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Home My WebLink About12-01-15 PZ Agenda Packet The Regu/ar Meeting of the Town of Westlake P/anning&Zoning Commission will begin immediate/y fol%wing the conc/usion of the Planning&Zoning Commission Work Session but not prior to the posted start time. �'�+��'""� �" , � �' r � � � '}� !�,� �� TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING AGENDA December 1, 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 REGARDING THE STATUS OF DEVELOPING A PROPOSED TRANSFER OF DEVELOPMENT RIGHTS ORDINANCE. 3. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AG E N DA. 4. DISCUSSION OF ITEMS TO BE PLACED ON FUTURE AGENDAS AND UPDATES ON DEVELOPMENT TRENDS, PROGRESS AND TOWN COUNCIL ACTIONS ON PAST AGENDA ITEMS. 5. AD70URNMENT Page 1 of 3 Regular Session 1. CALL TO ORDER 2. REVIEW AND APPROVE MINUTES FROM THE MEETINGS HELD ON NOVEMBER 9, 2015. 3. CONSIDERATION OF A RECOMMENDATION FOR APPROVAL OF A MASTER LANDSCAPE PLAN, PAVING PLAN, AND LIGHTING PLAN FOR THE DEVELOPMENT KNOW AS ENTRADA (PD1-2) LOCATED AT STATE HIGHWAY 114 AN D FARM TO MARKET 1938. 4. CONTINUE A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING A ZONING CHANGE AMENDING THE PD 1-2 ZONING DISTRICT REGULATIONS CONTAINED IN ORDINANCE 720 TO INCLUDE DETAILED DESIGN GUIDELINES FOR THE DEVELOPMENT KNOWN AS ENTRADA LOCATED AT STATE HIGHWAY 114 AND FARM TO MARKET 1938/DAVIS BOULEVARD. 5. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING AN APPLICATION FOR APPROVAL OF A FINAL PLAT OF THE PD 1- 2 PLANNING AREA, SHOWN AS BLOCK A, LOTS 1-3X, BLOCK B, LOT 1, BLOCK M, LOTS 1-3, BLOCK N, LOTS 1-6X, AND BLOCK O, LOTS 1-3X, BEING A TOTAL OF 85.910 ACRES IN THE C.M. THROOP SURVEY, ABSTRACT NO. 1510, W. MEDLIN SURVEY, ABSTRACT NO. 1958, JOSEPH HENRY SURVEY, ABSTRACT NO. 742, AND WILLIAM H. PEA SURVEY, ABSTRACT NO. 1246, TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS. 6. CONTINUE A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING AN APPLICATION FOR A PD SITE PLAN, INCLUDING BUILDING ELEVATIONS FOR A CVS PHARMACY, FOR A PORTION OF THE PD 1-2 PLANNING AREA, SHOWN AS AREA N, LOT 3 OF BLOCK N, GENERALLY LOCATED ON THE SOUTHWEST CORNER OF THE ENTRADA DEVELOPMENT) ON THE FINAL PLAT. 7. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING AN APPLICATION FOR A PD SITE PLAN, INCLUDING BUILDING ELEVATIONS FOR A PRIMROSE SCHOOL, FOR A PORTION OF THE PD 1-2 PLANNING AREA, SHOWN AS BLOCK M, LOT 2 OF BLOCK M, GENERALLY LOCATED ON THE SOUTHWEST CORNER OF THE ENTRADA DEVELOPMENT ON THE FINAL PLAT. 8. CONDUCT A PUBLIC HEARING AND CONSIDERATION OF A RECOMMENDATION REGARDING A ZONING CHANGE REQUEST TO AMEND THE PD 3-5 ZONING DISTRICT LOCATED AT STATE HIGHWAY 170 AND STATE HIGHWAY 114 ON A TRACT THAT IS A PORTION OF WHAT IS GENERALLY KNOWN AS THE CIRCLE T RANCH, BY DIVIDING SAID DISTRICT INTO TWO (2) SEPARATE PLANNING AREAS, TO BE IDENTIFIED AS PD3-5A AND PD3-5B, AND ADDING 186,000 SQUARE FEET OF OFFICE CAMPUS USE IN THE NEW PD3-5B PLANNING AREA. Page 2 of 3 9. CONDUCT A PUBLIC HEARING AND CONSIDERATION OF A RECOMMENDATION REGARDING A ZONING CHANGE REQUEST TO AMEND THE PD 3-3 ZONING DISTRICT LOCATED ALONG DOVE AND OTTINGER ROADS ON A TRACT THAT IS A PORTION OF WHAT IS GENERALLY KNOWN AS THE CIRCLE T RANCH, BY TRANSFERRING 186,000 SQUARE FEET OF OFFICE CAMPUS USE FROM PD3-3 TO THE NEW PD3-5B PLANNING AREA. 10. 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 25, 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. Page 3 of 3 .?'��.�+w.,,�'S. # � � h��^ '.- . { � °�k �°'� estlake Town Council �� }� �''��-..,,�,�-"r� TYPE OF ACTiON Workshop- Discussion Westlake Planning and Zoning Commission Tuesday, December 1, 2015 ToP[c: Presentation and Discussion Regarding Status of Developing a Transfer of Development Rights Ordinance S'rAFF Co1v'rAC'r: Tom Brymer, Town Manager Eddie Edwards, Director of Development Services Strategic Alignment Vision,Value, Mission Perspective Strategic Theme & Results Outcome Ob'ective High Quality Planning,Design& Increase Informed&Engaged Development-We are a desirable Municipal& Transparency, Citizens/Sense of well planned,high-quality Academic Operations Accessibility& Community community that is distinguished by exemplary design standards. Communications Strategic Initiative Educate Stakeholders about our Development and Environmental Goals Time Line - Start Date: July 2015 proposed Completion Date: lst Qtr FY15-16 estimated Funding Amount: $90,000 Status - � Funded Source - General Fund EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) During the process of developing an updated Comprehensive Plan (Comp Plan) from 2013-14, it was pointed out to the Comp Plan Steering Committee, P&Z, and the Town Council, that to implement many of the Comp Plan's recommendations, some new ordinances and/or changes to our existing ordinances would be required. To achieve this end, the Town Council approved a contract with MESA Planning on June 15, 2015 to use their professional planning consultancy services for this effort (as the Town staff does not have adequate time and resources to perform this work in a timely manner and still provide daily delivery of Town services). This proposed engagement to develop these ordinances and/or ordinance amendments is proposed to be done in four(4)phases of work. It was proposed to use MESA Planning since they are very familiar with the work that needs to be done on the Town's ordinances to fit with our newly adopted Comp Plan, since they worked on developing our new Comp Plan. While all four phases of the consultant's work are outlined in the proposed contract, the approved contract is only for the first phase of the consultant's work which is to: a.) develop the transfer of development square foot (TDSF) mechanism and b.) incorporate it, along with the Comp Plan's policies, into the Town's development ordinances known as Chapter 102. Cost of this first phase of consultant work is $90,000. Phases 2-4, which again, would require a separate contract approval by the Town Council, would bring the total cost for all phases of this wark to $179,901, including a credit for work approved on MESA's Comp Plan engagement that was not performed (by mutual agreement). In the proposed contract with MESA, Pages 6 of 17 and 7 of 17 describe the Phase 1 scope of work as well the Phases 2-4 scope of wark. Exhibit A to the proposed MESA contract provides further detail on the scope of work for Phase 1. There will be other costs associated with this project. These costs include review of any new or revised ordinances by the Town Attorney and cost to codify any new or revised (amended) ordinances. RECOMMENDATION Recommend hearing a presentation from MESA Planning on the status of their work on this first phase of ordinance drafting work related to transfer of development rights (TDR) and asking questions and providing input pertaining to this presentation. ATTACHMENTS' 1. Excerpt from new Comprehensive Plan pertaining to transfer of development rights as a tool to implement the Plan's recommendations on land use and view corridor preservation. Attachment 1: Transfer of development rights as discussed in Westlake Comprehensive Plan (approved March 2, 2015) It is important that Westlake realize most of the non-residential development square footage shown in Figure 102 (an approximation of what is permitted by current Planned Development Ordinances) in order to sustain a comparatively lower rate of single- family taxation. The implications of establishing the approximate current level of commercial entitlement as a cap on further commercial entitlement (subject to final application of PD standards to final permitted parcels) is that future modification of the Planned Development Ordinances will limited movement of permitted non-residential square footage around, within and among the Planned Developments themselves while not adding square footage to the total that already exists. This can be better described as the transfer of non-residential square footage between various Planned PLAN ELEMENTS: LAND USE PLAN Westlake's Current Entitlements by Land Use Westlake's Current Entitlements by Land Use Building Area(Sq.Ft.) Units Rooms Building Area(Sq.Ft.) Units Rooms PD1-1 PD 3-12 Hotel 150,000 250 Reta i I 349,483 Office/Education 659,648 Conference,Education,Data, Residential 207 and 1200 room Hotel 1�250,000 1200 PDl-2(Entrada) Residential 322 Non-Residential 1,500:1 ratio=483,000 PD1-3(Granada) PD-4(Tierra Bella) Residential gq Single Family 28 Area Outside PDs PD-2 Office 5,217,752 Office(FAR.25:1) 1,100,347 PD-3 PD 3-1 R-1(Min.Lot Size 43,560 sf) 488 Office 58,806 Residential 513 PD 3-3 Office 1,200,000 R-2(Min.Lot Size 87,120 sf) 68 Hotel 500,000 833 PD 3-4 Office 558,355 Hotel 750,000 1250 R-5(Min.Lot Size 217,800 sf) 35 Reta i I 360,940 Mal I 1,630,000 PD 3-5 Office 884,505 R-A(Min.Lot Size 43,560 sf) 48 Mixed-Use 1,305,060 Residential 275 PD 3-6 Totals Building Area(Sq.Ft.) Units Rooms Office 1,207,486 Residential(SF) 2,168 Retail 110,650 Residential 40 Residential(MF) 330 PD 3-7 Hotel 1,400,000 2,333 Office Campus 2,940,300 60 PD 3-8 Office 1,048,707 Office/Office Industrial/ 16,730,804 Office Campus 775,436 Campus Office Office/Industrial 1,099,019 Retail 131,769 PD 3-9 Office 27,443 Education/Conference/Hotel 1,250,000 1,200 Retail 978,793 Mixed-Use 660,587 Residential(MF) 330 PD 3-10 Mixed-Use 2,448,647 Retail 133,633 PD 3-11 Retail(Inc.Mall) 3,836,755 Retail 141,487 Figure 102: Westlake's Current Entitlements by Land Use WESTLAKE COMPREHENSIVE PLAN UPDATE Development Districts. However, additional zone and the view is toward the north. square footage (and the additional Ad Valorem revenue associated with it) could 2. Vista Termini Zone (red): Areas of be approved IF the request for approval Westlake, generally north of Dove included accomplishment of significant Road, where land elevations equal public Goals that mitigate the additional to or exceed elevation 690 to 700 impact (traffic mitigation, need for open ft. above sea level and create space, etc.). Therefore, a case can be promontory landforms that define the made for both: end point of any vista that includes them. In many cases, these are the 1 . The Transfer of non-residential land related objects. square footage from one Planned Development Planning Area to 3. Vista Shade Zone (blue): Areas of another; and Westlake, generally along SH 1 14 and 2. Adjustments to the rate of transfer, north of the vista termini (discussed IF certain public objectives are above) that contain land elevations accomplished through such transfer. lower than 690 - 700 ft. above sea Therefore, accomplishment of certain level and are largely obscured from significant public objectives may view by these higher elevations in the support a rate of transfer greater than foreground of any vista toward them. 1 :1 , constituting a resulting increase in overall non-residential entitlement. 4. View Shed Zone (purple): Areas of Westlake that are not visually screened The following text establishes the terms of or obscured by foreground land numbers 1 and 2 above by exploration elevations and, consequently, lie within of where non-residential square footage the vista attained from the Vista Point should be transferred to and from and Zone. what settings influence the rate of such transfer. 5. View Corridor Zone (green): Lineal views, usually along creekways as they Land Use Relationship to View descend in a northerly direction that Conditions: The View Analysis discussed are attained from the Vista Point Zone. in the Framework Plan section of this These views host the water bodies and Comprehensive Plan identifies five view wooded areas that are important visual conditions as follows: assets of the Town. 1. Vista Points Zone (yellow): Sectors of The geographic distribution of these view Westlake from which the recognizable conditions is illustrated in Figure 103. Note views, generally considered typical that the Vista Points are in the south and of the Town, are attained. These are the various views head toward the north. typically northerly views from areas This reflects input gathered at the Planning along, and south of, Dove Road. Workshops where the Citizen participants These elevations are generally higher described views as generally seen from than elevations along SH 1 14. Views points south of, and along, Dove Road identified by Planning Workshop (the Vista Point Zone). This geographic participants as characteristic of distribution identifies the five zones defined Westlake's pastoral, picturesque, and above as they lay within the corporate rural identity are mostly seen from this limits of Westlake. Therefore, "Preservation PLAN ELEMENTS: LAND USE PLAN ;�y Yi¢w ��-a `-�`u� �S�R S ��e �\��;� z+,Q �� ...�., i �;`�.. �� ''�. �� _ ��y�� x�(X k K a \ . � 1 '!� Xx S�. >`� V� �r ,..� � "'�n � .�� .��'�r rx,1��a � �",� . l� � � '4� \ K r � �, � � ��, ' � �� , w �� , i� �yt".k ...�--�. � ��y '�(��y��yXh `� .�.. �� .� , A,X�� ..� �� .. �� \{ �Y k � �,)A A k Yy �y 1 r� x _ r� � *�I��X k y� �� '�� l C, '� 5,,�"y � � 1X X X M}Y k .�-..� . . . __ -+.+lA?� �.�Y yV yN�l �� ~� P 1 � �� -tY-F�l. �-' . �"�� ` ' ,i ' I I j, � � r , � �� . • � � r , ;� • � - , �� _ �, '��.� ' � :�.� r � lr � � �� + - �� , � ^'` t�-r r � -� �- j} 1 � .�. r � � e ...��1\'•� '��b . �y � .....,.,. � 1� }}�r 17�.� ' S� ..:::' ... . �. ::� , .. . _ -}1��'.f, —` � � \\ - -� 'I � � . �' �I r��-� �y la�� — � r ��` i9�� i� -� '�_ .` ' i � 1 ,r I �%� �� — . � 1 F , � ' . �r +,1' �; ��a-'�i1'Ini(a��— al_ � ° , � �lidv��r�don_ " � � _v�ia sh�ld�n� ,�a Figure 103: View Analysis of Views" (picturesque, pastoral, and rural) locations). The Vista Terminals (red) means reinforcing the view conditions as and View Corridors (green) are most shown in the View Analysis. sensitive to building height because of their importance as view defining The characteristic views of Westlake are landscapes. The View Shed Zones sensitive to four types of encroachments as (purple) are somewhat sensitive to follows: building height and that sensitivity tends to be less toward the northern limits of 1. Vertical Disruption: This refers to the Westlake, along SH 1 14. height of buildings. The taller the structure, the more visible it generally 2. Ground Plane Augmentation: This refers is. More visibility ultimately transforms to reshaping the land profile and visually a natural skyline into a more urban subdividing it with parking lots, screen skyline. Certain View Condition Zones walls, and/or artificially configured are better suited to accommodate buffers. The more the naturally greater building height than others. The organic relationship of ground plane View Condition Zone most capable elements is replaced by composed of accommodating building height or engineered relationships, the more without disrupting or transforming the character of what is viewed is characteristic views is the View Shade transformed. The View Condition Zone Zones. These areas (shown in blue in the most capable of accommodating above analysis) are located along SH Ground Plane Augmentation without 1 14 and "behind" the Vista Terminals disrupting or transforming characteristic (red areas that tend to obscure ones views is the View Shade Zones. These view of development in the View Shade areas (shown in blue in the above WESTLAKE COMPREHENSIVE PLAN UPDATE analysis) are located along SH 1 14 northern edges of the view shed along and "behind" the Vista Terminals (red SH 1 14 are somewhat less sensitive areas that tend to obscure ones view provided that the proximity of non- of ground plane development in residential forms is tempered with the View Shade locations). The Vista intervening landscape, like that of Terminals (red) and View Corridors Solana. (green) are most sensitive to Ground Plane Augmentation because of 4. Displacement of Natural Fabric: their importance as view defining This refers to the displacement of landscapes and view defining land vegetative communities, water forms. The View Shed Zones (purple) features, and/or land forms that define are also less sensitive to Ground Plane the vista. As natural fabric is lost, the Augmentation toward the northern visual character is transformed toward limits of Westlake, along SH 1 14. a less natural appearance. The historic review of aerial photographs discussed 3. Form Deviation: This refers to building in the Existing Conditions Assessment form that deviates