HomeMy WebLinkAbout11-09-15 PZ Agenda Packet Entrada TO: Planning and Zoning Commission Members
FROM: Town of Westlake Staff
SUBJECT: Entrada Informational Notebook
DATE: November 5, 2015
In anticipation of the Planning and Zoning Commission meeting on November 9, staff has
assembled a notebook which provides important context and background information regarding
the Entrada development. Enclosed are the following items marked by corresponding numbered
tabs for your review:
I. Agenda memos that will be included in Monday's meeting.
2. A copy of Ordinance No. 703, which amended the zoning regulations for Planned
Development Area 1-2, otherwise known as the Entrada development. This ordinance
defines permitted usages, development ratios, development standards and requirements,
and provisional design guidelines/standards.
3. Exhibit 3 to Ordinance 703, which describes the purpose and intent of the development; a
high level, conceptual description.
4. Exhibit 4 to Ordinance 703, which includes conceptual design guidelines/standards that
are to serve as placeholders until a comprehensive design guidelines/standards document
is approved by P&Z and Council as an amendment to Ordinance 703. This exhibit
establishes a conceptual standard of building quality, materials, and design.
5. A copy of Ordinance No. 720, which established the Entrada Development Plan, and four
maps of the approved Development Plan. These maps show the general layout and
usages permitted in each section of the development.
6. Draft Comprehensive Design Guidelines for the Entrada development. The proposed
guidelines regulate building material types and ratios, architecture, design, massing,
layout, streetscaping and landscaping. The Comprehensive Design Guidelines are
intended to be specific, quantifiable, and provide predictability for both the regulator and
the regulated. They are the most powerful tool that the town has to ensure that the
development is built to the high standards discussed and agreed to during the
zoning process.
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TOWN OF WESTLAKE, TEXAS
PLANNING AND ZONING COMMISSION
MEETING AGENDA
November 9, 2015
WESTLAKE TOWN HALL
3 VILLAGE CIRCLE, 2ND FLOOR
COUNCIL CHAMBERS
WESTLAKE, TEXAS 76262
Work Session 5:00 p.m.
Regular Session 6:00 p.m.
Work Session
1. CALL TO ORDER
2. PRESENTATION AND DISCUSSION BY HILLWOOD PROPERTIES REGARDING
A PROPOSED DEVELOPMENT AND ZONING CHANGE TO PLANNED
DEVELOPMENT DISTRICT PD 3-5.
3. PRESENTATION AND DISCUSSION REGARDING STATUS OF PD 1-2
DEVELOPMENT PROJECT KNOWN AS ENTRADA LOCATED AT THE CORNER OF
HWY 114 AND FM 1938/DAVIS BLVD.
4. PRESENTATION AND DISCUSSION REGARDING THE STATUS OF DEVELOPING
A PROPOSED TRANSFER OF DEVELOPMENT RIGHTS ORDINANCE.
5. DISCUSSION REGARDING PROPOSED AMENDMENTS TO STREAMLINE THE
DEVELOPMENT REVIEW PROCESS.
Page 1 of 3
6. DISCUSS AND REVIEW THE 2016 PROPOSED MEETING CALENDAR.
7. DISCUSSION OF ITEMS TO BE PLACED ON FUTURE AGENDAS AND UPDATES
ON DEVELOPMENT TRENDS, PROGRESS AND TOWN COUNCIL ACTIONS ON
PAST AGENDA ITEMS.
8. ADJOURNMENT
Regular Session
1. CALL TO ORDER
2. REVIEW AND APPROVE MINUTES FROM THE MEETINGS HELD ON SEPTEMBER
28, 2015.
3. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION
REGARDING A ZONING CHANGE AMENDING THE PD 1-2 ZONING DISTRICT
REGULATIONS FOR THE DEVELOPMENT KNOWN AS ENTRADA LOCATED AT
HWY 114 AND FM 1938/DAVIS BLVD.
This item pertains to amending the zoning ordinance for PD 1-2 (Entrada) as it relates to
design guidelines for this district. These design guidelines are not yet complete and staff
recommends tabling and continuing the public hearing until the December 1, 2015
meeting for a presentation of the guidelines at this that time.
4. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION
REGARDING AN APPLICATION FOR A PD SITE PLAN FOR A PORTION OF THE
PD 1-2 PLANNING AREA, SHOWN AS AREA N (CVS LOT ON THE SOUTHWEST
CORNER OF THE ENTRADA DEVELOPMENT) ON THE PRELIMINARY PLAT.
This item pertains to a planned development site plan for a proposed retail pharmacy
located in PD 1-2 in the development known as Entrada. Staff recommends tabling and
continuing to the public hearing to December 1, 2015, as the submitted materials and
the review of said site plan are not yet complete and we do not have an approved
Master Landscape plan or a Lighting plan for the development.
5. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION
REGARDING AN APPLICATION FOR APPROVAL OF A FINAL PLAT OF A
PORTION OF THE PD 1-2 PLANNING AREA, SHOWN AS AREA N (SOUTHWEST
CORNER OF THE ENTRADA DEVELOPMENT) ON THE PRELIMINARY PLAT.
This item pertains to the commercial area of Entrada on the western end of the
development adjacent to FM 1938/Davis Blvd. where the owner is seeking approval of
the final plat for specific lots prior to the completion of the infrastructure. Staff
recommends denial or allowing the applicant to withdraw their final plat submittal. It
should be noted that this submission is not yet complete because the development
agreement has not yet been negotiated, which would be necessary in order to approve
the final plat prior to the infrastructure being completed.
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6. ADJOURNMENT
CERTIFICATION
I certify that the above notice was posted at the Town Hall of the Town of Westlake, 3 Village Circle, Suite 202,
Westlake, Texas, 76262, on November 5, 2015, by 5:00 p.m. under the Open Meetings Act, Chapter 551 of the
Texas Government Code.
Kelly Edwards,TRMC, Town Secretary
If you plan to attend this public meeting and have a disability that requires special needs, please advise the Town
Secretary 48 hours in advance at 817-490-5710 and reasonable accommodations will be made to assist you.
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MINUTES OF THE
TOWN OF WESTLAKE, TEXAS
PLANNING AND ZONING COMMISSION MEETING
September 28, 2015
PRESENT: Commissioners Liz Garvin, Greg Goble, Ryan Groce, Michelle Lee, and Sharon
Sanden. Others present Alternate Ken Kraska.
ABSENT: Chairman Tim Brittan
OTHERS PRESENT: Planning and Development Director Eddie Edwards, Town
Secretary Kelly Edwards, Assistant Town Manager Amanda
DeGan, Communications & Community Affairs Director Ginger
Awtry.
Work Session
1. CALL TO ORDER
Commissioner Sanden called the work session to order at 5:04 p.m.
2. DISCUSSION OF ITEMS TO BE PLACED ON FUTURE AGENDAS AND UPDATES ON
DEVELOPMENT TRENDS, PROGRESS AND TOWN COUNCIL ACTIONS ON PAST
AGENDA ITEMS.
Director Edwards provided an overview of zoning request on the regular session agenda
stating the applicant continues seeking annexation to the City of Southlake for the
property located off of Sam School Road and has withdrawn their application.
Director Edwards then provided an update an overview of the Entrada development
stating the applicant is preparing to submit a final plat and site plan for a potential tenant
on the corner of Davis Boulevard and Solana Boulevard before the end of the year.
Discussion ensued regarding the proposed building that would surround the gas well pad
site, the approved easement for a gas transmission line, uses for pad sites within the
development, design elements, master landscaping plan, changing architecture, residential
P&Z Minutes
09/28/15
Page 1 of 3
condos which would be approved as commercial is built, parking, signage, screening of
dumpsters, utilities, and drive-thru areas.
Discussion also ensued regarding the landscaping of the perimeter of the Granada
subdivision and Phase II.
3. ADJOURNMENT
Commissioner Sanden adjourned the work session to order at 6:07 p.m.
Regular Session
1. CALL TO ORDER
Commissioner Sanden called the regular session to order at 6:07 p.m.
2. REVIEW AND APPROVE MINUTES FROM THE MEETING HELD ON AUGUST 3,
2015.
MOTION: Commissioner Lee made a motion to approve the minutes
amended as discussed. Commissioner Goble seconded the
motion. The motion carried by a vote of 5-0.
3. CONTINUE THE PUBLIC HEARING AND CONSIDERATION OF A
RECOMMENDATION OF AN ORDINANCE REGARDING A ZONING CHANGE
FROM R 1 "ESTATE RESIDENTIAL"TO PD-6 "PLANNED DEVELOPMENT -
SINGLE-FAMILY RESIDENTIAL DISTRICT KNOWN AS WESTLAKE MEADOWS."
THE SUBJECT PROPERTY IS APPROXIMATELY 8.8 ACRES LOCATED EAST OF
SAM SCHOOL ROAD AND NORTH OF THE TOWN LIMITS, FURTHER
DESCRIBED AS TRACTS 7A1.7A1A1, 7A2, AND 7B OF THE RP ESTES
SUBDIVISION, AND TRACTS 1A, AND 1A1 OF THE JAMES B MARTIN SURVEY.
Commissioner Sanden opened the public hearing.
Director Edwards stated the applicant has chosen to withdraw the request for a zoning
change.
No one addressed the commission.
Commissioner closed the public hearing.
No action was taken based on the applicants request to withdraw.
P&Z Minutes
09/28/15
Page 2 of 3
4. ADJOURNMENT
There being no further business to come before the Commissioners, Commissioner
Sanden asked for a motion to adjourn.
MOTION: Commissioner Garvin made a motion to adjourn the meeting.
Commissioner Lee seconded the motion. The motion carried by a
vote of 5-0.
Commissioner Sanden adjourned the meeting at 6:16 p.m.
APPROVED BY THE PLANNING AND ZONING COMMISSION ON NOVEMBER 9, 2015.
ATTEST: Commissioner Sanden
Kelly Edwards, Town Secretary
P&Z Minutes
09/28/15
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School Board _ School &Town Holiday Budget/Meeting Retreats
Town Council School Holiday Town Holiday
New Council/BOT Orientation Election Day/ First/Last Day School
Planning &Zoning Meetings Special Meeting to
Canvass Returns
01/04/16 Student Holiday 06/03 Last Day of School
03/14-03/18 Spring Break 06/04 Senior Commencement
05/07 Election Day 08/1 OTC Budget Wkshp 12-5:00
05/12 Canvass if Election 5/23 too late 08/25 First Day of School (TBD)
05/09 BOT Budget Wkshp 08/31 & 09/07 TC if necessary(tax) 6:00 p.m.
05/19 TC/BOT orientation (if necessary) 09/19 TC Meeting Tax Assessor request to push no additional billing
05/25 TC/BOT Planning Retreat-All Day 09/25-09/28 ICMA
10/4-10/7 TML
estlake Town Council
TYPE OF ACTION
Regular Meeting - Action Item
Westlake Planning and Zoning Commission
Monday, November 9, 2015
Topic: Conduct a public hearing and consider a recommendation regarding a
zoning change amending the PD 1-2 zoning district regulations for the
development known as Entrada located at Hwy 114 and FM 1938/Davis
Blvd.
STAFF CONTACT: Eddie Edwards, Director of Planning and Development
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Obj ective
High Quality Planning,Design&
Planned/Responsible Citizen, Student& Development-We are a desirable Preserve Desirability
Development Stakeholder well planned,high-quality &Quality of Life
community that is distinguished by
exemplary design standards.
Strategic Initiative"EWM
Outside the Scope of Identified Strategic Initiatives
Time Line- Start Date: November 9, 2015 Completion Date: December 14, 2015
Funding Amount: Status - ® Not Funded Source -N/A
EXECUTIVE SUMMARY(INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
The current zoning contains design guidelines which are included in several exhibits attached to,
and referenced by, the PD zoning ordinance; however, they are very conceptual in nature and
lack enforceability. The proposed design guidelines are specific, quantifiable, and provide
predictability for both the regulator and the regulated. These design guidelines are the most
powerful tool that the town has to insure that the development is built to the high standards
discussed and agreed to during the zoning process.
Page 1 of 2
RECOMMENDATION
The developer has requested review and reconsideration of the design guidelines that staff is
proposing. The design guidelines have not been finalized and Staff recommends that the Public
Hearing be tabled and continued until the December 1, 2015 Planning & Zoning Commission
hearing before making a recommendation.
ATTACHMENTS'
Supplemental materials will be presented at the workshop and/or delivered under separate cover.
Page 2of2
F estlake Town Council
TYPE OF ACTION
Regular Meeting - Action Item
Westlake Planning and Zoning Commission
Monday, November 9, 2015
Topic: Conduct a public hearing and consider a recommendation regarding an
application for a PD site plan for a portion of the PD 1-2 Planning Area,
shown as area N (CVS Lot on the southwest corner of the Entrada
Development) on the Preliminary Plat.
STAFF CONTACT: Eddie Edwards, Director of Planning and Development
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Objective
High Quality Planning,Design&
Planned/Responsible Citizen,Student& Development-We are a desirable Preserve Desirability
Development Stakeholder well planned,high-quality &Quality of Life
community that is distinguished by
exemplary design standards.
Strategic Initiative
Outside the Scope of Identified Strategic Initiatives
Time Line - Start Date: January 5, 2015 Completion Date: January 26, 2015
Funding Amount: Status - ® Not Funded Source -N/A
EXECUTIVE SUMMARY(INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
A PD site plan is required as a condition of the Planned Development zoning for this property.
The PD Site Plan approval process gives the Planning and Zoning Commission the ability to
approve or deny a plan based on quantifiable criterial as well as the subjective criteria contained
within the PD zoning for this property. The PD 1-2 zoning ordinance gives the developer a great
deal of latitude with regards to lot layout and design and encourages the developer to be creative
and build a unique development, but it also gives the town opportunities to verify that the
Page 1 of 2
proposed development will reflect what was presented by the developer and agreed to by all
when the zoning was originally approved.
RECOMMENDATION
Staff recommends tabling and continuing the public hearing to the December 1, 2015 Planning &
Zoning meeting as the submitted materials and review of the site plan are not yet finalized.
In addition, the Master Landscape plan and the Lighting plan as required in Ordinance
720,which was approved on the 28th of October, 2013, has not been approved
ATTACHMENTS
Supplemental materials will be presented at the workshop and/or delivered under separate cover.
Page 2of2
F estlake Town Council
TYPE OF ACTION
Regular Meeting - Action Item
Westlake Planning and Zoning Commission
Monday, November 9, 2015
Topic: Conduct a public hearing and consider a recommendation regarding an
application for approval of a Final Plat of a portion of the PD 1-2 Planning
Area, shown as Area N (southwest corner of the Entrada development) on
the Preliminary Plat.
STAFF CONTACT: Eddie Edwards, Director of Planning and Development
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Objective
High Quality Planning,Design&
Planned/Responsible Citizen,Student& Development-We are a desirable Preserve Desirability
Development Stakeholder well planned,high-quality &Quality of Life
community that is distinguished by
exemplary design standards.
Strategic Initiative
Outside the Scope of Identified Strategic Initiatives
Time Line - Start Date: November 9, 2015 Completion Date: December 14, 2015
Funding Amount: Status - ® Not Funded Source -N/A
EXECUTIVE SUMMARY(INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
This section is located at the southwest corner of the Entrada development. In accordance with
State law, a Final Plat must be approved and filed with the county prior to issuing a building
permit. The Town of Westlake requires that, prior to the approval and filing of a Final Plat, all
of the infrastructure improvements must be installed and accepted by the Town. As an
alternative to the infrastructure being accepted, a Developer's Agreement, along with any
Page 1 of 2
associated legal instruments guaranteeing completion of the improvements, may be executed if
approved by the Town Council.
The Developer's agreement has not been completed to staff's satisfaction at this time.
RECOMMENDATION
With the infrastructure not complete nor accepted, and lacking a satisfactory Developer's
Agreement for the Town Councils approval, the application for approval of the Final Plat is
considered to be incomplete and staff recommends denial or allowing the applicant to withdraw
their final plat submittal.
ATTACHMENTS'
Supplemental materials will be presented at the workshop and/or delivered under separate cover.
Page 2of2
TOWN OF WESTLAKE
ORDINANCE NO. 703
PD1-2
PLANNED DEVELOPMENT 1
PLANNING AREA 2
AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING ORDINANCE OF
THE TOWN OF WESTLAKE, TEXAS TO AMEND THE ZONING FOR AN
APPROXIMATELY 85.9 ACRE TRACT OF LAND IDENTIFIED AS PLANNING AREA
2 OF THE PD1 PLANNED DEVELOPMENT DISTRICT (PD1-2) GENERALLY
LOCATED IN THE TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS;
AMENDING THE PERMITTED USES BY ADDING RESIDENTIAL AND
ENTERTAINMENT USES TO THE OFFICE AND RETAIL USES CURRENTLY
PERMITTED IN THE "PD1" PLANNED DEVELOPMENT DISTRICT THEREBY
CREATING A MIXED-USE "VILLAGE STYLE" ZONING DISTRICT; DEFINING
CERTAIN TERMS; DESCRIBING AND INTERPRETING THE PD CONCEPT PLAN;
REGULATING PERMITTED USES, HEIGHT, LOT SIZES, BUILDING LINES,
MINIMUM FLOOR AREA, PARKING, LANDSCAPING, DRAINAGE AND OTHER
DEVELOPMENT STANDARDS AND; PROVIDING A SAVINGS CLAUSE; A
PENALTY CLAUSE; AND DECLARING AN EFFECTIVE DATE.
WHEREAS, on August 24, 1992, the Westlake Town Council adopted a Comprehensive
Plan(the "1992 Comprehensive Plan") for the Town; and
WHEREAS, on November 16, 1992, the Westlake Town Council (sometimes referred to
as the "Council") of the Town of Westlake, Texas (the "Town"), adopted a Comprehensive
Zoning Ordinance (the "Zoning Ordinance"); and
WHEREAS, the Zoning Ordinance has been amended by the Council after receiving
recommendations from the Planning and Zoning Commission(the "Commission"); and
WHEREAS, on September 15, 1997, based on the recommendations of the Commission,
the Board amended the Zoning Ordinance and the subdivision regulations by the adopting of a
Unified Development Code (the "UDC") for the Town; and
WHEREAS, the Town of Westlake's Land Use Map contained in its Comprehensive
Plan, was substantially amended in 2004 to reflect used in zoning granted by the Town in the late
1990's; and
WHEREAS, there is located within the corporate limits of the Town of Westlake an
approximately 85.9 acre tract of land (commonly known as Planning Area 2 of the PD1 zoning
district being the portion of the PD1 zoning district bounded by Solana Boulevard to the south,
FM 1938 "Davis Blvd."to the west, and SH 114 to the north); and
ORDINANCE 703
PAGE 1 OF 91
WHEREAS, because of the size, location, and natural features of the Planning Area and
the Town's need for public infrastructure, amenities, and services, the Town has a critical interest
in the development of the Planning Area and is encouraging such development to the highest
possible standards of quality consistent with the Town's long-term development vision; and
WHEREAS, because of improvements to FM 1938 (Davis Blvd.), further urban growth
throughout the region, and other changed conditions that affect the region, the Town believes
there are unique and significant opportunities for new and unique mixed-use development within
the Planning Area that will be consistent with the Town's long-term development vision; and
WHEREAS, the suitability of the Planning Area for such planned uses can be enhanced
through modifications to the development regulations governing the Planning Area, including
modifications to the zoning, subdivision and other standards otherwise applicable under the
UDC; and
WHEREAS, the economic development and land use planning objectives of the Town
will be furthered by the amendment of PD 1-2; and
WHEREAS, the Commission held a public hearing upon the application of Centurion
American to amend the Comprehensive Plan to establish PD 1-2 and approve zoning for PD 1-2
on April 15, 2013, as well as the Town Council held a public hearing on this same application on
April 22, 2013 after written notice of such hearing having been sent to owners of real property
being within 200 feet of the property and notice being published in a newspaper of general
circulation in the Town, all in accordance with law; and
WHEREAS, upon the recommendation of the Planning and Zoning Commission,the
Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of
the Town and its citizens that the amendments (Exhibit "A")to the Westlake Code of
Ordinances should be approved and adopted; and
WHEREAS, the Council believes that the interests of the Town, the present and future
residents and citizens of the Town, and developers of land within the Town are best served by
adopting this Ordinance, which the Council has determined to be consistent with the 1992
Comprehensive Plan and its Land Use Map, Thoroughfare Plan, and Open Space Plan, all as
amended to date.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: That the recitals set forth above are hereby incorporated herein, adopted
by the Town and declared to be true and correct.
SECTION 2: That the Comprehensive Zoning Ordinance of the Town of Westlake,
Texas, Ordinance No. 202 as amended by Ordinances 588 and 691, is hereby amended by this
PD Ordinance, set out as Exhibit "A'; by amending the Planned Development District PD1,
Planning Area 2 (PD 1-2) within the property described in Exhibit 1 attached hereto by reference
ORDINANCE 703
PAGE 2 OF 91
for all purposes. This Planning Area will be subject to the concept plan, development standards
and other regulations attached hereto as Exhibits 2 thru 7.
SECTION 3: It is hereby declared to be the intention of the Town Council of the Town
of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are
severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be
declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction,
such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
paragraphs or sections of this Ordinance since the same would have been enacted by the Town
Council of the Town of Westlake without the incorporation in this Ordinance of any such
unconstitutional phrase, clause, sentence,paragraph or section.
SECTION 4: That all provisions of this Ordinance not hereby amended shall remain in
full force and effect.
SECTION 5: That this Ordinance shall be cumulative of all other Town Ordinances and
all other provisions of other Ordinances adopted by the Town which are inconsistent with the
terms or provisions of this Ordinance are hereby repealed.
SECTION 6: That any person, firm or corporation violating any of the provisions or
terms of this ordinance shall be subject to the same penalty as provided for in the Code of
Ordinances of the Town of Westlake, and upon conviction shall be punishable by a fine not to
exceed the sum of Two-Thousand ($2,000.00) for each offense. Each day that a violation is
permitted to exist shall constitute a separate offense.
SECTION 7: This ordinance shall take effect immediately from and after its passage as
the law in such case provides.
PASSED AND APPROVED BY THE TOWN COUNCIL OF THE TOWN OF
WESTLAKE, TEXAS, ON THIS 22nd DAY OF April, 2013.
ATTEST: La ra Wheat, Mayor
Kelly Edw ds, Town Secretary ��1 of WFS
APPROVED AS TO FORM: 9m
L. Sta n Lowry, own Attorney rEXgS
ORDINANCE 703
PAGE 3 OF 91
EXHIBIT A
PD 1 PLANNING AREA 2 (PD 1-2)
MIXED-USE"VILLAGE"PLANNED DEVELOPMENT
Contents
ARTICLE 1. GENERAL PROVISIONS ...............................................................................................5
SECTION1 SHORT TITLE...........................................................................................................5
SECTION2 PURPOSES ................................................................................................................5
SECTION3 GENERAL DEFINITIONS.........................................................................................5
SECTION 4 APPLICABILITY OF EXISTING REGULATIONS ....................................................7
SECTION 5 CONCEPT PLAN, DEVELOPMENT PLANS,AND SITE PLANS. ..........................7
ARTICLE11. USES..............................................................................................................................8
ARTICLE IIt. DEVELOPMENT STANDARDS.................................................................................18
SECTION1 DENSITY................................................................................................................18
SECTION3 MINIMUM LOT WIDTH........................................................................................18
SECTION 4 MAXIMUM BUILDING HEIGHT..........................................................................19
SECTION 5 MINIMUM BUILDING SIZE..................................................................................19
SECTION 7 REAR YARD SETBACKS......................................................................................19
SECTION 9 SLOPE REQUIREMENTS......................................................................................19
ARTICLEIV. EXHIBITS ...................................................................................................................33
ORDINANCE 703
PAGE 4 OF 91
ARTICLE I. GENERAL PROVISIONS
SECTION 1 SHORT TITLE
This ordinance shall be known and may be cited as the "Planned Development 1, Planning Area
2 ("PD 1-2") Village Planned Development Zoning District Ordinance." or simply as the "PD1-2
Ordinance".
SECTION 2 PURPOSES
This PD Ordinance is adopted to establish a superior quality mixed-use development with design
features and planning elements reminiscent of a European pedestrian scaled village. The
Ordinance provides for the integration of vertical and horizontal mixed uses that allow
commercial, retail, governmental, hotel, and entertainment uses as well as Single-family
detached and Townhome residential uses on the property bounded by Solana Boulevard to the
south, FM 1938 (Davis Blvd.) to the west, and SH 114 to the north, and to provide an appropriate
transition between the intensity of the SH 114 Corridor to the north and the existing and
anticipated residential development to the south.
SECTION 3 GENERAL DEFINITIONS
For purposes of this PD Ordinance, certain numbers, abbreviations, terms, and words shall be
used, interpreted and defined as set forth in this Section. Other terms and words are defined
elsewhere in this PD Ordinance. Unless the context clearly indicates to the contrary, words used
in the present tense include the future tense, and words used in the plural include the singular.
The word "shall" will be interpreted as mandatory, and the word "may" as permissive.
Section 3.2 Words and Terms Defined
Applicable Town Ordinances means the UDC and all other ordinances, rules, and regulations
that are adopted by the Council at the time of the Adoption of this PD Ordinance and that are
applicable to development within the PD District.
Council means the Town Council of the Town of Westlake, Texas.
Condominium (residential) means a form of real property ownership that combines separate
ownership of individual apartments or units with common ownership of other elements.
Commission means the Planning and Zoning Commission of the Town of Westlake, Texas.
Developer means the developer of the tract, or any portion of said tract, covered in this
Ordinance as described in the legal description for said entire tract set out in Exhibit 1 to this
Ordinance.
Floor area ratio (FAR)means the ratio of floor area to lot area. Floor area means the total area of
all floors of all buildings on a lot or unified development site measured between the outer
perimeter walls of the buildings excluding (i) area in a building or in a separate structure
ORDINANCE 703
PAGE 5 OF 91
(whether below- or above-grade) used for the parking of motor vehicles, (ii) courts or balconies
open to the sky, and (iii) roof area used for recreation.
Lot area means the gross site area excluding only (a) public roadways shown on the PD Concept
Plans, (b) public hike, bike, and equestrian trails shown on the PD Concept Plans; and (c) the
Town edge landscape zone.
Masonry means brick, stone, cast stone, concrete, glass block, split-face concrete masonry unit,
or other masonry materials approved by the Commission and/or Council.
PD Concept Plan means any one or more of the drawings attached to this PD Ordinance and
labeled "PD Concept Plan" (all of which plans are deemed part of the PD Concept Plan and this
PD Ordinance).
PD District means the Planned Development Zoning District or Planning Area established or
amended by this PD Ordinance.
PD Ordinance means this Planned Development Zoning District ordinance, including the PD
Concept Plan.
Planning Area means an area within a Planned Development zoning district, the boundaries of
which have been approved by the Town, which may have Permitted Uses and Development
Regulations that are only applicable to the Planning Area.
Residential Unit: Any Building to designed, constructed, and intended to be occupied by a
Single-Family.
Single-Family, Detached Residential Unit: A Single-Family Residential Unit that may be
conveyed with a fee-simple,platted lot and that has no common walls with another structure.
Town means the Town of Westlake, Texas or the appropriate Town staff when designated as a
reviewing agent.
Townhome: A Residential Unit attached to additional Residential Units and/or Non-Residential
Uses, that may be conveyed with a fee-simple,platted lot.
Town Manager means the Town Manager of the Town of Westlake or his/her designee.
UDC means the Town's Unified Development Code, or the development related chapters of the
Code of Ordinances as it exist at the time of the adoption of this PD Ordinance.
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SECTION 4 APPLICABILITY OF EXISTING REGULATIONS
Section 4.1 Applicable Town Ordinances
Except to the extent provided by the PD Concept Plan and this PD Ordinance, development
within the PD 1-2 Planning Area shall be governed by the Applicable Town Ordinances. In the
event of any conflict between (i) the PD Concept Plan and this PD Ordinance, and (ii)the
Applicable Town Ordinances, the terms, provisions and intent of the PD Concept Plan and this
PD Ordinance shall control.
