale, etc.

ANNUALS

This exhibit is to be used as a general guide for design, installation, and inspection. Verify specific sizing and spacing for each plant in plans to ensure landscape longevity.