from a pitched (Part One) illustrates how increasing roof structure with a more complex ranch development moved the perimeter and integration of windows characteristic landscape from one that (in lieu of ribbons/walls of glass) hosted a complex tapestry of plant and reflective of residential forms within native grass communities to one that the Town. Given the greater amount was more simplified and beame more of non-residential development within of a monoculture. The View Condition Westlake at build-out, the movement Zone most capable of accommodating of commercial building design away Displacement of Natural Fabric without from residentially responsive forms disrupting or transforming characteristic will significantly transform the visual views is the View Shade Zones. These image of Westlake to one that is more areas (shown in blue in the above urban and non-residential, overall. The analysis) are located along SH 1 14 View Condition Zone most capable and "behind" the Vista Terminals (red of accommodating Form Deviation areas that tend to obscure ones view of without disrupting or transforming ground plane development in the View characteristic views is the View Shade Shade locations). The Vista Terminals Zones. These areas (shown in blue in the (red) and View Corridors (green) above analysis) are located along SH are most sensitive to Displacement 1 14 and "behind" the Vista Terminals of Natural Fabric because of (red areas that tend to obscure ones their importance as view defining view of ground plane development in landscapes and view defining land the View Shade locations). The Vista forms. The View Shed Zones (purple) Terminals (red) and View Corridors are also sensitive to Displacement (green) are most sensitive to Form of Natural Fabric because it is the Deviation because of their importance intervening natural fabric that mitigates as view defining landscapes and view the visual proximity of residential defining land forms. The View Shed and non-residential development. In Zones (purple) are also sensitive to Form addition, entry to Westlake's residential Deviation because both residential and areas (from SH 1 14) will likely be through non-residential development resides the northern and western edges of the within the same view. However, the View Shed Zones, making the residential PLAN ELEMENTS: LAND USE PLAN approach and its visual character part "Sending Districts". These districts are more of the view sequence that defines specifically defined as follows: Westlake. • Primary Receiving District: When The above View Analysis of view considering any request for transfer of encroachment sensitivity suggests that existing entitlement square footage certain areas are more capable of from one PD planning area to another, hosting greater building height/ ground those PD planning areas and tracts plane augmentation/ form deviation/ located within the zone classified as a displacement of natural fabric, while other Primary Receiving District are the PD areas would benefit from less change of planning areas and tracts where such existing characteristics. More specifically, square footage can be deposited. these areas can be described as: Such deposit of additional square footage will generally manifest as Sending Areas: increased building height, coverage • Areas of significant resource (augmentation of the ground plane), • Areas with undeveloped increasingly commercial building form infrastructure due to larger buildings (form deviation), • Areas of significant working land and possible displacement of natural potential fabric. Therefore, only the area most • Areas of natural sensitivity capable of accommodating the • Areas of unusual building conditions impacts of increased non-residential • Areas of visual and landmark square footage can serve as Primary significance Receiving Districts. According to the earlier analysis of view shed districts, the Receiving Areas: View Shade Zone (blue) is the Primary • Areas with existing or realistically Receiving District. expected infrastructure • Area with community acceptance • Secondary Receiving/Sending of increased growth District: PD planning areas and tracts • Area where increased development located within the zone classified potential is marketable as a Secondary Receiving/Sending • Area of lesser visual significance District are the PD planning areas and tracts into which square footage Under the present Planned Development can be deposited and from which Ordinance provisions, most of the non- square footage can be transferred. residential entitlements have a uniform Deposition of square footage can building height limit (typically 60-65 ft. only occur in portions of this District although PD's 1 and 2 have heights less sensitive to encroachment and set by the 635 MSL) and a uniform built in accordance with specialized FAR (typically .4-.45 FAR). Therefore, a requirements. Additionally, square ubiquitous non-residential development footage can be sent from the more standard will prevail over Westlake sensitive portions of this District to the regardless of an area's sensitivity to view less sensitive portions of this District encroachment. In order to transform (in accordance with specialized this ubiquitous condition to a mosaic of requirements) or to the Primary visually responsive conditions, the Land Receiving District. Therefore, only the Use Plan identifies "Receiving Districts" and areas capable of accommodating the WESTLAKE COMPREHENSIVE PLAN UPDATE 1 � � �! l."��'�� \ ti ,•-,itiyv �;�� '4 ,y �_ Secondary Receiving �� . { �r • � � � ��'� ..S` � ' i � Kx � � �' x . _ � � / ,1 ,�,,,� �,% � SecondaryReceiving � y .� , �r , � :r� � � „� f + , , � r�„ f/ �;: '. ... i r� ,. ,' : , � ,�- . � . a , � , „'��, '",, � �, �k �� ' `J t�,� � � �Il,��.�� t �i.� ta'l� � � { �l � - t u 1,� � i -�1 i ' I� 1 ; ` � i " ��.�i i'1 � 1t� � � � � + ' � . Z 1��: � f'� ��' ., . �r�"]��{ '� �� SecondarySending t.�1 1�t13 r;i3 tas�� .!' �43.i t�.' ,f! # �'at( , .. . 1.'- �� r'� ...�'.i �Fl ' I� � ] � �`� .�.i .; , .� . i f a �a{j if ;�:,L a� ; PrimarySending I� � � 1 �-- `'""� N�;:�:;��j`j`�:t � Secondary Receiving/Sending .. t tr �a' �_ _f � � 7 � � PrimarySending Secondary Sending � �,��' � IE Y B i'i Primar Sendin �� ,�'�",^', Primary Receiving Figure 104: Development Square Footage Transfer Map impacts of increased non-residential as land promontories. Therefore, square footage, conforming to special only the areas least capable of requirements, in certain portions as accommodating the impacts of well as possessing sensitivity to view increased non-residential square encroachment in other portions can footage can serve as Primary Sending serve as Secondary Receiving/Sending District. The Vista Point Zones (yellow), District. The View Shed Zone (purple) Vista Terminals (red), and View is the Secondary Receiving/ Sending Corridors (green) are the Primary District. Sending Districts. • Primary Sending District: PD planning The above diagram (Figure 104) recast areas and tracts located within the the earlier View Analysis map as a zone classified as a Primary Sending Development Square Footage Transfer District are those PD planning Map, which is in accordance with areas and tracts most sensitive to the previously described sending and view encroachment or contain receiving areas. characteristic view features, such PLAN ELEMENTS: LAND USE PLAN Primary Receiving c :�; ..,�� Ty pe�� ' �ruwN oe POAh�Rf;� _ ;�_ �` ranrr�v c�i.i, S2COIlddfy R2C21VIYlg , � �� /� =r K �1�� ```-\ ,o�..., . -,� ...�.-�� ``\\ 1'r r .�� t ...:�.—�` _ri�-�..... � �\`�� 1 1� �� F�� Secondary Receiving % �}� �� + fi� '`� �� ` 1 �� - '�1 � + '�- ��` �,y�� ,� � h, + � E � � � � � , �°� � ;�� ' � E� ' � � ��` - ° . , {� Ir � , � , �`�' �f� ` �'3 �,�,� � + ` �� ..-�s. �r � �� ` �+il , .�_ . ��= � r�,Ft: � c.� �'.'��i' �"'�� ! � Secondary Sending . . . . �. ,- ., . ... . . � ._. , ._. .�,�.� _ • . � , � r- �' �1 -�— . SecondarySending �� f�' � � fi � t'a ,r,� a�� PrimarySending ;Y}�:.,� :ourH�..,K� —`t Figure 105: Development Square Footage Transfer Map and Current Zoning Map To further illustrate how these districts LAND USE RELATIONSHIP TO COMMUNITY relate to existing Planned Developments TYPE and zoned areas, the above diagram superimposes the Development Square The Framework Plan discussed in Part Two Footage Transfer Map on the Current of this Comprehensive Plan identifies six Zoning Map. Note that there are particular Community Types as follows: Planned Developments (such as PD-3) which lay across multiple Districts, opening 1. Pastoral Community: An area of the door to transfer of development Westlake, south of and along Dove square footage from one PD planning area Road and Roanoke Road, which is to another. In some cases a Development predominantly developed and/or Square Footage Transfer District lays across zoned as single- family residential use. multiple Planned Developments, opening This area hosts the characteristic views the door to consideration of moving and vistas that identify the residential square footage between zone areas. This areas of Westlake. These views are is a significantly more complicated process vistas of picturesque, pastoral, and which is discussed later in this Land Use otherwise rural-like settings as well section. as landmark land promontories. The Pastoral Community is primarily served The Land Use districts, explained later in by Pastoral Streets (as specified in the this section, will incorporate these areas of Framework Plan and Thoroughfare Plan differing development sensitivity as means to follow). The Pastoral Community of establishing their receptivity to change. will experience most of the Town's WESTLAKE COMPREHENSIVE PLAN UPDATE future single-family residential growth. coverage to ground openness is Therefore, it is important that future essential to maintaining a campus residential development perpetuates identity. In the campus setting, a a compatibility with, the continuity of, naturalized ground plane dominates and the quality of current residential and structures are placed within it construction/neighborhoods. Housing as opposed to a built context where units per acre, relationship to the street, the landscape is an ornament for project definition, streetscape, and the built fabric. This relationship of home value are important dimensions building to land is the same basic of maintaining the above specified relationship of house to lot where relationships. This area is shown in dark the lot is sufficiently large (relative to blue in Figure 107. the house plate) to give the home a sense of natural setting. Much of 2. View Shed Community (hereinafter the non-residential entitlement in called the Commercial Community): Westlake has a .4-.45 FAR maximum, An area of Westlake generally north meaning that the building square of Dove Road, reaching east toward footage can be almost half of Solana and west toward SH 170. The the land area. At the same time, View Shed/Commercial Community is the building height is limited to 4 mostly undeveloped, containing a few +/- stories. As an example of how projects such as Solana and Fidelity this equates to building coverage, Investments, but is completely zoned. consider that a one story building The eastern and western reaches with a 20,000 sf plate. At .45:1 FAR, of this area are the primary entry to this building could sit on 44,444 sf. of the Westlake Pastoral Community. land. Parking for the structure would Therefore, what is seen from the likely be surface parking at 350 sf/ street sets a visual reference for visual space and require another 21 ,000 experiences to follow. Such cognitive sf of land for 60 vehicles. Circulation significance means that the normally typically requires 10% of the land commercial-like quality of the street area total or 4,000 sf. Therefore, the experience should be replaced by a sum of coverage is 20,000 + 21,000 visually dominant natural-like quality + 4,000 = 45,000 sf or approximately (much like what Solana has done in 100� coverage. As the building the vicinity of Solana Boulevard and gets taller, the ratio of coverage to Sam School Road). The Commercial open land improves with about 72� Community will experience most of coverage by the time the structure Westlake's campus office growth as reaches three stories. Clearly, well as some limited hospitality and attaining a true "campus" quality residential use. Therefore, it is important requires a lower FAR. At present, that future non-residential development Westlake sites which are viewed as maintains a balanced relationship exemplary campus projects achieve with, and provides a transition to, the an FAR less than .3 (some at a .l ). Pastoral Community. This Community Therefore, the campus-like qualities area is shown as purple in Figure 107. of non-residential development in Key to establishing this relationship and the eastern and western reaches of transition are: the Commercial Community requires a. Open Space and Ground Coverage: lower FAR. The amount of building plate b. Building Height: Because this area PLAN ELEMENTS: LAND USE PLAN comprises the distant view as seen Comprehensive Plan Update, the from Vista Points in the Pastoral Zone, waterways of Westlake run south building height above a certain level (upstream) to north (downstream). becomes very apparent. Therefore, Because the waterways run south to building height in the Commercial north, continuity of natural features Community is an essential associated with the waterways also consideration in development run south to north. Therefore, portions design. However, relatively high of the Commercial Community FAR's (as discussed above) will tend are downstream continuations to push building to the maximum of natural features (corridors and permitted height. It would be to the vegetative communities) that are advantage of Westlake to see more well established up stream. This varied height in the View Shed/ relationship reinforces the View Commercial Community so that Shed/ Commercial Community's it does not impose a skyline over importance as an entrance the view at build-out. Generally, to the Pastoral Communities. tree varieties will reach a height Where possible, natural system of 40 - 45 ft. at maturity and an elements that are continuations average overall building height of of those flowing from some level 40-45 ft. would allow some buildings of establishment in the Pastoral to be taller and others lower, Community should be preserved/ making a sufficiently variegated restored. This is difficult when site distribution of height to prevent coverage (building + parking + over development of the skyline. In circulation) approaches nearly 100%. order to achieve this distribution of This further supports the notion of height and still use the development relocating development rights out rights currently in place, an ability of the Commercial Community to to shift square footage entitlement more appropriate areas, provided not used in attaining the build-out that certain important relationships described above to other Planned with the Pastoral Community are Development planning areas accomplished as a result of such capable of accommodating the transfer. impacts (as described in the previous e. Canopy Restoration: The presence section) should be considered. of a robust tree canopy mitigates c. Building Form: Pitched roof building most sensations of urban-like qualities form and complex perimeters that and promotes an umbrageous visual visually break up the potential environment more associated with massiveness of a commercial the visual character of Westlake. wall plane would attain greater Therefore, canopy restoration and compatibility with the residential creation becomes an important characteristics of the Pastoral aspect of development within the Community. Also, pitched roof Commercial Community. forms are more typical of a campus f. Streetscape Identity: The setting. Typically roof pitches greater Commercial Community is than 4/12 are more residential in positioned within Westlake as part character. of its Town identity. Therefore, streets d. Natural System Continuity: As stated serving the Commercial Community, in the Assessment portion of this that are not directly associated WESTLAKE COMPREHENSIVE PLAN UPDATE v��'c�. fa��'t- Vis-� `�j is� Sl�c�� .av�e1 zove.2. Tet�4+�a.