Section 4.2 General Approval Criteria
To the extent, if any, that the Applicable Town Ordinances (and, in particular, the subdivision
regulations of the UDC) grant to the Council, the Commission, the Town Planner, or any other
Town employee or consultant,the authority to approve any aspect of development within the PD
District (including, but not limited to, preliminary or final plats or any aspect thereof or any
agreements or permits related thereto) based on conformity with the Town's Comprehensive
Plan, Open Space Plan, Thoroughfare Plan, Master Water and Sewer and Master Drainage Plans
(or with the objectives, goals or policies of such plans), then such authority shall be exercised to
the extent necessary to determine whether the aspect of development being approved is
consistent with the PD Concept Plan, this PD Ordinance, and the objectives, goals, and policies of
such plan and ordinance.
SECTION 5 CONCEPT PLAN, DEVELOPMENT PLANS, AND SITE PLANS
Section 5.1 PD Concept Plan
The PD Concept Plan attached to this PD Ordinance consists of drawings and documents
generally labeled as (1) "Concept Plan" and (2) "Concept Plan Key" Except as otherwise
provided by this PD Ordinance, each of these drawings and documents are a part of this PD
Ordinance, and all graphic depictions and Concept Plan details included in the Concept Plan Key
are considered "regulatory" standards. The drawing labeled "Concept Plan" identifies the general
boundaries of the PD District. The exact boundaries of the PD District are shown on the metes
and bounds description attached hereto as Exhibit 1. Any information shown on this drawing
that is outside the boundaries of the PD District is not considered part of the PD Concept Plan or
this PD Ordinance and does not bind or otherwise affect development within the PD District.
Section 5.2 PD Development Plan
If the Council requires, as a condition of establishing the PD district and approving a PD concept
plan, that PD development plans be submitted prior to submittal of a PD site plan, a PD
development plan may be prepared and submitted for the entire development at one time or for
individual phases of development. Each plan shall be submitted in 15 copies to the Town
Manager or his designee. Each PD development plan shall be accompanied by (i) a development
plan informational statement and (ii) a preliminary drainage study for the area covered by the
proposed plan. If deemed necessary by the Town Manager, the applicant for a PD development
plan shall also submit an updated traffic impact analysis prior to Commission action. A PD
development plan may be used where the developer requests or the Commission and/or Council
requires certain standards for the PD district to be specified after initial establishment of the PD
district, and constitutes an amendment to the approved PD concept plan and PD Ordinance. A
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PD development plan includes more detailed information as to the specific land uses and their
boundaries. The purposes of a PD development plan are to allow flexibility in the development
process by deferring specification of all development standards at the time of PD district creation
and to enable developers to satisfy conditions imposed on creation of the district prior to
submittal of a PD site plan
Section 5.3 PD Site Plans
A PD site plan is mandatory and is the final step of the PD development process. The purposes
of a PD site plan are to ensure that the development of individual building lots, parcels, or tracts
within the PD district are consistent with the approved concept plan and development plan, if
any, and to ensure that the standards applicable within the PD district are met for each such lot,
parcel or tract. A PD site plan shall continue to be valid for a period of four years after it is
approved by the Commission; however, such period may be extended by the Council a PD site
plan shall terminate at the end of such four-year period (or extended period if approved by the
council) unless, within such period, a preliminary plat has been filed with the Town for all of the
land covered by such PD site plan. If a PD site plan terminates, development of the land covered
by the terminated plan cannot occur until a new PD site plan has been approved for the land as
provided by this article.
Variances to the regulations contained in this PD ordinance, may be approved by the Town
Council via a Site Plan approval if the Site Plan approval process adheres to the same
notification and public hearing process that a zoning change is required to adhere to by State law.
ARTICLE II. USES
SECTION 1 LAND USE SCHEDULE
Buildings, structures, and land within the PD 1-2 Planning Area shall be used only in accordance
with the uses permitted in the following "Land Use Schedule". The symbol "X" shall mean that
the use is permitted as a principal use by right. The symbol "S" shall mean that the principal use
is permitted only after first obtaining a "Specific Use Permit" as set forth in the UDC. The
symbol "A" shall mean that this use is specifically permitted as an accessory use to a main use
(this does not exclude other land uses which are generally considered accessory to the primary
use). A blank square shall mean that the use is not allowed by right as a principal or accessory
use. The symbol "NSA" shall mean that the use was not specifically addressed in the original
1992 Zoning Ordinance Land Use Schedule referenced by the original PD1 ordinance.
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PD1 PLANNING AREA 2 (PD1-2)—MIXED-USE DEVELOPMENT
LAND USE SCHEDULE
PERMITTED USES
=Permitted, A=Accessory Use, S=SUP, NSA=Not Specifically Addressed in the
DI use table, Blank= Not Allowed, (*) Signifies Uses with special guidelines,
see section[Special Uses] PD 1 PD I-2
AGRICULTURAL USES
Community Garden and/or Vineyards NSA X
Farms General (Crops) X X
Farms General (Livestock, Ranch) X X
Orchard X S
Plant Nursery (Growing) X S
Plant Nursery (Retail Sales) X S
Stables (As a Business) S
Stables (Private Use) S S
Veterinarian (Indoor Kennels) X
Veterinarian(Outdoor Kennels)
Wind Turbines
RESIDENTIAL USES
Detached Garage (Private) NSA A
Servants/Caretakers Quarters* A A
Single-Family Attached (Townhome, Brownstone) X
Single-Family Detached X
Condominium (residential) S
Sport/Tennis Courts (Private) NSA A
Swimming Pool (Private) NSA A
Temporary Accommodation for Employees/Customers/Visitors* A A
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INSTITUTIONAL and GOVERNMENTAL USES
Child Daycare (Private; 7 or more)* X S
Child Daycare (Public; 7 or more)* X X
Church or Place of Worship (with accessory uses)* X X
Civic Club X X
Clinic X X
College or University X X
Community Center(Public) X X
Data Center NSA X
Electric Transformers NSA X
Electrical Substation S S
Emergency Ambulance Service (Governmental) X X
Fire Station X X
Government Building X X
Heliport/Helistop/Vertistop S S
Hospice X S
Hospital X S
Library X X
Nursing/Convalescent Home X X
Package and Mailing Service (Private) X X
Police Station X X
Post Office (Governmental) X X
Private Streets/Alleys/Drives NSA X
Psychiatric Hospital X S
Rehabilitation Care Institution NSA S
Retirement Home X X
School, K-12 (Private) X X
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School, K-12 (Public) X X
School,Vocational X X
Telecom,Electric, Cable and Fiber Optic Switching Station,Network Op X X
Center
Surgery Center—Overnight Stay NSA X
Use Associated with Religious Institution X X
Utility Distribution Lines (Buried)* X XI
Utility Distribution Lines (Overhead)* NSA X2
Utility Shop and Storage S S
Water and Sewer Pumping Station(above grade) X S
Water and Sewer Pumping Station(below grade) X X
Water, Sewer, Electric and Gas Meters X X
Water Storage Tank(Elevated or Ground) S S
COMMERCIAL USES
Accessory Building NSA A
Administrative,Medical, or Professional Office NSA X
Amphitheater—Public and/or Private - 3,000 seats (subject to special NSA S
events ordinance requirements for major events permit)
Amphitheater—Public and/or Private - 300 seat or less NSA X
Antenna and/or Antenna Support Structure, Commercial S S
Antenna and/or Antenna Support Structure,Non-Commercial X X
Antenna(Stealth, Commercial) X X
Antique Shop and Used Furniture X S
Aquarium,Bird and/or Pet Shop NSA X
Artisan's Workshop Art Gallery and/or Studio NSA X
Assisted Living Facility NSA S
Athletic Fields,Public and/or Private (non lighted) NSA X
Athletic Fields,Public and/or Private (lighted) NSA S
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Auto Parts Sales, Inside S X
Automobile Car Wash NSA S
Automobile Parking Lot/Garage (Paid and/or Free) NSA S
Automotive Repair S
Antique shop S
Bakery—Custom with onsite production X X
Ballroom NSA X
Bank, Savings and Loan, or Credit Union X X
Barber Shop and/or Beauty Salon X X
Bed and Breakfast Inn(less than 12 rooms) NSA S
Beer, Liquor&Wine Package Sales S S
Bell Tower w/Residential, Retail, Office and other vertically-integrated NSA X
uses
Boat Slips NSA X
Bicycle/ Skateboard/ Scooter Shop NSA X
Blacksmith Studio NSA X
Book or Stationery Store NSA X
Building Material and Hardware Sales, (inside only) X X
Business Service NSA X
Butcher Shop—(Custom Meat Market) NSA X
Camera Store NSA X
Cafeteria(Private) NSA X
Candy—Confectionary Shop NSA X
Candy Shop with onsite production NSA X
Castle with adaptive re-use for Residential or any other approved use NSA X
Cathedral with adaptive re-use for Residential or any other approved use NSA X
Caretaker's/Guard's Residence A X
Chapel—Wedding Event Center NSA X
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Children's Theater NSA X
Cigar and Tobacco Shop NSA X
Civic/Convention Center X X
Cloth Store X X
Clothing store X X
Cobbler/Custom Boot Maker Studio NSA X
Commercial Amusement, Indoor NSA X
Community Centers X X
Convenience Store X X
Conference Center X X
Convenience Store without Gas Pumps X X
Convenience Store with Gas Pumps X S
Custom Clothier with on-site Tailoring NSA X
Dance Hall NSA S
Dentist and/or Orthodontist NSA X
Department Store NSA X
Dress Maker with onsite production NSA X
Drug Store/Pharmacy/Compounding X X
Dry Cleaning&Press-Shop X X
Electronics Store and/or Hobby Shop NSA X
Farmer's Market(Indoor and/or Outdoor) NSA S
Film Developing&Printing NSA X
Firehouse with adaptive re-use into Residential or any other approved use NSA X
Florist NSA X
Fraternal Organization, Lodge, Fraternity, or Sorority NSA S
Furniture, Home Furnishings and Appliance Store NSA X
Glass Blower NSA X
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Grocery Store X X
Gymnastics/Dance Studio NSA X
Hardware, Sporting Goods,toys,paint, wall paper X X
Health/Fitness Center and/or Salon X X
Home Occupation(no more than 250 sq. ft) NSA X
Hospital and/or Hospice X X
Hostel (up to 40 beds) NSA S
Hotel—Major X X
Hotel penthouses higher than 735' MSL NSA S
Hotel (Boutique or Limit Service) X S
Household Appliance Service and Repair NSA S
Household Furniture/Appliances X X
Insurance Office X X
Information processing X X
Jewelry Shop/Repair and/or Optical Goods Store X X
Laundromat NSA
Laundry/Dry Cleaning (Drop-off and pick-up only) X X
Locksmith/Security System Company X X
Massage Therapy, Licensed X X
Micro-brewery and/or Wine Production(<30,000 sq ft) NSA S
Mobile Food Vendor NSA S
Multi-Purpose Event Center X S
Museum/Art Gallery X X
Musical Instrument Shop X X
Offices (General) X X
Parking Structure X X
Performing Arts Center and/or Live Theater NSA X
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Personal Services X X
Photography Studio X X
Print Shop,Minor X X
Private Club NSA S
Private Recreation Center X X
Public Water Feature (Lake,Moat, Waterway) NSA X
Real Estate Sales/Leasing Office X X
Restaurant or Cafeteria(Public) X X
Restaurant, Drive In X S
Retail Stores and Shops (excluding second hand goods) X X
Retail/Service Incidental Use NSA X
Salon X X
Service Station X S
Signature Bridges (Exterior all stone) as approved by Site Plan. NSA X
Shoe repair X X
Ski Shop X X
Small Engine Repair Shop (no outside storage or display) NSA S
Spa, Swimming Pool, Tennis Courts (Public and/or Private) X X
Stationary store X X
Telecommunications Studio with Offices X X
Temporary Building NSA A
Theater,Neighborhood(up to 6 screens) NSA X
Theater, Regional (up to 24 screens) NSA S
Transit Stop NSA X
Travel Agency NSA X
Variety Store X X
Vineyard NSA X
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Water Taxi/Lake Cruise NSA X
Wedding Chapel NSA X
Winery and/or Wine Bar NSA S
AMUSEMENT/RECREATION
Golf Course (Public or Private) X
Bowling Alley NSA S
Park or Playground X X
Satellite Dish* X X
Non-Commercial Radio Tower S S
Recreation Facility, Health Studio X X
AUTO SERVICES
Truck/Trailer Rental X
Auto Body Repair
Auto Mechanic Repair S
Quick Lube/Oil Change X
Vehicle Maintenance (Private) X
WHOLESALE TRADE
Warehouse/ Storage (inside)
Warehouse/ Storage (outside)
Scrap/Waste Recycling Collection
Gas/Chemical Bulk Storage
Light Manufacturing/Assembly S
Apparel Manufacturing
Packaging and/or Distribution
Printing, Engraving and related Reproductive Services
Distribution of Books/Other Printed Material
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Machine Shop
Welding Shop
1 Including Water, sewer, electric, gas, cable, telephone, fiber optic, and other public and private
utility distribution lines located within easements approved by the Town.
2 Limited to period of construction
SECTION 2 ACCESSORY USES AND STRUCTURES
An accessory use or structure which is customarily incidental to the principal use or structure,
and is located on the same lot or tract of land, shall be permitted as an accessory use without
being separately listed as a permitted use.
SECTION 3 RESIDENTIAL TO NON-RESIDENTIAL DEVELOPMENT RATIOS
The Developer is limited to the Residential Use restrictions described in Exhibit 7 "Residential
Use Summary Table".
Section 3.1: Pace of Residential Use Development within PD 1-2:
3.1.1 First Year of Active Development: Developer is entitled to ten (10) residential
units initially. After the initial ten (10) units, Developer is entitled to units eleven
(11) through (30) after 45,000 non-residential air conditioned square footage is
permitted. "First year of active development" is defined as beginning on the date of
the issuance of the first vertical building permit for PD 1 Planning Area 2 (PD 1-2).
3.1.2 Second year of active development shall not exceed an additional sixty (60 units.
Third year of active development shall not exceed and additional eighty (80)
residential units. Year four of active development and subsequent will be based
upon the 1500:1 ratio. From Residential Unit 31 forward, Developer must
demonstrate to the Westlake Building Official that the 45,000 air-conditioned
square feet of non-residential building space (as set out in 3.1.1) is substantially
completed, and that for Residential Unit 31 forward, Developer must also
demonstrate to the Westlake Building Official that a ratio of 1,500 sq. ft. of non-
residential use building space has been permitted for each additional Residential
Unit permitted.
3.1.3 Developer is to maintain a database illustrating conformance to this requirement
to the Westlake Building Official and include an up-to-date report with each new
Residential Unit building permit application. Non-residential use buildings must
be substantially outwardly completed within six-months of being included in the
1500:1 ratio, which is 1500 square feet of non-residential to each Residential Unit
calculations.
SECTION 4 OTHER PRESCRIBED RESIDENTIAL USES
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Section 4.1 Townhomes: The Developer may build Townhomes, as further described in Exhibit
6, with the intent that these structures mimic the varied, attached residential components found
naturally in a small European Village. Changes in massing of the structures are to be
accomplished through the variety in the number of units per building and the orientation of the
garage doors where applicable.
1. Townhomes shall be built in clusters of no less than 2 units per contiguous building and
no more than 18 units per contiguous building.
2. Townhomes shall be conveyed on a fee-simple, platted lot.
Section 4.2 Residential condominiums: Residential condominiums are only allowed by SUP
as shown in Exhibit 6.
Section 4.3 Single-Family, Detached Residences: The Developer may build Residential
Single-Family, Detached Residences within PD 1-2 as further described in Exhibit 7. These
Units shall be constructed on fee-simple, platted lots.
Section 4.4 Coliseum Townhomes and/or Offices: The Developer may construct a ring of
Residential Townhomes and/or Offices along the upper edge of the Coliseum.
SECTION 5 OTHER PRESCRIBED COMMERCIAL/RETAIL USES
Section 5.1 Outdoor Display of Merchandise
1. All outside display of merchandise shall conform to the following guidelines:
a. All outside storage and/or display requires an outdoor display permit from the Town.
b. All outside display will be limited to the normal business hours.
b. A minimum clear unobstructed width of 48-inches measured from the curb shall be
maintained on the public right-of-way/sidewalk.
2. The Town reserves the right to require the removal of any merchandise displayed outside
on the public right-of-way/sidewalk that may be obtrusive, unsafe, or otherwise interfere
with pedestrian traffic.
ARTICLE III. DEVELOPMENT STANDARDS
SECTION 1 DENSITY
Section 1.1 Maximum Density and FAR: No FAR limitations are imposed by this
Ordinance. Maximum density is a function of the scale, size and scope of each phase of the
Village Development as prescribed within Exhibit 3 "Westlake Entrada Development Standards"
and Exhibit 6 "Westlake Entrada Residential Development Standards" as well as the PD Concept
Plan, the PD Site Plans, any Developer Agreements and height restrictions established in this
Article.
SECTION 2 MINIMUM LOT SIZE: Minimum lot size is 400 sq. ft.
SECTION 3: MINIMUM LOT WIDTH: There is no minimum lot width.
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SECTION 4: MAXIMUM BUILDING HEIGHT
Section 4.1 The maximum height for all structures located within PD1-2 is 735' Mean Sea level
(MSL)
Section 4.2 The following exceptions for this restriction may be allowed, if approved by Town
Council via the Site Plan approval process:
1. Architecturally-correct Bell Towers and Hotel Core Room Towers.
a. Bell Towers designed for occupancy are restricted to 220' above grade. Architectural
Embellishments on the Bell Towers are not to exceed 25% of total Building Height.
b. Hotel Core Room Towers are not to exceed 12 Stories above grade.
c. Three-story Penthouses may be allowed above Hotel Core Room Tower story
restrictions if approved by the Town.
Section 4.3 All non-residential floor space provided on the ground floor of a mixed-use building
must have a minimum plate height of twelve (12) feet.
SECTION 5 MINIMUM BUILDING SIZE
Section 5.1 Minimum Building Sizes for Residential Units are defined in Exhibit 7.
Section 5.2 Minimum building size for any non-residential primary use structure shall be 400 sq
ft.
Section 5.3 Building size, as used in this section, shall mean heated and air-conditioned area.
SECTION 6 FRONT YARD SETBACKS
There shall be no minimum Front Yard Setbacks.
SECTION 7 REAR YARD SETBACKS
There shall be no minimum Rear Yard Setbacks.
SECTION 8 SIDE YARD SETBACKS
There shall be no minimum Side Yard Setbacks except as to accommodate Building Code and
Fire Code regulations.
SECTION 9 GARAGE SETBACKS
Garages may be set back from the property line either a distance less than 5' or a distance greater
than 25' in order to avoid having vehicles parked in the driveway blocking sidewalks or
pedestrian access.
SECTION 10 SLOPE REQUIREMENTS
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Section 10.1 The height of non-residential structures within the PD District shall not be limited
based on any adjacency to (i) a residential lot (whether such residential lot is located inside or
outside of the PD District), or(ii) any roadway.
Section 10.2 All structures shown on an approved Site Plan are exempt from slope-proximity
requirements.
SECTION 11 BUILDING DESIGN ELEMENTS
The standards and criteria contained in this Section shall be the minimum standards for all new
development. Where the regulations of this Section conflict with the Town of Westlake Zoning
Ordinance and/or Subdivision Ordinance, the regulations of this Section shall apply.
Section 11.1 Architecture
All Permanent Structures to be erected within PD1-2 shall follow the specific Westlake Entrada
Design Guidelines submitted as Exhibit 4 to this Ordinance.
Section 11.2 Site Plan and Building Elevation Review
Each Permanent Structure shall have a final Site Plan and Building Elevation review and
approval from the Town prior to issuance of a building permit. This review and approval is to
ensure compliance with Specific Design Guidelines, overall fit into Westlake Entrada as it
matures as a Village, and adherence to the spirit and intent of the foundational framework of a
small, European Village. Changes that constitute a material change to the design guidelines will
be considered a zoning change and subject to the required zoning change process.
Section 11.3 Architectural Embellishments
1. Architectural embellishments not intended for human occupancy that are integral to the
architectural style of the buildings, including spires, belfries, towers, cupolas, domes, and
roof forms whose area in plan is no greater than 25% of the first floor foot print may
exceed the height limits by up to twenty (20) feet provide such changes are reflected on
the approved Site Plan.
2. Mechanical equipment, including mechanical/elevator equipment, penthouse enclosures,
ventilation equipment, antennas, chimneys, exhaust stacks and flues, fire sprinkler tanks,
and other similar items may extend up to twenty (20) feet above the actual building
height, provided they are completely screened from view a viewed from neighboring
property or right-of-ways, and that: 1) they are setback from all exterior walls a distance
at least equal to the vertical dimension that such item(s) extend(s) above the actual
building height, or 2) the exterior wall and roof surfaces of such items that are set back
less than the vertical dimension above the actual building are to be constructed as
architecturally integral parts of the building fagade(s) or as architectural embellishments
as described above, and that such items are reflected on the approved Site Plan.
Section 11.4 Residential Exterior Wall Materials:
1. Only durable materials shall be allowed as primary exterior wall materials. Primary
materials include clay fired brick, natural stone, granite, marble, stucco, and, when
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approved by Town Council, manufactured stone. Native Texas stone materials shall be
of primary consideration in the building material selection process.
2. Primary materials shall comprise as least eighty (80) percent of each floor, exclusive of
doors and windows. EIFS shall not be used as an exterior building material.
3. Only primary building materials are allowed on the first floor, exclusive of doors,
windows, and their accompanying frames. For purposes of this section, the first floor
shall be at least nine (9) feet high.
4. Secondary materials used on a building fagade are those which comprise less than a total
of twenty (20) percent of an elevation area. Permitted secondary materials are all
primary materials, aluminum or other metal, cedar or similar quality decorative wood, or
other materials as approved by the Town Manager.
5. Four-Sided Building Design: All buildings shall be architecturally finished on all sides
with the same materials, detailing, and features.
6. Single-family detached houses and Townhomes or villas must have 80% stone exterior
wall materials.
Section 11.5 Building Entries
1. Main building entries shall be highlighted using such techniques as building articulation
and/or entry canopies so they are obvious to pedestrians and motorists.
2. Each building and separate lease space at grade along the street edge shall have a
functioning "Primary Entry" from the sidewalk. Corner entries may count as a Primary
Entry for both intersecting street fronts.
Section 11.6 Awnings,Canopies,Arcades, & Overhangs
1. Structural awnings are encouraged at the ground level to enhance articulation of the
building volumes.
2. The material of awnings and canopies shall be architectural materials that complement
the building.
3. Canopies and awnings shall respect the placement of street trees and lighting.
4. All large canopies (i.e. gas stations, banks, etc.) that require structural columns for
support shall have a minimum six (6) feet masonry or ornamental iron/steel (or other
approved material) finish measured from the finished grade. Materials used on columns
and canopies shall be complementary to the building
Section 11.7 Building Articulation
1. That portion of the building where retail or service uses take place on the first floor shall
be accentuated by including awnings or canopies, different building materials, or
architectural building features.
2. Building facades fronting both streets and driveways should have massing changes and
architectural articulation to provide visual interest and texture and reduce large areas of
undifferentiated building fagade. Design articulation should not apply evenly across the
building fagade, but should be grouped for greater visual impact employing changes in
volume and plane. Architectural elements including projecting volumes, windows,
balconies, loggias, canopies, pediments, and moldings that break up the mass of the
building are encouraged.
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Section 11.8 Above-Grade Structured Parking
1. Where parking garages are within views of streets or adjacent property, the portion of the
parking garage that is visible shall have an architecturally finished fagade compatible
with the surrounding buildings and shall look more like regular buildings than parking
structures or as approved by Town Council via the Site Plan approval process.
2. Entries and exits to and from parking structures shall be clearly marked for both vehicles
and pedestrians by materials, lighting, signage, etc., to ensure pedestrian safety on
sidewalks.
Section 11.9 Projections into Rights-of-Way
The following projections shall be permitted into a public easement or right-of-way, provided
that 1) no projection shall be permitted into a public easement or right-of-way of SH 114, Solana
Boulevard and FM 1938 (Davis Blvd.); 2) such projections do not extend over the traveled
portion of a roadway; 3) the property owner has assumed liability related to such projections; and
4) the property owner shall maintain such projection in a safe and non-injurious manner.
1. Ordinary building projections, including, but not limited to water tables, sills, belt
courses, pilasters, and cornices may project up to twelve (12) inches beyond a building
face or architectural projection.
2. Roof eaves may project up to thirty-six (36) inches beyond the building face or
architectural projection.
3. Architectural projections, including balconies, bays, towers, and oriels; show windows
(1st floor only); below grade vaults and areaways; and elements of a nature similar to
those listed; may project up to forty-eight(48) inches beyond the building face.
4. Canopies and/or awnings may project from the building face and may extend into rights-
of-way if a minimum sidewalk clearance and/or distance to a street tree of six (6) feet is
maintained. Additionally, they may be extended or be within eight (8) inches of the back
of curb if used to provide a covered walkway to a building entrance and as long as any
canopy/awning support is no closer than eighteen(18) inches from the back of curb.
5. Below-grade footings approved in conjunction with building permits.
6. Pedestrian Bridges shall be permitted to extend over public right-of-ways and/or private
access easements provided that a minimum vertical clearance of 14 feet from side to side,
or 17' from the high point of an arch.
Section 11.10 Extensions into Rights-of-Way
Outdoor eating areas and outdoor display of retail items for sale may extend into rights-of-way if
a minimum sidewalk clearance and/or distance to a street tree of three (3) feet is maintained,
provided that no extensions shall be permitted into a public easement or right-of-way of SH 114,
Solana Boulevard and FM 1938 (Davis Blvd.). Additionally, a five-foot (5) clear access path
must be maintained along the edge of curb within Public Right of Way.
Section 11.11 Roofing Material
Roofing materials shall be limited to materials approved by the adopted building code that are
either natural slate or authentic clay tile, or have the appearance of slate or clay tile when
approved by the Town. Flat roofing systems where appropriately masked from street-level view
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corridors by parapets and/or other architectural features are permitted. Standing seam metal
roofing may be used only for minor areas such as porches and patios and in areas not generally
visible. No composition roofs are allowed.
Section 11.12 Roof Pitch
No minimum roof pitch prescribed. Roof pitches and orientation should vary to resemble a
Village that has developed or evolved over many years.
Section 11.13 Non-residential Exterior Wall Materials
Exterior wall shall be 100% masonry except for doors and windows. Brick, stone, cast stone,
and stucco are approved materials. Manufactured stone may be approved by the Town Council
via the Site Plan approval process. Siding of any type is prohibited.
Section 11.14 Gutters and Downspouts.
Gutters and down spouts shall be made of anodized metal or copper and all visible gutters to be
constructed as half-round design.
Section 11.15 Driveways and sidewalks
All driveways and sidewalks, other than common area sidewalks, shall be stamped with a
Entrada unique Cobblestone Pattern (to be approved by the Town), stained or have an exposed
aggregate finish, as allowable to conform to ADA standards.
SECTION 12 SIGNAGE
Section 12.1 Special sign standards.
1. Subdivision monument signs. Two subdivision monument signs are allowed at each
entrance to a Single-family subdivision or multifamily development. The standards for
subdivision monument signs are as follows:
a. The signs must be monument signs (whose length exceeds height) and may be located
within roadway landscape zones (excluding visibility triangles at intersections).
b. Content is limited to the name and logo of the subdivision.
c. The maximum size of each monument sign is 40 square feet; the maximum sign area
is 24 square feet; and the maximum height is four feet, measured from the average
grade level at the base of the sign to the highest part of the sign.
d. Construction materials are limited to stone, cast stone, brick, split face CMU used in
conjunction with, or as a border for, stone and cast stone, or other materials approved
by the board.
e. Sign elements may be carved into the construction materials, may consist of metal
elements attached to the construction materials, or may otherwise be displayed in any
manner approved by the board.
f. All monument signs must have a minimum landscaped area of two square feet for each
linear foot of the horizontal length of the sign face unless otherwise approved in the
Site Plan. For purposes of landscaping, the horizontal length of double-sided signs is
the sum of the horizontal length of both sign faces.