� ZQ+�� 125 ft. � — , v — _ _.. Greater than 700 ft. MSL �' 600 ft. MSL Figure 106: Height Llmit Section Drawing with SH 1 14 or SH 170, should have the Regional Community can streetscape characteristics visually accommodate: associated with the Town Streets (as a. Greater Building Height: The view identified in the Thoroughfare Plan section diagram above (Figure 106) to follow). The Town Street identity establishes a view angle that would in this Community transitions from define a height limit for structures in the ubiquitous regional qualities of this area. SH 1 14 and SH 170 to the more rural b. Greater Ground Coverage: character of streets in the Pastoral The intense use of this area by Community. populations from outside the Town of Westlake makes natural preservation 3. Regional Community: An area of difficult. However, detention needs Westlake generally lying along SH 1 14 will provide opportunity for natural from Roanoke Road to the east side amenity, which can likely be of Westlake Parkway. The Regional developed for more intense use in Community is currently undeveloped this context. but completely zoned. This area will c. Greater Regional Associations and host Westlake future growth of retail, Identity: Building forms, landscaping, office, and higher density forms of and streetscape will likely have a residential land use. The Regional regional quality. Building design Community is largely obscured from may be more contemporary and/ views as seen when looking north from or innovative. Landscaping may the Pastoral Community because it lies be more ornamental and set up for north of Vista Terminals identified in the more intensive use. Streetscapes View Analysis. These high elevations will have a more landmark status in the foreground of such views associated with visibility from and generally hide the Regional Community connection with SH 1 14. area. Also, land within the Regional Community is lower and flatter than Increased height, coverage and most of Westlake. Consequently, the FAR could support the potential for Regional Community is capable of permitting mixed use parking credits, absorbing square footage transferred thereby reducing the total amount out of other Community areas without of parking apron that more intensive detracting from the visual character development may require. objectives of the Town. Therefore, PLAN ELEMENTS: LAND USE PLAN Like other Planned Development Plan to follow), which have a distinctive planning areas, current limitations Westlake Streetscape visually different on FAR and building height make than the regional circulation system it difficult to capture the regional (SH 1 14 and SH 170 and the associated potentials of this Community. service roads) but is more visually Therefore, the Regional Community associated with the Pastoral System becomes a good destination (roads of the Pastoral Community). The for the transfer of development Town Community is shown as a russet square footage from other Planned color in Figure 107. Development planning areas. The Regional Community is shown in 5. Town Common: An area of Westlake grey-blue in Figure 107. located at the interface of the Regional Community, the Town Community, and 4. Town Community: An area of Westlake Open Space, which is served by the generally north of Dove Road and south Town Road System (as illustrated in the of Lake Turner. The Town Community is Thoroughfare Plan to follow) and serves mostly undeveloped, containing a few as a trail hub for the Town. This area is projects such as Deloitte (attains an FAR an organic nucleus for the Town that less than .2) and Westlake Academy. makes the relationship between other This area is completely zoned and will Community elements (described herein) host most of Westlake's future resort meaningful and "town-like". Without a and hospitality development as well Town Common or other hub feature, as some level of office and specialty Westlake is missing the key attribute retail. The association of land uses in this of "town-ness" and is subsequently area with entertainment and specialty inorganically divided into two separate shopping make it important as it settings: one is Commercial and the supports the residential neighborhoods other is residential. Without such a hub of the Pastoral Community. Deloitte and to reconcile connection of these land Westlake Academy set an appropriate use areas, the commercial component benchmark for development that attaches to SH 1 14 and the residential serves the above described support component attaches to surrounding function. Similarly, resort development cities, like Southlake and Keller. As a will likely have abundant amenity open result, an unresolved area of partially space(s), thereby reinforcing an overall developed/partially undeveloped visual character in which the sense of space will exist between the two land open space-to-development favors use areas. A town hub, a specific goal open space. Many of the important emerging from the Westlake Public considerations that define appropriate Workshops (#1 and #2), reconciles this development for this region are similar potential bifurcation of the Town. to those discussed in the Commercial Community. Transitions to residential b. Open Space: An area of Westlake are necessary, which means that open generally north of Dove Road and space creates a residential buffer extending in an east to west direction through which more trail connections from the View Shed/ Commercial flow. Community abutting SH 170 to the View Shed Community abutting SH The Town Community is served by Town 1 14 at Solana Boulevard. This area Streets (as shown in the Thoroughfare encompasses the major Vista Terminals WESTLAKE COMPREHENSIVE PLAN UPDATE ��-�� . � / ,a ,�-.- -� �� j��l�� _. � `�� 5r ti� � � , � �� ghw � -- � ` � T � �� /})j � � �`�i a� 14 �'��P(1`' / tt --�� `� _� � -- �`� / � ry � �__ � � '`- ,,� � � '� --.` � ,�' �tr;' � �� - � ��. `r�i 3a (�n 2. , _ �E��l _f,� �� \' � � Iy'I i. ,V 'A"� —_ 4 —�� Z�� J � _ .�y \, � Town Common " � � � ,��= _ � � Trails � �� ' E � _ �'�'- O en 5 ace � p p U - __ � �_ _ �a -- — _.�_,�_ v �J IF, " �� —'J�'—"— � Pastoral Community , -- Dove Road � _ _._..� ' � Town Community Q� � View Shed Communitv 0 Resional Communitv Figure 107: Framework Plan- (base of Communities Map) presented at Workshop #2 and establishes a central open space g. A micro-setting that defines the corridor lying between the Regional streetscape seen from the primary Community and Pastoral Community Town Streets, thereby preserving while engaging the Town Community the pastoral street qualities that and Town Common. This area functions Westlake residents seek to preserve. as a: a. A hub for trail connections between All of the above functions are potentially Westlake's neighborhoods and negatively impacted by development. important destinations within the Therefore, it is desirable that the Open Town. Space Community is largely undeveloped b. A conservation zone for key to remain open and natural. However, natural features, like water existing entitlements do not make provision bodies, waterways, and landmark for such disposition of this property and landforms. incentives will be necessary to incentivize c. An edge for Westlake that the transfer of square footage currently defines the boundary between permitted for this area to another Planned Regional Community and Pastoral Development planning area. Community (with the Town Community and Town Common Figure 107 is the Framework Plan that being associated with the open was reviewed at Public Workshop #2, space network). and Figure 108 is the Communities Map, d. A publically accessible amenity, referenced above, which is a result of the whether visually or physically, that revision of the Framework Plan based on enhances residential value. input received at that Workshop, input e. An appropriate setting for the from the Planning Steering Committee, educational assets of the Town. and reconciliation of the Community Types f. Recreational asset for the with the Entitlements currently in place. community and a location for public Note that the distribution of Community parks (as defined in the Open Space Types is substantially the same in each Plan to follow). map. PLAN ELEMENTS: LAND USE PLAN Open Space pastnral Community Commereial Community Totivn Cornmunity Regional Comrnunity f�'"�--_ Tovdn Cornmon r:}'�� - :�:i�, ._..�� . _,� ,.� , � � -- : �; , ,�. , �.�. _ ;, iY� -_ — 4 � �1 .� '•� - (J ` ��,� ` .�0.-_ r'�. J J � + `� f{{ �. �"f�_ � 1'` � \ "•�J ��. � ' � I �I .. .<- � 1 � Figure 108: Communities Map- Result of Public Inputs and Existing Entitlements ,_---- r' f----,� �� il i41 ' I � II � � i i+ ! �' r F � _�� f,�' �� '� , � _�� Vista Paint Vista T�rrr�inals � � � � Vi�w Carridvrs � Viev�+ Sl��ds � �►'�sta S�ad� Zanes � S�end�r�� A ��eceivin� �� , Figure 109: Receiving/Sending Zones in Relation to View Analysis WESTLAKE COMPREHENSIVE PLAN UPDATE OpenSpace Pastoeal Comrnunity Commercial Community Town Cornrnunity Regional Community ,,:��`'��_ ToUdn Gornrnon �.- f/ -�_ `_� _ — -- _ r� '"''�t. - ��-- ---�� __ -- - - - � � -� J � , �', __ -�='' .�'.-_ -- r�.�-� ,� -�� ' ` - -�, � ��', �'� ��, I . , - � - ; i ' I I � I � ; Figure 1 10: Receiving/Sending Zones in Relation to Community Types Figure 109 applies the idea of sending uses for each district that reinforce the and receiving development square character and intent of the community footage to the appropriate areas type engaged (refer to Part One: Policy identified in the View Analysis. Figure 1 10 Tabulations of the Implementation takes a step further by illustrating the Plan). relationship between Communities and 4. Rates: The rates of transfer between the Sending/Receiving Zones derived exporting communities and importing from the View Analysis. Note that the communities (refer to Part One: Policy Communities described as most capable Tabulations of the Implementation of accommodating the importation of Plan). square footage are also located in the view areas that are less visible or farther THE LAND USE PLAN away from the Vista Point Zones. These are also identified as the Receiving Zones. The Land Use Plan has three elements that collectively speak to the issue of use Using this Framework evolution as a base, within the particular setting of Westlake. As the Land Use Plan addresses the following: stated earlier, that setting is one in which all vacant land within the Town is zoned 1. Public Implementations: The objectives by either categorical zoning or Planned to be achieved through movement of Development Ordinance. Therefore, development square footage between land use, in its most fundamental sense, sending districts and receiving district is legally prescribed by legal instruments for various community types. that already exist. However, many of 2. Development: The recommended these designations are over 20 years old development height and coverage and market conditions have changed within the Community. since the original requests, making it 3. Land Use: The recommended land potentially desirable for land owners to PLAN ELEMENTS: LAND USE PLAN seek adjustment of that earlier zoning. applicable suffix types (resulting in the 16 In addition, this Comprehensive Plan Land Use Districts) are: Update asserts that Westlake's favorable Ad Valorem comparison (at build out) 1. Open Space Dominant with other financially stable cities (such as a. District Type: Open Space (OP). The Highland Park, Texas) tends to make it less area encompassing the major Vista important for Westlake to seek additional Terminals and other natural assets commercial square footage for financial and provides the general transition sustainability reasons. Therefore, it can space between what is residential be viewed that the use of a reasonable and what is commercial within the portion of the present level of commercial Town. It is desirable that the Open entitlement should be sufficient and Space area be undeveloped, that the additional Ad Valorem revenue although a certain level of attained from commercial square footage educational development may be expansion (through entitlement increase) compatible. may not be sufficient to resolve the b. Suffix Variations: There are no suffix traffic problems that it will impose on the variations for Open Space. Town. Although additional entitlement square footage may not be necessary 2. Residential Dominant: for Westlake (unless a significant public a. District Type: Pastoral Community purpose is served), it may be desirable (PC). This area that will experience for the existing distribution of entitlement most of the Town's future density (building height and coverage) to single-family residential growth. be relocated within the tapestry of zoning Compatibility with existing high-end designations (Planned Development residential development is important. planning areas), thereby allowing certain b. Suffix variations: planning areas to increase in response to i. PC-A: Indicates location within market conditions and others decrease in the View Shed Zone response to adjacency issues and other ii. PC-B: Indicates location within market considerations without financial loss the View Corridor Zone of the entitlement originally granted. 3. Low to Mid-Density Office Dominant: The Land Use Plan (Figure 1 1 1 ) shows a. District Type: Commercial 16 Land Use Districts derived from eight Community 1 (CC1). The areas lying basic character districts (tying back to close to SH 1 14 yet still part of the the Community Types presented above visual fabric as seen from higher and derived from the Framework Plan and elevations of the Town. In the future, community input from Public Workshop this area will host larger campus #2). Each of the basic eight districts are office/mixed use projects (much like divided by one of four Land Use suffixes today's Solana). depicting the import/export setting in b. Suffix variations: which it resides, resulting in 16 Land Use i. CC1-A: Indicates location Districts. The four suffix types reflect the within the View Shed Zone and, view setting in which the district resides therefore, visually present in the and, thereby, its suitability for import or views and vistas of Westlake. export of commercial square footage and ii. CC1-B: Indicates location within general sensitivity to development. The the View Corridor Zone and, eight basic Land Use Districts and the four therefore, visually present in WESTLAKE COMPREHENSIVE PLAN UPDATE many views and vistas as well as development, although it also associated with existing creek- contains some residential potential ways. Development in this area (as specified in the existing Planned should be responsive to the visual Development Ordinance for PD 1 and hydrologic sensitivities of this and its amendments PD 1-2 and PD 1- zone. 3). b. Suffix Variations: 4. Campus Office Dominant: i. CC3-A: Indicates location a. District Type: Commercial within the View Shed Zone and, Community 2 (CC2). This area, therefore, visually associated generally lying south of SH 1 14 and with the pastoral area, justifying east of SH 170, will experience most considerations regarding of the Town's future office campus compatibility. development. b. Suffix Variations: 6. Resort, Commercial Transition, i. CC2-A: Indicates location Residential Mix, and Specialization within the View Shed Zone and, Dominant: therefore, visually associated a. District Type: Town Core (TC). This with the pastoral area, justifying area is located in the heart of considerations regarding existing commercial entitlement compatibility. area and is suggested as an area ii. CC2-B: Indicates location within in which to locate that commercial the View Corridor Zone and, development most supportive of therefore, visually present in functioning as a central hub for many views and vistas as well as Westlake. This could include vertical associated with existing creek- mixed-use, entertainment, and/or ways. Development in this area specialty retail. should be responsive to the visual b. Suffix Variation: and hydrologic sensitivities of this i. TC-A: Indicates location within zone. the View Shed Zone and, iii. CC2-C: Indicates location within therefore, visually associated with the Vista Terminal Zone and the pastoral area. More campus- is, therefore, visually sensitive. like development pattern with Commercial development in generous open space (as seen this area has the greatest visual with the development of the impact on the residential fabric. Deloitte site) is appropriate. iv. CC2-D: Indicates location within ii. TC-B: Indicates location within the View Shade Zone andis the View Corridor Zone and visually obscured from most views is, therefore, visually sensitive and vistas, thereby allowing to vertical development. In greater commercial association. addition, development here should be responsive to the 5. Campus Office/ Residential Hybrid presence of water ways and Dominant: water bodies by allowing such a. District Type: Commercial natural features to exist in a Community 3 (CC3). This area, more natural state. This area generally south of Solana Boulevard, has a special sensitivity to FAR, will also experience future campus coverage and building height. PLAN ELEMENTS: LAND USE PLAN iii. TC-D: Indicates location within 8. Higher Density Commercial Dominant: the View Shade Zone and is, a. District Type: Regional Commercial therefore, visually obscured from (RC). This area will likely experience most views and vistas, allowing demand for the most intense greater design and density commercial development due to its flexibility. A portion of this area is association with SH 1 14 and access currently zoned as R-1 and O but capacity due to Westlake Parkway. is surrounded by office, mixed-use b. Suffix Variations: commercial, and resort use. The i. RC-B: Indicates location within residentially zoned portions of this the View Corridor Zone and is, district could be exchanged with therefore, visually present in other commercial entitlement many views and vistas as well as to aggregate commercial in this associated with existing creek area and expand residential in ways. Portions of this area are the residentially contiguous zones. currently zoned "O" but such uses here would be surrounded 7. Town Hub and Town Activity Center: by office, mixed-use commercial, a. District Type: Town Common (TCO). and resort use. Commercial This area will be flanked by future continuity in this area is deemed resort, specialty commercial, a desirable land use objective. entertainment, mixed residential, ii. RC-D: Indicates location within and office development. Uses in the View Shade Zone and is, this area are responsive to the Town therefore, visually obscured from Common and open space that most views and vistas. Buildings in could surround them and serve this location can be considerably meaningful to both the Town and taller than currently permitted. regional interests. Commercial aggregation in b. No Suffix Variations: this area is deemed a Land i. TCO: Located north of Use objective, especially when the Westlake Academy, it promotes and incentivizes encompassing the landmark lower density commercial (with landform in that area as well a greater proportion of open as the hillside down to Lake space) in other areas. Further, Turner. The visual prominence it is likely that higher density and central location of this development will be more area makes it ideal as a place regionally associated (attracting for expression of civic activity/ vehicular trips in and generating identity/community. Such trips out from regional locations). purpose and location makes Therefore, this component of this area sensitive to vertical Westlake's fabric is logically development, which would located closer to the regional encroach upon it and, thereby access points. curtail its use or preservation of the landmark landform it encompasses. WESTLAKE COMPREHENSIVE PLAN UPDATE i -� � , � ` - •/ �,�, ,�o, or '9p a ; � �� ,�NWv � CaPi a I . _Deloili e�1'a fsn S � �� o�aozewa. �,. .� s �_.— �mll � I - `� - \ - I � I I I Figure 1 1 1: Westlake Land Use Districts DISCLAIMER: The land use districts shown on this map in no way modify the permitted uses and/or conditions of use (FAR, building height,etc.) specified in any zoning or Planned Development Ordinance approved by the Town of Westlake.These land use districts are intended to guide the Council in their evaluation of site plans submitted for their approval and/or property owner requests to transfer commercial square footage from one land use district to another when the legal mechanism for such transfer has been adopted by the Town of Westlake.See Policy Section A in the Implementation Document for rates of transfer,trigger points,and other implementation language. Figure 1 1 1 illustrates recommended spatial ■ PC-A: Pasts�ralCamrnunitylViewShedZane C�IStrlbUtlOfl Of t�"1@S2 �GI"1C� US@ �IStfICtS PC-B: PastoralComrnunitylViewCorridorZone Wlt�"llf"1 t�"1@ TOWCI Of �/@St�Clk@: CC1-A: CommunityCammereialllViewShedZane CC1-B: CommunityCornmer�ialllViewCorridorZr�ne Deseription and Visualization of the �CC2-A: CammunityCommercia121ViewShedZone Charaeter Distriets: CC2-B: CommunityCarnmer�ia121�ewCorridorZone CC2-C: CommunityCarnrnercial2lViewTerminalZone The following section presents a CC�-[]: CommunityCommercia121ViewShadeZone description of each Land Use Character ■�C3-A: CommunityCommereia131ViewShedZone District, explaining the intent and desired �TC-B: Tflwn Corel�ewCarridarZane C�UG�ItI@S Of C�2V@�O�"J11"1@Ylt II`l 2C1C�"1 C1f2G. TC-Q:TownCorelViewShadeZone Each block also presents pictures meant to TC-A: TrawnCorelViewShedZone further explain the attributes of preferred Rc-a: R�g�onaiea�,mer��i�v��sna��zflne C�2V2�Opl'71@�`lt. 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Y . ,� ' '6` Y �+. . p�- , �.r;� � '�+' � � ri:. h "i„t+:�'� � � y+� {.<ld a� �.� * r �� e ,�:AlT� �'3n€ ' � " i �. 4 . :.,- � i ry Y'" r �k � � d �d �x £' � � .*„ ;� ,�,r � F i� �� , .� tr� ff ��+,� 3 �. .�,d� �F .}l y �� f } ��t1W Jr��t-' ( l'` y' k �-. , , �' - .. . . , �- , �! �� °�ri M� , , J:. . � ? � �i , �� ' , ,ri`�4 I'_ �A * � e1! } " . � .� � � ��1 �.� � � N' �� t,��'4 �� "' �� ' �.a��,�� '°g� ' '�c� �y�� l�� ; �� r •' 4 �'t��4•��; ��,a'�� t � ,�� z ' z° �, ��` !� � � � � } y ��i � a �� •.�� r_;. 1�. ,§�'��x,�p�2�'� � �'..� a �'�' '��' , �;�1[ �� '. � ^�1:,�I�} '. . �q t�," L'��t_ '� .�k.''��.�"S�� .�,., f ...s� , '�,. '�c.__„ , . . _ .!�e .,��t'�,.� �. .,''! 'f,a�yi , '�Ci.�w4ir4ti�h District Type: Open Space (OS) as it experiences increasing amounts of commercial and residential development. Character Statement: Westlake resides at The Open Space Land Use District is the geologic break between the uplands meant to be primarily undeveloped with (extending south into Keller) and the the landmark landforms of the Town lowlands (sweeping north toward Lake remaining in their natural condition, Grapevine). Eroded landforms perched thereby preserving important views as at the terminus of a rolling topography well as natural and rural settings. Where that gives way to flatter pastures is it is not feasible to have an undeveloped the identifying natural character of condition, FAR's in this area should be Westlake, which is also the composition of similar to those already attained at characteristic views and vistas cherished the Deloitte University site so that large by Town residents. The Open Space portions of any development tract are Land Use District contains much of this open, undeveloped, and used for the identifying landscape and the waterways creation of retention ponds and other associated with it. The intent of the Open natural features that enrich Westlake. Space District is to preserve vistas and Flood plains and waterways should be view corridors and, thereby, preserve the aggressively preserved and remaining tree essence of Westlake's pastoral setting communities/wooded areas protected. WESTLAKE COMPREHENSIVE PLAN UPDATE � �f � .. fi ~i �� ,r� . .._ +. ,� y,u � ��'� l .�•rt�}�!—r_��R.� _ �"�°"i�.4'r ; .�. `��'��CF��11 ��. ��-�� :- - - . " �l�� ".�.:�.L'�.�. c��.t'��.,�,;�.-.'�,. _ �` .i�S+tii.--�:.,.- - , �'�I f'� _ t_ - _ _, °��.e_,..� _' a . _�.-. .�:...w.,.... . r,-:,..t�•:,..._ . ._.� " �—. _ Y� � -�-4-r-�e, " ._- ,.-�— �� .�.� 4� F r�"' - + ,„� },,�- �e :, ��' . � �`,�,� � : , • o ,;; � `:, �. �.��r ��y. r�,,a .u, a _ . : � " v�S+��.' at''��' �+ ��r '+ t., + � , , . . : '�' .�y.�, �.1 '�'=n�� ,� y;� i y k` -, i ��: a � .�.4 I� ,'2i � �� A��'�+ f� �r�� _ �� .� '-a'1f`1."`�a �nRq� t � e �� c +.^ �1� r �r � 1�; .�� 'a,� A ��; � s'.�t� ', ' r.. •e, ..�'€.i�„�, � t�� ,��r� i,� h S�t tia� f • �: �- �� '�� ' ' ,i ��r n y . ��„�• � � '� � � �:x i�` � � � ��K '�� , y��1!� ��` i N , . . ... -��.II�E T M }'. t . . . �; i y1�� • Ir� , I �r tl � r ,�� . 4��'F� - ': r -�, a?t; ,'�♦ - ^2, - E��I 1 W ' 1'�;1 _ - , , • -+'�.a' ��',,: _ _f 1" _ . �-."„t � � 1 +I 'sF� �4 6 y��J i �� -�'1 �L ,� .. ;� � � �'� .qC' �� K��.� '� � • s7�.P��i a� � � . . ..r` v , _:�`- �� +��•- .� i,: 32 '.r-a�. ,`#,�"� ,.F�w.4.�. , + _ ' .�� r � � , . � f , p,�,y�, _ - � �� F A .. . �'s � �-"7� ��'�' % '� . i � :'sa�' ..'��k�� l✓`�� '+d�i'�a�+� � �i i'�. "'� ��f - r� ` J • •. .� y_'�, . � ,� � : � � � � , � ,�� ' . ;,� '� w., y�, ��,M -'� ,y r, �"'g-� � `��,�9 {w,. � r�-�, -"< .�:� ._'r � � �� 1s' � ',�.�` -0 �° `��.eeF-` k�A, _`?'`-; ,,.�, ;u�,'. h."°� - 1u �''�' �G.x '�", °'�•.' —, • � u� ' s � n _ . �'� �.,. - - ��. l:,i'�r r+r��., �,Q» :s �� , � .'�,� .fr �.f: ;I 1� � • 'rt � ��,��,:.� a �z �.., `��r� ,t - �'�1, *.:;f.s;• 1 Y,r"' _ � 44F_�... •.�b�-;.a1_' �� A. .. �•�!'. -''" ?'. } � '�d' �' � � _._ .� '' - � ,�. - � �. � 4_E . 3 j .�-._ YZK�I,\'!! ..; '. �R. � e�d � - . !t.-R R +9t��*��4-+�.'•n`�"'"��' �y�,,�,�,�n'��. y�,� � ..:�. �, .. .� y �t� �v�/ �i I:�"'''"" ti #� �' $-�+�ro �� "L..,� �� ' Yc A y,� �•�` .� � "� � :'r . 4 a � h � . ` Y: r��," x ,� �' ,�. ' � • * - - '��-��:�!�•k�; �� " �•�'��- Y, �- - District Type: Pastoral Community (PC) acre. However, smaller lot sizes could be compatible with this character if such lots Character statement: Most of Westlake's are clustered and surrounded with open residential development to date can be space so that the gross density remains characterized as large homes situated one dwelling unit per acre. The sense of on large landscaped lots where homes open land is more essential than lot size. are sited in ways responsive to features of The Pastoral Community is predominantly the lot, instead of the street. The overall residential with some institutional uses and character is one of a dominant landscape office campus uses where the FAR is .1 :1 and houses arrayed within it, rather or less. Informal lot landscaping replaces than houses with lots (as is common to rigid street landscaping, giving more visual most suburban development). Lots are presence to the natural ground plane generally an acre or larger with homes than the roadway. Preservation of current set well back from the street. Homes home values is key to future residential are limited to two stories in these areas development. and densities are one unit or less per PLAN ELEMENTS: LAND USE PLAN � � �,�'�'` .� � �-:� � > .�� ,� -4 y � 4 . � � �"`u A� � �4 �a '�S'• ' . �t� 'Y . �� ., � 'i � � �yH .�� ` ,T��: r� � _�_ - _ -�` y�� 'sr�`� z��-. �+:� 4,a�El�'�-" �1 L �b � .' .. � � . �� . . �. � �F � �� Wr'Y�' ,.� Y 1 "�i � I� 1 ,��;IM, IJ I M�s. .,� _ :�.'. .Y...�...,.+��''�dS','r r7�m�t��r�t+�.� „r'�`' f�W"�! -.��.f{W��.. �� i-� ��: 1 � l�l�tl��, -- —�-�� :� _ �4, i � . T � � � I� .p,~ .. �x�• � .L��... . .! � � k r �.• ��3�,7p a �F± 1 -t� � ` � `� �. rd•' +t��(� .. .r a�:°'°''T�. . Y ' $`", � }J� .'p'` r �5,.� T °I .F t ,v � , . —. .: � , . .. . � o � " � . a �i�, #EI�� . .. �S..N� . �� '�j� I y�+�, �� -� Y :� .'��,,,��,;�r.��. � i ��.: ♦� ��`�' .d.y, .. �P•�:�.. � Po J ��. �Yr ^'�� tirYT . _ . y �Y�. . � ` p �.� - .%. ' i� ' �� ti .. � � ?�A � �� " � � �� c a, �M � . � _ -x �i ..�..+rt�1��,i,. r, a ''�� , , d.'-j�'�J d� ' . �� _ .' - y- � � � �k" �. �`� � ��.�� , _ � � i ,i"� ` .'R�'�, . �. ' ' �yy: M'.;Y��, .�it. �� m�� . . � _ •�. . �_ . - - H: � s.., �'��,�_. , District Type: Commercial Community 3 however, FAR abutting residential should (CC3) be lowered through the employment of added landscape buffers. Detention Character Statement: The Community facilities as required for commercial Commercial 3 Land Use District is similar to development should be retention ponds the Community Commercial 2 Land Use located so as to be in the public view. A District except that it has already permitted larger percentage of site open space, residential land uses within it. Therefore, building heights not exceeding four residential adjacency is an important issue stories, natural and drifted landscape, of this District. Commercial development and retention ponds visible to the public of the Community Commercial 3 District view are characteristics of the Community is meant to be more "office campus"- Commercial 3 Land Use District. The like development, wherein the corporate Community Commercial 3 Land Use District addresses are essentially corporate estates is a building height and coverage sending sitting on large landscaped sites in a zone. It is encouraged that exportation of manner similar to the Pastoral Community building square footage be for the purpose residential patterns. FAR's in this District will of supporting low FAR's with more open be lower than the .4 to .45:1 embedded in space or conversion from commercial most Planned Development Ordinances. to transitional residential use (as per the FAR's should be similar to levels of Housing Plan to follow) in areas that abut development seen at Fidelity Investments; existing residential zoning. WESTLAKE COMPREHENSIVE PLAN UPDATE �`�, ,�, _ ` .� � ""'— � �#� �,�.�:�� -�, ' ,..� '� ° ,� r r"�f� �� .- �� . �,� - ' �dr�'��fal•` � , �;�� ,.��' .��— � ° s i �, ^a-' z ��" � i i-t . a i a , � - �_ t �_ �`«"",„�, �.. R.3�' � � e -- - ..� _ .,; ��,, � � f� �� ° - .., a � s �- a�, g � . .�3 ., �, ' `•._, ' " '1 �R r P � � .�� -=_��'�,.-�� ,� � �� F - �y Y � ■ � . . � .q. := l �.�y � � '' ' - . '.. "` . . � •'$� " - '� � � ��s �, f� , „*�� ,� �,.. ,�,. ��.'�, � �'' _ -�� " , F r.g,,,-�— 3 .E. _L � r � i � } q � �� _ ., _ ,-� —_ � ._ � - � �__� --�r � � _ , , _ - - ` � w�j :� :� �I � � �/' � ^' �'i Ir1 ?� �� , I _n ,,.,� � - - r? �-I l�! 1� �'1��;' � - �` "�� ,�� " �� ,�, � ,� r �__ � �'�L� � � . _ . _ 'y,_ � ` ' � � ';.�: °�' � �F � � �x� �� F , _ �� . +� : -,. � � �-,; �: '- �.. � � �'r ��. . 'bsw� • 3- illr � �r'� �'� � "'�_.�C -. _ - .��x �:� „`4�y��` .r�. « � ��` �C i.' �,�,,.�. .. � - ' , �' �-' ��` � � M1 � .'. = y . . '� �,\ �� t'.'; .� . �p . +,.� , `�, .^. �ll�� "a4ci.t., . , . .-_.�. „ - . 4 '_ _ ��'.�i.=' . _ y�� ,.-.. ��. :.� � -- - . , . .._ ��9 F �!�' � .. �� -.-�`� .... ... ....-� _. .. `.... District Type: Community Commercial 2 Commercial 2 District located in a View (CC2) Shade Zone can tolerate development that somewhat exceeds currently Character Statement: The Community permitted levels. Further, another portion Commercial 2 District generally lies of the Community Commercial 2 District between the Community Commercial is located in the high ground of a view 1 Districts and the Pastoral Community terminal. In this case, efforts should Districts. Therefore, the Community be taken to preserve the landform Commercial 2 District is meant to be a by exporting development density to land use density transition from highway another Land Use District as identified in fronting commercial use to landscape the Land Use Plan (CC-1 , TC-1 TC-2, or dominated residential use. Therefore, RC). Detention facilities as required for building height and the amount of commercial development should be open land surrounding commercial uses retention ponds located so as to be in in this area is important. Commercial the public view. A larger percentage development of the Community of site open space, building heights not Commercial 2 District is meant to be exceeding four stories, natural and drifted more "office campus"-like development, landscape, and retention ponds visible wherein the corporate addresses are to the public view are characteristics of essentially corporate estates sitting on the Community Commercial 2 District. This large landscaped sites in a manner similar District is a building height and coverage to the Pastoral Community residential sending zone. It is encouraged that patterns. FAR's in this district will be lower exportation of building square footage be than the .4 to .45:1 embedded in most for the purpose of supporting low FAR's, Planned Development ordinances. FAR's more open space or conversion from should be similar to levels of development commercial to transitional residential use seen at Fidelity Investments. However, (as per the Housing Plan to follow) in areas that small segment of the Community that abut existing residential zoning. PLAN ELEMENTS: LAND USE PLAN '� ~ � I!