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2. Business monument signs (Type 1). Each lot is entitled to one monument sign for each
street frontage of the lot. Type 1 monument signs may only include the name and logo of
the building and/or the name and logo of business occupants; provided, however, if a
business occupant does business under more than one name, the name that does not
advertise products or services shall take precedence. The standards for all type 1
monument signs are as follows:
a. Signs may be located within roadway landscape zones.
b. Length must exceed height.
c. Construction materials are limited to stone, cast stone, brick, split face CMU used in
conjunction with, or as a border for, stone and cast stone, or other materials approved
by the board.
d. Sign elements may be carved into the construction materials, may consist of metal
elements attached to the construction materials, or may otherwise be displayed in any
manner approved by the board.
e. If the total floor area of a building is less than 20,000 square feet: (a) the maximum
monument size and maximum sign area is 20 square feet; (b) the maximum height is
four feet, measured from the average grade level at the base of the sign to the highest
part of the sign; and (c) the minimum setback is ten feet, measured from the public
right-of-way.
f. If the total floor area of a building is 20,000 square feet or more but less than 125,000
square feet: (a) the maximum monument sign size is 40 square feet; (b)the maximum
sign area is 24 square feet; (c) the maximum height is four feet, measured from the
average grade level at the base of the sign to the highest part of the sign; and (d) the
minimum setback is 15 feet, measured from the public right-of-way.
g. If the total floor area of a building is 125,000 square feet or more: (a) the maximum
monument sign size is 60 square feet; (b)the maximum sign area is 36 square feet; (c)
the maximum height is six feet, measured from the average grade level at the base of
the sign to the highest part of the sign; and (d) the minimum setback is 15 feet,
measured from the public right-of-way.
h. All monument signs must have a minimum landscaped area of two square feet for
each linear foot of the horizontal length of the sign face. For purposes of landscaping,
the horizontal length of double-sided signs is the sum of the horizontal length of both
sign faces.
3. Business monument signs (Type 2). Each building on a lot is entitled to one monument
sign for each street frontage of the lot. Type 2 monument signs may only include the
name and logo of the building and/or the name and logo of business occupants; provided,
however, if a business occupant does business under more than one name, the name that
does not advertise products or services shall take precedence. The standards for all type 2
monument signs are as follows:
a. Signs may be located within roadway landscape zones.
b. Length must exceed height.
c. Construction materials are limited to stone, cast stone, brick, split face CMU used in
conjunction with, or as a border for, stone and cast stone, or other materials approved
by the board.
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d. Sign elements may be carved into the construction materials, may consist of metal
elements attached to the construction materials, or may otherwise be displayed in any
manner approved by the board.
e. Maximum sign size is three feet high and six feet long regardless of building size.
f. Each monument sign must be parallel to the street and placed no closer to the street
than the "build to line" for the applicable street. Where no "build to line" is
established, the PD Site Plan will regulate location.
g. The space between the sign and the building must be landscaped unless otherwise
approved on the Site Plan.
h. Signs must not significantly block the flow of pedestrians on the sidewalks.
4. Business group monument signs. The Town would like to encourage buildings to forego
erecting individual monument signs in favor of "joint" or "group" monument signs. To
further this objective, the Town encourages property owners to designate "group sign
areas" as follows:
a. A group sign area is any contiguous area (excluding streets, other rights-of-way, and
public areas) designated as such by all the owners thereof(using a metes and bounds
description). The designation can be made at any time prior to or concurrent with the
submission of a site plan for the area, and all such designations are subject to the
approval of the board. Land can be removed from any group sign area with the
consent of the board and the consent of the owner(s) of the land being removed;
provided, however, the area that remains must continue to comply with the
requirements of this subsection. Land can also be added to any group sign area with
the consent of the board and the consent of the owner(s) of the land being added;
provided, however, the expanded area must continue to comply with the requirements
of this subsection.
b. Each group sign area is entitled to one group monument sign for each primary
entrance of the group sign area. Group monument signs may only include the name
and logos of buildings and/or the name and logo of business occupants; provided,
however, if a business occupant does business under more than one name, the name
that does not advertise products or services shall take precedence. The standards for
group monument signs are as follows:
i. Signs may be located within any required front yard.
ii. Construction materials are limited to stone, cast stone brick, split face CMU used
in conjunction with, or as a border for, stone and cast stone, or other materials
approved by the board.
iii. Sign elements may be carved into the construction materials, may consist of metal
elements attached to the construction materials, or may otherwise be displayed in
any manner approved by the board.
iv. If the total floor area of all buildings within the group sign area is 20,000 square
feet or more but less than 125,000 square feet: (a) the maximum monument sign
size is 40 square feet; (b) the maximum sign area is 24 square feet; (c) the
maximum height is four feet, measured from the average grade level at the base of
the sign to the highest part of the sign; and (d) the minimum setback is 15 feet,
measured from the public right-of-way.
v. If the total floor area of all buildings within the group sign area is 125,000 square
feet or more: (a) the maximum monument sign size is 60 square feet; (b) the
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maximum sign area is 36 square feet; (c) the maximum height is six feet,
measured from the average grade level at the base of the sign to the highest part of
the sign; and (d) the minimum setback is 15 feet, measured from the public right-
of-way.
c. All monument signs must have a minimum landscaped area of two square feet for
each linear foot of the horizontal length of the sign face. For purposes of landscaping,
the horizontal length of double-sided signs is the sum of the horizontal length of both
sign faces.
5. Retail facade signs. Each building on a lot is entitled to facade signs attached to the
facades of the building. Facade signs may only include the name of the building and/or
the name of business occupants; and if a business occupant does business under more
than one name, the name that does not advertise products or services shall take
precedence. The standards for all business facade signs are as follows:
a. No limit on letters up to four inches high.
b. Signs can be placed on any building facade,but not above the roof line.
c. Except as provided (g) below, the maximum aggregate sign area of all signs on a
building is four percent of the aggregate area of all street facing building facades.
d. Except as provided in subsection(g) 3 below, the maximum aggregate sign area of all
signs on any one building facade is four percent of the area of the building facade.
e. The maximum aggregate sign area of all signs advertising any one business is the
lesser of(a) 180 square feet or (b) the greater of 20 square feet or four percent of the
street facing building facade occupied by such business. Each business that occupies
any portion of a street facing building facade shall be entitled, as a minimum, to one
20 square foot sign notwithstanding the aggregate limits set forth herein.
f. Signs must be architecturally consistent with the buildings to which they are attached.
6. Large retail facade signs. Each business occupant that occupies at least 25,000 square
feet of gross leasable area is entitled to facade signs attached to the facades of the
building. Facade signs may only include the name and logo of the building and/or the
name and logo of the business occupant, and if a business occupant does business under
more than one name, the name that does not advertise products or services shall take
precedence. The standards for all big box retail facade signs are as follows:
a. No limit on letters up to four inches high.
b. Signs can be placed on any building facade, but not above the roof line.
c. The maximum aggregate sign area of all signs advertising one business is the lesser of
(a) 260 square feet or (b) the greater of 40 square feet or four percent of the street
facing building facade occupied by such business.
d. Signs must be architecturally consistent with the buildings to which they are attached.
7. Special project entry signs. The PD 1-2 Concept Plan identifies roadway entries into the
PD district. It is anticipated that these entries will be designed to include special project
entry signs which may vary from the standards set forth herein. These special project
entry signs will require commission approval as part of a PD site plan.
8. Building identification and directory signs. Each commercial building on a lot is entitled
to identification and directory signs attached to the facades of the building. Identification
and directory signs are not restricted to the name and logo of the business occupant. The
standards for all identification and directory signs are as follows:
a. No limit on letters up to four inches high.
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b. Each building is entitled to one directory sign (not to exceed six square feet) at each
main building entrance.
c. Each building is entitled to one building identification sign(limited to the name of the
building) on each street facing building facade. The maximum sign area of each
building identification sign shall be 24 square feet. Building identification signs may
be placed above the first floor spandrel, but not above the roofline.
d. Signs can be placed on any building facade.
e. Signs must be architecturally consistent with the buildings to which they are attached.
9. Business projecting signs. Within each building each business occupant with a first floor
business or an upper floor business that can be accessed directly by exterior stairs is
entitled to one projecting sign attached to the facades of the building where the entrance
is located. Projecting signs are not restricted to the name and logo of the business
occupant. The standards for all business projecting signs are as follows:
a. Signs can be placed on any building facade, but not above the first floor spandrel.
b. No sign may project more than five feet from a building facade.
c. The maximum sign area is 12 square feet; the maximum height is three feet.
d. All signs must have a minimum vertical clearance of eight feet above the sidewalk.
e. Signs are intended to be primarily graphic, and must have graphics or copy on both
sides.
10. Business awning signs. Each first floor business occupant or business occupant with a
first floor entrance within a building, which business or business entrance has an awning,
is entitled to awning signs. Awning signs will be a part of or applied to an awning which
is attached to the facades of the building. Awning signs are not restricted to the name and
logo of the business occupant. The standards for all awning signs are as follows:
a. Signs can be placed on any awning projecting from the building, but not above the
first floor spandrel.
b. The maximum sign area is eight square feet.
c. All awning signs must have a minimum vertical clearance of eight feet above the
sidewalk.
d. Signs are intended to be primarily graphic.
11. Business hanging signs. Each first floor business occupant or business occupant with a
first floor entrance within a building is entitled to one hanging sign suspended from the
canopies, colonnades or covered passages of the building. Hanging signs are not
restricted to the name and logo of the business occupant. The standards for all hanging
signs are as follows:
a. Signs can be suspended, so long as perpendicular to the building facade, from
canopies, colonnades or covered passages on any building, but not above the first
floor spandrel.
b. Signs suspended from canopies and colonnades must be centered in the canopy or
colonnade from which they are suspended; signs suspended from any covered area
between two buildings may not project more than four feet from a building facade.
c. The maximum sign area is four and one-half square feet.
d. Maximum height is 18 inches; maximum width is 36 inches; maximum thickness is
three inches.
e. All signs must have a minimum vertical clearance of eight feet above the sidewalk.
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f. Signs are intended to be primarily graphic, and must have graphics or copy on both
sides.
12. Business window signs. Each first floor business occupant or business occupant with a
first floor entrance within a building is entitled to window signs painted or applied to the
glass surface of the first floor windows. Window signs are not restricted to the name and
logo of the business occupant. The standards for all window signs are as follows:
a. Signs can be placed on the glass surface of street facing windows, but not above the
first floor spandrel.
b. The maximum sign area is 12 square feet.
c. The maximum height of each sign is two feet.
d. Signs are intended to be primarily graphic.
13 General directional signs. Directional signs are allowed on property (whether platted or
not) adjacent to the intersection of two streets. The standards for directional signs are as
follows:
a. The sign must be a monument sign and may be located within roadway landscape
zones, within public rights-of-way(including street medians), and within any required
front yard or as approved on the Site Plan.
b. Construction materials are limited to stone, cast stone, brick, split face CMU used in
conjunction with, or as a border, for stone and cast stone, or other materials approved
by the board.
c. Sign elements may be carved into the construction materials, may consist of metal
elements attached to the construction materials, or may otherwise be displayed in any
manner approved by the board.
d. Content is limited to words and arrows the only purpose of which is to direct vehicle
traffic to "generic" destinations such as "Town Center", "Civic Center", "Recreation
Center", "Performing Arts Center", "Equestrian Center", "Lakeside", "Playground",
"Hospital", "Library", "Museum", "Country Club", "Sports fields", and other similar
terms that generally describe the destination.
e. The maximum sign area is eight square feet, and the maximum height is four feet,
measured from the average grade level at the base of the sign to the highest part of the
sign. There is no minimum setback.
f. There is no limit on the number of directional signs.
14. Temporary signs. A residential home builder may place temporary signs, including the
builder's name and logo, at subdivision entrances in which such builder is constructing
homes.
SECTION 13 LANDSCAPE REQUIREMENTS
Section 13.1 Landscape Requirements
The standards and criteria contained in this Section are the minimum standards for all new
development within PD1-2. All landscaping shall be reflected on the required Landscape
Plan which is to accompany the Site Plan. Where the regulations of this Section conflict with
the Town of Westlake Zoning Ordinance,the regulations of this Section shall apply.
1. Intent. It is the intent of this section to preserve and enhance the Town's highly visible
edge in order to reinforce the rural and natural qualities of the community. This zone can
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facilitate positive vistas to prominent knolls and valleys while softening development
with tree massing that will establish a unique rural environment for the Town, while still
protecting view corridors along the Town's major highways.
2. Compliance with the Town Edge Zone landscape requirements contained in the Town of
Westlake Code of Ordinances is amended for this PD to require a landscape zone with an
average width of 150 feet, and a minimum width of 50 feet from the State Highway 114
right-of-way.
3. Roadway Landscape Zones for Solana Blvd. and FM 1938 (Davis Blvd.) shall be a
minimum 35 feet deep. The required Landscape Plan must include landscaping along FM
1938 (Davis Blvd.) that conforms to the 2011 FM 1938 (Davis Blvd.) Landscape
Corridor Plan.
4. Wildflower planting areas along SH 114 and Solana Blvd. shall be detailed in the
Landscape Plan.
5. 60 percent of the tree plantings included in the Landscape Plan shall be a minimum
three-inch caliper, and 40 percent shall be a minimum of 2" caliper.
6. A Hike and Bike trail will be include in the Landscape Plan which provides connectivity
of the Town's existing and planned trail system.
Section 13.2 Interior Village Landscaping Requirements
1. In conditions where paving runs all the way to the front building line as occurs in small
European villages, landscaping is not required. The Landscape Plan shall include
detailed landscaping around buildings, intersections and parking areas depicted on the
Site Plan. Plantings in large-scale containers and window boxes are encouraged if no
other landscaping is present.
2. Parking lot landscaping shall comply with Town ordinances unless a deviation from the
Town ordinances is specifically approved by the Town Council via the Site Plan approval
process.
3. Permanent irrigation shall be provided for all required landscaping as follows:
a. Irrigation lines for perimeter landscaping identified in (1) above, shall be placed a
minimum of two and one-half(2 I/2) feet from a Town sidewalk or alley. Reduction
of this requirement is subject to review and approval by the Town Engineer.
b. Trees and shrubs shall be irrigated by bubbler irrigation lines only. Other
landscaping may be irrigated by spray irrigation. Separate valves shall be provided
to turn off the spray irrigation line during periods of drought or water conservation.
c. Rain, freeze, and wind detectors shall be installed on all irrigation lines.
5. Artificial plants or turf are expressly prohibited. Drought tolerant and/or native plants
from the lists approved by the Town are required for compliance. Other species may be
proposed in the Landscape Plan.
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Section 13.3 Service Equipment and Areas
1. Loading docks, truck parking, trash collection, trash compaction, and other service
functions shall be incorporated into the overall design of the building and be identified on
the Site Plan.
2. Transformers, HVAC equipment (if located at the ground level), lift stations, utility
meters, and other machinery, where practical, should be located at the rear of the
property.
3. Screening:
a. Service equipment and areas shall be screened so the visual impacts of these functions
are fully contained and out of view from adjacent properties and public streets..
b. Screening materials for solid waste collection and loading areas shall be the same as
the materials used for the principal building, or a six (6) foot solid masonry wall.
Trash dumpsters shall have a door, which shall generally remain closed at all times.
c. No internal screening between residential and non-residential uses is required within
the boundaries of PD1-2. Screening fences, walls, buffer zones or boundaries between
horizontally integrated and vertically integrated uses on single, adjacent and/or
adjoining lots or parcels are allowed but not required.
Section 13.4 Fencing
1. All fences shall conform to the following standards
2. Fencing is allowed between the primary facade of the building and the build-to-line.
3. Fencing is allowed to separate an outdoor eating area from the walkway if the outdoor
seating area extends into the adjacent right-of-way.
4. Fencing is restricted to wrought iron, tubular steel or similar material, or masonry and shall
conform to the following standards:
a. Fences may be built to a maximum seven feet in height. However:
i. No solid fencing greater than 3.5 feet in height may be placed within ten feet of a
right-of-way line for a roadway or open space corridor;
ii. No chain-link fences shall be allowed unless completely screened from adjacent
public areas and properties by either structures or by solid landscape screening;
iii. No solid wood fencing shall be allowed; and
iv. Fences which are greater than 25 percent solid masonry shall be considered solid
fencing.
v. Precast solid fencing shall require special approval by the Town Council.
Section 13.5 Streets and Sight Triangles
Within PD 1-2 the following street design standards shall apply:
1. Sight triangles for all vehicular intersections shall be established based on the minimum
standards reflected in the UDC unless otherwise specified in the Site Plan.
2. Adequate sight distance shall be provided at all intersections throughout the development
in accordance with Town ordinances.
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3. Nothing contained herein shall vary or supersede public safety requirements of the Town
of Westlake as set forth in the Uniform Fire Code and other applicable laws, rules, and
regulations of the Town of Westlake.
SECTION 14 OUTDOOR LIGHTING STANDARDS
Section 14.1 Lighting Requirements
An Outdoor Lighting Plan must be submitted in conjunction with the required Site Plan.
Lighting will to the greatest extent possible reflect the lighting standards established in the Code
of Ordinances. The Outdoor Lighting Plan shall include the following:
1. Layout of the proposed fixture locations.
2. The light source.
3. The luminous area for each proposed light source with photometric in foot-candle
measurement.
4. The type and height of the light fixture or of the light source above grade.
5. The type of illumination.
Section 14.2 Up-Lighting Down-lighting
Limited up-lighting may be considered in the Lighting Plan submittal with minimum up-lighting
allowed for the Chapel, the Bell Tower and the Town Hall. Up-lighting and Down-lighting
specifications required in 13.1 shall be presented in the Lighting Plan.
Section 14.3 Parking Area Lighting
Overhead lighting for public and private parking areas shall utilize "fully-shielded" and/or "full
cut-off' fixtures. In accordance with the Town of Westlake lighting standards contained in the
Code of Ordinances and shall be included in the required Lighting Plan submittal. .
SECTION 15 PARKING STANDARDS
Section 15.1 Required parking shall be located and maintained anywhere within PD1-2, and may
also include additional overflow parking as available offsite.
Section 15.2 On-street parking and shared parking anywhere within PD 1-2 may be counted
towards meeting the off-street parking requirement for any use within PD 1-2 provided
appropriate Joint-Use Parking Agreements are approved and filed as required by the Town.
Section 15.3 Parking may be located in structured garages as approved by the Town.
Section 15.4 When structured garages are provided, adequate access from public rights-of-way
via private drives and/or access easements shall be made readily available.
Section 15.5 Speed bumps/humps are not permitted within a fire lane.
Section 15.6 In the case of mixed uses, uses may share parking spaces where it can be
demonstrated to the Town that the parking for two (2) or more uses occurs at alternating periods.
Such shared parking shall be established in accordance with the following provisions:
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1. It shall be demonstrated as a condition precedent to consideration of shared parking
that such sharing of spaces will result in a reduction of at least ten (10) percent of the
aggregate required parking for such uses.
2. The applicant shall submit a parking analysis, prepared by a registered engineer, to
the Town approval.
Section 15.7 Up to seventy-five (75) percent of the parking spaces required for a theater or other
place of evening entertainment (after 5:00 P.M.), or for a church, may be provided and used
jointly by banks, offices, and similar uses not normally open, used, or operated during evening
hours.
Section 15.8 Parking spaces shall be provided in accordance with Town ordinances unless a
parking analysis is provided with a Site Plan application and is approved by the Town.
SECTION 16 UTILITY PLACEMENTS
All utility lines and shall be underground. All utility equipment shall be underground or
completely screened from view.
SECTION 17 OPEN SPACES
Section 17.1 The PD 1-2 planning area shall contain a minimum of 20% Open Space which is
privately owned and publicly accessible. Open Space details shall be included in the Site Plan
submittal.
Section 17.2 Specific Features to be included in this open-space calculation include:
1. All constant-elevation water features, within free-board limits defined for storm water
detention requirements
2. Open,public Plaza and gathering areas
3. Coliseum Acreage and improvements
4. Buffers along SH 114
5. Parkways and medians on streets with on-street parking
6. Other public facilities such as walks, plazas, courts, recreational amenities, water features
and other similar uses not specifically used for vehicular access and parking.
Section 17.3 The open space may not consist of any of the following elements:
1. Vehicular parking.
2. Required parking lot tree islands.
3. Building footprints.
4. Utility yards.
5. Detention areas not treated as described above.
SECTION 18 GENERAL REQUIREMENTS
Section 18.1 Development shall reflect the attached PD Concept Plan. (Exhibit 2)
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Section 18.2 Plats and/or Site Plans submitted for the development shall conform to the data
presented and approved on the Concept Plan.
1. Minor changes or corrections on the Concept Plan, the Site Plan, the Landscape Plan or
the Outdoor Lighting Plan may be authorized by the Town Manager, if such changes do
not constitute a zoning change that would require public hearing and consideration by
Planning and Zoning Commission and/or the Council, and the proposed changes do not:
a. Alter the uses permitted,
b. Increase the building height,
c. Change density
d. Reduce the building lines provided at the boundary of the site
e. Significantly alter any open space plans.
f. Affect quality standards.
SECTION 19 PUBLIC ROADWAYS AND STANDARDS
Roadway Design Standards will adhere to Exhibit 5 as prescribed. Roadway cross sections,
while comporting to this standard, will be examined on a case by case basis with each Site Plan
submittal and may be modified depending on adjacent uses and structures as may be approved by
the Town.
ARTICLE VI. EXHIBITS
EXHIBIT I Legal Description of PD1-2 District
Exhibit A 1 —Graphic drawing of PD 1-2.
EXHIBIT 2 PD Concept Plan
EXHIBIT 3 Westlake Entrada Development Standards
EXHIBIT 4 Westlake Entrada Design Standards
EXHIBIT 5 Westlake Entrada Public Roadway Standards
EXHIBIT 6 Westlake Entrada Residential Development Standards
EXHIBIT 7 Westlake Entrada Residential Use Summary Table
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LEGAL DESCRIPTION
EXHIBIT 1 Legal Description of PD1-2 District
85.90 Acres
BEING a tract of land situated in the C.M. Throop Survey, Abstract No. 1510, the W. Medlin Survey,
Abstract No. 1958, the William Pea Survey, Abstract No. 1246 and the Joseph Henry Survey, Abstract
No. 742, Tarrant County, Texas and being a portion of Tract 2 as described in the Special Warranty Deed
to MAGUIRE PARTNERS—SOLANA LAND,L.P. as recorded in Volume 16858,Page 176 of the Deed
Records of Tarrant County, Texas and being more particularly described as follows:
BEGINNING at a 5/8 inch iron rod found with "Huitt-Zollars" cap at the southwest corner of Lot 2,
Block 1, Westlake/Southlake Park Addition No. 1, an addition to the Town of Westlake, Texas as
recorded in Volume 388-214, Page 78 of the Plat Records of Tarrant County, Texas, being on the
northeasterly right-of-way line of Kirkwood Boulevard, a variable width right-of-way as dedicated by
said Westlake/Southlake Park Addition No. 1 and being the beginning of a non-tangent curve to the left
having a central angle of 9 degrees 13 minutes 11 seconds, a radius of 1428.00 feet and being subtended
by a chord which bears North 47 degrees 49 minutes 50 seconds West a distance of 229.54 feet;
THENCE along the northeasterly right-of-way line of Kirkwood Boulevard, a variable with right-of-way,
as described in Dedication Deed to the Town of Westlake as recorded under instrument No. D208427746,
Deed Records of Tarrant County, Texas the following:
Along said curve to the left an arc distance of 229.79 feet to a'h inch rod found with Graham cap at the
end of said curve;
North 52 degrees 30 minutes 14 seconds west a distance of 32.60 feet to '/2 inch iron rod found with
Graham cup beginning of a curve to the right having a central angle of 18 degrees 54 minutes 48 seconds,
a radius of 612.00 feet and being subtended by a chord which bears North 43 degrees 02 minutes 03
seconds West a distance of 201.11 feet;
Along said curve to the right an arc distance of 202.02 feet to a'h inch iron rod found with Graham cap at
the beginning of a compound curve to the right having a central angle of 24 degrees 06 minutes 47
seconds,a radius of 812.00 feet and being subtended by a chord which bears North 21 degrees 32 minutes
03 seconds West a distance of 339.22 feet;
Along said curve to the right an arc distance of 341.73 feet to a%2 inch iron rod found with Graham cap at
the end of a said curve;
North 09 degrees 28 minutes 39 seconds West a distance of 132.24 feet to a%2 inch iron rod found with
Graham cap at the beginning of a curve to the left having a central angle of 45 degrees 43 minutes 19
seconds,a radius of 708.00 feet and being subtended by a chord which bears North 32 degrees 20 minutes
19 seconds West a distance of 550.11 feet;
Along said curve to the left an arc distance of 564.98 feet to a%2 inch iron rod found with Graham cap at
the end of said curve;
North 55 degrees 11 minutes 58 seconds West a distance of 190.50 feet to a'/z inch iron rod found with
Graham cap;
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North 08 degrees 56 minutes 27 seconds West a distance off 21.41 feet to a %2 inch iron rod found with
Graham cap on the easterly right-of-way line of Precinct Line Road, a variable width right-of-way, as
described in Dedication Deed to Town of Westlake as recorded under Instrument No. D208427746,Deed
Records of Tarrant County, Texas and being the beginning of a non-tangent curve to the left having a
central angle of 16 degrees 09 minutes 21 seconds,a radius of 1,432.50 feet and being subtended by a
chord which bears North 27 degrees 07 minutes 42 seconds East a distance of 402.59 feet;
THENCE along the easterly right-of-way line of Precinct Line Road,the following;
Along said curve to the left an arc distance of 403.92 feet to a 1/2 inch iron rod found with Graham cap at
the end of said curve;
North 18 degrees 47 minutes 24 seconds East a distance of 185.36 feet to a 1/2 inch iron rod found with
Graham cap;
North 17 degrees 03 minutes 03 seconds East a distance of 322.64 feet to a 1/2 inch iron rod found on the
southerly right-of-way line of State Highway 114(a variable width ROW);
THENCE along the southerly right-of-way line of State Highway 114,the following;
North 60 degrees 06 minutes 26 seconds East a distance of 44.54 feet to a Texas Department of
Transportation brass disk in concrete found;
South 71 degrees 03 minutes 32 seconds East a distance of 254.55 feet to a point for corner from which a
Texas Department of Transportation brass disk in concrete found bears North 10 degrees 48 minutes 28
seconds West a distance of 0.43 feet;
South 77 degrees 26 minutes 06 seconds East a distance of 746.74 feet to a Texas Department of
Transportation brass disk in concrete found;
South 71 degrees 03 minutes 31 seconds East a distance of 1443.85 feet to a Texas Department of
Transportation brass disk in concrete found;
South 62 degrees 34 minutes 19 seconds East a distance of 404.34 feet to a Texas Department of
Transportation brass disk in concrete found at the beginning of a curve to the right having a central angle
of 08 degrees 19 minutes 09 seconds,a radius of 2,709.79 feet and being subtended by a chord which
bears South 58 degrees 24 minutes 45 seconds East a distance of 393.11 feet;
Along said curve to the right an arc distance of 393.45 feet to a Texas Department of Transportation brass
disk in concrete found;
South 54 degrees 15 minutes 11 seconds East a distance of 399.24 feet to a Texas Department of
Transportation brass disk in concrete found;
South 64 degrees 19 minutes 50 seconds East a distance of 56.55 feet to a 5/8 inch iron rod found with
"Huitt-Zollars" cap at the beginning of a non-tangent curve to the right having a central angle of 02
degrees 13 minutes 56 seconds, a radius of 2,754.79 feet and being subtended by a chord which bears
South 43 degrees 17 minutes 37 seconds East a distance of 107.32 feet;
Along said curve to the right n arc distance of 107.33 feet to a 1/2 inch rod found with"Huitt-Zollars"cap
for the northeast corner of Lot 1,Block 1, of the aforementioned Westlake/Southlake Park Addition No.
1;
THENCE departing the southerly right-of-way line of State Highway 114,North 90 degrees 00 minutes
00 seconds west along the north line of said Lot 1,Block 1, a distance of 2,132.54 feet to a 5/8 inch iron
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rod with"Carter-Burgess"cap found for the northwest corner of said Lot 2, Block 1, Westlake/Southlake
Park Addition No. 1;
THENCE South 52 degrees 00 minutes 00 seconds West along the northwesterly line said Lot 2,Block 1,
a distance of 1000.00 feet to a 5/8 inch iron rod with"Carter&Burgess"cap found at an angle point in
the west line of Lot 2,Block 1;
THENCE along the west line of said Lot 2, Block 1, South 00 degrees 00 minutes 00 seconds East a
distance of 168.55 feet to the POINT OF BEGINNING and containing 85.90 acres of land,more or less.
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Exhibit A-1
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PLANNED DEVELOPMENT NO. PD1-2
EXHIBIT 3
W ESTLAKE ENTRADA
PLANNED DEVELOPMENT PURPOSE AND INTENT.'
Mile striving to achieve what we thought was our dreams, America has forgotten how
to live well, The cookie cutter cul ture of efficient and profitable housing options has left
us with an environment devoid of shared spaces and dverse neighborhoods. There are
places in the world that were built to help people enjoy each other's company in
beautiful sLrroundngs — to be entertained and delighted by ti-e mere act of being
there.
Men Westlake Entrada is at its best, the traditions of oommunity are red soovered in
the heart of Westlake. Westlake Entrada isn't a new concept but it isn't d either. The
shops and amenities cater to the modern needs of residents and visitors, Stone speaks
of permanence. Narrow streets rich with activity create perceptions of a place that
eAsted long before we became slaves to our automobiles.
This Planned Development is intended to promote the compatible mixed-use
development of retail, office, hotel, attached and detached residential, vertically-
integrated mixed-use buildngs, Artisan suites and core Civic uses such as Town Halls,
Performing Arts Centers, Libraries and Educational Facilities in a pattern evocative of
small European Village Centers, Parking Facilities will be shared to the maximum extent
practical and pedestrian connections will be emphasized. The small, European Village,
as it evolved over hundreds, if not thousands of years, naturally provided for
development that contains a compatible mix of residential, office, residential and
commercial uses within close proA mitt'to each other,rather than separating uses.
The use provisions define land uses and the siting and character of the improvements
and structures allowed on the land in a manner that encourages a balanced and
sustainable mix of uses. These uses may be combined either vertically in the same
PACE?
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building, or horizontally in multiple buildings, or through a combination of the two
within t-e same block, buildng or parcel.
Multi-use buildings are intended to copy the size, scope and scale of the variety of
buildings found in a typical small, European Village. Variety of massing along the
streetscape will create the opportunity for Westlake Entrada to maintain the authentic
feel of a Village that has grown organically over hundreds of years.
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Addtionally, the Design Standards are intended to promote an efficient pedestrian-
aocess network that connects the nonresidential and residential uses. The Planned
Development generally addresses the physical relationship between development and
adjacent properties, public streets, neighborhoods, and the natural environment. This
is accomplished by the following;
Ensuring site design that mimics the naturally efficient pedestrian patterns that have
evol\,ed naturally in small,European Villages.
PAGE 2
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• Ensuring the creation of high quality street and sidewalk environments that are
supportive of pedestrian mobility and that are appropriate to the roadway context
• Ensuring large sins are developed in a manner that supports and encourages
connectivity and creates a cohesive visual identityand attractive streetscene.
In order to implement this vision, the standards affecting development are intended to
be consistent with the overall goal. The purpose of tf-iese development Standards is to
define the character of new development within Westlake Entrada. These regdrements
have been carefully designed to allow enough fleAbility for creative building solutions,
while being prescriptive in areas necessary W preserve consistency throughout the
development, Spedfically, these seven key design elements are cutiined here as
guideposts for the evolution of Westlake Entrada:
1. Centrally located parking areas
2. Use of structured parking
3. Variety of buil cling size and shape
4. Orientation of buildings to other buildings and the street
5. Multiple building faces (4-sided building design)
6. Pedestrian friendly environment
7. Use of public art, sitting areas and gathering spaces throughout
Key Developinent Features:
Plaza Mayor Entrada: A key feabure of any European is the Plaza, where many
important public gatherings, speeches and rites of passage of the Village Residents
occur. Within Westjake Entrada, this sped fic portion of the development is designed to
imitate the Piazza San Marco and the Plaza Mayor Salamanca, in shape, size and
pedestrian scale. Exterior elevations of this conglomerate of struct-re will imitate the
two Plazas and several other architecturally significant Spanish Buldng induding the
Monestario el Escorial and Las Huelgas,
Several key Village components will be provided within this Plaza inclucing some but
maybe not all of following: Residential, office, Medical office, Hotel, Retail, Restaurant,
Independent Living and Assisted Living. Artisan Suites on a temporary and/or
PXE3
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permanent basis may also be included in the Plaza portion of the development All
parking required for the residential components of the plaza to be contained in an
attached structured parking component, with the first floor of this parking structure to
be accessible to the public to service the retail and other non-residential uses that may
be utilized on the first floor of the plaza.
PAGE4
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Version: 2413-04-05
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Tea tro Romano de Entrada:
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Modeled after the Teatro Romano de Merida, this proposed Public facility may be built
in a Public/Private Partnership allowing for Town of Westlake Ownership. As with the
original, the Teatro is to seat approAmately 5,000 patrons. Taking advantage of the
existing topography in Entrada, the location for this facility allows it to be built into the
hillside, as was done almost 2,000 years ago,
PAGE 9
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Townhomes and Villas (Attached): The intent of these structures is to mimic the
varied, attached residential component found naturally in the small, European Village.
Changes in Massing of the structures tD be accomplished through the variety in the
number of units and the orientation of the garage doors, where applicable. Each
residence is intended to be Owner-Occupied.
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ORDINANCE 703
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Single-Family,Detached Residences: Although they maybe built on a zero-lot line
with zero front, rear and side-yard setbacks, these homes are to be oorsidered fee-
simple, single-family detached residences mixed throughout the Village. These homes
are to provide a complete mix in Residential Housing types within the Village, and
PAG ey3
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included to maA mi ze the opportunities for ownership of key and unique architecturally
significant features of the Village.
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Coliseum Town homes and/or Offices: It is the intent of the Developer to
construct a ring of Town homes and/or Office along the upper edge of the Coliseum.
These Town homes and/or Office will provide structure and dosure to the facility.
PAGE15
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version. 2013-04-75
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BRIDGES AND WATER FEATURE:
Key to Westlake Entrada will be the creation of a large-scale water feature with several
Signature Bridges. The water feature is ter bring oohesiveness to the Village while
creating spectacular streetscapes. It is expected that several operating boats may be
placed on this water featzxe to provide services such as a cafe, diner,boutique hotel or
other similar curio uses,
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LANDSCAPING:
Most public streets, private streets, plazas, gathering areas, alleys and/or pedestrian
access corridors within Westlake Entrada may have minimal landscaping, so long as it
does not interfere with transportation or pedestrian access, to retain authenticity to the
small European Village. Some plantings may be accommodated in large-scale
containers, so that they may be relocated for public events
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PAGE 17
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ORDINANCE 703
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Exhibit
Westlake Entrada Design Guidelines
Nothing will be done, written, or said unintentionally.
[Yestlake Entrada ►gill standout in sea of sameness, If our goal is to
change the r vay people think about community, we will meticulously
design our environment, and our communications, to be in contrast
to the status quo. 4L'e are deliberately thinking, speaking, and lAfing
differently.
Design Principles
Overall planning and building arrangement should create a
compact pedestrian-scaled environment mimicking the scale and livability
of a small, European Village that has evolved organically over hundreds, if
not thousands of years. Individual buildings should be designed to
reinforce the pedestrian-orientation of the Village, with an extreme focus
on attention to detail and the inclusion of 4-sided building design within
the framework of the small, European Village upon which this community
is based.
As new buildings are constructed, building facades should
utilize building elements and details natural to the selected sub-region of
Spain {bile ensuring the selected materials are native to Texas as :ell.
Native Stone design elements will be key in tieing the entire Village
together architecturally, while allowing for the natural progression and
evolution of individual building design as construction occurs in market-
defined phases.
Compatibility is not meant to be achieved through Uniformity, but
through the use of variations in building element_{ to achieve individual
building identity.
.,
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Westlake Entrada Design Guidelines
Bu(ding Design 1
Building Massing and Scale: A building's massing is its exterior volume and j
its scale is the relationship of its overall size and its component parts wit} 00
its adjoining buildings,spaces, and people. f
A building's massing should relate to its site, use, and to the
massing of adjacent bu Id ngs.
A building's massing should serve to define entry points and help
orient pedestrians. -`
The scale of individual building facade components should relate to
one another and the human scale,particularly at the street level.
Buildings and/or facades should emphasize and frame or terminate
i mportant vistas.
Building Rhythm: A building's rhythm is the pattern created by the regular
recurrence or alteration of its constituent architectural components.
Variations of the rhythms within individual building facades
shod d be achieved within any block of building facades.
Breaks in the predominant rhythm may also be used to reinforce
changes in massing and important elements such as building entrances or
pedestrian pass-throughs,
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Westlake * Design , i i
Architectural Elements:
y
Architectural elements are the individual components of a building,
including walls, doors, windows, cornices, parapets, roofs, pediments, and
other features.
Architectural elements should be designed to the appropriate scale and
proportions of d-e selected architectural style,
Architectural elements, such as canopies, awnings, roof and floor
overhangs, and colonnades should be provided as appropriate to protect
pedestrians, help unify parts of a building or block, provide human scale,
or provide a backdrop for signage and graphics.
Attention to detail for each building to constructed within Westlake Entrada
is where the Architectural Elements will become prevalent, and is a key
separation between a true Village and other developments.
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Westlake Entrada Design
Building[design
Entrances; The design and location of buildng entrances are important to
help define the pedestrian environment and create retail-friendy
environments.
Entrances should be easily identifiable as primary pants of access to
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buildings.
Building entrances may be defined and articulated by architectural
elements such as lintels, pediments, pilasters, columns, porticos, porches,
overhangs, railings, balustrades, and others, as appropriate. All building
elements should be compatible with the architectural style, materials,
colors, and details of the building as a whde.
Entrances to upper level uses may be defined and integrated into .,
the design of the overall building facade.
Facade Treatments; Facade treatments are that portion of a building's
street facade elevation extending from the ground to the roof that consists - A
of a single layer or architectural expression.
All sides of a building shall be consistent with respect to style, = '"
colors, and details only to the extent they establish continuity with the +`
main street front facades.
Can facades fronting on service or parking areas and along
secondary streets, windows need not be provided at the ground level. i
However, buildings should avoid long, monotoncus, uninterrupted walls.
Building wall off-sets, including projections, recesses, riches, fenestration,
or changes of materials or color shall be used to add architectural variety
and interest,and to relieve the visual impact of a blank wall.
Parapet and roof-lire offsets between facades may be provided in
order to break down the scale of t-ie block and create architectural interest
and variety, '
ORDINANCE 703
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Westlake .d . Design Guidelines
BLi(ding Design
Storefronts: Storefronts on facade treatments that span multiple tenants
shall use architecturally compatible materials, cdors, details, awnings
sig-iage, and lighting fixtures. Trademarked signage is to be incorporated
within these storefront faga de treatments whenever possible,
Lighting: The placement and orientation of lighting can be a critical part of
creating an inviting and safe downtown/uptown environment,
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Exterior lighting shall be architecturally integrated with the building
style, material,and col or.
Lighting intensities shall be controlled to ensure that excessive light
spillage and glare are not directed toward neighboring areas and
motorists.
Pedestrian level lighting of building entrance-ways should be
provi de d.
Illuminations of portions of buildings,direct or indirect, may be used
for safety or aesthetic results.
Pad Site Buildngs: For a building that occupies a pad, the building should
have similar design characteristics as the remainder of the project. This
includes use ofsimilar materials,patterns, rhythms,and proportiom.
Builafin VillagLeS. LLC A nno Domini 2013 [_5
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Westlake Design i i
Signage:
Signage in Westlake Entrada shall enhance the pedestrian character
of the districts by providing signs that are pedestrian in scale and located
so as to be legible to pedestrians the sidewalks, where line-of-sight
visibility for the signage is on a pedestrian scale.
Where signage is intended to have line-of-site visibility from the
adjacent major highways (SH 114, Solana Boulevard, and/or Precinct Line
Road), the scale and placement of the signage may be adjusted to
accommodate these longer site lines and higher travel speeds.
Directory signs may be provided tD help direct the public to dfferent .
businesses and services within Westlake Entrada. These may be provided
at promi nent locations within the development.
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PAGE 67 OF 91
Westlake Entrada Design Guidelines
Signage:
Signs may be attached flush to the building so long as they do not
obscure any significant architectural details.
Trademarked Signage shapes, designs, colors and lighting
to be allowed withn Westlake Entrada, so long as predominant site lines
are the prevailing factor used in scale, placement and orientation on the
building.
Signs may be hung from marquees or overhangs, but shall not
project lower than 7.5 above the sidewalk. Signs may also be hung in
front of stDre-front windows.
Businesses are encouraged to create individually styled sgnage that
distingui shes their establishment
Signs which are pedestrian oriented may be painted on the
storefront glass, but in no ease shall it occupy more than 25% of tine
glazed surface area. .
Signs may be lit by e>ternal light sources as long as such sources .
are not visually intrusive. 1
Sandwich Boards are encouraged for street-side
advertisement
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ORDINANCE 703
PAGE 68 OF 91
Westlake Entrada Design Guidelinesj
Public Streetscape Realm Design
Although not all streets within Westlake Entrada will be Ptblic, it is
important to focus on the portion of streets that will be within Public Right-
of-Way. The Streetscape is that portion of a street that accommodates
both social and business activity. It extends from the face of the building
or edge of the private property to the face of the curb defining the Public
Right-of-Way, where applicable within Westlake Entrada. A well designed
streetscape is important to a street's functi on as a public place and is the
most extensively used civic space in a Village,
The streetscape consists of the following four distinct functional
zones:
Edge Zane: The area between tie face of the curb and tte Furnishing
Zone, An area of required clearance between parked vehicles or traveled
way and accessories or landscaping. This area shall be a mini mum of 18"
to facilitate the door swing of a parked car and prevent conflicts with
elements within the Furnishing Zone,
Furnishing Zone: The area of the roadside that provides a buffer between r /
pedestrians and vehicles. Items which shall be located in this zone, tD
minimize impact on the Throughway Zone include; street trees, planting
strips, street furniture, utility poles, sidewalk vaults, newspaper racks,
cabinets, traffic signal cabinets, fire hydrants, bicycle racks, etc. A typical
dimension for this zone is 4'-6'.
Throughway Zone: The walking zone which must remain clear, both
horizontally and vertically, for the movement of pedestrians.
Frontage Zone: The distance between the Throughway Zone and the
building front or property line used to buffer pedestrians from window
shoppers, aocessories, and doorways. It may contain private street
furniture, signage, merchandise displays, etc. and can also be used for
restaurant seating.
Intersections and Crosswalks: Intersections shall be as
compact as practical. They shall minimize crossing distance as well as
crossing time, minimize exposure to traffic, and enoourage pedestrian
travel.
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Westlake . d . Design Guidelines-,
Public 5treetscape Alternatives;
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Public Realm Design
Public Parks and Open Spaces; Publicly accessible parks and open space
organize and reinforce neighborhood structure. They offer a wide variety
of passive and active recreational e)periences ranging in size and type,
but together, they create an integrated system enhancing livability,"" *.•
natural appearance, and ecological values while providing gathering
places and interaction opportunities for the community. "
Public parks and open spaces should be visible and easily
accessible from public areas such as building entrances and adjacent
streets and sidewalks. Wthin these parks, ample seat should be -- '
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provided, including walls, ledges, and other raised surfaces which can
serve a si milar purpose, y x 4:.•
Active uses such as retail, cafes, restaurants, higher density residential
and office uses which provide pedestrian traffic should be considered as
appropriate uses to line public parks and open spaces.
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Exhibit 7 4/16/2013 16:42
Westlake Entrada Residential Use Summary Table:
322 Total Number of Residential Units Allowed
Actual Unit mix to be determined at each Concept Site Plan
Single-Family, Detached Homes:
2500 sq. ft. Minimum Home Size
Townhomes(Attached):
1,800 sq. ft. Minimum Home Size
Condominiums- residential:
Size, number, and configuration to be approved by SUP.
322 ITotal #of Proposed Residential Units
114 35.4% % Between 1800 sqft AC and 2500 sqft AC
110 34.2% % Between 2500 sqft AC and 3600 sqft AC
98 30.4% % Between 3600 sqft AC and 12,000 sqft AC
322 Total Number of Residential Units
Upon Completion of the Residential Component, the average Residential Unit size will exceed 2500 sqft
TBD: Final Residential Unit Mix TO BE DETERMINED at Final Site Plans for each Phase of Development
ORDINANCE 703
PAGE 91 OF 91
INVOICE
Star-Telegram Customer ID: TO
808 Throckmorton St. Invoice Number• 325320191
FORT WORTH,TX 76102
(817)390-7761 Invoice Date: 4/26/2013
Federal Tax ID 26-2674582 Terms: Net due in 21 days
Bill To:
Due Date: 4/30/2013
TOWN OF WESTLAKE PO Number:
3 VILLAGE CIR STE 202 Order Number: 32532019
WESTLAKE, TX 76262-7940 Sales Rep: 073
Description: TOWN OF WESTLA
Ib0. 454.113 Publication Dates: 4/25/2013 '4/26/2013
_ Location Col Depth_ hinag , . 1VIU..- t Rate . Amount
TOWN OF WESTLAKE
TOWN Ol ORDINANCE NO. 703 NO. I3580 1 51 51 LINE $6.11 $623.12
PDl-2 PLANNED DEVELOPMENT 1
PLANNING AREA 2
AN ORDINANCE AMENDING THE
Sales Disc COMPREHENSIVE ZONING ORDI-
NANCE OF THE TOWN OF
WESTLAKE, TEXAS TO AMEND
Misc Fee THE ZONING FOR AN APPROXI- $10.00
MATELY 85.9 ACRE TRACT OF
LAND IDENTIFIED AS PLANNING
AREA 2 OF THE PD1 PLANNED
DEVELOPMENT DISTRICT (1101-2)
GENERALLY LOCATED IN THE
TOWN OF WESTLAKE, TARRANT
COUNTY,TEXAS;AMENDING THE Net Amount' r�$l40.40
PERMITTED USES BY ADDING
RESIDENTIAL AND ENTERTAIN-
MENT USES TO THE OFFICE AND
RETAIL USES CURRENTLY PER-
MITTED IN THE "PD1" PLANNED
DEVELOPMENT DISTRICT THERE-
BY CREATING A MIXED-USE"VIL-
LAGE STYLE" ZONING DISTRICT;
DEFINING CERTAIN TERMS; DE-
SCRIBING AND INTERPRETING THE I
PD CONCEPT PLAN; REbULATING
PERMITTED USES, HEIGHT, LOT CHRISTY LYNNE HOLLAND
SIZES,BUILDING LINES,MINIMUM Notary Public,State of Texas
FLOOR AREA, PARKING, LAND- . _
SCAPING,DRAINAGE AND OTHER My Commission Expires
DEVELOPMENT STANDARDS AND; RECEIVED MAY 161013 July 31, 2016
THE STA PROVIDING A SAVINGS CLAUSE;
County of PENALTY CLAUSE;
CLARING AN EFFE N EFFECTIVE DATE.
SECTION 6:That any person,firm
Before me or corporation violating any of the ounty and State,this day personal) appeared y g
the Star-T provisions or terms of this ordi- y pp ared Deborah Baylor Norwood, Bid and Legal Coordinator for
Hance shall be subject to the same ilegram, Inc.at Fort Worth,in Tarrant County,Texas;and who,after being duty sworn,did depose and say
that the at penalty as provided for in the Code nt was publishriQn the above named paper on the listed dates: BIDS&LEGAL DEPT. STAR TELEGRAM
of Ordinances of the Town of
(817)215- Westlake,and upon conviction shall
be punishable by a fine not to
exceed the sum of Two-Thousand
($2,000.00) for each offense. Each Signetl
day that a violation is permitted
SUBSCRI to exist shall constitute a separate ,
offense.PASSED AND APPROVED ME,THIS Tuesday,April
BY THE TOWN COUNCIL OF THE
TOWN OF WESTLAKE,TEXAS,ON
THIS 22nd DAY OF April, 2013. Notary Public
Thank You For Your Payment
Remit To: Star-Telegram Customer ID: TOW27
P.O. BOX 901051 Customer Name: TOWN OF WESTLAKE
FORT WORTH, TX 76101-2051 Invoice Number: 325320191
Invoice Amount: $140.40
PO Number:
Amount Enclosed:
TOWN OF WESTLAKE
ORDINANCE NO. 720
AN ORDINANCE AMENDING ORDINANCE 703 OF THE TOWN OF WESTLAKE,
TEXAS; AMENDING THE ZONING BY APPROVING A DEVELOPMENT PLAN AND
ENGINEERING STANDARDS FOR AN APPROXIMATELY 85 ACRE TRACT OF
LAND IDENTIFIED AS PLANNING AREA 2 OF THE PD1 PLANNED
DEVELOPMENT DISTRICT (PDI-2) GENERALLY LOCATED IN THE TOWN OF
WESTLAKE, TA NT COUNTY, TEXAS; PROVIDING A SAVINGS CLAUSE; A
PENALTY CLAUSE; AND DECLARING AN EFFECTIVE DATE.
WHEREAS, there is located within the corporate limits of the Town of Westlake an
approximately 85 acre tract of land (commonly known as Planning Area 2 of the PD1 zoning
district (PD 1-2); being the portion of the PD1 zoning district bounded by Solana Boulevard to
the south, FM 1938 "Davis Blvd." to the west, and SH 114 to the north, more completely
described in, set out in Exhibit "A"; and
WHEREAS, on April 22, 2013, the Westlake Town Council (sometimes referred to as
the "Council") of the Town of Westlake, Texas (the "Town"), adopted Ordinance 703 amending
the Comprehensive Zoning Ordinance (the "Zoning Ordinance") by creating regulations and
design guidelines for a mixed-use development; and
WHEREAS, the Zoning Ordinance has been amended by the Council after receiving
recommendations from the Planning and Zoning Commission(the "Commission"); and
WHEREAS, because of the size, location, and natural features of the Planning Area and
the Town's need for public infrastructure, amenities, and services, the Town has a critical interest
in the development of the Planning Area and is encouraging such development to the highest
possible standards of quality consistent with the Town's long-term development vision; and
WHEREAS, because of improvements to FM 1938 (Davis Blvd.), further urban growth
throughout the region, and other changed conditions that affect the region, the Town believes
there are unique and significant opportunities for new and unique mixed-use development within
the Planning Area that will be consistent with the Town's long-term development vision; and
WHEREAS, the suitability of the Planning Area for such planned uses can be enhanced
through modifications to the development regulations governing the Planning Area, including
approval of a Development Plan and modifications to the Engineering Design Standards
otherwise applicable under the UDC; and
WHEREAS, the economic development and land use planning objectives of the Town
will be furthered by the amendment of to PD 1-2; and
WHEREAS, the Commission held a public hearing upon the application of Centurion
American to amend the zoning for PD 1-2 by the approval of a Development Plan on October 14,
Ordinance 720
Page 1 Of 20
2013 after written notice of such hearing having been sent to owners of real property being
within 200 feet of the property and notice being published in a newspaper of general circulation
in the Town, all in accordance with law; and
WHEREAS, upon the recommendation of the Planning and Zoning Commission, the
Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of
the Town and its citizens that the amendments to Ordinance 703 reflected by the approval of the
Development Plan and Engineering Design Standards, as attached (Exhibit "B") should be
approved; and
WHEREAS, the Council believes that the interests of the Town, the present and future
residents and citizens of the Town, and developers of land within the Town are best served by
adopting this Ordinance, which the Council has determined to be consistent with the Town's
Comprehensive Plan and its Land Use Map, Thoroughfare Plan, and Open Space Plan, all as
amended to date.
NOW, THEREFORE, DE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: That the recitals set forth above are hereby incorporated herein, adopted
by the Town and declared to be true and correct.
SECTION 2: That Ordinance 703 of the Town of Westlake, Texas, is hereby amended
by this Ordinance amending the Planned Development District PD1, Planning Area 2 (PDl-2)
within the property described in Exhibit "A"attached hereto by reference for all purposes. This
Planning Area will be subject to the Development Plan as set out in Exhibit `B". This Planning
Area will be subject to the Engineering Design Standards attached hereto as, set out as Exhibit
"CY1•
SECTION 3: The Development Plan is further approved subject to the compliance with
the following additional conditions:
1. The Development Plan must have architectural engagement of all buildings to the
water feature in a way that accommodates public use of the trail (palisade) on the water's edge.
2. All structures adjacent to the water, including those involving fee simple
ownership, must be handled dimensionally to maximize an aesthetically pleasing adjacency and
interaction with the water.
3. Location of the plaza in Phase 1 in relationship to the water feature must allow for
a high degree of public access to the water feature from this plaza. This should be done in a
manner that forces any and all vehicular access into the plaza space via a separate conduit. This
can be done in European village fashion with bollards defining the vehicular path across the
plaza ground plane, while separating cars from pedestrians (note: the Arts District in Dallas has
a street where this pedestrian and vehicular traffic are separated with bollards as recommended
here). This plaza should be extended to or as near as possible to the water feature.
Ordinance 720
Page 2 Of 20
4. Attention roust be paid to the architectural and spatial relationship of the storage
building that will surround the gas well pad site with the residential uses across the street from
the storage building. This includes some type of architectural feature at the corners of the
storage building to create architectural interest.
5. The entire residential area in the southwest quadrant of the tract must have a view
corridor established where all streets and lots are terraced in a manner whereby residences on the
street above another residence are viewing a roof top and horizontal vista, not looking downward
into a backyard.
6. The location of the proposed Town Hall building should be set to maximize and
create a public gathering area near the water, as well as interact well in terms of the Town Hall's
site's adjacency to the trail system that goes along the edge of the water feature. This may mean
moving it further away from the round-about in front of the building.
7. Pedestrian bridge should be point of strong architectural interest creating a "Ponte
Vecchio" visual impact type bridge, The other bridge, which will carry vehicular, bike and
pedestrian traffic should be a significant design feature of this development as well. Both
bridges should be located to link well with public plaza areas.
8. A publicly accessible trail system must be located around the entire the perimeter
of the water feature with the exception of the villas' section. Locations for fountains, benches,
tables, public art, and other public gathering areas must be shown along the trail system on the
Development Plan. This trail shall have a point of inter-connection with the trail system in
Solana on the tract adjoining to the east.
9. Engineering standards for this development must be approved with the
preliminary plat and must assist in carrying out the Staff's recommendations for the
Development Plan contained in this report as well as meet the intent of the design standards and
guidelines contained in Ordinance No. 703.
10. When the tract is site planned, both the southeast corner of FM 1938 (Davis) and
Solana Boulevard and the northeast corner of FM 1938 (Davis) and SH114 must, include strong
design public design elements that tie those corners to the intent of the design standards and
guidelines for this tract. Site plans for these corners shall minimize surface parking from being
the main visual feature at these hard corners (note: requiring some berming when these locations
are site planned may help with this). This includes incorporating design features from the
Town's FM 1938 Streetscape plan on the side of the subject tract that abuts FM 1938. Also, a 3-
4 foot stone wall that fits with the site's design standards and guidelines shall be required around
the perimeter of the site on Solana Boulevard and FM 1938.
11. Show on the Development Plan the type of Town Edge landscaping that will be
utilized along the SH114 side of the tract. Also show where along this Town Edge landscape
zone the landscaping will consist of trees and when other treatments such as vineyards, as
proposed by the developer, will be used.
Ordinance 720
Paae 3 Of 20
12. Approve use of Italian Cypress trees on the tract as the predominant tree of choice
for the landscaping.
13. All recommendations made by Staff in the Staff Report presented at the time of
zoning approval on April 22, 2013 continue in place (discussed above in Section I of this report).