�'�� gu� ��"� _ � '{��T �� , �� I� � � � " - ,� _ � � " m� " F�� ., , � i , . � �� ■ �: � � : � -� � _ �� 'i"�� ' . ' � � . . . �. ert�A� - � �a .��..'� ,c�*�x"`� '��5 � � • �,� � �' � . 1 ' I . , - � �'r.. ! .� P9 � -��. ,k,�2 r� �. n— Cii.,. "1 �y. � ,� . "�c'— �� s.. �� ;w _ �� __ - � µ , . � �� . -, - -� � *� ---'��—� �., .�:�. _ s e ,:: a �� ,�� , _�+�.;��.�f��.�`� ` — � !''�y� �11ti�5V��T�a�AI��.,rw��e,,.ItiAm,AyVR.- , ��[�� . . .y �.. �. , .'. 1'n.y ". - • _.. . .� ,.�m _ _ ! _� __ _�' Ta. � �' �:.., �' � bm�e6'=�EI�Eiiia�w� � � � ��5 : � _.r,�1�+� _ �w . �, G _��I��i■ ��€a��,=�..�.r�� .'�ei■�� . G P�6[�i ��,I�V'�l��iYlr��@ �IliBi-i��i ■��0��1�� - ,r��e., ��,a .��.a�� ,� �o,�. ��„�.�•e� � - i ; r��--•P � � �: -.. i i � r� s,�� . •- � >� � �, ��• - w �.;� :rz-• a� . � � � �. r�i p • :. , t r° °� .. � - ; , , . , . , , � _ u. - - _ , T_ , F r -- — ; . • • , s ^°� � ,., _�� . . .e �' - S ��" .y * `- ��.'`'_� , _`�. "��r• _ ��._ �. � � '� ' I � ��•�E�'wf.�i�� e+�'��'��fn . .. . . , n. . .. ._ � . �, � .. <- � �. - � . . ' �� .. � -.. District Type: Community Commercial 1 should remain low at approximately four (CC1) stories. However, other SH 1 14 and SH 170 frontage areas within the Community Character Statement: Much of the Commercial 1 District can have taller Community Commercial 1 Land use structures (approximately seven stories District lies along SH 1 14 , generally east or 80 feet). At these freeway frontage of Westlake Parkway, and along SH 170, locations, FAR's can be higher than other generally west of Roanoke Road. This area Community Commercial Districts. While is a transitional zone between the highways not urban, the intent of the Community and the Community Commercial 2 and Commercial 1 Land Use District is to 3 Districts. In a Community Commercial 1 project a freeway identity for Westlake District, the value of highway frontage can at the portals leading to its residential be captured to an extent that does not areas that is more office park-like in its adversely encroach upon the view sheds character while still responding to the extending north east and north west from value potentials of the highway locations. higher elevations southward in the Pastoral Six and seven story buildings with well- Community. Buildings in this location can designed native landscapes (use of water be somewhat taller than building heights features in the landscape that are visible in the Community Commercial 2 and 3 from the highway), parking hidden from Districts, with greater coverage. Portions freeway view, and a void to solid ratio not of the Community Commercial 1 District exceeding .7:1 (greater solid than void) fall within a Corridor View Zone that characterize the Community Commercial follows one of Westlake's existing creek- 1 Land Use District. ways. In these areas building heights WESTLAKE COMPREHENSIVE PLAN UPDATE :�,� a�. ' `�* �R�+ �,:�:�� $s.x., _ �� . ��- �� -,,,,. , j }4 j', � f I � Y,�'" A� '�* � � � ,.; `� __ � � � � ��.�.: _ . � � � � � �� : - ._ # --��,.,� 4,:; � � �,. � �, � M .� " �` ., �� , ---� - - fi�,�. � �.�� "� , ��.,. " � ` ��;" i�_' �,_ _.� -: �� , �t. � � � � �� ' ,� �`t � ' `�� ,�� `� �� _,�� ._ ,�:- . . ,,.s , ; , � s:_ , � , .�� }- � ; � . `�� .� '�r` �� '� ��c� �r� , ,;r � ,�,�`;r.� ��' �,�' � "�� " ^ -_- � � ,k -• '� �„.,- i'�'' � L�- `� �, �=�-s��,s,,,,;�,y�. „�� f..� ��t `r i +r✓` r.,. �y, q��;� _ � �-. 4 r f'� � `�� "' i�� .�t.vwrr�s�r,S��._hw�.11�f►j �'�� _ - >> . - ' " - i .►�,- - �� +y r '4.�� '� .. .S �� f �/�� s`v� . •4' ' Y� k ��' •�` � �� .�T. F ' - F.y._ , ,�, �� r� ��1 1f�� -' L � �✓�, #, w�'�. �k� i r ��. ` �' r�.._..a. vi irF � .� �� - .- .F •• ' r,,.___ 1 _ : _ � � �� -.� ,,f�,;� � ��,,�,_. �� w .., ,Sti.�;► . � , �� ` :� . � . � � � ' � �'. C q �� _�+ ��t r�l:. �� +i1 - .� / r�� _�� y �. - ��♦.� t �..t' ` - I�y' �� -� �Po ��. , -� � , �,�y � ~ , _ Y!l�� ` ,.t �� . �+� � -� 4. � ,s # d_ '�+�'i- __ ��^ ''l�� w�'�, '�,'•�*' j.�.'L� :� .Z,:- �,g�. . .., t; �'�,, �: ��,"3 �""i` ��'i �� '�� .:,� -•'L, i 'y �• � �� r. fi4�,. '� - - ��. +� .�. ` �.•;�'3Q' i. , . ..,;, {,r.' ��'��-_. r� r ty` �� r' t�!r� 1 � +�F' } i�,�J, � � �''� � �.�'"...f-T_ '},iY��.�`'�r,�� '+f�� '� J��"� a��.�r � " }� �. -.��'#.�!�`.�_�r!`s+�,�� r s ,+ ;.} �; �� , `#;, _ :.�jt�� « ,�/'f� �^+ . w •� � c:..� - �' .. � �' +�LL rz rai *F" ! r � '* . ` -� � � i!E fltri.+!' �ti'. '�srrs��!`�'��._�':s.\Y�+�+i.��`a::.��. District Type: Town Core (TC) heights exceeding five stories can be accommodated here. Portions of the Town Character Statement: The Town Core Core District falling within a View Shed or Land Use District is a context district that View Corridor Zone should retain lower supports the Town Common District. This building heights in the four story range. means that it serves the viability of Town While not urban, the Town Core district has Common through supporting hospitality, a more conventional street relationship entertainment, and office uses. The Town than Community Commercial Districts Core District is also a transitional district, have, and the associations with the street transitioning from the regional commercial are active (including drives, premise signs, scale of the Regional Commercial District trails/sidewalks, parking, visible porte- (to the north and west of the TC area) cocheres, and other features such as flag to the Town Common and Community islands, etc.). More street engagement, Commercial Districts (generally south and more composed landscaping, transitional east of the TC area). Potions of this district FAR's, and void to solid ratios about .7:1 are located in the View Shade Zone and, (more solid than void) are characteristics therefore, appropriate for the importation of the Town Core Land Use District. of building square footage, as building PLAN ELEMENTS: LAND USE PLAN �i,`, ,��"�'Y'7 � / �f��z'a�� .�'�. . � ��F � .. f P� � 'r R�Y a' � � N.:�i^�� ,��% r . �(w ��v, a ��: a�� ,�i� � ��,� �� ' � ., ; ,;> �3 p ��,f � � � � � �" �w"�'�� '�r�p �.� � .f �' '� a. `: ' � ,� =-' * ,Y#" �i +� � ��E;,y ;;� r� �� {.a� ' , �,r ..� . . �k ��.�:.;. �L.�'�' ny � �:` �'..�,. �� - �'�^�'_' :til R - .� [ . � �x ' �` � �Y' ., ��` � r , +c- � � +"d�s„a ,� �y„:. � y,. : �", � '< . �: � d �. a' �� '� �� 7 � h #�r� �i .,y,. �` � ' " _ ��'. � ,�, �y _r� r.%. Y ,.<,.� '°�: '�I-.` �_ �� -- � � � - � ,. y A � .�" ::.`..� {►a� `�'�� .`±s '+� ; 1 ks.� � �_ . ° _� � �;�; �. ��,�,�,,.i��'�,f�y`�*�A.izi� � '' �'. �s. � _�� ,�p� F ,� � t� r � � "�` �� y . ' ' \ � .� '��y � x�', �".i, y��• ` ` � .�, - F .'S�' _ f ...k ��- �l%.il�� '' v .- . � Tti`� :y . �': 4 _..0 �' ' .. � , r Y�19��I ''�% --- �'?"t4# �'. .'�j ,4-x�' . _," ..� ' a"" �'. '�4`a M �F�`% � � ry � g'i ��.+• �' 1 � 4 �-'k$F ] ' �:�� "� . _ ��` t'� �q f ��d� � . � � y P?� 6 ��r��`� r��C.,> i -y . .;d � � �f::r�" ,; ,y�t< e a 6.�. � + .. �...,,� �� .. � :�-... "„• � .. -,..' k y�� . ° .-� ...: ' � - �^(ry�`� � :,'�y. &�� r t- a y}�.),�j k 1 '�� 4 4�hKa' �ay� �, Y' �� M` ST:� z�'� �� 2�,� f _ �. �' Y. X � .�� tlj+- i,t y:-,� _ . . . .. �.I'• :.f_ _ _ � � � F _ �r � � � . �4 ��.sa � � -�"� ,� " �.� f� � ��, �f��d_ ;. � .; i � �,�w:y d r�: �.: p� .�,,� � -� _, �M� �`'' � �� 'o' ,r - � �'•, � �y,ti, �F ��1^ � o;.3 k �{0.+�'�s r .� r° ' �" � �` 'p �j��•,JI_� �� ,:,1_:�lill�� , .�3 ,�`_`':a ,t.i* :�, District Type: Town Common (TCO) Town Core Districts, which flank the Town Common on the east and west, have Character Statement: The civic and a potential to energize use of the Town social identity of Westlake is embodied in Common. Entertainment and higher this district. The Town Common Land Use density residential land uses in these District also expresses the pastoral identity abutting areas reinforce a sense of hub of the Town. The Town Common District is importance. the hub of local activities as envisioned in the Planning Public Workshops, converging The urban-ness of the Regional upon a pedestrian friendly environment. Commercial Districts transitions through This District is a place for expression of civic- the Town Core District and Town Common ness, a place for gathering, festive and to blend with the single-family residential ceremonial events, and family outings; all character of the Pastoral Community. while being close to the Academy and Public facilities located here should recreation facilities of a school park. The be designed in a style derived from Town Common contains one of Westlake's agricultural references that remember most dramatic Landmark Landforms. The Westlake's heritage. Needed public steep slopes dropping from the hill top, parking should be treated in a manner that toward the Regional Community Land allows the parking area to have ecological Use District are difficult for development significance (such as the bio-swale parking but well suited for scenic purpose. The area at Arbor Hills Nature reserve in Plano). WESTLAKE COMPREHENSIVE PLAN UPDATE _ ._ •� . . , .. •_ . _ - �: � _ _�� . , :. •� , . ��`�p'�``�` ��_� ,.-.""°'I • ' . - � "' 4'�.. �<�.'�t "} a � ��' � �,� ,1� _ ,.' p �� -��,r�.,�.,,�-�,-•�� ,�� - �,��_ _'�'',T«, - �'�'�'�,� �� - ��°�'��++� � '°� _ . e.w!4 �--'" - � � � Y � -�- - "�'�!'��'� � w�1 �/�'��' ' �_ � ...�F � - �� # - � ' • �yt�,��we x�� , ��;.,.g- r� ��' ' '�'� "* s41� � �k�4 �� ,� p�� ' � ��1�� ' �� J — �� a - _=# �r+ �+► +,�t�� M 11� �� -.z _ � �� _- ��,} �r `�'��; � � �-`, �.� _� ��-�� . #- � * ,., ._ - ��_ . "� �. '-�� - � �� !4�' _ - . �� =-_� .� ` �� *.» —.. -a�`�.a�.`'', _--,.�' �'� . + � �� I _. '��,�,- - � � �� -��- �� , '� District Type: Regional Commercial (RC) 170, the Regional Commercial Land Use District is served by the regional corridor Character Statement: The Regional more than the Town Arterials. Taller Commercial District is the most intense buildings, wider streets, more intense commercial district in Westlake. It is parking, parking structures, formal street viewed as the primary receiving district landscaping, active building to street for movement of commercial square relationships, connected parking aprons, footage out of Community Commercial higher light levels, and a void to solid ratio and Town Core Districts where more of 1 :1 (a balance of solid and void) are open space, undeveloped site area, and characteristics of this site. Higher levels of lower buildings are sought. The Regional development density and greater highway Commercial Districts can accommodate visibility call for establishing an overarching buildings in excess of eight stories (in architectural continuity and other site some areas). Lying along SH 1 14 and SH design compatibilities. PLAN ELEMENTS: LAND USE PLAN Summary of Exporting and Importing CONCIUSION Districts: This Land Use Plan seeks to further the The following diagram illustrates the Goals and aspirations for the Citizens relationship of the basic Land Use District of Westlake as presented in the Public Types and the earlier described suitability Planning Workshops. Therefore, this Land of export or import commercial square Use Plan builds upon the recognition that footage. Note that the Open Space and market conditions in 2014 are significantly Community Commercial Districts are most different than market conditions in 1992 suitable for exportation while Regional and that such change of condition will Commercial and Town Core are most likely motivate owners of undeveloped suitable of importation. property to seek augmentation of their current zoning ordinance. Therefore, this �'�t� p°'�'� Land Use Plan is meant to be a guide ViStaTerrninal5 � ; in discussions when considering such View Carridars � View Sh@ds � Vista Shade 2on�s requests by seeking to identify pathways S�r�din� R�ceiving� to a positive response that does not further burden the Town with additional traffic �d5��a� °� �° , r � � ��, , ��k . � � ,,� and/or facilities demand. Con,muNc�As So3�w {'s� �-i��.,l! �� .i..�� ir.r�I � s ....i! �.'r I .o;,l Use Recommendations, Development Conditions, and Export Ratios by Land Use District are described in detail in the Implementation Document. �,�1ST01�� .� ��------ _ � _ �_ _�Gr�N��" -----_ ,,.� �.I� .fi` -�,��. , � ' t s �rfi�r�r'��'.� �' � ` '��a�.�� `¢`� _ r � ,G� �=�i rC�#� � ..;.� r �' �'a) v�w � ------_- �. ,r• t7, � � �, i, . __�,___ �Z 2 �i'� :� -�„. �`--�.� .i � � 3�£1%� �'� ,,.��r 4 �-�3��s.'.z��r',�+'k}5��k�'� �,•�r "� �-� � � �`' ��''�' �'�.e,4°�'J �'�� y r�' cq�� .T ��y�i'�i.� '� a� t x �a�.. � C� YP' , , � � .._�� r':.Tf.- � i- t -i� -� R . ___1. -r '� -- � Y. �" Sf�r r �� s .�,,�s � ,�4 'r� f � �y�'��...� k�C-,�t��..� 1i ��y4 � �i`�� -.�� '�j�Y� �i \ "� b_. m f+ , ��'i� }�� `{� .�f� �' � `� !� � ..,'^�ri-`'E='�`..� ``%�� `*��..�-� _ �� r �:�,;,�� `'�. ,�; ,� �f�`�� `� -��i�-_. �� r r�� 1 '�� ,-.�;1 m,/(�� ` -�✓'� �� -�,��"� � � � ��'. � ` �y�� ~� f � w Y"�� ,� #a,- �,�yi�'f. � �l�•�a `~..��✓.. _ f _ A � �� - � ✓i,,�,F � Y� � ��'-- � �.^.'��.�`�. � � � "' � �., .� �___;� �`i�� - � ��` � , _ r, - � �� 1, � r �- ' 9��-��,�(, _ _. _ .•�`\ � � � e �,��r iLL � � ,rr ''- :� `.. -- ��'��'` '` � � ,�� - � _�' _ :��,� _ �- �, � _ ��t� � � � _ � . � �� '� Ij� ~~� � �}� t �� .�-�__---- �� ,-�-C �� WESTLAKE COMPREHENSIVE PLAN UPDATE THE LAND USE PLAN �PC-A:Pastoral CommunitylView Shed Zone PC-B�PastoralCommunityNiewCorridorZone CC1-A:CommunityCommercial l/ViewShedZone ( v L1�� 1 CC1-B:CommunityCammercial llVewCorridorZone \ ■tC 2-A:Community Com mersial 2/View Shed Zone CC2-B:CammunityCommercial2lVewCorridorZone CC2-C:CommunityCommercial 2/�ewTerminal Zone CC2-Q:CommunityCommercial2/ViewShadeZone ■CC 3-A:Community Com mercial 3/View Shed Zone _ ■TC-B:Town Core/ViewCorridorZone 114 �TC-D:Town Core!View Shade Zone � �� TC-A:Town Core/View Shed Zone \ � �RC-D:RegionalCommercial/ViewShadeZone 170 prr! � RC-B:RegionalCommercial/UiewCarridorZone � 9Fr 90, TCO:Town Coromon ��.. Open Spaee ' � l - ��pital PWY �eloitte Way � a �� ,�g Vvd� 377 cc k�"� � 5o\ar�g d_- o �c 0 � Dove Rd. Y � . a. < �I Dove R�i. o � � ' r m Z o rn r m � m Z � � Z � � C DISCLAIMER: The land use districts shown on this map in no way modify the permitted uses and/or conditions of use(FAR,building height,etc.)specified in any zoning or Planned Development Ordinance approved by the Town of �, Westlake. These land use districts are intended to guide the Council in their evaluation of site plans submitted for their approval and/or property owner requests to transfer commercial square footage from one land use district m � to another when the legal mechanism for such transfer has been adopted by the Town of Westlake. See Policy Section A in the Implementation Document for rates of transfer,trigger points,and other implementation language. r D Z Plannin g and Zonin g Item # 3 — Discussion of Regu la r Session Items DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. NO ACTION WILL BE TAKEN DURING THE WORK SESSION. Planning and Zoning Item # 4 — DISCUSSION OF ITEMS TO BE PLACED ON FUTURE AGENDAS AND UPDATES ON DEVELOPMENT TRENDS, PROGRESS AND TOWN COUNCIL ACTIONS ON PAST AGENDA ITEMS. Planning and Zoning Item # 5 — Workshop Adjournment Back up material has not been provided for this item. .�"�� .! • '4 f• �. � • � � � � � '� � � ��`ai-t.�w,,*`-'`�' MINUTES OF THE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING November 9, 2015 PRESENT: Chairman Tim Brittan, Commissioners Liz Garvin, Greg Goble, Ryan Groce, and Michelle Lee. Others present Alternates Ken Kraska and Sharon Sanden. ABSENT: OTHERS PRESENT: Planning and Development Director Eddie Edwards, Town Manager Tom Brymer, Town Secretary Kelly Edwards, Assistant Town Manager Amanda DeGan, Director of Public Works Jarrod Greenwood, Fire Chief Richard Whitten, Communications & Community Affairs Director Ginger Awtry, Susan McFarland, Communications Specialist and Management Intern Joel Enders. Work Session 1. CALL TO ORDER Chairman Brittan called the work session to order at 5:04 p.m. 2. PRESENTATION AND DISCUSSION BY HILLWOOD PROPERTIES REGARDING A PROPOSED DEVELOPMENT AND ZONING CHANGE TO PLANNED DEVELOPMENT DISTRICT PD 3-5. Mr. Russell Laughlin, Hillwood Properties, provided a presentation and overview of Project Blizzard. A multi-year development with both horizontal and vertical development, more than 1 million square feet of office campus, urban living, mixed used retail, hotel and hospitality and the project consist of five (5) phases. He also stated that the office campus would be for a Financial Services Firm. Discussion ensued regarding the proposed zoning change request, transferring development rights, effect of the urban living component, new job opportunities, structured and surface parking. P&Z Minutes 11/09/15 Page 1 of 4 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. Town Manager Brymer provided a presentation and overview of the project and design issues to be aware of as the project moves forward. Discussion ensued regarding the required master landscaping plan, developer concerns with the design guidelines, establishing an escrow fund to maintain the HOA/common properties, bell tower structure, building the residential component a block at a time, and pad sites surrounding the proposed CVS site. Mr. Jack Dawson, Centurion American, stated the developers concerns regarding the design guidelines and discussed the residential component of the project. Mr. Robin McCaffrey, Mesa Planning (town consultant) provided a presentation and overview of the proposed CVS building proposed on the corner of Entrada. Mr. Mike Beaty, Centurion American, provided a presentation and overview of the project. 