14. All site plans submitted subsequent to approval of this Development Plan shall
comport to all the design standards and guidelines as set out Ordinance No. 703.
15. A lighting plan must be submitted for this Development Plan that meets the
requirements of the Section 14 of the zoning ordinance for this site (Ordinance No. 703) as well
as Chapter 102 of the Town's Code of Ordinances. This plan should emphasize use of bollard
lights along trails, plazas, and gathering areas. It should also emphasize shielded low intensity
down lighting for parking lots and intersections.
16. A Master Landscape Plan for all common areas, right-of-ways, public and private
open spaces, and Town Edge Landscape zones must be submitted along with the next Site Plan
and before any buildings permits are issued, other than the Site Plan and building permit for the
Sales Office.
SECTION 4: It is hereby declared to be the intention of the Town Council of the Town
of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are
severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be
declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction,
such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
paragraphs or sections of this Ordinance since the same would have been enacted by the Town
Council of the Town of Westlake without the incorporation in this Ordinance of any such
unconstitutional phrase, clause, sentence, paragraph or section.
SECTION 5: That all provisions of this Ordinance not hereby amended shall remain in
full force and effect.
SECTION 6: That this Ordinance shall be cumulative of all other Town Ordinances and
all other provisions of other Ordinances adopted by the Town which are inconsistent with the
terms or provisions of this Ordinance are hereby repealed.
SECTION 7: That any person, firm or corporation violating any of the provisions or
terms of this ordinance shall be subject to the same penalty as provided for in the Code of
Ordinances of the Town of Westlake, and upon conviction shall be punishable by a fine not to
exceed the sum of Two-Thousand ($2,000.00) for each offense. Each day that a violation is
permitted to exist shall constitute a separate offense.
SECTION 8: This ordinance shall take effect immediately from and after its passage as
the law in such case provides.
Ordinance 720
Page 4 Of 20
PASSED AND APPROVED BY THE TOWN COUNCIL OF THE TOWN OF
WESTLAKE, TEXAS, ON THIS 28"DAB' OF OCTOBER, 2013.
ATTEST: La &a-Wheat,;Mayor
44
KellyYEdwal s, Town Secretary
APPROVED AS TO FORM:
''Thomas E. Brymer,'Town Manager
r L. Stant n Lowry, T vn Attorney 4 E 8 7-1�
3
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Ordinance 720
Page 5 of 20
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`1 II INTERIM REVIEW AND IS
11 NOT INTENDED FOR
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35.0' EXIST] G PU LIC ACE \ \ •o - 9,8 / \ y, /
& UTILI Y EA MENT \ \ ° /� \ / y , / a / G&A CONSULTANTS, F-1798
0 / ROBERT JOHN DOLLAK, JR.,
P.E. #86898
4J - DATE 10/11/2013
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II Scale: 1"=100'
a 339.24' Revisions:
----
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9sB 7' Lot 2,Block 1 II
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o LC=N 3'35'55" �� a 168.55' Ph. (469) 892-7200 P P2
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[PREL M N/ Y PLANS
THIS DOCUMENT IS FOR
INTERIM REVIEW AND IS
NOT INTENDED FOR
CONSTRUCTION, BIDDING,
OR PERMIT PURPOSES.
G&A CONSULTANTS, F-1798
ROBERT JOHN DOLLAK, JR.,
P.E. #86898
DATE 10/11/2013
Drawn BY: JLL
Date: 10411 2013
Scale: 1 =100
Revisions:
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12139R
OWNER/DEVELOPER
o MAGUIRE PARTNERS - SOLANA LAND, LP.
M 1221 N. 1-35E, SUITE 200
CARROLLTON, TEXAS
No
Ph. (469) 892-7200 PP3
Fax (469) 892-7202
Contact: JACK DAWSON
—° ENGINEERING SITE PLANNING CIVIL ENG G PLATTING
All
CONSULTANTS, LLC
;"1p.. f ' � • LAND SURVEYING LANDSCAPE ARCHITECTURE
_
,,' -. '-� � y 111 Hillside Drive • Lewisville, TX 75057 • P: 972.436.9712 • F: 972.436.9715
611 Dallas Drive, Suite 114 • Roanoke, TX 76262 • P: 682.831.9712 • F: 817.890.4043
W. L 1 I*" TBPE Firm No. 1798
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ENTRADA DEVELOPMENT PLAN
85 . 921 ACRES
TOWN OF WESTLAKE
DESIGN AND CONSTRUCTION QUALITY
GUIDELINES FOR
ENTRADA
DRAFT
Prepared
6-18-15
1
Introduction:
The following document presents those design and construction quality guidelines applicable to
PD 1-2 (the Entrada Development). PD1-2 has both a residential and non-residential
component. Those guidelines applicable exclusively to residential or non-residential uses are
called out by land use. Those guidelines not specified as residential or non-residential are
applicable to both land uses.
There are two primary purposes accomplished through this document. These purposes are:
1. Construction Quality: Modern construction technology is most adept at allowing /
facilitating the delivery of traditional and historic architectural details and themes through
cost effective and fast building methods/ systems. An industry of preformed shapes,
plasticized material, faux materials, attachment systems, material unitization, etc. has
arisen around replication of traditional and historic architectural details. However, visual
replication often fails to also deliver the essence of craftsmanship that is so much a part
of the traditions that the market reveres. The Town of Westlake seeks to preserve, in
the creation of a Catalonian Village look, the evidence of artisanship and craftsmanship
that is so essential to that look. Therefore, these guidelines establish material,
dimension, and workmanship standards aimed at use of materials that can be crafted
and engagement of construction techniques which require craftsman and artisan
capabilities.
2. Capturing Essential Visual Qualities of the Catalonian Archetype: Much of the
delivery system for design and construction of commercial and residential space lacks
an actionable understanding of Catalonian Architecture (individual building) or the
Catalonian Village (collective association of buildings). The delivery system currently
employed has arisen around construction details, methods, and systems based on
veneer construction. Closure, edge/ corner, portal, and base details associated with
veneer construction will be substantially different than those associated with load
bearing masonry construction (the construction method of the medieval Catalonian
Village). The unique appearance of the Catalonian building (individually) and the
Catalonian Village (collectively) is derived from "trade" techniques associated with
closure, edge/corner, portals, and base treatments necessary to build an enduring
structure/settlement of load bearing masonry. Therefore, the present day architect,
builder, and tradesman is faced with a need to translate the essence of the style through
creative construction details that yield the appearance of Catalonian construction and
subsequent detailing.
The following Guidelines and Standards are intended to address these two important
outcomes (discussed above) and in so doing promote a project for Westlake that is truly
unique in the Metroplex and an achievement for both the developer and the Town.
2
Courtyard Gates
Courtyard gates are defined as opaque or "see through" passage doors at portal entries to
activity or entry or motor courts where such entry separates the court from a public way.
INSERT 3 ILLUSTRATIVE PICTURES
• Wood Gates Insert picture of acceptable wood gate from Catalonia
o Material:
• Approved Woods: Western Red Cedar, Spanish Cedar, Cypress or
Mahogany
• Panels: All panels are milled lumber, not plywood, composite board, or
Masonite.
• Trim: All trim is milled lumber. ADD FIGURE SHOWING STICKING
DETAIL
• Prohibitions: The use of sheet lumber (such as plywood) for gate
construction is prohibited
o Dimensions:
• Frame Material Thickness: 1 1/2 in. minimum (includes all members
structural and facing/ planking except where a panel design is used)
• Panel Material Thickness: 3/4 in. minimum set in with an authentic sticking
detail (no applied panels with offset applied trim). Panels can be butted
boards set in a wood channel.
o Hardware:
• Handles: Rustic, wrought iron with welded or forged embellishment
• Hinges: Exposed strap hinges (no hidden leaf hinges) or pin hinges with oil
rubbed or black iron finish.
• Finish: Oil rubbed or black Iron Finish ADD 3 PICTURES OF
ACCEPTABLE FINISHES
• Prohibitions: No tubular steel solid bar and forged materials only. Np
applied embellishment. No bright brass or bronze finishes.
o Articulation:
• Edges: All edges are routed or carved, no use of applied molding to create
edge details.
• Surface Construction: Planar, flat with visual expression of composing
lumber units (such as butted vertical boards).
• Jointing: Clear indication of connection such as visual expression of
mortise and tendon and or mechanical/wrought fastener/ rivet.
• Visual Expression of Structure: Clear visual expression of gate leaf and
the structure supporting it (such as cross bucks or frame).
Show gate Picture
3
• Iron Gates Insert picture of acceptable Iron gate from Catalonia
• Material:
• Frame and Structure: Solid Bar (square or round section), Iron or Ferris
Wrought Iron.
• Panels: Iron plate.
• Prohibitions: Tubular Steel, Aluminum, Vinyl/ Polymer, Cast Material
• Dimensions:
• Frames: Flat plate Ferris Iron with 1/4 in thickness minimum or Solid Bar
Ferris Iron 1 in. minimum.
• Infill bars/ pickets: 5/8 in. minimum.
• Panels: 1/4 in. minimum.
• Hardware:
• Handles: Rustic, wrought iron with welded or forged
embellishment, oil rubbed bronze or black iron finish.
• Hinges: Rustic, wrought iron exposed strap hinges (no hidden leaf
hinges) or pin hinges. Integral welded hinges constructed as part of gate
construction (such as tubular sleeves and pins) is also permitted.
• Finishes: oil rubbed bronze or black iron finish. (see images of
acceptable finishes above).
• Prohibitions: Tubular Steel, Bright brass, Bronze, or Aluminum. No
Applied Embellishments.
• Articulation:
• Jointing: welded or forged joints only.
• Finials: forged finials, forged from the bar stock which it originates or
forged separately and welded to solid stock so as to appear to be wrought
from the stock material
• Other decorative treatment of bar stock: Forged twists or other forged
manipulation of the bar stock. Forged rosettes, circles, or other shapes
which are employed to strengthen the gate structure are permitted if they
are forged from solid bar stock (in a manner consistent with the rest of this
guideline) and welded to the abutting frame or attached with a hand crafted
band or other coupling.
• Finish: Oil finishes iron or black painted iron (painted over a durable
primer)
• Weld Joints: All weld joints are to be ground smooth.
4
Courtyard Walls
Courtyard gates are defined as opaque or "see through" barriers which define the perimeter (or
limits of) activity or entry or motor courts where such barriers are front or are visible from the
public way.
Free standing Court Yard Walls
• Material:
• Stone: Full width natural quarried stone, selected from the approved stone
material for Entrada.
• Prohibitions: The use of man-made and natural thin-set stone veneer
products is prohibited at courtyard wall assemblies. The use of scored
stucco meant to look like stone is prohibited.
Show picture of acceptable stone
• Articulation:
• Wall Section, Lift Wall: Two wythe natural quarried stone veneer laid in a
coursed pattern not a, mosaic pattern, with grout infill. Stones laid in a
course pattern are lain into the wall as they would otherwise lay on the
ground. The frequent use of smaller leveling stones (chinking material) is
permitted and encouraged.
• Wall Section, Veneer Wall: Two wythe natural quarried stone veneer with
concrete masonry unit (CMU) inner wall, natural quarried stone must cover
CMU at all faces. Masonry ledges must be wide enough to accommodate
the larger stones selected for use in Entrada.
• Street Scape Contribution: Where employed, walls must make a strong
edge with the street scape. Walls along the front or rear property lines must
lay within the Build-To-Zone as specified in the Residential Development
Guideline.
• Wall Surface: Planar, flat with visual expression of natural quarried stone
or cut stone surrounds at openings. Stones employed in the wall
construction must be varied in width, height, and form. The frequent use of
smaller leveling stones (chinking) is encouraged.
• Prohibitions: The use of man-made and natural thin-set stone veneer
products is prohibited at courtyard wall assemblies. Stone laid in a pattern
that is not a load bearing coursed pattern (such as mosaic stone patterns)
is prohibited.
o Dimensions:
• Thickness: 8 in. minimum (except for the use of leveling stones where
needed to maintain level coursing).
5
• Height: 8 ft. maximum, except at openings where 10 ft maximum will be
allowed.
• Prohibitions: The use of a uniform size or cut of stone. Wall construction
must employ the variety of stone material as would have been employed in
the hand crafted environment of the medieval Catalonian Village.
Show picture of acceptable mixture of stone sizes
• Wall Cap:
• Material: Full width natural quarried stone. Random width natural quarried
stone. Cut or dressed, full width natural quarried stone. Cut or dressed,
random width natural quarried stone. Clay, half-round roof tile. A thin
natural slate.
• Articulation: The wall cap must be laid in a manner that engages the full
width of the wall
• Prohibitions: The use of man-made and natural thin-set stone veneer
products is prohibited at courtyard wall assemblies. The use of man-made
cast stone is prohibited. The use of concrete and/or stamped concrete is
prohibited.
• Stone Patterns and Coursing:
• Wall Face: Refer to "Retaining Wall Guideline"for approved coursing
patterns. All stones laid in a course must be laid in the wall as they would
lay on the ground. The frequent use of leveling stones (chinking) is
encouraged.
• Wall Corner: Wall corner must be laid so that the vertical courses interlock
(Toothing), thereby showing the full dimension of the stones used. See
Retaining Wall Guideline for a more detailed explanation of corners. It may
be necessary that the masonry ledge be substantially larger at corners to
allow for the natural stones to laid in a true "Toothing" pattern. Corners are
required to reflect the full depth of the stone and give the appearance of
load bearing masonry.
• Prohibitions: Stacked mortar joints at any inside or outside corner or at the
surround of an opening are prohibited
Show example of corner 'toothing"
• Opacity:
• Void to solid ratio: No more than 10% of the wall area may be void,
exclusive of automotive or entry portals.
• Wall Openings:
• Definition: Openings are defined as Pedestrian, allowing for walking traffic,
Automotive, allowing for garage access and Decorative, which do not allow
the passage of man or car but provide visual relief on the wall run.
6
• Pedestrian Openings: All Pedestrian openings must have an approved
wood or metal gate. Refer to "Courtyard Gates" for specifications.
• Decorative Openings: Decorative openings are required to have an
approved decorative iron grille. Refer to "Ornamental Ironwork" for
specifications.
• Width of Opening: The maximum width of a Pedestrian opening is 4 ft.
The maximum width of an automotive opening is 12 ft. Pedestrian and
Automotive openings must be gated with a wood or iron gate. However,
when a garage is within the Build-To-Zone (see residential development
guideline) the wall opening may be the width of the driveway serving the
garage door opening. All other motor entries shall be to a motor court which
serves the garage.
Show diagram of the wall opening at the two garage conditions
o Articulation:
• All wall openings shall have full natural quarried stone or cut stone returns
at openings.
• The incorporation of decorative natural stone shelves, niches and
carvings into the wall facade is highly encouraged.
• All walls designs above 4 ft. in height are required to be approved by an
engineer and all design drawings must be stamped. All gravity walls must
be designed or specified by a registered engineer.
7
Exterior Doors: Exterior Doors are defined as passage between the exterior and interior of any
residential or non-residential space (conditioned or unconditioned). Primary Entrances are the
points of ingress/ egress designated (by their design, placement, and treatment) as intended for
most use. Secondary entrances are all other non-primary entrances. Ay entrance facing a
street or parking apron is a primary entrance unless the entrance has a non-pedestrian finction
or accesses a service space.
Insert 4 pictures of Exterior Doors (2 Primary and 2 Secomndary)
• Residential- Primary Exterior Entrances
• Material:
• General: All primary entrance doors and frames are required to be wood or
hand crafted, rustic, wrought iron.
• Wood: Approved woods are Oak, Poplar, Cypress, Clear Pine, Clear
Cedar, Cherry, or Walnut.
• Wood Production: All units are milled lumber. All trim is milled lumber.
• Wood Prohibitions: Plywood, composite board, stamped metal, vinyl, or
fiberglass is prohibited
• Iron: Rustic, wrought iron appearance with handcrafted qualities.
• Iron Production: Frames constructed with Solid Bar (square or round
section), no tubular steel. All Panels must be iron plate. All ironwork finishes
will be oil rubbed bronze, dark bronze, or black iron. All iron doors will be
fabricated from forged units and built-up (within a frame), instead of
stamped as a single unit.
• Iron Prohibitions: Polished brass and stainless steel finishes are
prohibited. Tubular Steel is prohibited. Stamped or formed steel/ iron. Any
metal fabrication that seeks to capture the appearance of a wood door.
• Dimensions
• Wood Frame Thickness: 1 3/4 in. minimum.
• Wood Panels: 3/4 in. minimum set in with an authentic sticking detail (no
applied panels with offset applied trim). Panels can be butted boards set in
a wood channel.
• Wood Stiles: 4 1/2 in. minimum
• Wood Top Rail: 4 1/2 in. minimum.
• Wood Bottom Rail: 7 1/2 in. minimum.
• Iron Frames: Flat bar plate with 1/4 in thickness minimum or Solid Bar 3/4
in. minimum.
• Iron Infill bars/ pickets: 3/8 in. minimum
• Iron Panels: 3/16 in. min thickness
8
• Opacity
• Void to solid ratio: No more than 20% of the primary entrance door unit
may be glazed.
• Articulation
• Wood Edges: All edges are routed or carved, no use of applied molding to
create edge details.
Insert graphic of typical edge treatments.
• Surface: Planar, flat with visual expression of composing lumber units
(such as butted vertical boards).
• Joints: Clear indication of connection such as visual expression of mortise
and tendon and or mechanical/ wrought fastener/ rivet.
Insert graphic of typical joint treatments.
• Glazing: Glazed areas, over 2 sq. ft., are required to have true divided lites.
Glazing is limited to clear or seeded finish. Glazed openings in the door are
required to have an approved decorative iron grille. Refer to "Ornamental
Ironwork" for specifications.
9
• Residential- Secondary Exterior Entrances
• Material:
• Wood: All secondary entrance doors and frames are required to be wood or
paintable aluminum clad wood units. Approved woods are Oak, Poplar,
Cypress, Clear Pine, Clear Cedar, Cherry, Walnut.
• Wood Production: All units are milled lumber or aluminum covered milled
lumber.
• All trim is milled lumber or aluminum clad milled lumber.
• Prohibitions: Plywood, Composite Board, Vinyl, aluminum (unless an
aluminum clad over wood), or fiberglass are prohibited. Formed Steel doors
are not permitted.
• Dimensions:
• Frame Thickness: 1 3/4 in. minimum.
• Panels: 3/4 in. minimum set in with an authentic sticking detail (no applied
panels with offset applied trim). Panels can be butted boards set in a wood
channel.
• Stiles: 4 1/2 in. minimum
• Top Rail: 4 1/2 in. minimum.
• Bottom Rail: 7 1/2 in. minimum.
• Opacity
• Void to solid ratio: The entire panel within the stiles, Top Rail, and Bottom
rail may be glazed provided that such glazing is comprised of divided lites
with no less than 6 lites.
• Articulation
• Edges: All edges are routed or carved, no use of applied molding to create
edge details.
• Surfaces: Planar, flat with visual expression of composing lumber units
(such as butted vertical boards).
• Joints: Clear indication of connection such as visual expression of mortise
and tendon and or mechanical/ wrought fastener/ rivet.
• Glazing: Glazed areas, over 2 sq. ft., are required to have true divided lites.
Glazed openings in secondary doors are not required to have ornamental
iron grilles. Glazing is limited to clear or seeded finish.
10
• Residential- Exterior Garage Doors
• Material:
• Visible Face: All visible faces of garage doors, in the closed position, are
required to be wood. Approved woods are Western Red Cedar, Spanish
Cedar, Cypress, or Mahogany.
• Face Production: All units are milled lumber, not plywood, composite
board, vinyl or fiberglass. All trim is milled lumber.
• Prohibitions: Composite wood, plywood, vinyl, fiberglass and steel doors
are prohibited unless employed as a structural carrier for the approved
woods listed above.
• Dimensions:
• Thickness: 1 3/8 in. minimum.
• Panels: 5/8 in. minimum set in with an authentic sticking detail (no applied
panels with offset applied trim). Panels can be butted boards set in a wood
channel.
• Stiles: 5 1/2 in. minimum
• Top Rail: 5 1/2 in. minimum.
• Bottom Rail: 5 1/2 in. minimum.
• Door Height: 8 ft. maximum. If the door is arched, it may be 8 feet to the
spring line of the arch.
• Door Width: 9 ft. maximum. When the door is visible to any public way.
Insert picture of acceptable garage door
• Opacity:
• Void to solid ratio: Glazing is prohibited in garage doors.
• Articulation:
• Edges: All edges are routed or carved, no use of applied molding to create
edge details.
• Surface: Planar, flat with visual expression of composing lumber units
(such as butted vertical boards).
• Jointing: Clear indication of connection such as visual expression of
mortise and tendon and or mechanical/wrought fastener/ rivet. Clear visual
expression of gate leaf and the structure supporting it (such as cross bucks
or frame).
11
• Commercial- Primary Exterior Entrances
o Material:
• General: All primary, exterior entrance doors and frames are required to be
wood or fabricated Iron. One primary entrance per tenant, minimum.
• Wood: Approved woods are Oak, Poplar, Cypress, Clear Pine, Clear
Cedar, Cherry, or Walnut.
• Wood Production: All units are milled lumber, plywood, composite board,
vinyl, aluminum storefront or fiberglass.
• Wood Trim: All trim is milled lumber or aluminum clad milled lumber.
• Prohibitions: Plywood, composite board, vinyl, aluminum storefront,
stamped for formed metal, or fiberglass are prohibited. Any material that
seeks to fabricate the appearance of wood but is not wood is prohibited.
Insert image of acceptable commercial doors
• Iron: Rustic, wrought iron appearance with handcrafted qualities.
• Iron Production: Frames constructed with Solid Bar (square or round
section), no tubular steel. All Panels must be iron plate. All ironwork finishes
will be oil rubbed bronze, dark bronze, or black iron. All iron doors will be
fabricated from forged units and built-up (within a frame), instead of
stamped as a single unit.
• Iron Prohibitions: Polished brass and stainless steel finishes are
prohibited. Tubular Steel is prohibited. Stamped or formed steel/ iron. Any
metal fabrication that seeks to capture the appearance of a wood door.
o Dimensions:
• Wood Door Thickness: 1 3/4 in. minimum.
• Wood Panels: 3/4 in. minimum set in with an authentic sticking detail (no
applied panels with offset applied trim). Panels can be butted boards set in
a wood channel.
• Wood Stiles: 4 1/2 in. minimum
• Wood Top Rail: 4 1/2 in. minimum.
• Wood Bottom Rail: 7 1/2 in. minimum.
• Iron Frames: Flat bar plate with 1/4 in thickness minimum or Solid Bar 3/4
in. minimum.
• Iron Infill bars/ pickets: 3/8 in. minimum
• Iron Panels: 3/16 in. min thickness
12
o Opacity
• Void to solid ratio: No more than 75% of the primary entrance door unit
may be glazed.
• Glazing: Glazing is limited to 1/2 and 3/4 light panel styles.
o Articulation
• Wood Edges: All edges are routed or carved, no use of applied molding to
create edge details.
• Surface: Planar, flat with visual expression of composing lumber units
(such as butted vertical boards).
• Jointing: Clear indication of connection such as visual expression of
mortise and tendon and or mechanical/ wrought fastener/ rivet.
• Glazing: Glazed areas are required to have true divided lites. Glazed
openings in the door are not required to have an approved decorative iron
grille. Glazing is limited to clear or seeded finish.
13
• Commercial- Secondary Exterior Entrances
o Material:
• General: All secondary, exterior, entrance doors and frames are required to
be wood or aluminum clad wood units.
• Wood: Approved woods are Oak, Poplar, Cypress, Clear Pine, Clear
Cedar, Cherry, or Walnut.
• Wood Production: All units are milled lumber or aluminum covered milled
lumber. Wood Trim: All trim is milled lumber or aluminum clad milled
lumber.
• Wood Prohibitions: Plywood, composite board, vinyl, aluminum storefront
or fiberglass are prohibited. Any material that seeks to fabricate the
appearance of wood but is not wood is prohibited.
Insert image of acceptable commercial secondary doors
o Dimensions:
• Door Thickness: 1 3/4 in. minimum.
• Panels: 3/4 in. minimum set in with an authentic sticking detail (no applied
panels with offset applied trim). Panels can be butted boards set in a wood
channel.
• Stiles: 4 1/2 in. minimum
• Top Rail: 4 1/2 in. minimum.
• Bottom Rail: 7 1/2 in. minimum.
o Opacity
• Void to solid ratio: No more than 75% of the secondary entrance door unit
may be glazed.
• Glazing: Glazing is limited to 1/2 and 3/4 light panel styles.
o Articulation
• Edges: All edges are routed or carved, no use of applied molding to create
edge details.
• Surface: Planar, flat with visual expression of composing lumber units
(such as butted vertical boards).
• Jointing: Clear indication of connection such as visual expression of
mortise and tendon and or mechanical/wrought fastener/ rivet.
• Glazing: Glazed areas are not required to have true divided lites. Glazed
openings in secondary doors are not required to have decorative iron
grilles. Glazing is limited to clear or seeded finish.
14
• Commercial- Exterior Service Doors
• Material:
• General: Exterior, service and back-of-house doors and frames, in public
view, are defined as Commercial- Exterior Secondary Entrances.
• Material for Qualifying Doors: Exterior, service and back-of-house doors
and frames, not in public view may be hollow metal if approved by the
Town.
• Frames: Frames for doors that are not are not visible to the street, may be
metal.
• Dimensions:
• Door Thickness: 1 3/4 in. minimum.
• Frame Thickness: 2 in. minimum.
• Gauge: 20 ga.
• Door Height: 8 ft. maximum.
• Door Width: 6 ft. maximum per opening.
• Opacity:
• Void to solid ratio: Glazing is prohibited in exterior, service doors.
• Articulation:
• Frames: Frames and doors are required to be recessed a minimum of 4 in.,
from face of frame to face of door surround.
• Surface: All Exterior, service and back-of-house door that are not visible to
the street may be flush front doors with welded connections.
• Prohibitions: Wrap-around frames on exterior walls are prohibited.
Mechanical grilles, mounted within the door, are allowed but must be
painted to match door finish. Mechanical grille sizes are limited to 40% of
the surface area of each door.
15
Exterior Door Hardware
Exterior Door Hardware is defines as passage sets, lock sets, locks, kick plates, pull handles,
emergency exit bars, hinges, and sills associated with residential or commercial primary or
secondary entrances as well as garage doors and commercial exterior service doors.
• Residential- Exterior Door Hardware
Insert image of acceptable door hardware
o Materials:
• General Material: Solid Bar Ferrous Metal (square or round section) forged
or cut to shape.
• Surface: Rustic, wrought iron appearance with handcrafted qualities.
• Styling: Spanish and Arts and Craft are appropriate universal design styles.
• Finish: All hardware finishes will be Oil Rubbed , Dark Bronze or Black Iron
or other natural patina finish.
• Thresholds: Thresholds are milled lumber or bronze or black anodized
metal.
• Prohibitions: Tubular steel products are prohibited. Cast metals are
prohibited except for mechanical elements of the hardware (such as a lock).
Brass or bronze is prohibited. Polished brass and stainless steel finishes
are prohibited.
o Door Entry Sets:
• Handle: Doors must have a lever, large pulls or thumb latch operating
systems. Round knobs are prohibited.
• Back Plates: Large back plates are required with the operating system of
choice.
o Hinges:
• Hinge Type: The use of H-shaped hinges, butt hinges, with decorative
finials, or strap hinges is required.
• Prohibitions: The use of butt hinges, without decorative finials, is
prohibited.
o Accessories:
• Door Knocker: A functional, wrought iron, door knocker, in a compatible
design style, is required at the primary residential entrance.
• Grills: Primary residential entrance doors, with glazing, are required to
have a wrought iron "speakeasy" grille, in a compatible design style and
finish, that protects the glazed opening.
• Metal Strapping: The use of decorative metal strapping, in a compatible
design style and finish, is encouraged at the primary residential entrance.
16
• Decorative Elements: Decorative studs, antique nails and door buttons, in
a compatible design style and finish, are appropriate and permitted.
• Kick plates: Plates in a compatible design style and finish, are permitted.
• Residential- Exterior Garage Door Hardware
Insert image of acceptable garage door hardware
• Materials:
• General: Solid Bar Ferrous Metal(square or round section), forged or cut to
shape.
• Surface: Rustic, wrought iron appearance with handcrafted qualities.
• Styling: Spanish and Arts and Craft are appropriate universal design styles.
• Finish: All hardware finishes will be Oil Rubbed , Dark Bronze or Black Iron
or other natural patina finish.
• Prohibitions: Tubular steel products are prohibited. Cast metals are
prohibited except for mechanical elements of the hardware (such as a lock).
Brass or bronze is prohibited. Polished brass and stainless steel finishes
are prohibited. Polished brass and stainless steel finishes are prohibited.
• Accessories:
• Placement of Door Pulls: At a minimum, one, decorative, wrought iron,
door pull, in a compatible design style, is required at the each garage door.
If the styling of the door appears as two leafs, one pull for each leaf is
required. Refer to "Ornamental Iron" for additional information.
• Metal Strapping: Wrought iron decorative metal strapping, in a compatible
design style and finish, is required at all garage doors. At a minimum, four,
18 in. straps, are required per door.
• Decorative Elements: Decorative studs, antique nails and door buttons, in
a compatible design style and finish, are appropriate and permitted.
• Kick Plates: Kick plates, in a compatible design style and finish, are
permitted but not required.
17
• Commercial- Exterior Door Hardware
• Materials:
• General: Solid Bar Ferrous Metal(square or round section), forged or cut to
shape.
• Surface: Rustic wrought iron appearance with handcrafted qualities.
• Styling: Spanish and Arts and Craft are appropriate universal design styles.
• Finish: All hardware finishes will be Oil Rubbed , Dark Bronze or Black Iron
or other natural patina finish.
• Thresholds: Thresholds are bronze or black anodized metal.
• Prohibitions: Tubular steel products are prohibited. Cast metals are
prohibited except for mechanical elements of the hardware (such as a lock).
Brass or bronze is prohibited. Polished brass and stainless steel finishes
are prohibited.
• Door Entry Sets:
• Handle: Doors must have a lever or large handle pulls operating systems.
Round knobs are prohibited.
• Back Plates: Large back plates are required with the operating system of
choice.
• Hinges:
• Hinge Type: The use of H-shaped hinges, butt hinges, with decorative
finials, or strap hinges is required.
• Prohibitions: The use of butt hinges, without decorative finials, is
prohibited.
• Accessories:
• Metal Strapping: The use of decorative wrought iron strapping, in a
compatible design style and finish, is encouraged at the primary commercial
entrance.
• Decorative Elements: Decorative studs, antique nails and door buttons, in
a compatible design style and finish, are appropriate and permitted.
• Kick Plates: Wrought iron kick plates, in a compatible design style and
finish, are permitted.
18
Exterior Windows
Exterior Windows are defines as the frame, casement, sash, sill, jamb, head, and glazed lites of
glazed openings in an exterior wall separating in interior space from the exterior.
Insert pictures of acceptable window
• Residential and Commercial (commercial windows are any glazed opening in
commercial structure that is not designated as "store front")
• Material:
• General Material: All window frames are required to be wood or a paintable
aluminum clad wood units.
• Wood Material: Approved woods are Oak, Poplar, Cypress, Clear Pine,
Clear Cedar, Cherry, or Walnut.
• Wood Production: All units are milled lumber or paintable aluminum
covered milled lumber, All trim is milled lumber or aluminum clad milled
lumber.
• Prohibitions: Plywood, composite board, aluminum, vinyl or fiberglass are
prohibited.
• Glazing:
• Divided Lites: Glazed areas over 2 sq. ft. are required have true divided
lites.
• Finish: Glazing is limited to a clear or seeded finish.
• Void to Solid:
• Dimensions:
• Sash thickness: 1 and 3/4 in. x 3 and 5/8 in preferred for double hung
windows. 1 and 3/4 in. x 3 and 5/16 in for non-hinged portion of sash and 1
and 3/4 in. x 41/8 in. for the hinges portion of the sash preferred for
casement windows.
Insert construction section from Architectural Detail Files for `A"
series casement and Double hung window...or any all wood window
section detail.
• Jamb: 4 and 5/16 in. x 1 and 7/16 in. preferred
• Other Dimensions: Other dimensions may be approved by the Town upon
submittal of and approval of a window specification (complete with
dimensioned construction section) by the Town.
19
• Required submittal: Dimensioned window specification must be approved
by the Town.
o Articulation
• Installation Technology: Wood units will be shim mounted units and NOT
flange mounted unit. This increases the sense of depth at the opening.
• Edges: All edges are routed or carved, no use of applied molding to create
edge details.
• Divided Lites: Glazed areas, over 2 sq. ft., are required to have true
divided lites.
• Prohibitions: Flange mounted windows are prohibited. Snap in mullions or
other faux division of window lites is prohibited.
20
Ornamental Ironwork
Ornamental iron is defined crafted metal stock used for the construction of gates, grills, hand
rails, guard rails, finials, roof ornamentation, shutter or door restraint, or other purposed where
the workmanship of the iron is visible. Crafted Ornamental Iron is reference to the work of a
wrought iron artisan, crafting the material is an artistic manner.
• Residential or Commercial Use
o Material:
• Material general: Rustic, wrought iron appearance with handcrafted
qualities.
• Material: Frames, grates, pickets, and structural components must be
Solid Bar Ferrous Metal (square or round section)
• Panels: Panels must be iron plate.
• Finish: All ironwork finishes will be oil rubbed , dark bronze, black iron or
other natural patina finish that is applied "in the shop".
• Prohibitions: Tubular steel products are prohibited. Cast metals are
prohibited except for mechanical elements of the hardware (such as a lock).
Brass or bronze is prohibited unless approved by the Town. Polished brass
and stainless steel finishes are prohibited.
o Dimensions
• Frames: Flat bar plate with 1/4 in thickness minimum or Solid Bar 3/4 in.
minimum.
• Infill bars/ pickets: 3/8 in. minimum
• Panels: 13/16 in. min thickness except where 1/4 in. is specified herein.
o Articulation:
• Jointing: welded or forged joints only. All welded joints are to be ground
smooth.
• Finials: Forged finials, forged from the bar stock which it originates or
forged separately and welded to solid stock so as to appear to be wrought
from the stock material.
• Other Decorative Treatment of Bar Stock: Forged twists or other forged
manipulation of the bar stock. Forged rosettes, circles, or other shapes
which are employed to strengthen the metal fabrication are permitted if they
are forged from solid bar stock (in a manner consistent with the rest of this
guideline) and welded to the abutting frame or attached with a hand crafted
band or other hand crafted coupling.
21
• Mechanical Fasteners: All screw heads, nails or bolts used to connect the
ornamental ironwork to it's surrounding, must be of compatible style, finish
and rustic, wrought iron appearance
Exterior Lighting
Insert images of acceptable light fixtures and standards.
• Materials:
• Materials General: Rustic, wrought iron appearance with handcrafted
qualities.
• Materials: Solid Bar Ferrous metal (square or round section)for all
structural frames where a structural frame is required. Otherwise the
approved materials are: steel, copper or brass, zink in structural sections or
sheet forms as necessary to craft the light fixture. Pole type light standards
may be cast or wrought iron. All light standards and fixtures placed in
association with (or visible from) a public way must be approved by the
Town. Wall or ceiling mounted lighting must be mounted with a wrought iron
attachment, made of solid bar stock.
• Styling: Spanish and Arts and Craft are appropriate universal design
styles.
• Prohibitions: Tubular steel products are prohibited except where used to
conceal wiring. Polished brass and stainless steel finishes are prohibited.
Cast metal light fixtures are prohibited.
• Mounting:
• Exterior Lighting: Exterior lighting may be pole mounted, column mounted,
wall mounted, ceiling mounted or hanging.
• Location:
• Facades: All building entry facades and connecting side facade, at corner
conditions, must have a minimum of one exterior lighting fixture.
• Dimensions:
• Residential: Pole mounted, column mounted, wall mounted and hanging
residential lighting fixtures are required to have a minimum of height of 16
in. and a minimum width of 8 in. excluding the ornamental top, bottom
extension and mounting device.
• Residential Surface: Ceiling surface mounted residential lighting fixtures
are required to have a minimum height of 10 in. and width of 8 in. excluding
ornamental top and bottom extension and mounting device.
• Commercial: Pole mounted, column mounted, wall mounted and hanging
commercial lighting fixtures are required to have a minimum height of 24 in.
and a minimum width of 12 in. excluding the ornamental top, bottom
extension and mounting device.
22
• Commercial Surface: Ceiling surface mounted commercial lighting fixtures
are required to have a minimum height of 12 in. and a minimum width of 8
in. excluding the ornamental top, bottom extension, and mounting device.
o Articulation:
• Light Source: Exterior lighting may be electrified or gas fueled. Gas fueled
lights are normally required to be larger than electrified lighting. The above
referenced dimensions are for electrified lighting. Therefore, gas lights will
have to be larger in each residential and commercial condition unless
otherwise UL certified for gas use.
• Entries: Residential and commercial exterior doors, are required to be
illuminated.
• Brackets: The use of decorative metal brackets for wall hung fixtures, in a
compatible design style and finish, is encouraged at entrances. The use of
decorative side scrolls is encouraged for wall mounted light fixtures.
• Dark-Sky: All exterior lighting must comply with local dark-sky policy
requirements, with the exception of tower or water feature illumination
which are approved on a case by case basis by the Authority Having
Jurisdiction.
• Glazing: Approved glass options are Clear or Seedy. Frosted glass is
prohibited. However, street lighting may have frosted gflazing to obscure
energy efficient light source.
• Electric Light Source: Visible electric source must be decorative. Mini -
fluorescent light sources that are visible from the public way are prohibited.
23
Address Numbers
Insert pictures of acceptable address numbers
• Materials:
• Materials General: Ceramic tile with painted numbers applied before the
final firing of the tile.
• Durability: Tiles are required to be frost proof.
• Location:
• Residential Visibility: Residential properties are required to have their
address number visible from the street. Address tiles may be located on
the structure or in the case of a home with a walled courtyard on the street,
the address tiles may be mounted on the wall near the main entrance gate.
• Commercial Placement: Commercial structures address locations are at
the discretion of the Authority Having Jurisdiction.
• Mounting:
• Flush Mounting: Address number tiles are to be flush mounted into the
surrounding wall.
• Mounting heights: Mounting height can vary from a minimum of 3 ft. above
grade to a maximum of 8 ft. above grade.
• Dimensions:
• Height/Width: Address tiles are required to be a minimum width of 3 in.
and a minimum height of 6 in. per number or letter.
• Address numbers or letters are required to be 3.5 in. minimum in height.
• Articulation:
• Contrast: Address number color and tile background color must be highly
contrasting.
• Illumination: The illumination of residential and commercial addresses is
encouraged.
• Embellish: The inclusion of decorative painted borders on the tile, in a
compatible design style and finish, is encouraged.
24
Shutters
Insert pictures of acceptable shutters
• Material:
• Material: Approved woods are Western Red Cedar, Cypress, Spanish
Cedar or Mahogany.
• Material Production: All components are milled lumber
• Trim Production: All trim is milled lumber.
• Prohibitions: The use of sheet lumber, such as plywood, is prohibited.
Composite wood products, cementatous trim products, recycled material
products, and/or Masonite is prohibited.
• Dimensions:
• Frame Thickness: 1 1/2 in. minimum (includes all structural members
used for "panel type shutters" and planks used for"board type shutters"
• Panels: 3/4 in. minimum set in with an authentic sticking detail (no applied
panels with offset applied trim). Panels can be butted boards set in a wood
channel.
• Hardware:
• Pull Rings: Rustic, wrought iron with hand crafted qualities, no tubular steel
or cast construction, with welded or forged embellishment, no applied
embellishment, oil rubbed, dark bronze, black iron finish or other shop
applies natural patina finish; mounted directly to shutter are required.
Provide one per shutter.
• Hinges: Rustic, wrought iron with hand crafted qualities, exposed strap
hinges (no hidden leaf hinges) or pin hinges, oil rubbed, dark bronze, black
iron finish, or other shop applied natural patina finish; mounted directly to
stone surround or to window frame are required. Provide two per shutter
minimum.
• Tie-Backs: Rustic, wrought iron with hand crafted qualities, no tubular steel
or cast construction, with welded or forged embellishment, no applied
embellishment, oil rubbed, dark bronze, black iron finish, or shop applied
natural patina finish. Tie-backs options include propeller style , mounted
directly to the stone wall by lag or plate, propeller style sill mount that are
connected directly to the window sill stone or hook and staple, mounted
from the window sill stone and hooked at the shutter. Provide one tie-back
per shutter.
25
• Shutter Locks: Rustic, wrought iron with hand crafted qualities, exposed
sliding bar lock, oil rubbed, dark bronze, black iron, or shop applied natural
patina finish; mounted directly to shutters are required. Provide one lock per
pair of shutter.
o Articulation:
• Styling: Shutters designs are limited to muti-panelled or board and batten
assemblies. Louver style shutters are discouraged.
• Operation: Shutters must be operable.
• Edges: All edges are routed or carved, no use of applied molding to create
edge detail Shutters.
• Surface: Planar, flat with visual expression of composing lumber units
(such as butted vertical boards).
• Jointing: Clear indication of connection such as visual expression of
mortise and tendon and or mechanical/wrought fastener/ rivet.
• Relationship to Window Size: If shutters are used, window width openings
of 18 in. and smaller may use only one shutter leaf to cover the window.
Window width openings over 18 in. are required to have a pair of shutters
cover the window. Shutter size must be compatible with window size or
opening size.
• Prohibitions: fixed decorative shutters are prohibited except in places not
visible to a public way. Bermuda Style shutters are prohibited.
26
Awnings
Insert pictures of acceptable awnings
• Material:
• Canvas: Commercial grade, weather resistant, integral color canvas.
Canvas may be solid colors, stripes or patterned. Supported by a crafted
wrought iron frame.
• Wood: Approved woods are Western Red Cedar, Cypress, Spanish Cedar
or Mahogany.
• Metal: Upon approval of the Town and if the work of a metal artisan; metal
awnings are permitted.
• Wood Production: All components are milled lumber, not plywood,
composite board, or Masonite.
• Trim Production: All trim is milled lumber.
• The use of sheet lumber, such as plywood, is prohibited.
• Prohibitions: Plywood, composite board, polymer fabric, Masonite, are
prohibited. Prefabricated awning systems are prohibited
• Hardware:
• Supporting Structure: If the metal supporting structure is visible, rustic,
wrought iron with hand crafted qualities, no tubular steel or aluminum, with
welded or forged embellishment, no applied embellishment, oil rubbed, dark
bronze, black iron finish, or shop applied natural patina finish. If not visible,
tube steel or aluminum is allowed.
• Decorative Iron Wall Mounted Supports: The use of rustic, wrought iron
spear shaped arms, in a bronze or black finish, projecting from the stone
wall to the awning is the preferred method of support for all awnings.
Decorative rustic, wrought iron scrolls are an acceptable support.
• Articulation:
• Valances: Awning valances may be straight, scalloped or other decorative
device.
• Relationship to opening served: Awning size must be compatible with the
opening size served by the awning.
• Signage: Awnings may include signage, advertising, logos and other
informational graphics when in a commercial use.
• Prohibitions: Awnings must be fixed, retractable awnings are prohibited.
Internally back lit awnings are prohibited.
27
Flags and Banners
• Material:
• Material General: All material must be commercial grade, weather
resistant and integral color nylon.
• Prohibitions: Non-commercial, hand painted flags, art work or banners are
prohibited.
• Dimensions:
• Relationship to the structure: Flag Poles may not exceed the building height
by more than 15 feet in a commercial use or 5 feet in a non-commercial
use. A flag pole may not be taller than 45 feet. If a flag pole is mounted on a
roof it may be 20 feet tall.
• Flag Size: Permitted flag sizes are as specified below:
15' 3'x5'
20' 3'x5'- 4'x6'
25' 4'x6' — 5'x8'
30' 5'x8' — 6'x10'
35' 6'x10' - 8'x12'
40' 6'x10' — 10'x15'
45' 8'x12' — 10'x15'
• Banner Size: Generally banners are limited to a maximum size of 3 ft. wide
X 5 ft. tall unless a larger size is approved by the Town. A banner may be
no taller than 40% of the length of the pole structure upon which it is
mounted unless approver by the Town.
• Hardware:
• Building Mounted Vertical Poles: Ferrous Metal, in a finish permitted for
decorative Iron Work, with external halyard system, mounted on a building
roofs or parapets, attachment hardware to compliment design and provide
wind tested attachment mechanism.
• Grade Mounted Vertical Poles: Ferrous Metal, in a finish permitted for
decorative iron work, external halyard system, engineered foundation
design, accessory hardware to compliment design and provide wind tested
attachment mechanism.
• Wall Mounted Poles: Ferrous Metal, in a finish permitted for decorative Iron
Work, projecting from the stone wall, with wall attachment hardware to
compliment design and provide wind tested attachment mechanism.
28
• Metal Frames: Rustic, wrought iron with hand crafted qualities, no tubular
steel or aluminum, with welded or forged embellishment, no applied
embellishment, bronze or black finish.
• Prohibitions: Aluminum, spun aluminum, concrete, or fiberglass poles are
prohibited unless approved by the Town for properties that are compatible
with the intent of this guideline.
o Articulation:
• Themes: Flags and banners may represent countries, sports teams,
holiday traditions, community celebrations, special exhibitions, or other
community supported activities.
• Placement: Flags and banners may be displayed by traditional Ferrous
Metal, vertical flag poles at grade, mounted to non-residential buildings, or
on non-residential building tops.
• Display Options: Flags and banners may be displayed by wall mounted
diagonal or horizontal flag poles attached to building facades.
• Attachment to Poles: Flags and banners may be displayed from fixed pole
or lighting elements by means of metal brackets or metal frames.
• Flat Banners: Flat wall mounted flags and banners must be displayed in a
decorative metal frame. Flags and banners nailed or screwed directly to a
building facade are prohibited.
• Prohibitions: Banners and flags, that are wall mounted, are prohibited from
covering windows, doors or other wall openings. The display of banners
and flags, temporarily hung from balcony or stair rails, is prohibited.
29
Gutters, Downspouts, Collection Boxes and Scuppers
Insert pictures of acceptable gutter applications.
• Material:
• Material General: All gutters, gutter hangers, downspouts, downspout wall
clips, scuppers and collection boxes are required to be copper.
• Material Gauge: Copper, for all sheet based components, is required to be
16 oz. minimum weight.
• Dimensions and Shape
• Gutters: 6 in. minimum half-round profile.
• Downspouts: 4 in. minimum plain round.
• Elbows and Bends: 4 in. minimum plain round.
• Articulation:
• Gutter Jointing: All horizontal joints are required to be soldered, except for
expansion joints.
• Downspout Jointing: Vertical downspouts sections, elbows and bends
may be slip jointed and/or riveted. Copper Collection boxes are permitted ih
the vertical downspout assembly.
• Gutter End: All joints must be soldered.
• Gutter Hangers: All gutters are required to be supported by compatible
roof mounted strap hangers. The use of fascia hangers is prohibited.
• Concealed Gutters: In lieu of exposed gutters and downspouts, gutters
may be built into the eave assembly provided that the resulting eave/
cornice detail is compatible with the Catalonian architype.
• Scuppers: Thru wall parapet scuppers are required to be covered by
decorative collection boxes. Overflow scupper are exempted from this
requirement.
• Fasteners: All screws, nails or bolts used to connect downspouts or
collection boxes to their surrounding substrate, must be of compatible style,
finish and appearance.
• Collection: All gutter collected water must be piped and discharged to a
public storm sewer and/or on site water recycling system.
30
Roofs
• Residential or Commercial, Pitched Roofing
Insert pictures of acceptable roof design and construction
o Materials:
• Material general: Genuine, natural clay, color fast, US Tile 2-piece Mission
barrel tile by Boral USA.
• Allowable color blends: Allowable color blends shall be those which
substantially match the sample roof assemble approved by the Town.
Deviations from the approved sample(s) must be approved by the town
o Location:
• All pitched roofs.
o Dimensions/ Slope:
• Maximum roof slope: 5:12.
o Roof Shapes:
• Gable: The preferred roof shape is gabled. Hip style roofs are discourages
and only allowed in saituations where a hip is necessary to mechanically
execute the roof in an efficient manner. However, all roof that is visible
from a public way must he a gable roof. Multi-level complex roof line profiles
(capping discrete architectural forms) are required.
• Prohibitions: The use of dormers is prohibited.
o Articulation:
• Mortar Build Up: Gable and hip ridges are required to have a mortar build
up, of sufficient height, to allow field tile to butt into the mortar yet allowing
ridge tiles to be vertically separated from the field tiles.
• Ridges and Gable Ends: Ends of gable and hip ridges are required to use
layers of tiles to match mortar build up.
• Field Tiles: Field tiles are required to have a minimum of 20% random
mortar boosts.
• Closure: Closure of barrel tile at the eave is required to be mortar in lieu of
matching bird stop. THIS NEED TO BE VERIFIED WITH BORAL FOR
WARRANTY AND DRAINAGE.
• Screening: Mechanical equipment is required to be screened and must not
be visible from public right of ways.
31
• Roof Penetrations: Plumbing roof penetrations should be limited and must
not be visible from public right of ways. All plumbing vent piping must be
painted to match roof color.
• Residential or Commercial, Flat Roofing
Use image from Barry's design of the treatment for CVS flat roof.
• Materials:
• Materials General: Flat Roofs may be a built up bituminous roof or a
membrane roof system installed by a certified roofing contractor with at
least 10 years of experience in such roof applications. The roof contractor
shall supply a valid roof warranty to the property owner with a copy to the
Town. A minimum pitch, flat seam metal roof may be used where a flat roof
is desired when proper contractor experience is established and a warranty
is provided.
• Location:
• Non-residential Structures: Flat roofs may be employed in larger non-
residential structures where such roofs allow execution of a pitched roof
elevation that is more typical of the Catalonian Archetype. In such cases,
the Flat roof segment of the construction must be concealed behind pitch
roof forms that act as a type of parapet. Flat roof elevations are not
permitted except for secondary architectural masses.
• Residential Structures: Flat roofs may be use on accent and subordinate
architectural forms.
• Articulation:
• Parapet: All flat roof conditions, not screened by pitched roof forms, are
required to have parapet with a minimum height of 12 in.
• Parapet Cap: All parapet walls are required to be capped with natural stone
and appropriate flashing and counter flashing. Mechanical equipment,
located on flat roofed areas, is required to be screened and must not be
visible from public right of ways.
• Roof Penetrations: Plumbing roof penetrations should be limited and must
not be visible from public right of ways. All plumbing vent piping must be
painted to match roof color.
32
Fireplaces and Chimneys
A fireplace chimney is defined as any externally visible portion of the firebox and flu assembly of
a masonry fireplace.
Insert pictures of acceptable chimneys
• Residential and Commercial Chimneys
• Materials:
• Materials General: Fireplaces, flue containment and exterior chimneys are
required to be full masonry construction or Isokern modular, masonry
fireplace systems.
• Prohibitions: The use of metal fireplace box inserts and flues is prohibited.
• Fireplace and Chimney Locations:
• Interior to the Perimeter Walls: In the Catalonian region of Spain,
fireplaces are traditionally located on interior walls and are multiple in
number.
• Chimney: While a fireplace is not required, each residential unit or
commercial building is required to have a minimum of one chimney.
All chimney exterior facades are required to be natural, quarried stone.
• Prohibitions: The use of man-made and natural thin-set stone veneer
products is prohibited at chimney exterior assemblies. The use of man-
made, cast stone products is prohibited at chimney assemblies. Sheetmetal
chimney cap or exposed metal spark arrestors are prohibited.
• Chimney Cap: Spark arrestors are required to be contained within a
masonry enclosure. All chimneys are required to have a decorative,
masonry chimney cap.
• Articulation:
• Variety in Appearance: Chimneys design may vary from utilitarian to
highly ornate.
• Use of Roof Tiles: Chimneys topped with tile roofs are encouraged.
• Chimney Pots: The use of natural clay chimney pots topping the chimney
is allowed.
• Decorative Openings in the Cap: Clay tile framed chimney openings or
decorative portals, both decorative and practical, are desired. Stone arched
openings are encouraged at chimney crowns.
33
Stone Walls:
Stone Walls are defined as exterior building walls, courtyard walls, retaining walls, decorative
and screening walls throughout Entrada.
• Building Walls
o Material:
• Material General: All building facade vertical walls are required to be
natural, quarried stone.
• Supplemental materials:
• Prohibitions: The use of man-made and natural thin-set stone veneer
products for building facades is prohibited. The use of EFIS, Fiberglass,
and/ or metal panels is prohibited.
• Conditional Material Variances: The use of true 3 coat stucco, plaster,
brick, wood siding, Hardiboard siding, textured concrete masonry units,
marble, granite, and/ or tile may be considered in areas deemed as having
non-visible exterior walls, and such use must be approved by the Town.
o Dimensions:
• Reference to Retaining Walls: See guideline for Retaining Wallas to
address this issue.
o Coursing and Patterning:
• Reference to Retaining Walls: Refer to "Retaining Wall Guideline" for
approved coursing patterns. All stones laid in a course must be laid in the
wall as they would lay on the ground. The frequent use of leveling stones
(chinking) is encouraged.
• Prohibitions: River rock rubble and overly regulated ashler patterns as
well as mosaic patterns are prohibited. All stone should be coursed with
chinking material used as course levelers where required.
o Opacity:
• Void to solid ratio: No more than 65% of one face of wall area may be
void.
o Articulation:
• Relation to the Street: Where employed, walls must make a strong edge
with the street scape. Building Walls along the front or rear property lines
34
must lay within the Build-To-Zone as specified in the Residential
Development Guideline.
• Surface: Planar, flat with visual expression of natural quarried stone or cut
stone surrounds at openings.
• Openings: All wall openings shall have full natural quarried stone or cut
stone returns at openings. There shall be no masonry joints at med span of
stone window headers. A single stone must span the entire opening width.
• Decorative Applications: The incorporation of decorative natural stone
shelves, niches and carvings into the wall facade is highly encouraged.
• Corners: Wall corner must be laid so that the vertical courses interlock
(Toothing), thereby showing the full dimension of the stones used. See
Retaining Wall Guideline for a more detailed explanation of corners. It may
be necessary that the masonry ledge be substantially larger at corners to
allow for the natural stones to laid in a true "Toothing" pattern. Corners are
required to reflect the full depth of the stone and give the appearance of
load bearing masonry.
• Prohibitions: Stacked joints at inside corners, outside corners, and
intersection with wall openings are prohibited.
35
• Retaining Walls
o General: The following guideline is intended to establish the qualities of appearance and
construction that retaining walls within the Entrada project should have. The hilly setting
of Catalonia made it necessary to construct an elaborate retaining wall network that
interacted with, and blended with, the building architecture. The distinctive development
form of the Catalonian village flowed from an on-going construction over an extended
period of time. This is much different than today where building sites are prepared for
building construction to follow. Therefore, the on-going additive system of village
development over time is replaced by design which seeks to define key visual features
that the one-time project construction must embody. This guideline addresses features
related to the construction of retaining walls.
o Aspects of Wall Appearance: The appearance of retaining and foundation walls in
Catalonia is a result of 2 conditions which influence construction. The first is
construction technology, meaning that a lack of heavy equipment, concrete block, and
concrete systems resulted in a wall that was not simply a veneer but a true structural
section. Also, the total dependence on human labor to place and transport the stones set
a range of feasible sizes that could be used for construction. The second is material
which means that most stone was gathered close to the ground surface, giving the rock
a mottled matrix of color. The fact that poured in place concrete was not generally
employed means that the foundations were stone, making the entire wall a gravity wall.