4. PRESENTATION AND DISCUSSION REGARDING THE STATUS OF DEVELOPING A PROPOSED TRANSFER OF DEVELOPMENT RIGHTS ORDINANCE. This item will be discussed at the December 12, 2015, meeting. 5. DISCUSSION REGARDING PROPOSED AMENDMENTS TO STREAMLINE THE DEVELOPMENT REVIEW PROCESS. Town Manager Brymer provided an overview of the necessary amendments to the Code of Ordinances. 6. DISCUSS AND REVIEW THE 2016 PROPOSED MEETING CALENDAR. Town Secretary Edwards presented the proposed meeting calendar. Discussion ensued regarding additional meetings in )uly and December. 7. DISCUSSION OF ITEMS TO BE PLACED ON FUTURE AGENDAS AND UPDATES ON DEVELOPMENT TRENDS, PROGRESS AND TOWN COUNCIL ACTIONS ON PAST AGENDA ITEMS. Staff provided an overview of the construction occurring on the Fidelity Campus and a proposed amendment to the PD zoning ordinance regarding signage. Staff also included P&Z Minutes 11/09/15 Page 2 of 4 an overview of the construction on the parking garage located at 1400 Solana Boulevard. 8. ADJOURNMENT Chairman Brittan adjourned the work session at 7:57 p.m. Regular Session 1. CALL TO ORDER Chairman Brittan called the regular session to order at 7:57 p.m. 2. REVIEW AND APPROVE MINUTES FROM THE MEETINGS HELD ON SEPTEMBER 28, 2015. MOTION: Commissioner Goble made a motion to approve the minutes amended as discussed. Commissioner Garvin seconded the motion. The motion carried by a vote of 5-0. 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. Director Edwards and Town Manager Brymer provided an overview of the item. Discussion ensued regarding utility service to the property. Chairman Brittan opened the public hearing. No one addressed the commission. MOTION: Commissioner Garvin made a motion to continue the Public Hearing until December 1, 2015. Commissioner Goble seconded the motion. The motion carried by a vote of 5-0. 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. Director Edwards and Town Manager Brymer provided an overview of the item. P&Z Minutes 11/09/15 Page 3 of 4 Chairman Brittan opened the public hearing. No one addressed the commission. MOTION: Commissioner Lee made a motion to continue the Public Hearing until December 1, 2015. Commissioner Groce seconded the motion. The motion carried by a vote of 5-0. 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. Director Edwards and Town Manager Brymer provided an overview of the item. Chairman Brittan opened the public hearing. No one addressed the commission. Chairman Brittan closed the public hearing. No action was taken based on the applicants request to withdraw. 6. AD70URNMENT There being no further business to come before the Commissioners, Chairman Brittan asked for a motion to adjourn. MOTION: Commissioner Lee made a motion to adjourn the meeting. Commissioner Goble seconded the motion. The motion carried by a vote of 5-0. Chairman Brittan adjourned the meeting at 8:02 p.m. APPROVED BY THE PLANNING AND ZONING COMMISSION ON DECEMBER 1, 2015. ATTEST: Chairman, Tim Brittan Kelly Edwards, Town Secretary P&Z Minutes 11/09/15 Page4of4 .?'��.�+w.,,�'S. # � � h��^ '.- . { � °�k �°'� estlake Town Council �� }� �''��-..,,�,�-"r� TYPE OF ACTiON Regular Meeting - Action Item Westlake Planning and Zoning Commission Tuesday, December 1, 2015 ToP[c: Consideration of a Recommendation for Approval of a Master Landscape Plan, Paving Plan, and Lighting Plan for the Development Know as Entrada (PD1-2) Located at SH114 and FM1938. STAFF CONTACT: Tom Brymer, Town Manager Eddie Edwards, Director of Planning and Development Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Obiective High Qualiry 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 Tdentified Strategic Tnitiatives Time Line - Start Date: December 1, 2015 Completion Date: December 14, 2015 Funding Amount: Status - � Not Funded Source -N/A EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) Entrada is a mixed use planned development that will blend a wide range of various uses (offices, governmental, retail, restaurants,business services, medical services, entertainment establishments, conference center type meeting space, single family residential detached homes and villas or town homes). The development will utilize a design for a European style village with a Texas—Spanish architectural theme (Spanish), named Westlake Entrada. Back�round On October 28, 2013 the Town Council adopted Ordinance 720 which approved a Development Plan (as required by Town Ordinance) for the entire 85 acre Entrada development tract. Page 1 of 5 A Development Plan is a master site plan for an entire development. That means that individual site plans within the larger Entrada development (known as PD site plans) for an individual lot or group of lots in Entrada should largely conform to the use and layout on the approved Development Plan. While it should be noted that some deviation can be made from the Development Plan at the time of PD site plan submittal, but only if the Developer presents cogent arguments that are approved by the Town as to why changes should be made in the eXecution of the development from that which was originally shown on the approved Development Plan, and if said changes do not negatively impact the goal and character of the development. The Development Plan for Entrada that was adopted by the Council has several conditions attached to that approval in Ordinance 720, as recommended by the Planning & Zoning Commission. These additional conditions for approval of Entrada's Development Plan are: 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. 4. Attention must 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 Page 2 of 5 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. 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 Apri122, 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 Page 3 of 5 before any buildings permits are issued, other than the Site Plan and building permit for the Sales Office. Master Landscape Plan As can be seen, a master landscape plan is required as a condition of Development Plan approval. Additionally, at the time of approval of the Development Plan, a condition of approval was that no building permits other than for the Sales Office would be issued until a Master Landscape Plan was submitted and approved. The Master Landscape is attached. The Master Landscape Plan is for all common areas, right-of-ways, public and private open spaces, and Town Edge Landscape zones. The Master Landscape Plan also has a proto-type drawn for the areas shown on the Development Plan with the notation PA (public art area) and PAG (public art and gathering area). Li�htin�Plan and Light Fixtures A lighting plan is as required as part of the Development Plan for Entrada. This lighting plan is attached. Note that streets in Entrada are publicly owned (as they are paid for by Public Improvement Bonds through an assessment on Entrada property) and due to the type of development Entrada will be (i.e. mixed use,pedestrian oriented), the Developer has asked that certain roadway intersections and public areas be lighted. The Developer has developed a prototype light fixture for lighting Entrada street intersections and a bollard type light fixture for public gathering areas and walkways in Entrada(see attached). Paving Plan Using Brick Pavers The paving for Entrada is an infrastructure element that has major impact on the development's visual impact, look, sense of place, and design. The Developer is proposing utilizing brick type pavers of various types throughout Entrada. These will vary depending on the location, i.e. residential streets, intersections, major intersections, etc. RECOMMENDATION The Staff recommends the Entrada Master Landscape Plan, Lighting Plan, and Paving Plan as submitted (see attachments), with the following conditions: • Master Landscape Plan 1. the landscape configuration,both hardscape and plantings, at the corner of Solana Blvd. and Davis Blvd shall comport to the Town's consulting architect's recommendations (see attached). 2. an installation schedule for the Master Landscape Plan acceptable to the Staff shall be furnished by the Developer upon approval of construction plans. • Lighting Plan 1. Street light intervals shall not be closer than 200 feet without Staff approval, with said approval to be considered at the time of construction plan submission. Page 4 of 5 2. All lighting fixtures shall be approved by the Town Staff prior to installation. The lighting fixture poles shown in the Lighting Plan are not yet approved by Staff and for informational purposes only. Staff requests authority to approve the lighting fixture pole not later than when construction drawings are submitted. 3. All lighting fixtures must be dimmable Further, it should be noted that these 3 plans were not received by Staff until late Monday, November 23, 2015. As such, Staff has had only a short time to review them prior to sending out agenda packets to the Commission. Staff will further review these 3 plans between now and the Commission's December 1, 2015 meeting to make sure they contain all Staff review comments. If these 3 plans do not address all Staff review comments for revision, Staff will bring additional recommendations forward at the meeting requesting they be added to the conditions for approval. ATTACHMENTS' 1. Development Plan for Entrada as Approved by Ord. 720 on Oct. 28, 2013. 2. Master Landscape Plan for Entrada. 3. 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Ulilily Easement = ► (FL)Flowlne �Q F � A=16'09�6 �— � � � � � � � - � AMP�THEA7RE'��`�^��HOTEL � �.E. Drainage Eosement Centerline of Creek, =W B.L. Bu}din Line ---- F I � 'EXISTNC ' ' ' ' ' - BUN6lLON5D � •� 9 Swale,or Walerway � L=I03. 1� ,! I . ' . . GAS NELL�. . . . . . . �� R.O.W. Right-of-Woy �+ LC=N 26'31� I .w.os�s � ' C PARKIN ?� - S 83'07�25�B �.R. Deed Records �— Creek,Swoie,or V 3 8� COIAMERdi4. � Bo' GARAGE , ,� _ �� '' P.R. Plot Rerords � � Waterwny Embankment _ . .�,e. . . _ � EJNGALO` .34� N 09'P9'30' / � / ' % E� �,4 �- �' `, I�� .� . .�.� .�.�.�.�. .�. sT� •��:;�� e R=P909.79� / M E 1•o " C RCIAL n . . . .� � � .. ��` � za� I .�ai�mr� d=b'f9'09' y'° � ' � c=sss.+s' w�_ + � COMMERCIAL`�� - � � �' � ��' � 65 I 5 s�5 � , �o�o", / y'i ,,�, TOWN nb •\ �II � LC=S 59'S7'40'8 „�� a.�� 0.60' . I , .re; .�. - . �y.x�� % ` �\ ��-. � HIII � I �y- Jf' I.,:y, � ' , �y � e� �' � ,.:. . ""rq ,�a RESIDEN7IAL«y � � �� :�. H07EL \ _•'.�'� �PARKING n �., ��MT Z �a 5 �� m. � � a,�s: -f: q 9 a G A R A G E e �.:,w.' 6�'48'10'6 �, c� Q �8- : AF. s � ,` � � �r, \ �_ „ y` � s r o y �s N 24' w�ue wrc a on►t�wa J .: .�'� \ J ».�, ,60 , a � ED U ' ' \ (qy - / � � A 5 / S 64'6P'25'S �, o a ;e; M�%� R_ a,� ,,,.. .9,n g� �io-��a.� _-708.00 �e. � s � C PARKING� \/I y b .., ' .•`a re :�y.ss 56.55 ha�cwux . ' `� u 19. ��e � ��.�.�. , °ar' HOIEI GARAGE � ED U 6�s e ��.,� � , � Z J ' { I.�56� � L ' - . " . PLA2A . • , :e;, LC 9P'S3�E I ,.�? �y;c a y 5 \ AREA �� ry '� iiy e' u e ,� a .u, :x�:�ss � al. �� D.I I� G ADA � {� '.� " � . . "°'y ��„� � ODMIILlrflNO AT N16�lClION! W LI� p �; j�� 'M A.� � � � ' MAGUIRE exrxeu� � 'S P AeN 1 S H V 1 �A S �s� PARKING - ��-_��'''`� \�9— -/ --_ -- �� C��AT� a W �', � T I E R E D �iDEN\ GARAGE z.�v =�.ttiz� C ' W I T H �e, � /� R=P751.79� � O � W A L L S� ss'� � �. 13�56� WbM`.MNO J � i ' '" r � i � N 1'�0' ��,N r e s.>n �,ss'.' 9' ' S' M W -10. �' / 13P. � �"'� REs�DENn �.,s T � --� _ ��4' LC=S 49' S0' W a q - o�� ,s.,, �{'�^v �-- -, r— �r-- —� to�.sz' G 4 �'�U' � \ / b �P;4�„ : �. ' ` u R=81 00' �s� � E4' SI' ;;�� '4�� p � / - 1.76' �,_ 6� M / - 05'0' � S � 3 . /�� lut l,BbYF 1 �m 1, «k S Wertlake u lake / � Wes�lake/SoNM1lake Pa�k PdAkbn No.] Yxk AJditim 5f / Vo1,3BB-21<,FgJB&A Vol e388-23<Paga 6A sr p.gT.GT. P.RT.GT. / R=6/ 00� e= +�' vn�wim ruws I L=Y 200' S DD•32'S5'6 ' LC= 4S'35'S' ° IGB.SS� IN ITEft M�RENEW AND�IS NOT INTENDED FOR 20f• CONS7RUC710N,BIDDING, IXt PERMIT PURPOSES. �• � � � ( ROBER�T JOHN DOLLAK17JR., I i .60� P.E./B6B98 IR=f�PB.DO� DA7E 10/23/2013 J - � � L-29. � -N Ib•Pf 39' I � 29.46' Drown B. JLl �ote: 10 11 013 Scale: 1=00 �� Rehsions: � I I 12139R QWNER/DEVELOPER MAGUIRE PAR7NERS-SOLANA LAND.LP. 1221 N I-95E.3UfTE 200 CMROLLTOI�1 TEXAS Pn use)esza2oo DPi Faz (169)892-7202 CaMectJACK DAWSON VINEYARD-BQtM AREA FOR DRAINAGE AND NSIBILTY � B � � \g�n V FUIURE SHEPHERD'S HUT \\\\ � �� O — O ER�'S HUT -� _� � � __ — �_ l.J� � �� _��— — — — — — — — � — — � �� O O � . Q . . Q 0 ��[��j�J� � NNEYAFtD-BERM AREA FOFi Q O O Q � ��,J�" - -- � — DRAINAGE AND V151BILN SH D WALL� �) \ O O Q 4 � �� 3.5' 0 1'TALL � .t• � O � �� U I � � ` ' • .. � � 0 � � ,�.+: O O� � �.� O � 0 NNEYARD-BERM AREA FOR � � � O � � ,,N�,, � DRAINAGE AND VISIBILT' � � ,�-�L � � � � / �j!�.1 b. � "9 PUBLIC 7RAIL /�1 � � � � �``� �/ ��, � 0 �� / " � � �� Q � U � � �O PUBIJC 7RAIL � � � � � � � � � �O V � � � ` � � � � PUBIJC 7RAIL }+ � M SH ER WALL(TfP)_ 3.5' 1 TALL � � � � � V � � � � �- �� '.� _a� — N r�o �� / � `� � o I` r� � a � � �� .,, � � � � � a � � L.. �1j p� � PUBLIC 1RAIL � � O -'��' �.r�.�PUBLIC TRAIL � T PUBl1C iRAI e �� T Y � � � y�� •� � � •r. �b ,,y � ✓ �� (� � � , ^ Pueuc mni� � 11tAIL //�/a � `i,a! �tr' "eJ P C 7F2 /� a� �� JA�l � •'i �� PUB 1RAIL •• � m w y •I � J r / 't � ~ O�� Y �O M �� PUBLIC 7RAIL I� � � ��r� ;� �� y � Q ��o�� ..: � O� SH H RD WALL( .) �� —� � � • ,. , ,•taLL � r= Date: 11-18-15 30� �� ,•� ^ Pueuc rna� �. _ �r 0 oa I. � � PUB 7RAIL .'• � 11 1 11 �� °�� 'O� • . • Scale: 1 — 100-0 o �� ` ��3 } � �. � Project No.. �_ m� ' e• �� '. ' � .�• PUBLIC 7RAI :r �� ,/'� Drawn by: SO o� � a �� ,, _ c`�.=J `. ." Approved: o� � � o ' o. � � ;;r �,� � Revised: 0� �o � 4 � � . P� ST A� � �� ' �� COMMON NAME BOTANICAL NAME SIZE �..� r l a m�� O� � � � /� ?. _ .. / . � '„ . b a �.. b -� � �� existing tree see tree survey for species & size . �Q� o �, ��g'�� . rueuc ma� THESE PLANS ARE ISSUED FOR PRELIMINARY REVIEW AND ARE Oklahoma redbud Cercis canadensis 'Oklahoma' g NOT FOR CONSTRUCTION. FINAL 9 PUBIIC 7FiAI 6�—$� h t. .� � „ r � � ' PLANS WILL BE SIGNED&SEALED. � �� desert willow Chilopsis linearis 6'-8' hgt. � o �,�e b.,� � � o p � •�/ ��S 3.s'H�D� ' � , � Italian cypress Cupressus sempervirens 8'-10' hgt. O O 9 � �. � P°Bu`�u :� H E ET L E G E N D �� , • possumhaw holly Ilex decidua 6'-8' hgt. � � m g . ,� � � _� M�. _ ¢ � / , � yaupon holly Ilex vomitoria 6'-8' hgt.;3 stems � — � , � � � / I eastern red cedar Juni erus vir iniana :� O P 9 10'-12' hgt. .t \ / wax myrtle Myrica cerifera 6'-8' hgt. � _. / o � � � � \ � / � — �\�I � . . � — 7 (�j Mission olive Olea europaea 'Mission' 6'-8' hgt. e "v G � ` � � , ' / �/� ) loblolly pine Pinus taeda 10'-12' hgt. � � , � / � Q � � / / chin ua in oak Quercus muehlenber ii � � a / q p� 9� 3" caliper � Q ■ � • � � � � live oak Quercus virginiana 3" caliper � � /'�� aueuc ma� ' � � V�S HERD WALL(T'P.)