The larger foundation stones rose up from the ground, making the base course of the
wall construction. The highly irregular nature of gathered stones (varying size and
shape) meant that constant course leveling was necessary to maintain structural
integrity. The level continuity of courses is essential to structural strength. This portion
of the retaining and foundation wall guideline addresses the visual qualities that must be
"built" into the wall in order to convey the highly desired tectonic qualities of the
Catalonian wall as discussed above. More specifically, these aspects of wall
appearance are:
Coursing Patterns: The picture below illustrates proper coursing with highly
.0; ,� . ", .ry - irregular stones.
+ ' Note the constant
use of smaller
Al ._:. `y stones in between
Y *; larger ones in order
to maintain course
leveling. Also note
that the stones are
laid in a manner that
sets the stone on its
broader/flatter face.
Stones are not set
i.,.. r an :r_ ,
vertically or at odd angles but lay within the wall just as they would lie on the
ground. This gives the wall section a basic stability. Therefore the course
pattern must be structural. A structural course pattern has the following qualities:
i. Larger stones are laind within the wall just as they would lay on the
ground.
ii. Placement of a larger stone on another larger stone employs the use of
smaller stones to level irregularities in the larger stone form, thereby
creating a relatively level resting place for the larger stone being set.
iii. Where possible longer stones extend deeper into the wall section,
providing internal bonding.
Straightness:
Vertical Straightness: The constant course leveling and the capacity of the wall
to somewhat move with the movement of the earth, means that the vertical wall
was highly irregular in most instances. However, this irregularity was not a
product of poor workmanship but the varied use of stone. The face of a larger
stone would slightly project or recede because the face is not flat or square.
Therefore, the wall can be reasonably plumb but not flat straight. This level of
vertical irregularity will have to be imposed by the mason where stone is a veneer
over concrete block or cast in place concrete. This can be done by varying the
thickness of mortar between the structural wall and the veneer and having a
larger masonry ledge
Horizontal Straightness: Lacking heavy equipment and having to rely upon the
wall to do most of the grade accommodation work instead of people, retaining
walls often had slight irregularities in horizontal alignment. The job of the
retaining wall was to level the ground for the building construction. Therefore,
the wall appears to rise up
;- from an undulating ground
line to create a level top
tr course at the building.
IT The adjacent photograph
,, illustrates this relationship.
In a contemporary
development condition
where the project seeks to
use all land within the
legal property lines,
„r retaining walls tend to
become a reflection of
}� those property lines.
Thereby, the wall ceases
to support the building and
now supports the site. While property line articulation is unavoidable, the
horizontal alignment should take every opportunity to be determined by grade
37
condition. The extent to which natural grade informs wall alignment, the more it
will reflect the spirit of the Catalonian setting. Also, the picture above illustrates
the intricate relationship between building and retaining wall. Therefore, it is
important that vertical building planes occasionally intersect retaining walls so the
wall reflects its function of supporting the structure, not only defining the lot.
Levelness: The beauty of the Catalonian wall is the irregular first course (rising
and falling over grade) comes to a relatively level top course. The vertical
coursing reconciles this transition in a fashion that reflects the artisan's hand at
problem solving. This transition is high craftsmanship and the levelness of the
top course over the vertical height of the wall is the craftsman's achievement.
Therefore, the vertical coursing of the wall should reconcile the irregular ground
course with a level top course.
Texture: Retaining walls exhibit a great deal of texture because the mortar is
deep set, giving the wall open voids between stones and courses which amplify
the visual texture of the large stones and small leveling stones. These voids
should not be filled with mortar (although deep set mortar may be used).
Height: Because retaining walls did not sit on concrete foundations, Catalonian
retaining walls were basically gravity walls. Therefore, height was an issue. Long
walls, without corners to strengthen them had height limitations. Retaining walls
over a certain height either had offset corners or supported another wall set back
from the first. It would seem that retaining walls over 7 feet should be avoided
where possible. Where there is a longer the run of a continuous wall, this height
should be reduced to 5 feet.
Corners: Corners tell whether a wall is truly structural or simply a veneer over a
structural substrate. The following picture illustrates a structural corner. Note the
°
• I .a'I .�f
J .
m
V. r 24
t
2
41 8
interlocking of the coursed stones (called Toothing). Another picture of
"Toothing" is presented below. Note that the stone laid in the wall as it would lay
on the ground allows the length of the stone to "lock" the corner. This makes the
corner structural. This will require a special detail at wall corners of structural
substrate walls so that all this character is not limited to a 6 in. masonry ledge but
larg er stones are allowed to be fully expressed.
{
Cap: The wall cap is an important statement of the mason's craft. Many of the
wall samples provided do not have a cap detail. It is important that a cap detain
be employed. It is possible that the wall can have a layer of earth over its top.
However, concrete poured over the top of the wall should be avoided. The
photograph below shows a simple cap detail of smaller leveling stones.
Mir
m i A !0- -�vw
NN
39
Dimensions: The sense that the retaining wall is related to the earth (tectonic
connection) is influenced by its massiveness...dimension. When the thickness of
a retaining wall can be perceived (such as at the cap detail) the thickness should
be 1.5 feet and no less than 1 ft. Also, the biggest of the stones available for
construction should be used at the bottom. This will be difficult if the wall is a
veneer on a 6 in. to 8 in. masonry ledge. Therefore, masonry ledges should be
big enough to accommodate large stones laid in a manner similar to the way they
would lay on the earth.
o Aspects of Wall Construction: As discussed above, the lack of modern construction
technology and dependence on human labor gave birth to the construction techniques
by which retaining and foundation walls in Catalonia were built. Instead of concrete,
medieval wall builders used a lime mortar. The hardening of this material was dependent
upon the reaction of the lime with atmospheric carbon dioxide (forming calcium
carbonate). The drying process in combination with low strength allows a building
constructed with Lime Mortar to shift and move slowly over time and thereby
accommodates differential movements and distortions within the structure. This
contributes to the organic and picturesque quality of building walls and edges. Present
day use of higher strength, hydraulic mortars and concrete necessitates that the wall or
building be built so as not to move or shift. Even though mortar was used, the structural
integrity of the wall section was a result of coursing. Therefore, the appearance of a
Catalonian wall is largely a function of executing structurally sound coursing with highly
varied and uneven stone material. This portion of the retaining and foundation wall
guideline addresses aspects of construction necessary to maintain the visual character
resulting from the execution of coursing and use of lime mortar. More specifically these
qualities of construction are:
Veneer over structural substrate: When the stone of a retaining wall is actually
a veneer over concrete block or poured in place concrete, filling a variable cavity
space between structure and veneer should be used to give the wall a more
handmade appearance. In addition, the masonry ledge must be wide enough to
accommodate larger stones laid in the wall as these stones would normally lay
on the ground.
Lift Wall: Where possible, lift wall construction should be used as it will naturally
yield a more handcrafted look. The cavity space between courses should be
large enough to allow large stones to lay in the wall in the same manner that they
would lay on the ground.
40
Pointing joints: Joint pointing should be deep set so that the wall has a more
dry-stack appearance.
41
Arches
Arches are defined as openings with load bearing rounded headers. Arches may be a full round
arch, segmented arch, elliptical arch, or a flat arch. An arch is composed of interlocking
masonry units which structurally hold the arch shape in a compression assembly. Arches may
also be carved from a single stone which structurally spans the header of the opening. Arches in
Catalonia are generally not supported by a shaped metal angle unless the arch is of such a
width that the public safety is served by inclusion of steel support. The Town may require steel
support.
• Material:
• Material General: All components that make up an arch shaped opening
are required to be natural, quarried stone including supporting walls or
abutments, decorative columns, ring stones and keystones.
• Prohibitions: The use of man-made cast stone, natural thin set stone
veneer products and man-made thin set stone for arch construction is
prohibited. The use of stucco, plaster, EIFS, brick, wood siding, Hardiboard
siding, concrete masonry units, marble, granite, fiberglass and metal panels
are prohibited at arch assemblies.
• Dimensions:
• Thickness: 8 in. minimum as viewed from the underside of the arch.
• Height: Height may vary with the use of natural stone. However, chopped
stones are permitted and the use of such stones would generally lead to
bigger stones at the spring point and the key.
• Coursing and Patterning:
• Below the Arch Spring: Cut, level, horizontally coursed stone is required
at all wall openings below arch spring lines and must continue the entire
depth of the arch assembly.
• The Arch: Cut/ chopped, appropriately visually scaled, structural ring
stones are required to make arched openings and must continue the entire
depth of the arch assembly.
• Articulation:
• Shape: Acceptable arch shapes are True or half round, Segmental and
Elliptical.
• Structural Integrity: Where employed, arches and arched openings, are
required to be capable of supporting a structural load unless the Town
requires steel support or the project engineer determined that a true
structural arch is a threat to public safety in a particular design or use.
• Arch Ring: The arch ring may be segmented or carved from a single piece
of stone.
• Masonry Units: Masonry elements making up the arch ring are not
required to be wedge shaped as mortar can be used to fill gaps and
distribute the compressive forces.
42
• Scale Compatibility: The actual scale of the arched supporting stones
should be visually in tune with the perceived weight the actual arch is
supporting and embody the character of the Catalonian archetype.
• Returns: All arched openings shall have full natural quarried stone or cut
stone returns at openings.
• Archway Decorations: The incorporation of decorative niches and
carvings into the arch assembly is highly encouraged.
• Corners: Archway corners must be laid so that the courses interlock with
wall coursing (Toothing), thereby showing the full dimension of the stones
used. See Retaining Wall Guideline for a more detailed explanation of
corners. It may be necessary that the masonry ledge be substantially larger
at corners to allow for the natural stones to laid in a true "Toothing" pattern.
Corners are required to reflect the full depth of the stone and give the
appearance of load bearing masonry.
43
Door Surrounds
Door surrounds are defined as the decorative articulation of a door opening. The door
surrounds are the decorative frame which define the portal (in the exterior masonry wall) and
presents the door or gate.
• Materials:
• Lentil Material: Door lintels are required to be single piece, full width
natural, quarried stone extending the full depth of the opening or single
piece, full width heavy timber extending the full depth of the opening. No
mortar joints in the load bearing segment of the lentil is permitted.
• Lentil Prohibitions: The use of man-made cast stone, natural thin set
stone veneer products and man-made thin set stone is prohibited. The use
of stucco, plaster, EIFS, brick, wood siding, Hardiboard siding, concrete
masonry units, marble, granite, fiberglass and metal panels are prohibited.
Mortar joints in the load bearing segment of the lentil is prohibited.
• The use of exposed steel angle lintels is prohibited unless required by the
project engineer for life safety purposes and approved by the Town.
• Jamb Material: All door surround jambs, are required to be natural,
quarried stone extending the full depth of the opening.
• Jamb Prohibitions: The use of man-made cast stone, natural thin set
stone veneer products and man-made thin set stone is prohibited. The use
of stucco, plaster, EIFS, brick, wood siding, Hardiboard siding, concrete
masonry units, marble, granite, fiberglass and metal panels are prohibited.
• Dimensions:
• Primary Entrance Recess: Primary Entrances: Door must be recessed a
minimum of 2 ft. from face of door frame to face of stone surround. A
minimum of one Primary Entrance is required per building.
• Secondary Entrance Recess: Doors must be recessed a minimum of 5 in.
from face of door frame to face of stone surround.
• Stone Lentil Dimension: Stone lintels are required to be 12 in. deep
minimum.
• Wood Lentil Dimension: Wood lintels are required to be 12 in. deep
minimum.
• Stone Lentil Bearing Support: Stone lintels are required to overlap the
supporting stone jamb by a minimum of 6 in.
• Wood Lentil bearing Support: Wood lintels are required to overlap the
supporting stone jamb by a minimum of 6 in.
44
o Coursing and Patterning:
• Stone: Stone lintels may be cut square or be more free form in their shape.
No mortar joints in the load bearing segment of the lentil is permitted.
• Wood: Wood lintels are required to be level and interlocked with horizontally
coursed stone and wood must continue the entire depth of the door
surround return.
• Jamb: Cut, level, horizontally coursed stone, carved natural stone is
required at all doorjamb openings and must continue the entire depth of the
door surround return.
o Articulation:
• Styling: Door surround designs should be compatible with the design of the
building the entrance serves.
• Relation to Structural Purpose: Door lintels, are required to be capable of
supporting a structural load.
• Arched Lentils: Arched door lintels may be segmented or carved from a
single piece of stone.
• Scale of the Surround: The actual scale of the door surround should be
visually in tune with the perceived weight the actual surround is supporting.
There should be a clear visual sense that the weight of masonry over the
opening and can be structurally supported by the surround.
• Decoration: The incorporation of decorative niches and carvings into the
door surround is highly encouraged.
• Corners and Edges: Surround corners must be laid so that the courses
interlock with wall coursing (Toothing), thereby showing the full dimension
of the stones used. See Retaining Wall Guideline for a more detailed
explanation of corners. It may be necessary that the masonry ledge be
substantially larger at corners to allow for the natural stones to laid in a true
"Toothing" pattern. Corners are required to reflect the full depth of the stone
and give the appearance of load bearing masonry.
45
Window Surrounds
o Materials:
• Window Lentil: Window lintels are required to be single piece, full width
natural, quarried stone extending the full depth of the opening or single
piece, full width heavy timber extending the full depth of the opening. No
mortar joints in the load bearing segment of the lentil is permitted.
• Lentil Prohibitions: The use of man-made cast stone, natural thin set
stone veneer products and man-made thin set stone is prohibited. The use
of stucco, plaster, EIFS, brick, wood siding, Hardiboard siding, concrete
masonry units, marble, granite, fiberglass and metal panels are prohibited.
Mortar joints in the load bearing segment of the lentil is prohibited. The use
of exposed steel angle lintels is prohibited unless specified by an engineer
for public safety reasons and approved by the Town.
• Window Jambs: All window surround jambs, are required to be natural,
quarried stone extending the full depth of the opening.
• Jamb Prohibitions: The use of man-made cast stone, natural thin set
stone veneer products and man-made thin set stone is prohibited. The use
of stucco, plaster, EIFS, brick, wood siding, Hardiboard siding, concrete
masonry units, marble, granite, fiberglass and metal panels are prohibited.
• Window Sills: All window sills, are required to be natural, quarried stone
extending the full depth of the opening and sloped to drain.
• Sill Prohibitions: The use of man-made cast stone, natural thin set stone
veneer products and man-made thin set stone is prohibited. The use of
stucco, plaster, EIFS, brick, wood siding, Hardiboard siding, concrete
masonry units, marble, granite, fiberglass and metal panels are prohibited.
o Dimensions:
• Window Recess: Windows must be recessed a minimum of 5 in. from face
of window frame to face of stone surround.
• Stone Lentil: Stone lintels are required to be 12 in. deep minimum.
• Wood Lentil: Wood lintels are required to be 12 in. deep minimum.
o Coursing and Patterning:
• Stone Lentils: Stone lintels may be cut square or be more free form in their
shape.
• Wood Lentils: Wood lintels are required to be level and interlocked with
horizontally coursed stone and wood must continue the entire depth of the
window surround return.
• Jambs: Cut, level, horizontally coursed stone, carved natural stone is
required at all window jamb openings and must continue the entire depth of
the window surround return.
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o Articulation:
• Surrounds: Window surround designs should be compatible with the
design of the building the window serves.
• Wood Lentils: Window lintels, are required to be capable of supporting a
structural load.
• Arched Lentils: Arched window lintels may be segmented or carved from a
single piece of stone.
• Scale: The actual scale of the window surround should be visually in tune
with the perceived weight the actual surround is supporting.
• Decoration: The incorporation of decorative niches and carvings into a
window surround is highly encouraged.
• Corners and Edges: Window Surround corners must be laid so that the
courses interlock with wall coursing (Toothing), thereby showing the full
dimension of the stones used. See Retaining Wall Guideline for a more
detailed explanation of corners. It may be necessary that the masonry
ledge be substantially larger at corners to allow for the natural stones to laid
in a true "Toothing" pattern. Corners are required to reflect the full depth of
the stone and give the appearance of load bearing masonry.
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Columns, Piers and Posts
Columns and Piers are defined as structural or decorative pillars used to support a structural
load or enframe an opening. Posts are defined as a structure upon which a built or fabricated
element is attached (such as a gate, a fence, a trellis)
• Material:
• Columns and Piers: All components that make up a column and a pier are
required to be natural, quarried stone including the capital, shaft and base.
If classical orders are employed in a column design, the column may have a
carved stone capital, base, and/ or shaft.
• Column and Pier Prohibitions: The use of man-made cast stone is
generally prohibiuted but may be approved by the Town in certain instances
where classical orders are employed. Natural thin set stone veneer
products and man-made thin set stone for column construction is
prohibited. The use of stucco, plaster, EIFS, brick, wood siding, Hardiboard
siding, concrete masonry units, marble, granite, fiberglass and metal panels
are prohibited at column assemblies.
• Wood Posts: Wood posts are allowed but must be solid timber and cannot
be composite construction.
• Metal Posts: Metal posts are allowed but must be crafted of wrought
ferrous metal, containing decorative treatments that contribute to the
architecture.
• Dimensions: Dimensions for columns and pies reference the "Five Orders of
Arch itectru re", by Vignola, date 1562.
• Doric Order Columns and Piers: Height to Thickness 8:1
• Tuscan Order Columns and Piers: Height to Thickness 7:1
• Ionic Order Columns and Piers: Height to Thickness 9:1
• Corinthian Order Columns and Piers: Height to Thickness 10:1
• Composite Order Columns and Piers: Height to Thickness 12:1
• Wood Posts: 8 in. diameter or face width minimum. Width should be in
proportion to height and generally maintain a height to width proportion no
less than 11:1
• Articulation:
• General: Column, pier or post designs should be compatible with the
design purpose of the building the column, pier or post serves.
• Columns: Columns are typically round with a capital, shaft, and base.
• Piers: Piers are typically rectangular or non-round in section.
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• Posts: Posts are typically wood and may be round, square or rectangular in
shape.
• Column Styling: Acceptable column styles include the Tuscan, Composite,
Ionic, Doric and Corinthian orders.
• Classical Detailing: If classical ordered column styles are used, the
columns must employ other classic elements such as entasis and
appropriate height to width ratios.
• Structural Integrity: Where employed, columns, piers and posts are
required to be capable of supporting a structural load.
• Column Construction: Column and pier assemblies may be segmented or
carved from a single piece of stone.
• Visual Relationship to Sense of Load: The actual scale of the column,
pier or post should be visually in tune with the perceived weight the actual
member is supporting and generally consistent with those proportions
typical of the Catalonian archetype.
• Face Character: All columns and piers shall have full natural quarried
stone or cut stone at all exposed faces.
• Corners: Corners at square or rectangular piers must be laid so that the
courses interlock with wall coursing (Toothing), thereby showing the full
dimension of the stones used. See Retaining Wall Guideline for a more
detailed explanation of corners. It may be necessary that the masonry
ledge be substantially larger at corners to allow for the natural stones to laid
in a true "Toothing" pattern. Corners are required to reflect the full depth of
the stone and give the appearance of load bearing masonry. Columns and
piers may also be used as decorative elements not needed for structural
purposes.
• Pilaster Columns and Piers: Columns and piers may be engaged in the
wall and appear to form part of the wall.
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Gallery and Porch Soffits
Gallery and porch soffits are the closure of the underside of a flat or arched cover or projected
overhang. The soffit includes any beaming or bracketing that supports the closure.
• Materials:
• General: Approved materials include natural, quarried stone, two layer
stucco on solid masonry, three layer stucco on lath, plaster on solid
masonry, plaster on lath or heavy timber beams with milled tongue and
groove decking.
• Wood Material: Approved woods are Western Red Cedar, Spanish Cedar,
Cypress, or Mahogany.
• Prohibitions: The use of man-made cast stone, natural thin set stone
veneer products and man-made thin set stone is prohibited. The use of
EIFS, brick, Hardiboard, concrete masonry units, marble, granite, fiberglass
and metal panels are prohibited at soffit assemblies.
• Dimensions:
• Wood Beams: 4 in. x 6 in. minimum.
• Wood Decking: 1 x 6 tongue and groove.
• Articulation:
• Design: Soffit designs may be flat, arched, vaulted, groin vaulted, or
combinations of approved designs.
• Structural Integrity: Where employed, wood beams and decking, are
required to be capable of supporting a structural load.
• Structural Proportion: The actual scale of the wood beams should be
visually in tune with the perceived weight the actual assembly is supporting.
• Masonry Construction: All stone vaulted soffits shall have full natural
quarried stone assemblies and are required to be capable of supporting a
structural load.
• Decoration: The incorporation of decorative elements, painted designs,
reliefs or carvings in the soffit assembly is highly encouraged.
• Coordination of Control and Expansion Joints: In assemblies that
require control or expansion joints, care should be used to align joints with
structural elements and other significant architectural interactions. The
placement of control joints must visually reflect the scale of the height and
width the soffit area. Control joints may be incorporated to create decorative
patterns including diagonal or diamond shapes on the soffit plane.
• Venting: Requirements for soffit venting must be located in inconspicuous
areas such as reveals, coves or material intersections.
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Balconies
Balconies are defined exterior platforms enclosed by a wall or balustrade which extends from
the upper floor of a building.
o Assemblies:
• Concrete Section: Concrete slab with or without stone, steel or wood
support brackets. Exposed concrete, tile or other approved materials are
acceptable as the floor finish
• Steel Section: Steel grate or plate floor with stone, steel or wood support
brackets. Steel decked balconies may also incorporate a concrete topping
slab as a finished surface or as a supporting substrate for tile or other
approved material.
• Wood Section: Wood decking floor with stone, steel or wood support
brackets. Wood decked balconies may also incorporate a concrete topping
slab as a finished surface or as a supporting substrate for tile or other
approved material.
• Period Structural Support: In the technological period of Catalonian
construction, balconing would have to be supported by some sort of
projected beam or bracket. Therefore, any balcony with a projection over 3
ft. would require a functional or ornamental support structure made of wood,
stone, or wrought iron.
o Materials and Finishes:
• Approved Finish Floor Material: Concrete, tile, stone, or wood are
approved balcony floor finish materials. Naturally finished concrete,
integrally colored concrete or acid stained concrete are acceptable concrete
finishes. Approved tile includes natural quarried stone, terracotta, hand
painted ceramics, glass mosiacs, Mexican saltillo and natural material
inspired porcelain.
• Use of Stone: Approved balcony stone supports and stone balustrades are
required to be natural, quarried hand carved stone. Cast stone balustrades
or rails are prohibited.
• Use of Steel: Steel grates, plate, balcony frames and supports are required
to be of rustic, wrought iron appearance with handcrafted qualities. All metal
components are required to be Solid Bar Ferrous Metal (square or round
section), no tubular steel. Panels must be iron plate.
• Iron Work Finish: All ironwork finishes will be oil rubbed, dark bronze,
black iron, or shop applied natural patina finish. Polished brass and
stainless steel finishes are prohibited.
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• Use of Wood: Heavy solid timber beams with milled tongue and groove
decking are approved. Approved woods are Western Red Cedar, Spanish
Cedar, Cypress, or Mahogany.
• Prohibitions: The use of man-made cast stone, natural thin set stone veneer
products and man-made thin set stone is prohibited. The use of stucco,
plaster, EIFS, brick, Hardiboard, concrete masonry units, fiberglass and
metal panels are prohibited at balcony assemblies.
Guardrails:
• Iron: Ornamental iron work as defined under the "Ornamental Ironwork".
• Stone: Natural, quarried hand carved stone balustrade and railing.
• Wood: Crafted wood with heavy corner posts, a top rail and thiner vertical
balusters. Balusters and corner posts may be carved.
• Dimensions:
• Concrete: Concrete projecting balconies are required to be 4 in. minimum
depth.
• Steel: Projecting steel balcony frames are required to be 4 in, minimum
depth. At the visible perimeter of the frame and 2 in minimum depth may be
used within the perimeter frame.
• Wood Beams: 4 in. x 8 in. minimum.
• Wood Decking: 1 in. x 6 in. x 3/4 in. tongue and groove.
• Steel support Structure: 2 in. square steel section
• Stone Support Structure: 6 in. thick and 6 in wide.
• Wood Support Structure: 6 in. square wood section
• Articulation:
• Concrete: Projecting concrete balcony edge designs may be square edged
in combination with an enhanced decorative edge, reveal or carving. If not
carved, all other design must be cast in place.
• Stone Supports: Where employed, stone balcony supports are required to
be capable of supporting a structural load. The actual scale of the stone
balcony support should be visually in tune with the perceived weight the
actual assembly is supporting and substantially consistent with the
Catalonian Archetype.
• Iron Balcony Supports: Where employed, steel balcony supports are
required to be capable of supporting a structural load with a 2 in. minimum
thickness of structural members. The actual scale of the steel balcony
support should be visually in tune with the perceived weight the actual
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assembly is supporting and substantially consistent with the Catalonian
Archetype.
• Wood Balcony Supports: Where employed, wood beams and decking,
are required to be capable of supporting a structural load. The actual scale
of the wood beams should be visually in tune with the perceived weight the
actual assembly is supporting and substantially consistent with the
Catalonian Archetype.
• Decoration: The incorporation of decorative elements, painted designs,
reliefs or carvings in the balcony assembly is highly encouraged.
• Coordination of Control and Expansion Joints: In assemblies that
require control or expansion joints, care should be used to align joints with
structural elements and other significant architectural interactions. Control
joints may be incorporated to create decorative patterns including diagonal
or diamond shapes on the balcony floor plane.
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Signage
Signage is defined a detached or building mounted presentation of a message which identifies
a commercial tenant, development project, or informs the reader.
• Types:
• Site Signage: Site signage announcing the project and tenants located
within the boundaries of the project. Actual locations and design of site
signage to be approved by the Town prior to erection of any sign..
• Tenant Signage: Individual retail tenant signage identifying the tenant,
products and/ or presenting a business logo.
• Building Identification Signage: Professional office buildings with single
or multiple tenants.
• Materials:
• Stone: Natural, quarried stone with hand carved lettering, numbering and/
or logos. The carving may be back painted for additional contrast. The use
of man-made cast stone and moulded letters, numbers and logos is
prohibited.
• Metal: Cut metal, dimensional individual letters, numbers or logos
displaying hand crafted qualities. Acceptable materials are brass, bronze,
copper, or Ferrous Metal. Acceptable material finishes include oil rubbed,
dark bronze, black iron, or a shop applied natural patina finish.
• Letters: Pierced or laser cut metal displaying lettering, number or logos.
Acceptable materials are brass, bronze, copper, or Ferrous Metal.
Acceptable material finishes include oil rubbed, dark bronze, black iron or a
shop applied natural patina finish.
• Painted Signage: Hand painted lettering, numbers and/or logos on building
facades, or hand painted lettering, numbers and/or logos on wood or metal
background material.
• Window and Awning Signage: Hand painting of letters, numbers and/ or
logos on window or storefront glazing or awnings is encouraged.
• Prohibitions: The use of fabricated metal dimensional letters, or channel
letters, molded plastic letters, cut acrylic letters, cast metal letters and cut
vinyl letters is prohibited. Internally lit letters, numbers or logos are
prohibited.
o Location:
• General and Sign Location Plan: Site signage announcing the project and
tenants located within the boundaries of the project is planned. Individual
tenants, professional buildings, etc...will be allowed to locate approved
signage at said locations. Actual locations and design of site signage to be
54
approved by the Town. A sign location plan (showing sign type, elevation,
materials, lettering, and illumination) is required for consideration.
• Retail Limitations: Retail tenants are limited to one wall mounted sign,
unless located on a corner, and then two wall mounted signs will be
allowed. Along with the above mentioned wall mounted signage, additional
painted signage, logos, etc. can be located on window or storefront glazing
and awnings. If employed, one drive thru menu board is allowed along with
the signage described above.
• Building Sign Limitations: Professional office buildings with single or
multiple tenants are limited to two wall mounted signs regardless of
location. Retail tenants located on the ground level of professional office
buildings may employ individual signage a defined above. If employed, one
drive thru menu board is allowed along with the signage described above.
• Mounting:
• Mounting Methods: Signage may be flush mounted or pin mounted by
hidden stud. Painted numbers, letters or logos may be painted directly on
the approved surface or approved background material.
• Mounting Height: Mounting heights can vary from a minimum of 3 ft.
above grade to a maximum of 20 ft. above grade. Final Mounting heights
must be indicated on th above referenced sign location plan.