- / � 3.5 0 1'iALL � \ � � � � ' �r�� live oak Quercus virginiana 6"-8" caliper; � � ��,� speciman tree � � � ,�YJ z � � , GENERA� NOTES w � .. / * lacebark elm Ulmus parvifolia sempervivens 3" caliper �+ � � / w � � PUBl1C7RAI �� // PERIMETER LANDSCAPE SHALL BE ADJUSTED AS EACH PD SITE PLAN IS DEVELOPED AND APPROVED. � v�tex vitex Angus—castus s'-8' hgt. }, ALL AREAS WITHIN THE 35 FOOT LANDSCAPE BUFFER FROM THE WALK TO THE CURB SHALL BE '''�- � � � � � ` pink muhly grass Muhlenbergia capillaris 3 gal. � � � Q / BERMUDAGRASS, UNLESS SHOWN OTHERWISE. AREAS TO BE HYDROMULCHED WITH ✓!' Q }� �� °` � ' /� COMMON BERMUDAGRASS SEED, UNLESS OTHERWISE NOTED. �indheimer muhly grass Muhlenbergia lindheimeri 3 gal. J � � SHEPH oW�c„�.,_ � ALL AREAS WITHIN THE 35 FOOT LANDSCAPE BUFFER FROM THE WALK TO THE INTERIOR EDGE, SHALL O � � 3.5'to,��nLL salvia Salvia greggi 1 gal. � ♦^ � � � BE THUNDERTURF, UNLESS SHOWN OTHERWISE. V J �� P�B��a� .' REFER TO CIVIL PLANS FOR PAVING AND LIGHTING INFORMATION. FIELD VERIFY Mexican teather qrass Stipa tenuissama 1 gal. ' � � EACH RADIUS FROM PERIMETER WALK TO INTERIOR CONNECTOR WALKS. W > \ red yucca Hesperaloe parviflora 3 gal. � � # \ SEE DETAIL SHEET L-8 FOR SPECIFIC INFORMATION ON VINEYARDS AND SHEPARD WALLS. � / � trailing rosemary Rosemarinus officinalis 'Prostratus' 1 gal. � \ \ O ceramic pot size varies # \ � T O W N 0 F W E S T�A K E �A N D S C A P E R E Q U R E M E N T S � Thunder Turf Available through Native American Se d Company: Sf1G'@t NO. � buffalograss 82%; blue grama grass 17%; O�� curly mesquite 1� �EPo� � . � TO W N 0 F W E ST�A K E 0 R D I N A N C E #7 0 3 vineyard muscadine grape vineyard 5 ga,. MASTE R PD 1 — 2 CONCEPTUA N 0 RT H P �A N N E D D EV E�0 P M E N T � public art/public art & gathering area LAN D S CAP E P LA N N I N G A R EA � O seating, plantings, & shade structures will be provided NIC � � as each area is developed & approved # � � � Public bench — typ. NIC � R� PLANT LIST / COMMON NAME BOTANICAL NAME SIZE / L � existing tree see tree survey for species & size \„-/ \ � / � Oklahoma redbud Cercis canadensis �Oklahoma' 6'-8' hgt. / � SHEPH D ALL (�P — / � desert willow Chilopsis linearis 6'-8' hgt. / / 3.5' T 1 ' ALL �v � / / � Italian cypress Cupressus sempervirens 8'-10' hgt. � � �?,�,.. � ��1� / O possumhaw holly Ilex decidua 6'-8' hgt. //\ � �� ! `�^� Ilex vomitoria � � � � yaupon holly 6'-8' hgt.;3 stems � \ � �� ' � � / / \ �;�� eastern red cedar Juniperus virginiana 10'-12' hgt. � �,`��arr` 1 \ _ ` ;�� +-+ / / / /-� � � / 3'; / ` ) wax myrtle Myrica cerifera 6'-S' hgt. � ^, O \ �-/ VJ � � ��,,,._ � � � c� � � Mission olive Olea europaea �Mission� 6'-S' hgt. A1 � � ��,�,�� /��\\/�� [T, ' � / .��,N�?� � l�) loblolly pine Pinus taeda 10'-12' hgt. � � v' � ` . / � �� /�1 � { ' + + y ` � � V, � / � chinquapin oak Quercus muehlenbergii 3" caliper � � � / �'��te _ ' O / m live oak Quercus virginiana 3" caliper � a--i i � . �. ` - _ = �` �?�� C� � � �� , ,,,�� , � , -��"',. .� � � � N �� '�� live oak Quercus virginiana 6"-8" caliper .� � � / speciman tree � O � �: »,�.��` � '.,li;V' - � �� V/ � - � / lacebark elm Ulmus arvifolia sem ervivens L "�� , � � / " P P 3" caliper � � � ,.,� �� ,��` �� '"� _ - *� vitex Vitex Angus-castus 6'-8' h t. � � � � � 9 � � %.w� -,,n` / � � � � ,> >_ , � ' � �� - pink muhly grass Muhlenbergia capillaris 3 al. �� ,n� '��y�, - t� � 9 � � � '�� — �i, lindheimer muhty grass Muhlenbergia lindheimeri 3 gal. � � � �� H E D WALL (TYP. = - /� '� � 3.5' TO 1 ' TALL salvia Salvia greggi 1 gal. � \ � ��= � � � . � Mexican feather grass Stipa tenuissama 1 gal. / � . � / � � � \ � red yucca Hesperaloe parviflora 3 gal. � � — � . trailing rosemary Rosemarinus officinalis 'Prostratus' 1 gal. C 0 R ,N E R, ,0 � D AV S 8c H W Y e 1 1 4 P �A N T N G S q � E S 0 �� C E E X T E R 0 R P L.A N T N G O ceramic pot S�Ze �a��es SCALE. 1 — 10 —0 n � n Thunder Turf Available through Native American Se d Company: SCALE: 1 = 10 —0 buffalogross 82%; blue grama grass 17�; Date: 11-18-15 curly mesquite 1% � � � 9 Scale: 1" = 40'-0" g ° Project No.: I � � a � t � 9 a Drawn by: SO a a � s Is eac area is developed & approved — Approved: b,; h �SSMN�-- Revised: I _ I � � _ _ _ _ _ FUTURE SHEPHERD'S HUT / �� I � � �� _ _ - - - - — _ _ LARGE N � I � � � � � O _ — — — — — — �� — — — — — — � �� — — — — _ THESE PLANS ARE ISSUED FOR I � � �� — — — — — — — — — _ _ _ _ _ _ _ PRELIMINARY REVIEW AND ARE � �� [� � � — — _ _ _ _ NOT FOR CONSTRUCTION. FINAL . _ _ _ — — � �� .l — � � _ _ _ _ _ _ _ _ _ _ _ PLANS WILL BE SIGNED&SEALED. L� — — � � � — — — — — — — — � — — — — — — — — — — — — — I � VINEYARD — BERM AREA FOR — � � DRAINAGE AND VISIBILTY � \ e • SHEP RD WALL (T P.) � ' 3.5' 0 1' TALL I � . � d:. :a ' ' � � �� + . � � �� . I � + , � �^C� r. JL—J� �> \ . ,,. � � II � / � e � ' . \ I . a a , �. a"' �a .e � I � a • • a e � �Q. •: \�! \ � � � i 9 a ,�j\ � I • � � � � /� �"� � � . I �" � / � � X' �/ � � � � / I � � \Os �/ \ � • � I 0 � ° , >' �� , � x � ► O � � . � O O . . , � a� � �� _ � � z �- � , w � � I � , +� � �a/�� ,e � I � V // :� � \ � � � / O ° � \ � � :• �\ � � � \ / � � ° � J � t� � � � SHE ER WALL (TYP ) — � GENERA� NOTES �� X � Q� 3.5 0 1 TALL p � � � � � C� . � � � � /� PERIMETER LANDSCAPE SHALL BE ADJUSTED AS EACH PD SITE PLAN IS DEVELOPED AND APPR VED. � ' � � � / �� ` ��' w � •� ALL AREAS WITHIN THE 35 FOOT LANDSCAPE BUFFER FROM THE WALK TO THE CURB, SHALL BE � \ � � � � � BERMUDAGRASS, UNLESS SHOWN OTHERWISE. AREAS TO BE HYDROMULCHED WITH �\ � � � COMMON BERMUDAGRASS SEED, UNLESS OTHERWISE NOTED. \\ I � � °• � � � � ° � ALL AREAS WITHIN THE 35 FOOT LANDSCAPE BUFFER FROM THE WALK TO THE INTERIOR EDGE, SHALL I � � .� � � BE THUNDERTURF, UNLESS SHOWN OTHERWISE. I o.o REFER TO CIVIL PLANS FOR PAVING AND LIGHTING INFORMATION. FIELD VERIFY � I I I 6 EACH RADIUS FROM PERIMETER WALK TO INTERIOR CONNECTOR WALKS. + o Sheet No. II �� I PUBLIC TRAIL SEE DETAIL SHEET L-8 FOR SPECIFIC INFORMATION ON VINEYARDS AND SHEPARD WA��S. AREA A � � � � � � LANDSCAPE o,o � � 0 .. � ��>> ,� , ' � �� `� � . NORTH — , S UKHIIVH(it AN� VISIBILTY � � _ - - � O SM" � U UT HEPHERD'S HUT — — — — — _ _ _ _ _ � — - - — _ _ _ O � � � - - - - - - - - - _ �� N O — _ — — — — _ — O � � � � � _ _ _ _ _ _ � � � �� — _ _ _ _ � � � / � � � • I I I �'�� — � � �� U � . II II �- -�� Q � •— . � � . . �� - � � � � a? � . . � . . . �� _ _ �_ _ _ � � � � . � � � � -� - - _ _ _ _ � � . � . �� -� _ _ , � � � � � . . . � � � � � � � � � � � � � � � � �� U � � / � i _ � a� }, cv i � � OO � �o � ,� � �� / / � � //� / � � o i /� / : � � 2 ) � /i (n �� i . � �� . Q o _ O �� ` ;�C + � , , e � VINEYARD — BERM AREA FOR DRAINAGE AND VISIBILTY ••� � � � �� PUBLIC TRAIL � � �°� � Date: 11-18-15 ' � � Uo O Scale: 1" = 40'-0" O \ Project No.: � � � � O PUBLIC TRAIL Drawn b : � v so � � � Approved: Revised: e. . � , ! � \ ,4. .� , y a � \ / � � • � � / •e a Y � ' � � A PUBLIC TRAIL � � � :� � � , THESE PLANS ARE ISSUED FOR \ � PRELIMINARY REVIEW AND ARE O � O � �� NOT FOR CONSTRUCTION. FINAL � PLANS WILL BE SIGNED&SEALED. � � y /� � e / �J Q: . . a / � ... O � • a • , S � � � a o ° � � . � / � PUBLIC TRAIL / / . I �� PUBLIC TRAIL . � �J�� / I J .+ \ � � . �. / o: p o � � PUBLIC TRAIL � � � � � B TRAIL � Q �;; � ��- � ��, O PLANT LIST Q � ♦^ �� V� � �J�� COMMON NAME BOTANICAL NAME SRE , \; J � a �LL, � ■ . � exiating tree aee tree aurvey for speciea&aize ` � � ' � • / P U I C TR A � Oklahoma redbud Cercie canadensis'Oklahoma' 6'-8' hgL a�a � � � deaert willow Chilopsis linearis 6'-8' hgL � ��j� � � � , � � Italian cypreas Cupresaus aempervirena 8'-10' hgt. � � PUBL TRAIL /� �/� � , /�II I I \ O Possumhaw holly Ilex decidua g'—g' hy� •e W � � � yaupon holly Ilax vomitorie 6'-8' hgL;3 stems � eastem red cedar Juniperus virginiuno 10'-12' hgt. � � � � � ` > woz myrtle Myrica cerifera 6'-8' hgt � � � �._/ Misaion olfve Olea europaea 'Mfasion' 6'-8' h � / � � � loblolly pine Pinus taeda 10'-12' hgt. � � � ! 5 chinquapin oak Quercus muehlenbergii 3'caliper � � �..�� a live oGk Quarcus virginiono 3�caliper � ��i) � ■ � � live oak Quereus virginiana 6"_8•caliper, � t`J�' ` L spaCiman tree ` � " lacebark elm Ulmus parv�folio sempervivens 3'caliper � G E N E R A� N 0 T E S -� ��tex v�ex Angus—castua s._e. h9t. � pink muhly grass Muhlenbergia eapilloris 3 gal. lindheimer muhly grasa Muhlenbergia lindheimeri 3 gal. PERIMETER LANDSCAPE SHALL BE ADJUSTED AS EACH PD SITE PLAN IS DEVELOPED AND APPROVED. O sa��a sa��,a greggi , 9,,. Mexican feother grass Stipa tenuissamo � 9a�. Sheet No. ALL AREAS WITHIN THE 35 FOOT LANDSCAPE BUFFER FROM THE WALK TO THE CURB, SHALL BE � red waa Hesperaloe parviflora 3 gal. BERMUDAGRASS, UNLESS SHOWN OTHERWISE. AREAS TO BE HYDROMULCHED WITH AREA B COMMON BERMUDAGRASS SEED, UNLESS OTHERWISE NOTED. � trailing rosemary Rosemarinus offlcinolis 'Proatratus' , 9a�. Oceramic pot aize variea ALL AREAS WITHIN THE 35 FOOT LANDSCAPE BUFFER FROM THE WALK TO THE INTERIOR EDGE, SHALL Thunder T�rf Awilable throuqh Native American 5e d �omPa�y: LAN DSCAP E BE THUNDERTURF, UNLESS SHOWN OTHERWISE. b�ffa�o9�a� BZx; b��e grama grasa �x; ��Ny meaq�ita �z REFER TO CIVIL PLANS FOR PAVING AND LIGHTING INFORMATION. FIELD VERIFY �,��ro muscadine 9ro��,�eYab 5 gal. EACH RADIUS FROM PERIMETER WALK TO INTERIOR CONNECTOR WALKS. ��^�� public art/public art& gathering area N 0 RT H �aaelach alreal iaedeveloped kt pproedwill be provided NIC SEE DETAIL SHEET L-8 FOR SPECIFIC INFORMATION ON VINEYARDS AND SHEPARD WALLS. �� publfe benth — typ. NIC w � Q U � � � � � o Z � � � � � .0 � � � � � � � � ti LL � � `� � LL � � N � ° � � � � � , o � _ � �� Q � �< W � Date: 11-18-15 Scale: 1" = 40'-0" Project No.: Drawn by: SO P LANT LI ST Approved: COMMON NAME BOTANICAL NAME SIZE Revised: � existing tree see tree survey for species & size � Oklahoma redbud Cercis canadensis 'Oklahoma' 6'-8' hgt. THESE PLANS ARE ISSUED FOR desert willow Chilopsis linearis 6'-8' hgt. PRELIMINARY REVIEW AND ARE NOT FOR CONSTRUCTION. FINAL PLANS WILL BE SIGNED&SEALED. � Italian cypress Cupressus sempervirens 8'-10' hgt. • possumhaw holly Ilex decidua 6'-8' hgt. � yaupon holly Ilex vomitoria 6'-8' hgt.;3 stems eastern red cedar Juniperus virginiana 10'-12' hgt. � wax myrtle Myrica cerifera 6'-8' hgt. ( � Mission olive Olea europaea 'Mission' 6'-8' hgt. �v �/� J loblolly pine Pinus taeda 10'-12' hgt. �� chinquapin oak Quercus muehlenbergii 3" caliper � � � � � � � live oak Quercus virginiana 3" caliper � ■ � �� live oak Quercus virginiana 6"-8" caliper; � � � � CL`�� speciman tree � � � * lacebark elm Ulmus parvifolia sempervivens 3" caliper z � � W � � � vitex Vitex Angus—castus 6'-8' hgt. �, � ,''�'�� ` pink muhly grass Muhlenbergia capillaris 3 gal. � � �� lindheimer muhly grass Muhlenbergia lindheimeri 3 gal. � � � �� Osalvia Salvia greggi 1 gal. J � � Mexican feather grass Stipa tenuissama 1 gal. � � � red ucca Hes eraloe arviflora 3 gal. � � � y P P � ■ � � trailing rosemary Rosemarinus officinalis 'Prostratus' 1 gal. � � O ceramic Pot S�Ze varies G E N E R A� N 0 T E S O � � Thunder Turf Available through Native American Se d Company: � PERIMETER LANDSCAPE SHALL BE ADJUSTED AS EACH PD SITE PLAN IS DEVELOPED AND APPROVED. buffalograss 82�; blue grama grass 17%; curly mesquite 1� ALL AREAS WITHIN THE 35 FOOT LANDSCAPE BUFFER FROM THE WALK TO THE CURB, SHALL BE v�neyard muscadine grape vineyard 5 gal. BERMUDAGRASS, UNLESS SHOWN OTHERWISE. AREAS TO BE HYDROMULCHED WITH Sheet No. COMMON BERMUDAGRASS SEED, UNLESS OTHERWISE NOTEo. AREA C public art/public art & gathering area ALL AREAS WITHIN THE 35 FOOT LANDSCAPE BUFFER FROM THE WALK TO THE INTERIOR EDGE, SHALL Oseating, plantings, & shade structures will be provided NIC BE THUNDERTURF, UNLESS SHOWN oTHERW�SE. LAN DSCAPE as each area is developed & approved REFER TO CIVIL PLANS FOR PAVING AND LIGHTING INFORMATION. FIELD VERIFY EACH RADIUS FROM PERIMETER WALK TO INTERIOR CONNECTOR WALKS. 0 Public bench — typ. NIC SEE DETAIL SHEET L-8 FOR SPECIFIC INFORMATION ON VINEYARDS AND SHEPARD WALLS. NORTH — ��---- — ' P LA N T L I ST COMMON NAME BOTANICAL NAME SIZE . � existing tree see tree survey for species & size Z �� , � Oklahoma redbud Cercis canadensis 'Oklahoma' 6'-8' hgt. w J ��p � �� z c�, � �U, '� � � desert willow Chilopsis linearis 6'-8' hgt. � �'�. � � � o o a� �o z o� � ' Cu ressus sem ervirens m � a o N � �� + R a l i a n c y p r e s s p p 8'—1 0' h g t. � � � � �'�� 4 V J� �� • possumhaw holly Ilex decidua 6'-8' h t. � •� O 9 � � /'� � � yaupon holly Ilex vomitoria 6'-8' hgt.:3 stems � � � �� / eastern red cedar Juniperus virginiana 10'-12' hgt. � � O wax myrtle Myrica cerifera 6'-8' hgt. � � � �} � U � � : � � �> � �► � � � L � Mission olive Olea europaea 'Mission' 6'-8' hgt. � � � A � (f� �` SH PH RD WALL (T P.� — I � loblolly pine Pinus taeda io'-iz' hgt. � � � � 3. t 1' TALL ��; +r i z f � � �� o�� J S chin ua in oak Quercus muehlenber ii � � � � �Jy� o o �o� � � 9 P 9 3" caliper � �. � �m �� / .� — �� I e live oak Quercus virginiana 3.. caliper O �..� � � � LL � —� � C%��) � � � � live oak Quercus virginiana 6"-8" caliper; � � � �� O + �� speciman tree � � � � � I � �� •� J � � � O lacebark elm Ulmus parvifolia sempervivens 3" caliper � m � 1 0 � Q o � J I � � � \ � � _ vitex �tex Angus—castus 6'—S' hgt. !� � m a � - P Y 9 Muhlenbergia capillaris 3 gal. Q � / � a ,,�i,, � � ink muhl rass � Q ) / �� lindheimer muhly grass Muhlenbergia lindheimeri 3 gal. � � � � � � , � � � � � O salvia Salvia greggi 1 gal. o � � NORTH � µ Mexican feather grass Stipa tenuissama 1 gal. / � � z � o � � � red yucca Hesperaloe parvifloro 3 9a�. Date: 11-18-15 � o o �o,� � "� � Scale: 1" = 40'-0" Q �' ,,m c�� / � � trailing rosemary Rosemarinus officinalis 'Prostratus' 1 gal. , N- �; , , ' Project No.: � � / �'z O• � ceramic pot size varies / � � . , � Drawn by: SO 00 � �f / / Jm�G� � Thunder Turf Available through Native American Se d Company: ApprOVed. � � � p buffalograss 82�; blue grama grass 17%; � �� curly mesquite 1% p��. � � � / /I 'i0 0- f� _'� � %tZJI I �� I % N a vineyard muscadine grape vineyard 5 gal. �� + � I � � . . 4, public art/public art & gathering area seating, plantings, & shade structures will be provided NIC �6 0 ,�,�E�' P N 0 LS , ; O as each area is developed & approved / � �. -� � � o o � . °' � '� \ � public bench — typ. NIC THESE PLANS ARE ISSUED FOR � 0 �� ,�� PRELIMINARY REVIEW AND ARE � � o o �o w, NOT FOR CONSTRUCTION. FINAL I � I m � o�Q PLANS WILL BE SIGNED&SEALED. .rn� y � 1� � `v�� \ � �� } � �� J��,�� - �� '"' AS NCL R \ � � ��N W � V `� � � � - " �r � � 9�s � � _ ��Z � \ _ � - / � � 0 � ,�'„" � 0� 8°zo� � � 0 � _,;_ _ _ � �-� �s�, o - , �:. � N� � . ,,� _ - �. �OS HERD WAL P. — , � O � . - �''�- _ - � 3.5' to ' TALL�� . �� \ . / � Q . . � O � � Y J a / � a=- � . .d � - � �,�,,�_ a / I r - ?� � H CED PAVING � ,�� _ � ��U�,� CTION PER OWNER a LL , ; � ."��-�� Q r� �� V � � v , - ` (� �o �o '�>, a � � � o . _., � , _ � m o� ��- _ �>> �, _ - � � ' � �' a . �° X ��,� � O � � SHEP - - - / � � 3.5' � �a�� - -� � � � � � \ � , -;;�, �;,�,,_ a �� ' � \ ¢ � ' � '�� ';,��;��, �''- z � � � � - - s,,�% ';�ti. `,:�,, .;,, �,��_ � - �, - ,-„� �' ,� � � � � ��,� �� ' - _ . � � � � � � � �,X, ��, �„� �`� ,L ;`.,� �� ''- �,,_ �;,n �„ ,,,;�� \ � � � � � - - . y � �� _ _ ��,� - - _ � �= _ - _ - � ,,�.,� � � : . .�. � � ; � �._ � , � . ..� _ ��,.� ��.. ��,,�r �-,�,� � � -� �i ` � ' s.� `,.' ` _ ;�,,.,. - � � _ - _ _ _�� ;��,, � ,,�>><�� ` �q� � � — r � + `,I! �� /,y�,� �1_ r,� ��.'�;Jll7'v � \ � � ✓V1;� � + ��il.�.,�`l.i. �,�`` S', � '�'� � J � � � ��,_ , - - � _ �S . � � � . � . _ _ �,��; _,�� a � � � � � � . � -��,._ � L .� � � � � . . _ � � � � � � � x � ° ;��.� ��,. _ �--�--� � � � ��' }"'"� C� ERA� NOTES � � �_ - � ,��",,, � �;,,,, � _ � - �,,, � - ,��''� . _ - ,�, , ,-.,�� IMETER LANDSCAPE SHALL BE ADJUSTED AS EACH ��E PLAN IS DEVELOPED AND APPROVED. � ° V � ��.�r�� \ � � � ALL AREAS WITHIN THE 35 FOOT LANDSCAPE ER FROM THE WALK CURB, SHALL BE � � Sheet No. BERMUDAGRASS, UNLESS SHOWN OTHERW . AREAS TO BE HYDROMULCHED WI � AREA E COMMON BERMUDAGRASS SEED, UNL OTHERWISE NOTED. � \ \ ALL AREAS WITHIN THE 35 FO LANDSCAPE BUFFER FROM THE WALK TO HE INTERIOR EDGE, LL � � LANDSCAPE BE THUNDERTURF, UNL HOWN OTHERWISE. � � REFER TO CIVIL P FOR PAVING AND LIGHTING INFORMATION. FIELD V RIFY EACH RADIUS F PERIMETER WALK TO INTERIOR CONNECTOR WALKS. SEE DET SHEET L-8 FOR SPECIFIC INFORMATION ON VINEYARDS AND HEPARD WALLS. C O R N E R O � DAV S 8c S 0 �A N A P �A N T N G �� SCALE: 1 " = 10'-0" � 1 � PUBL TRAIL � ' / � • • • • •a • �� p \ • � / � .i� q� � 6� ( li� � � ' , � � � S / �4�� . �S :. �4 � � • O � � � . U � � .. ��. � �: cn �� , . ��/�y/�\ 7/�/'/�/ \\ i , p � ��/�/ \��\\/y/�/y�� ,, � 1tJ 1✓ • y • Z � � � �� . � � �\ � 0 �, PUB TRAIL � � U �Q _/°� ts�' ' ��' � /w`�{� �4'" � � u A q `� � (�� i � �S`" � i. � '° � � � • �S �� , � � � � �--L � � c� � � � . . ' U � � � �..L � � N • 'Y 1 / •� � � , y . . � � U ' � �''�" � �p�'► ` ! � a� `�/ . � L / � � O �� -� I ' ` �, z ^�� (n ��, � , — ��'�� ' . . . . I � � a • •a \ •° • � . � � � �, e � •e � � • /� e � ; • . • � ' ' 4 � ,♦ —1 : e . , � I e . a . � .. .