• Prohibitions: Pole mounted, free standing and inflatable signage or logos
is prohibited except for drive thru or retail menu boards.
• Dimensions:
• Text: Letters, numbers and logos are limited to a maximum height of 24" in.
• Relationship to Mounting Wall and/ or Background: Signage must be
proportional to the mounting wall or background and consistent with
signage seen in the Catalonian Archetype.
• Articulation:
• Illumination: The illumination of approved signage is encouraged.
Approved signage may be illuminated by uplight, downlight or in the case of
pierced or laser cut installations, backlit. Internally lit channel style letters
are prohibited.
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Building Cornices
A Building Cornice is defined as a horizontal decorative moulding that closes the connection
between the vertical exterior wall and roof edge or roof edge cap.
• Materials:
• Cornices without a Roof Overhang: Approved materials include natural,
quarried stone, natural clay tile and barrel mission natural clay roof tile. This
cornice is accomplished with minimal use of a fascia board as illustrated in
the detail below.
Insert Barry's Cornice detail
• No Roof Overhang Condition Prohibitions: The use of man-made cast
stone, natural thin set stone veneer products and man-made thin set stone
is prohibited. The use of EIFS, brick, Hardiboard, concrete masonry units,
marble, granite, fiberglass and metal panels are prohibited at cornice
assemblies. The use of enclosed or boxed cornices is prohibited.
• Cornice with a Roof Overhang: Heavy timber beams with milled tongue
and groove decking. Approved woods are Western Red Cedar, Spanish
Cedar, Cypress, or Mahogany.
• Roof Overhang Condition Prohibitions: The use of man-made cast
stone, natural thin set stone veneer products and man-made thin set stone
is prohibited. The use of EIFS, brick, Hardiboard, concrete masonry units,
marble, granite, fiberglass and metal panels are prohibited at cornice
assemblies. The use of enclosed or boxed cornices is prohibited.
• Dimensions:
• Wood Beams: Beams: 4 in. x 6 in. minimum.
• Wood Decking: 1 in. x 6 in. x 3/4 in. tongue and groove.
• Articulation:
• Styling: Catalonian cornice design is typically all stone with minimal or no
overhang.
• Projected Detail: Traditional stone cornices often featured projecting
coursed stone, clay tile and/or clay roofing tile accents.
• Wood Timbers: The use of decorative heavy timber wood rafter tails and
corresponding milled wood decking is another design option. Wood rafters
allows for larger overhang options. Where employed, wood rafters and
decking, are required to be capable of supporting a structural load.
• Scale of Wood Rafters: The actual scale of the wood rafters should be
visually in tune with the perceived weight the actual assembly is supporting.
• Full stone cornices: natural quarried stone assemblies are required to be
capable of supporting a structural load.
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• Roof Tile Cornice: The use of roof tile in the cornice design is highly
encouraged.
• Decoration: The incorporation of decorative elements, painted designs,
reliefs or carvings in the soffit assembly is highly encouraged.
• Coordination of Expansion and Control Joints: In assemblies that
require control or expansion joints, care should be used to align joints with
structural elements and other significant architectural interactions.
• Incorporation of Soffit venting: Requirements for soffit venting must be
located in inconspicuous areas such as reveals, coves or material
intersections.
Insert a soffit vent detail for the overhang and non-overhang condition
57
Courtyards and Patios:
Courtyards and Patios are defined as an unroofed area mostly enclosed by building walls in
combination with freestanding walls which provide privacy or simply define the edge of the
activity area.
o History:
• Spanish: Spanish Courtyards are designed like an outdoor room to create
a restful, relaxing atmosphere.
• Influences: The Roman and Moorish civilizations were significant
influences in the development of the Spanish Courtyard Garden in the first
through the twelve centuries.
• Atrium as a Precedent: The Roman atrium was the model for the Spanish
patio which became the central feature of Spanish Courtyard Gardens.
• Medieval Use and variations: The medieval cloister gardens of the Middle
Ages continued the courtyard tradition in cathedral and monasteries where
monks often grew medicinal herbs and flowers.
o Location:
• Enclosure: A courtyard or Patio is either fully or partially closed by building
walls in combination with free standing walls. This differs the Courtyard and/
or Patio from a typical yard space which sits to the front, rear, or side of the
primary structure and is almost completely enclosed by wall or fence.
• Affected Courtyards and/ or Patios: Courtyards visible from the street are
required to meet all the requirements of these guidelines. These include
Entry Courtyards, Motor Courtyards and Patio Terraces.
• Entry Court Yards: Courtyards transition between public and private space
and are typically located on the front side of the architecture. At least 2
sides of an entry court yard are defined by building walls.
• Motor Courtyards: An expanded area for maneuvering a vehicle, located
behind an maximum 12 ft. entry portal and fully enclosed by garage wall,
and free standing wall.
• Terrace Patios: Terrace Patios are defined on one or more sides by
building walls and the remainder is defined by low perimeter boundary
walls. Patio Terraces are often slightly elevated above the ground plane.
o Elements:
• Visual Effect: Courtyards are an important part of the street scape and
provide a great visual enhancement to both the street and the architecture
hidden behind their walls.
• Enclosure: Stone walls or building facades create a sense of enclosure. It
is desirable to have at least 2 sides of the Courtyard or Patio terrace
defined by building walls.
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• Gates: Gates (conforming to the afore mentioned Gate Guideline) provide a
visual connection into semi-private transition space. This is a community
relationship more than a defensive relationship between house and street.
• Paving: Paved surfaces are often made of tile or stone set in decorative
patterns.
• Artistic Features: Fountain, bird bath, sculpture, or simple basin of water.
• Decorative Planting: Containers and raised beds containing ornamental
plants. Bed areas often limited requiring careful selection of plants for the
limited planting area.
• Secondary Structures: Loggias, trellises, awnings and roofed arcades
provide shade and a sense of enclosure.
• Fire Place or Fire Pit: Exterior fireplaces emphasize the idea of an outdoor
room.
o Landscape:
• Trees: Wild olive, Goldenrain tree, live oak, citrus, mesquite, crape myrtle.
• Shrubs and lower Plants: Coral bean, esperanza, palms, bottle bush,
Pride of Barbados, cassia.
• Cactus: Sedums, spineless prickly pear, ocotillo, soft leaf yucca, agaves.
• Tropical Perennials for Pots: Brugmansia, Moy hibiscus, bougainvillea,
geraniums.
• Creeping Filler Plants: Sedums, wild strawberry, moss rose, herbs of all
kinds.
• Vines and Weaving Plants: Crossvine, Confederate jasmine, trumpet vine,
wisteria.
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Exterior Paving
Exterior Paving is defined as the surface treatment of roadways walkways parking areas and
plazas.
o Material:
• Public Roadways and Public Parking Areas: Internally colored, stamped
concrete. The roadway and parking paving color for Entrada will be
determined based on field samples and one sample will be selected as the
color standard against which the use of color throughout the project will be
compared for consistency.
• Public Sidewalks and Trails: Internally colored, stamped concrete. The
sidewalk and trail paving color for Entrada will be determined based on field
samples and one sample will be selected as the color standard against
which the use of color throughout the project will be compared for
consistency.
• Private Roadway and Parking Areas: Internally colored, stamped
concrete. The roadway and parking paving color for Entrada will be
determined based on field samples and one sample will be selected as the
color standard against which the use of color throughout the project will be
compared for consistency.
• Private Sidewalks: Internally colored, stamped concrete. The roadway and
parking paving color for Entrada will be determined based on field samples
and one sample will be selected as the color standard against which the
use of color throughout the project will be compared for consistency.
• Accent Material within above Referenced Pavement Areas: Natural
quarried stone, laid in geometric patterns or random flagstone patterning on
concrete or sand base. Natural stone unit pavers on concrete or sand base.
o Dimensions:
Public Roadways and Public Parking Areas:
• Public Roadways and Parking Areas: Concrete Thickness will be as
required to meet roadway standards of the Town of Westlake.
• Concrete Joints in Roadways and Parking Areas: Stamped concrete
joints to be v shaped, 1/4 in. wide minimum and 1/4 in. deep minimum.
• Public Sidewalks: Concrete Thickness wqill be as required by the
Westlake Code of Ordinances.
• Concrete Joints in Sidewalks: Stamped concrete joints to be v shaped,
1/4 in. wide minimum and 1/4 in. deep minimum.
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• Private Roadways and Private Parking Areas: Concrete Thickness shall
be 5 in. minimum.
• Concrete Joints in Private Roadways and Parking Areas: Stamped
concrete joints to be v shaped, 1/4 in. wide minimum and 1/4 in. deep
minimum.
• Private Sidewalks: Concrete Thickness: 4 in. minimum.
• Joints in Private Sidewalks: Stamped concrete joints to be v shaped, 1/4
in. wide minimum and 1/4 in. deep minimum.
• Pavement Accent Materials: Natural Stone Thickness: 1-1/2 in. minimum.
Unit Paver Thickness: 2-3/8 in. minimum.
• Fire Lane:
• Design: Continuous unit pavers with "Fire Lane" carved at code compliant
intervals.
• Color: Allowable Coloration as approved by the Westlake Fire Marshall.
• Prohibitions: Painted Fire Lane striping is prohibited.
• Curbing:
• Application of Detail: The use of curbing should be kept to a minimum and
typically only employed along public roadways.
• Integration of Curb: When employed, curbs are integrally poured and
colored with the roadway and are rollover in profile. Texturing of the curb
must finish with a crafted detail at the curb edge. Slurring or distorting the
stamped imprints at the beginning of the curb rake is prohibited.
• Back of Curb: If exposed, the vertical backside of the curb must be
finished.
• Parking Striping:
• Detaining: Continuous unit pavers.
• Color: Allowable Color paver is one that will appropriately contrast with, but
compliment, the paving color.
• Prohibition: Painted parking striping is prohibited.
• Wheel Stops and Bollards:
• Material: Single piece natural cut stone:
• Dimension: 8 in. wide x 6 in. high rectangular profile x 96 in. long anchored
to paving.
• Iron bollards: Decorative Iron Bollards must be circular with a minimum
diameter of 8 in. The style of the Bollard will be approved by the Town of
Westlake. A field trial of the Bollard shall be provided for consideration.
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o Articulation:
• Control and Expansion Joints: If required, control and expansion joints
should align with surrounding architectural, structural or landscaped
elements and be visually seamless with the surrounding paving pattern and
horizontal pavement geometry.
• Prohibitions: Control and expansion joints must not cross over the paving
pattern. Placement of control and expansion jopints should allow the roll
out of pavement stamping between the control and expansion joint lines. All
control; and expansion joints should be placed perpendicular to the curb in
order to allow roll stamping to occur across the street section, not along the
street.
• Relationship to Building Grade Elevation: Exterior paving fields should
embrace architectural and landscape elements with a minimum of grade
change or curbing.
• Manholes: Manholes and other access points located in public streets or
public sidewalk are required to accept a finish material that matches
adjacent paving or be forged metal featuring the logo of Entrada.
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Towers
• Location:
• Architectural Engagement: Towers or other vertical architectural elements
are required to be engaged with another structure.
• Prohibition: Freestanding towers are prohibited.
• Material: :
• Tower Walls: All tower facade vertical walls are required to be natural,
quarried stone. A cut stone may be used on portions of the Tower.
• Prohibition: The use of man-made and natural thin-set stone veneer
products for building facades is prohibited. The use of stucco, plaster, EIFS,
brick, wood siding, Hardiboard siding, concrete masonry units, marble,
granite, fiberglass and metal panels are prohibited at.
• Tower Roof: Genuine, natural clay, color fast, US Tile 2-piece Mission
barrel tile by Boral USA.
• Allowable color blends: See Roof Guideline
• Maximum roof slope: unlimited.
• Roof Form: Roof shapes may be hipped, domed or flat.
• Prohibition: The use of dormers is prohibited. Metal roofing is prohibited.
• Dimensions:
• Thickness: 5 in. minimum. at veneer applications. See Stone Wall
Guidelines.
• Wall Coursing and Patterning:
• Cut Stone Coursing Patterns: Cut, level, horizontally coursed stone is
required at all wall openings, door surrounds, window surrounds and
building corners.
• Natural Stone Coursing Pattern: See Stone Wall Guidelines.
• Corners: See Stone Wall Guidelines.
• Prohibition: Mosaic stone patterns or other non-load bearing masonry
patterns are prohibited.
• Opacity:
• Void to solid ratio: No more than 50% of one face of wall area may be
void.
• Articulation:
• Landmark Status: The Tower(s) at Entrada are landmarks for the Town of
Westlake as well as the development. As such an attenuated proportion is
essential as well as decorative conclusion at the top. The profile of the
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Tower should be recognizable as well as its particular elevation close up.
Tower walls should emphasize a vertical composition.
• Surface: Planar, flat with visual expression of natural quarried stone or cut
stone surrounds at openings.
• Openings: All wall openings shall have full natural quarried stone or cut
stone returns at openings.
• Decoration: The incorporation of decorative natural stone shelves, niches
and carvings into the wall facade is highly encouraged. The incorporation of
statuary is encouraged.
• Corners: Corners are required to reflect the full depth of the stone and give
the appearance of load bearing masonry. Cut Stone Corners must be
toothed into (coursed with) natural stone masonry in a manner that makes a
structural and decorative edge.
• Bells: Bells may be placed in all towers but the use of amplified speaker
systems is prohibited.
• Finials: Decorative metal finials are allowed at all tower roof peaks and are
required to meet the requirements outlined in the Ornamental Ironwork.
• Hip Ridges: Hip ridges are required to have a mortar build up, of sufficient
height, to allow field tile to butt into the mortar yet allowing ridge tiles to be
vertically separated from the field tiles. Ends of hip ridges are required to
use layers of tiles to match mortar build up.
• Mortar Boost: Field tiles are required to have a minimum of 20% random
mortar boosts.
• Closure: Closure of barrel tile at the eave is required to be mortar in lieu of
matching bird stop. THIS NEED TO BE VERIFIED WITH BORAL FOR
WARRANTY AND DRAINAGE.
• Screening: Mechanical equipment is required to be screened and must not
be visible from public right of ways.
• Roof penetrations: Plumbing roof penetrations should be limited and must
not be visible from public right of ways. All plumbing vent piping must be
painted to match roof color and have a low profile.
• Prohibitions: Cell phone relays are prohibited at all towers.
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Statuary and Public Art
Statuary and other Public Art will be approved by the Town of Westlake when such public Art is
placed with in any Public Space of Public Right-of-Way. Approvals will be on a case-by-case
basis. The Town will consider the extent to which the proposed art is consistent with the scale,
types, and materials used in the Catalonian Village.
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Retail Storefronts
Retail Store fronts are defined as the glazed retail display windows associated with retail
establishments.
• Location:
• Within Building: Ground level retail storefronts.
• Material:
• Frames: All window frames are required to be wood or aluminum clad wood
units.
• Wood Material: Approved woods are Oak, Poplar, Cypress, Clear Pine,
Clear Cedar, Cherry, or Walnut.
• Wood Production: All units are milled lumber or aluminum covered milled
lumber,
• Trim Production: All trim is milled lumber or aluminum clad milled lumber.
• Prohibition: Plywood, composite board, vinyl, aluminum storefront or
fiberglass is prohibited.
• Glazing: Clear Glass
• Dimension:
Width: 5 inches
Thickness: 2 inches.
• Articulation
• Sill Curb: Retail storefront assemblies must rest on masonry curb that is at
least 12 inches above grade. Therefor, Storefront systems will not extend
to the ground.
• Edges: All edges are routed or carved, no use of applied molding to create
edge details.
• Divided Lites: Storefronts are not required to have true divided lights
unless store front assemblies are used above the first floor.
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Single Family Residences
Residential expansion in the Catalonian Village was not a "Land Development" led undertaking.
Instead, it was a familial pursuit with each succeeding generation adding and building as
necessary to house the expanding family unit. In architectural terms this is called "additive
construction" and is particularly characteristic of Spanish culture where large families were more
commonplace and a vertical family organization the norm. Therefore, the intricate village" look"
(continuous residential structures defining a continuous frontage along narrow, winding streets)
is manifestation of a social structure and village community. Entrada, which aspires to deliver
this same intricacy is faced with the challenge of delivering it through a land development
process where fee simple lots are created, sold to builders who build out that lot using a delivery
system totally geared up for suburban residential patterns. This system relies upon the
prospective home owner (person buying the lot from the builder) who must view their investment
in cost per square foot and budget terms and a typically untrained building designer who has no
familiarity with the Catalonian Village vision. Once the lot is conveyed to a builder, the land
developer can only direct the home design to the extent permitted by his land sale contract.
However, the Town has the authority to issue a permit for a design that meets standards and
guidelines contained in Entrada's zoning and any mutual agreements with the Land Developer
(which run with the land). Therefore, Residential Development Guidelines are created herein for
the purposes of directing the residential delivery system toward implementation of Entrada's
"European Village" vision. More specifically, these guidelines are:
Single Family Residences:
As stated above, the typical single family home in a Catalonian Village was not like the single
family home one sees in Southlake or even Westlake. It was more like a Town House but the
familial structure was stronger than the lot structure. As a result different houses may have
shared common spaces (such as a court yard) and thereby add a level of intricacy and
complexity to the built fabric that containment within a fee simple lot will likely not give.
However, viewing the individual home as part of a block and not simply as part of a lot provides
a basis upon which to direct home design in a direction more compatible with the Catalonian
archetype. Therefore, the guidelines of this section seek to describe the individual home in
terms related to its contribution to the block.
General Definition and Conditions of a Single Family Land Use:
1. A single Family Home in Entrada may be attached, zero lot line, detached or a
combination thereof as required to meet the Lot Occupancy and Block group
requirements specified below.
2. Single Family Homes can share yard, courtyard, entry court, motor court space, or a
mews across a property line or property lines.
Features of Lot Occupancy:
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In the Catalonian Village, the residential structure is established relative to the street, the
necessities of drainage, or other more utilitarian considerations more than being established
relative to legal lot lines. In fact, the land was likely owned by the nobility and grants for use
were given (usually at a high price) forcing more verticality in the structure form. This system of
"land rents" still exists today, even in US cities like Baltimore, Maryland. Here land once owned
by Lord Calvert eventually went to people who did not reside on the property. Today, every
mortgage pays a ground rent to another person. The result was density, verticality, and
continuity along the street as shown in the picture of Baltimore row houses, below.
� 11
G
Although the streets are wider, Balrtimore's fabric density compares favorably with the
Catalonian Village below.
jr
1
P!
r, ■
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This all importnt relation between structure and street over the relation between structure and lot
makes it necessary to advance guidelines which promote street fabric and complexity. This is
called"Lot Occupancy", meaning placement of the structure within the lot to establish a
meaningful contribution to the street. There are three important street qualities to accomplish
through this guideline. These are:
Street Complexity: The suburban Street is characterized by lot-to-lot repetition of
dimensional zones (front yard, side yard, etc.). The result is a prevailing sameness that
has become so characteristic of"suburban sprawl". Further, house design serving
speculative market needs tends to deliver an overall sameness to the distribution and
architectural expression of house functions (such as the repetitive garage location). The
guideline must promote a complexity that is typical of the Catalonian Village-scape.
Street Continuity: A continuous street wall is the essential element of the village street.
Street interaction: The communal nature of the village celebrates the street as a
communal space. Therefore, houses do not seek to separate from the street, but be a
part of it. This is accomplished by occasional residential functions which come out to
and/or are visible from the street.
In order to accomplish these outcomes, the following residential development guidelines are
necessary:
1. Build-to-Zone: Typical front yards are comprised of passive land that usually stands
between the street and house for purpose of
protecting the home from street intrusions.
The suburban front yard is a buffer not a
connection. Therefore, it is desirable to bring
LOT the residential; structure to the street. Each
lot shall have a Front Yard Build-to-Zone and
a minimum of 35% of any structure frontage
350% min 20 ft. 3 ft. built on a lot (but no less than 20 frontage
feet) must be located within the Front Yard
Build-to-Zone. The Build-to-Zone lays
between the front property line and a
distance of 3 feet from the front property line.
The distance between building frontage
occupancy within the Front Yard Build-To
Zone must not be greater than 45 feet. If a lots is sufficiently wide that that this distance
is exceeded within the lot, the length of frontage must be increased or aditional structural
frontage within the Front Yard Build-To Zone must be provided.
The Town may modify this standard upon
review of the proposed design and
35% o]ax
determination that the Build-To Zone
minimum2 Occupancy requirement should be modiified.
4
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2. Walls in the Front Yard Build-to-Zone: The remainder of any lot frontage that is not
occupied by residence structure within the Front
Yard Build-to-zone must be finished with a stone
frontage wall that is at least 6 feet tall. Such
35%®, min 20 ft. frontage walls may be eliminated for any portion
Building of the residence structure frontage located within
LL 3 feet of the wall.
70%
Wall
3. Garages in the Front Yard Build-to-Zone: Any garage located within the Front Yard
Build-to-Zone with garage doors that are not screened by the frontage wall shall have
two carriage style doors instead of a single double door. Double wide, single garage
doors are prohibited in street view unless behind a wall or gate structure.
Street Facing Garage Doors
Wall
Double Carriage Style Doors
Street Frontage: Bringing the structure to the street (the above referenced Build-to Line) will
contribute to a more continuous street wall. Treatments of the Street Wall include:
1. Setback: No minimum but 30% of structure frontage shall be in the Front Yard "Build-
to-Zone" as specified above.
2. Streetscape: 100% of the lot frontage must be residence (minimum 30%), and 6 ft. tall,
minimum, natural stone wall ( including pedestrian and drive gate if applicable) in a
combination of residence and wall.
3. Penetrations in the Street Wall: One gated pedestrian access is allowed on the street lot
frontage and if said access is located within a freestanding wall, the width of the
pedestrian opening shall not exceed the height of the wall in which the opening is
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located. In addition one gated Drive Court entry is permitted provided that the width of
the entrance does not exceed 12 ft.
4. Driveway Placement: Driveways must not abutt at a common property line unless the
drive is a shared driveway and does not exceed 11 feet in width. Shared driveways are
encouraged. Where shared driveways, serving interior motor courts, are employed; the
frontage wall and entry gate may be eliminated for the width of the drive.
5. Automotive Access: One 20 ft. wide driveway for direct drive in garages with two
carriage style doors, All other drives are limited to 10 feet wide front curb to entry gate.
Rear Yards That Face a Street: Due to grade differences, rear yards will be elevated above
the street they face. Therefore, the retaining wall at the rear property line becomes a significant
street element.
1. Rear Yard Build-To Zone: Each lot shall have a Rear Yard Build-to-Zone and a
minimum of 35% (But no less than 20 Rear
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIII Yard Frontage Feet) of any structure built
Build-To o
Rear 5' on a lot must be located within the Rear
Zone 5 ft Yard Build-to-Zone. The Build-to-Zone lays
between the Rear property line and
Side Yard,, distance 5 feet from the rear property line.
Build-To
Zone 2 ft.
Front
Yard_:.
el Build-To
Zone 3 ft.
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIII
2. Walls in the Rear Yard Build-to-Zone: The remainder of any lot frontage that is not
occupied by residence structure within the Rear Yard Build-to-zone must be finished with
a stone frontage wall that is at least 42 inches tall (where there is a retaining wall
separating the lot from the street) or 6 feet (where there is no retaining wall. The wall
shall not be set back from the rear property line more than 1.5 feet. Such frontage walls
may be eliminated for any portion of the residence structure frontage located within 5
feet of the wall.
3. Landscape in lieu of wall at the rear yard : Up to 30% of the rear yard may be
screened with Landscape in lieu of an opaque wall. Landscape materials shall be
evergreen and used in combination with evergreen unstory to provide an effective
screen.
4. Pedestrian Access: One gated pedestrian access is allowed on the rear street lot
frontage and if said access is located within a freestanding wall, the width of the
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pedestrian opening shall not exceed the height of the wall in which the opening is
located.
5. Basement Garages: Rear entry garages may be built at street grade in lieu of a
continuous rear lot line retainage wall. If a garage is so located, it shall have two
carriage style doors instead of a single double door. Double wide, single garage doors
are prohibited in street view.
6. Cantilever Over a Canted Retaining Wall : Lot space lost to canted retaining walls built
at the rear property line may be recaptured by structural cantilever over the wall to a
point coterminus with the rear property line. The cantilever must be carried by structural
beams in a manner consistent with Medieval building technology (no post tension or
concrete system will be permitted for the cantelever). Any cantelever design must be
approved by the Town Manager prior to permit.
Side Yards
1. Setback: No minimum. Subject to the Block group standards stated above.
2. Streetscape: Subject to the Block Corner standard stated below under Block Group,
100% of the side lot frontage must be residence, in combination with a 6' tall, minimum,
natural stone. Eliminate iron fence.
3. Corner Lot Build-TO Zone: Each lot
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII shall have a Corner Side Yard Build-to-Zone
and a minimum of 50% of any structure built
Side Yard on a lot must be located within the Corner
Build-To Side Yard Build-to-Zone. The Build-to-Zone
Lot
Corner Zone 2 ft. lays between the front property line and
Build-To distance 3 feet from the front property line.
Zone 3 ft. 4. Side Yard Build-To Zone: Each lot
shall have a Side yard Build-To Zone at each
side lot line and structural occupancy of this
zone shall conform to the Block Group
Standards specified below.
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 5. Automotive Access: Garages
located within a Corner Side Yard Build-to-
Zone with garage doors that are not screened by the side yard frontage wall shall have
two carriage style doors instead of a single double wide single garage door. Single
double wide garage doors are prohibited in street view unless behind a wall or gate
structure.
6. Pedestrian Access: Any pedestrian access gate located in the corner side yard
frontage may replace the need for such a gate in the front yard.
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Block Group Continuity:
1. Block Group Unit: A Block Group is any set of 5 residences along a residential street.
The street may have more than one Block Group. If the length of the street has more
than one Block Group and the number of houses in the last group is less than 5, then the
last homes are not governed by Block Group standards contained herein and are
considered Villa lots..
2. Block Corner: No block group sequence shall start at a corner with an open side yard
and fence/wall. Therefore, any lot of a Block Group located at a street corner shall have
a zero side yard at the corner and the 25% lot Front Yard occupancy standard (stated
above) shall be accomplished at the frontage corner.
3. Building Mass Continuity: At least 2 of the 6 side lot lines in a Block Group shall be a
common wall line for attached residences...or...at least 3 of the 6 side lot lines in a
Block Group shall be a zero lot line. This standard is satisfied if a minimum of 25% of the
residence facing the side lot line shall be built to this zero or common lot line standard
and such 25% must be located at the street frontage.
4. Side Yard Build-to-Zone: At least 45% of a residence facing any side yard, not built to a
zero lot line or common lot line shall be built within the Side Yard Build-to-Zone. A
residence which already is building to the zero or common lot line standard only has to
have 25% of the structure, facing the non-zero or non-common lot line, in conformance
with this standard. The Side Yard Build-to-Zone lies from the side yard lot line to a
distance 2 ft. from the side yard lot line
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Villas
Masia, is a type of construction common to the Catalan countries, which have their origins in the
Roman villa. They are often large but isolated structures, nearly always associated with a family
farming or livestock operation.
Although located in a village, the residences feel quiet and peaceful as they stand alone within
their own walled grounds with great views of the countryside.
Through the ages, the materials utilized to construct masias varied, often determined by their
location. In mountain areas, rough stone was often used, except for doorways, windows and
arches, where stone was worked.
During the Middle Ages, mud was used as mortar, though later on it was replaced by quick lime
or cement. In places where stone was hard to come by, adobe was more common as a
construction material.
For the most part, masias are oriented to the south face.
Constructions older than 16th century have an arched main entrance while those built after the
18th century usually have lintel entrances.
Masias were rarely more than 16 feet tall and were typically constructed with wooden beams
placed perpendicular to the facade and covered by tiles.
They tended to be at least two story buildings, with the ground floor reserved for farming tasks
and even housing livestock, with the upper floor reserved for the family's living quarters.
f there was a floor above that, it would often be used as a granary, or occasionally to house
pigeons.
Many masias have been converted into bed and breakfasts or centers for tourism.
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