�. •. . �� a . . ' .a M .• � e e' � � � • •, . �e � a• • t / ' a ° n Date: 11-18-15 Scale: 1" = 40'-0" � ' Project No.: '� � • Drawn by: SO P LANT LI ST 0 . Approved: COMMON N BOTANICAL NAME SIZE �/��rf�� . Revised: � / �7 a. � existing tree s tree survey for species & size PUBLIC TRAIL , • • a' � a � � . $ . . . � � Oklahoma redbud er s canadensis 'Oklahoma' 6'-8' hgt. °� PUBLIC TRAIL . a � desert willow ilo sis linearis 6'-8' hgt. , ,' r THESE PLANS ARE ISSUED FOR � � PRELIMINARY REVIEW AND ARE � NOT FOR CONSTRUCTION. FINAL ° ' �� PLANS WILL BE SIGNED&SEALED. � Italian cypress C re us sempervirens 8'-10' hgt � . / � \ � � � � possumhaw holly Ile de idua 6'-8' hgt. . �� yaupon holly lex mit ia 6'-8' hgt.;3 ste O y .� / , �. eastern red cedar J i erus virgi iana 10'-12' hgt. ' , PUBLIC TRAI , � \ 's 2 � � wax myrtle My ce ifera 6'-8' hgt. / � � ^ �• / / / � , a , a . / / / / a• Mission olive a e ropa a 'Mission' 6'-8' hgt. / • � � , � / loblolly pine inus tae g{, � . . , � — � � / � � chinquapin oak erc ehlen 3" caliper • . . • , � � / � e : . � live oa � cus virgi na 3" caliper ' � � / / � � � / � � � � . / Q • c� � � li Que vir 'nian 6"-8" caliper; � ) � � � �� speciman tree + � � � / � • a � � '` lacebark elm Ulmus pa ' lia mpe ivens 3" caliper ' � � � � � vitex Vitex Angus—c s 6'-8' hgt. \ ° / w � ^ ��jlJ % � • � � � pink muhly grass Muhlenbergia capi \ 3 gal. � � � ° � � � � eimer muhly grass Muhlenbergia lindheim 3 gal. � � �, � � , � �� salvia � Salvia greggi 1 g \ / � � Mexic athe gra Stipa tenuissama 1 I. / ' / � � � � red yucca Hesperaloe parviflora I. � � � ■ � � trailin rosema Rosemarinus officinalis 'Prostratus' gal. � �' °• � � � g . / O ceramic pot size varie � E A� OTES � � Thunder Turf ail le through Native American Se d ompany: \ � / � fal grass 82�; blue grama grass 17%; ° / y esqu�te 1� \ ' P �ETER 1,�4NDSCAPE SHALL BE ADJUSTED AS EACH PD SITE PLAN IS DEVELOPED AND APPROVED. 1 �� / / v�neyard ca e grape vineyard 5 gal. ' L ARE � WITHIN THE 35 FOOT LANDSCAPE BUFFER FROM THE WALK TO THE CURB, SHALL BE Sheet No. �a ERMU GRASS, UNLESS SHOWN OTHERWISE. AREAS TO BE HYDROMULCHED WITH public art/public art & gat 'n a . COM N BERMUDAGRASS SEED, UNLESS OTHERWISE NOTEo. AREA D Oseating, plantings, & shade ctu s wi be provided NIC � ALI�AREAS WITHIN THE 35 FOOT LANDSCAPE BUFFER FROM THE WALK TO THE INTERIOR EDGE, SHALL LANDSCAPE as each area is developed & rov � • / / � THUNDERTURF, UNLESS SHOWN OTHERWISE. a public bench — typ. NIC .' REFER TO CIVIL PLANS FOR PAVING AND LIGHTING INFORMATION. FIELD VERIFY �° � EACH RADIUS FROM PERIMETER WALK TO INTERIOR CONNECTOR WALKS. � � / � � SEE DETAIL SHEET L-8 FOR SPECIFIC INFORMATION ON VINEYARDS AND SHEPARD WALLS. NORTH PUBLIC TRAIL / a� �i �a ' a e � � / � PUBLIC TRAIL , ~ V � P. • � � �- a / � }� � • � o ,. z � � O � O ,�• / � � � � . � L � a � PUBLIC TRAIL � N � f • • •, • a • •• •a • a • � � � > .. � � • . . . � � � . . ' � e �4 . • . i ^, y �� a �• `�'J L � O � ' � �--L a � cv � O : �� ti. . � � � o PUBLIC TRAI ��' ' � _ ;•, � (n • , „ � @ . S •. � � � 9 , • • • /� O • e w •. / • � � O � . O \Y � � • � i e,� ° �! a •� Date: 11-18-15 • Scale: 1" = 40'-0" � • � Project No.: -I- �e �' � Drawn by: SO � P LANT LI ST e •� Approved: COMMON NAME BOTANICAL NAME SIZE • Revised: �' e , � existing tree see tree survey for species & size � Oklahoma redbud Cercis canadensis 'Oklahoma' 6'-8' hgt. THESE PLANS ARE ISSUED FOR desert willow Chilopsis linearis 6'-8' hgt. PRELIMINARY REVIEW AND ARE NOT FOR CONSTRUCTION. FINAL � Italian cypress Cupressus sempervirens 8'-10' hgt. PLANS WILL BE SIGNED&SEALED. � � • possumhaw holly Ilex decidua 6'-8' hgt. � yaupon holly Ilex vomitoria 6'-8' hgt.;3 stems eastern red cedar Juniperus virginiana 10'-12' hgt. � wax myrtle Myrica cerifera 6'-8' hgt. 1 � Mission olive Olea europaea 'Mission' 6'-8' hgt. �v �X� loblolly pine Pinus taeda 10'-12' hgt. chinquapin oak Quercus muehlenbergii 3" caliper � � � m live oak Quercus virginiana 3" caliper � � � _-, � � � �� live oak Quercus virginiana 6"-8" caliper; � � � �`�� speciman tree � " lacebark elm Ulmus arvifolia sem ervivens � � P P 3" caliper � � � � vitex Vitex Angus—castus 6'-8' hgt. � � � �»i�._ �� pink muhly grass Muhlenbergia capillaris 3 gal. '�� lindheimer muhly grass Muhlenbergia lindheimeri 3 gal. � �+ � � Osalvia Salvia greggi 1 gal. � �+ J � � Mexican feather grass Stipa tenuissama 1 gal. � � red yucca Hesperaloe parviflora 3 gal. � � � • � � trailing rosemary Rosemarinus officinalis 'Prostratus' 1 gal. � � O ceramic pot size varies � O GEN ERA� NOTES � � Thunder Turf Available through Native American Se d Company: buffalograss 82%; blue grama grass 17%; curly mesquite 1% PERIMETER LANDSCAPE SHALL BE ADJUSTED AS EACH PD SITE PLAN IS DEVELOPED AND APPROVED. vineyard muscadine grape vineyard 5 gal. ALL AREAS WITHIN THE 35 FOOT LANDSCAPE BUFFER FROM THE WALK TO THE CURB, SHALL BE Sheet No. BERMUDAGRASS, UNLESS SHOWN OTHERWISE. AREAS TO BE HYDROMULCHED WITH AREA D Opublic art/public art & gathering area COMMON BERMUDAGRASS SEED, UNLESS OTHERWISE NOTED. � seating, plantings, & shade structures will be provided NIC as each area �s developed & approved ALL AREAS WITHIN THE 35 FOOT LANDSCAPE BUFFER FROM THE WALK TO THE INTERIOR EDGE, SHALL LAN DSCAPE BE THUNDERTURF, UNLESS SHOWN OTHERWISE. � public bench — typ. NIC REFER TO CIVIL PLANS FOR PAVING AND LIGHTING INFORMATION. FIELD VERIFY EACH RADIUS FROM PERIMETER WALK TO INTERIOR CONNECTOR WALKS. SEE DETAIL SHEET L-8 FOR SPECIFIC INFORMATION ON VINEYARDS AND SHEPARD WA��S. NORTH . � � .: � \ � � � . , i \ � _ PUBLIC TRAIL � / W SH HERD WALL (TYP.) � ,: . � \ 3.5' 0 1' TALL � � �a / / O, / / / � � / �� U � % cn , i 0 ' ; + , j � � � � � o � Z � �, � �� T!1 � � a• / � _" •> � 1 � � � � / J � � � : � � � � ° � tN LL �, � � PUBLIC TRAI / � � � (V °.' / � � 'o v I� P LANT LI ST � � � ., � � o , • COMMON NAME BOTANICAL NAME SIZE � _ , •; � � .� a .. � � existing tree see tree survey for species & size � Q \ .. . e , � .. . a. . . . • � ;� � \ � Oklahoma redbud Cercis canadensis 'Oklahoma' 6'-8' hgt. \\ � � \ + + � / / desert willow Chilopsis linearis 6'-8' h t. � \ -� 9 I— \ ��. �C� Italian cypress Cupressus sempervirens 8'-10' hgt. �.�,,,,.� SHEPHER,D WALL (TYP.) — .. ' / • 3.5' to 1�TALL - - - - - - possumhaw holly Ilex decidua 6'-8° ngt. Date: 11-18-15 � � � � /� Scale: 1" = 40'-0" � \ � � \ � yaupon holly Ilex vomitoria 6'-8' hgt.;3 stems Project No.: PUBLIC TRAIL � Drawn by: SO , '\ \ eastern red cedar Juniperus virginiana 10'-12' hgt. Approved: \ \ � Revised: � � � � ' � wax myrtle Myrica cerifera 6'-8' hgt. \ � � � � � Mission olive Olea europaea 'Mission' 6'-8' hgt. � � � � . � � �� , • � loblolly pine Pinus taeda 10'-12' hgt. � THESE PLANS ARE ISSUED FOR � �„ PRELIMINARY REVIEW AND ARE � / chinquapin oak Quercus muehlenbergii 3" caliper PL�AN WILL�BE SIGNED&SEA ED. / � � live oak Quercus virginiana 3" caliper — v � (`l� _-,�� J � c��n�j� live oak Quercus virginiana 6"-8" caliper; � s�\ �L`�JJ speciman tree \ � � \ x lacebark elm Ulmus parvifolia sempervivens 3" caliper � \ \ ` � vitex Vitex Angus—castus 6'-8' hgt. Y � � � � ,,,i�,7 . O � \ � --�� pink muhly grass Muhlenbergia capillaris 3 gal. O \ �f�� O � lindheimer muhly grass Muhlenbergia lindheimeri 3 gal. � / SHEPHERD LL YP. O sa�via 3.5� to 1' TALL Salvia greggi 1 gal. � Mexican feather grass Stipa tenuissama 1 gal. � � � r red yucca Hesperaloe parviflora 3 gal. � `— � � ■ � trailing rosemary Rosemarinus officinalis 'Prostratus' 1 gal. � �j� � / � ceramic pot size varies � � �� O � � � — � � � Thunder Turf Available through Native American Se d Company: � _ � buffalograss 82%; blue grama grass 17%; I curly mesquite 1% � � I I r► vineyard muscadine grape vineyard 5 gal. �� / � public art/public art & gathering area � �J � „ seating, plantings, & shade structures will be provided NIC � � EX 'J� � � as each area is developed & approved }J R�P � , J � � / �,�„ � public bench — typ. NIC � � ��r 2�P �� W > GENERA� NOTES � PERIMETER LANDSCAPE SHALL BE ADJUSTED AS EACH PD SITE PLAN IS DEVELOPED AND APPROVED. � ALL AREAS WITHIN THE 35 FOOT LANDSCAPE BUFFER FROM THE WALK TO THE CURB, SHALL BE BERMUDAGRASS, UNLESS SHOWN OTHERWISE. AREAS TO BE HYDROMULCHED WITH COMMON BERMUDAGRASS SEED, UNLESS OTHERWISE NOTED. Sheet No. ALL AREAS WITHIN THE 35 FOOT LANDSCAPE BUFFER FROM THE WALK TO THE INTERIOR EDGE, SHALL AREA F BE THUNDERTURF, UNLESS SHOWN OTHERWISE. REFER TO CIVIL PLANS FOR PAVING AND LIGHTING INFORMATION. FIELD VERIFY LAN DSCAPE EACH RADIUS FROM PERIMETER WALK TO INTERIOR CONNECTOR WALKS. SEE DETAIL SHEET L-8 FOR SPECIFIC INFORMATION ON VINEYARDS AND SHEPARD WALLS. NORTH — SPACE PLANTS PER PLAN ��2��C'• 1/2 DISTANCIA G e n e r a I N o t e s a n d S p e c i f i c a t i o n s ` ESPACIO ENTRE PLANTAS SPACING DEL CENTRO SEGUN PLANO � �. � e EXCAVATE HOLE 12"BEYOND � OUTERROWOFPLANTMATERIAL 1 . The landscape contractor �.S responsible for providing all materials labor and �, `� .. ROOT SYSTEM. � '� > > � SEE PLANS FOR SPACING C9 � � „ se '.• •' EXCAVARI2"FUERADELALINEA VERPLANOSPARAESPACIO � z equipment to complete all landscaping work in strict accordance with the planting plan, e .. ) DE LA BOLA DE RAIZ DEL ENTRE PLANTAS C� U d O } � v / '• . ��' MATERIALAPLANTAR Qn' �" z lant I�SI and all items described �n these s ecifications unless otherwise noted. S E T T O P O F R O O T B A L L 1"A B O V E ' • .�- '�� COMPOST OR MULCH J n-Y E QUAL/ IGUAL � I- W � � � y ��,6 � . �� 1 2"M I N. 2^DEPTHOFMULCH NOWEEDCLOTH ¢ `�~ ¢ � � This includes but is not limited to fertilizer mulch stakes ties gu y wires cables and all e 7�� FINISHGRADE ' -�� .�� ` ''r� � � � c� O.C.SPACING � ZQ > > > > > > �-�� COLOCA LA BOLA DE RAIZ ' �:•r 2"DE PAJA O PAJOTE(MULCH) 1"DE ABONO O PAJA(NO TELA C'J � U }, � 1"ARRIBADELNIVELFINAL � � �� PARAHIERBAMALAJ W TYP. A ] Q a other necessary equipment to complete l��s work. PREPARE PLANTING BED WITH 2"OF A 50/50 Q a � F I N I S H G R A D E -� MIXTURE OF EXPANDED SHALE&COMPOST FINISHED LAWN W/EDGING ¢ � E Q U I V A L E N T E O I G U A L = � �'� NNEL FINAL � � PREPARAR CAMA PARA PLANTACION � P E R D E T A I L O R H A R O � U DISTANCIA DEL CENTRO � U oi z � 1z„ I � i,I � RELLENARSEGUNESPECIFICACIONES .�' �'� SURFACEW/OUTEDGING J a} � Wv 2. The landsca e contractor must supply QII plants QS specified �n the S�Zes and quantities ^ \V CESPED TERMINADO CON BORDE + � � B 8 B PLANT MIN. �^\y CONTAW ER PLANT SEGUN DETALLES O SUPERFICIE � �~ N av O I I S le� O I1 t h e I a n s. FINISHED GRADE � 3"HARDWOOD MULCH �� ? P LONA Y BOLA DE RAIZ PLANTA DEL CONTENEDOR 1" DURA(BANQUETA,MADERA,ETC.) C� NIVEL FINAL DESPUES DE 3"PAJA O PAJOTE DE LA PLANTA ` � � � �� w O Q � ��` �V \V COMPACTSOILBELOWROOTBALLS MIN.4° \1 t � RASTRILLAR("REQUEAR') BACKFILL PER NOTES �Y��Y y��Y� �v IN 6"LIFTS,USWG WATER&HAND � ` MIN.4"TILLED DEPTH-ALL BEDS � RELLENARSEGUN TAMPING. WITHZ"OFA50/50MIXTURE 3. Substitutions t0 any of the work, materials, OI` equipment P71Q�/ 110t be made WItr10Ut ROOT BALL-PLANT 2"HIGHER THAN ,r OF EXPANDED SHALE&COMPOST � Q � 1��iJ�`�ij� .'�.��;��;�^ INDICACIONES DEJAR 6"DE TIERRA PREPARADA BAJO LA MINIMO REVOWER O TRILLAR TODAS LAS FIRST ROW/ PRIMERA LINEA '^ FINISHEDGRADE;REMOVEBURLAPAND . 1„�'. ' � ...' 1'��?I�r NOTE:DIGONECONTINUOUSHOLEFOREACHSHRUBMASSING. BOLADERAIZ;COMPACTARLAUSANDO CAMASA4"DEPROFUNDIDADCONABONOO - perI�YIISSIOII of the Landscape Architect. z y, M � EXISTING SUBGRADE TEST EACH HOLE FOR PERCOLATION RATE BEFORE INSTALLING co HARD SURFACE � /�, ♦ / WIRE 1/3 THE DEPTH OF THE ROOT BALL � �� . AGUAYCOMPACTADORDEMANO ENMIENDASSEGUNESPEGFICACIONES T \ �° � SUBSUELO EXISTENTE O BACKFILL&P�ANT MATERIAL. NOTIFY OWNER OF RESULTS OR LAWN n' W ( ] ) BOLADELARAIZ-DEBEQUEDAR2�� li BEFORECONTINUINGWORK. EXISTINGSOIL SUPERFICIEDURAOCESPED 4. Landscape contractor and/�r irrigation contractor shall verify existing conditions � � � �.// NATURAL � MASALTAQUESELNIVELFINAL, 2XDIAMETEROFROOTBALL NOTA:HAGAUNPOZPCONTINUOPARACADAARBUSTOOPLANTA. SUELOOTIERRAEXISTENTE �n site. Any problems or discrepancies from the plans �r specifications should be REMUEVA LA LONA 1/3 2 VECES EL DIAMETRO DE LA COMPRUEBE EL RANGO DE TRANSMINACION ANTES DE RELLENAR Y y BOLA DERAIZ PLANTARELMATERIAL NOTIFIQUEALPROPEIRTARIODELOS TYPICAL GROUNDCOVER PLANTING .�� •-�� ; - r:.r� �::_.;-•.;t,�. reported l� the Landscape Architect. J � (�� ' RESULTADOS ANTES DE SEGUIR TRABAJANDO. (T R I AN G U LAR S PAC I N G) 4`•t�•'• • V J � B&B OR CONTAINER TRANSPLANTED TREE/ BOLA DE RAIZ CON ARPILLERA O LONA O EN SU CONTENEDOR ��: '' i (� SHRUB BED PREPARATION & SHRUB PLANTING/ TIPICA PLANTACEAN DE CUBIERTA DE TERRENO.� .• • . • '�., ' S. Landscape contractor shall comply with all applicable federal.state.county, and local � � T R E E P L A N T I N G D E T A I L PREPARACION PARA CAMA DE PLANTAS YPLANTAC/ON ' r I i n v rnin I n m ria l n wor k. � -+-� � � ' ARBOL TRANSPLANTADO 2 DEARBUSTOS O PLANTAS s (E S P A C/A M I N E T O T R/A N G U L A R) e g u a t o s g o e g a d s c a p e a t e s a d � V � � �$ NOSCALE/ NOESCALA �s NOSCALE/SINESCALA �s NOSCALE/SINESCALA 6. Plant material shall conform to local nursery and industry standards. All plant material � � N will have good structure and shape when planted and be free from pests or damage. � .� U ~ All trees will have a strong, well developed, uncut central leader. Any branches broken � � � in handling and planting will be removed using proper pruning techniques. � � O � _ 7. Landscape contractor will restore disturbed finish grades to original condition. � '� � � 8. Landsape contractor will confirm operation and coverage of new irrigation system in Q REINFORCEDRUBBER all planting areas. HOSE AT TRUNK REINFORCED RUBBER /� HOSE AT TRUNK MANGUERA DE PLASTICO MANGUERA DE PLASTICO • Wa rra nty � ENELTRONCO ENELTRONCO • 9. Landscape contractor CISSUf'712S C7�� liability and replacement requirements Of materials 14GA.WIRETWISTED; ` 14GA.WIRETWISTED; ' • that are damaged, stolen, Or misplaced On the �Ob SItB prior t0 acceptance Of work. � OR CINCH TIE � „ OR CINCH TIE � ALAMBRE CALIBRE 14 4�-�� RETORCIDO ' � � ALAMBRECALIBRE14 ' 10. All plants will be warranted for a period of one (1 ) year from the date of final accepatance. O SINCHO ESTIRADO � � „ RETORCIDO TIGHTENINGSTICKOR " OSINCHOESTIRADO • , W � Owner WI�� be responsible f01` proper maintenance Of plants after final acceptance. Q TIGHTENING STICK OR � TURNBUCKLE ' • w= � During warranty period, dead and unsightly plant mater�al will be removed immediately. Only one ESTACA PARA APRETAR O W � TURNBUCKLE • • •• �� J J s � VARILLAGIRATORIA �� Q � � ESTACAPARAAPRETARO �X Q O v�i � .. replacement per plant WI�� be done. If the time of year OI` weather IS nOt COnC�UCIV2 t0 Date: 10-19-15 O v� VARILLA GIRATORIA • O Q Q m �s>2��XZ��w0000R o Q � � o • �� w Q � _ : � � planting, the plant will be replaced when conditions are suitable. Warranty excludes Scale: NTS METALSTAKESAT �� w Q g � � � damages cause d by van da lism, freeze, droug h t, insec t in fes ta tion, or o t her ac ts o f Go d. 120 DEGREES AROUND TREE �� =0 0 � k (3)2"x2"WOOD OR , , m� � W Q � .. '- ' Project No.: r� �"> W Q METAL STAKES AT , N N � � � � c�~ '� � � 1 2 0 D E G R E E S A R O U N D T R E E • � � S p@CIC1I e qui pment re quired f01" re placement plants C�UB t0 C7CC@SS problems are nOt t0 be included (3)BARROTES2�x2"O .•� ..:� (3)BARROTES2�x2��o in the basic project costs. This is a negotiated item at the time of replacement only. Drawn by: SO DE METAL A 120 GRADOS ESTACAS �i I 2'x2' METAL STAKES C❑NSTRUCTION FENCING� DE METAL A 120 GRADOS A roved: ALREDEDOR DEL ARBOL ALREDEDOR DEL ARBOL � 6'-0' M N MUMT�UTSIDE OF DRIPLINE I � CHAINRLONK NGE VINYL OR SOI I P re pa ra ti o n pp 11 . Planting areas should be backfilled with 75� existing soil and 25% soil amendments. Revised: ' �� Soil amendments will be 50� organic compost and 50� expanded shale. B&B OR CONTAINER TRANSPLANTED TREE 12. All lantin areas will be raked to final rade and li htl com acted b waterin � P 9 9 9 Y P Y 9• ARBOL TRANSPLANTADO EN SU CONTENEDOR O MECHANICALTRANSPLANTED TREE AREA INSIDE CONSTRUCTION Lawn areas should be raked again and rolled before installing seed/sod. BOLA DE RAIZ CON ARPILLERA O LONA ARBOL TRANSPLANTADO DE MAQU/NAL ❑RN AVE ANY ACT�IV TY ❑CCURBIE. 13. Landscape contractor shall insure that the proper drainage exists in all planting areas. GRADING, STAGING OF MATERIALS, PARKING, ETC, THESE PLANS ARE ISSUED FOR 4 STAKING DETAILS/DETALLE PARA ESTACANDO 5 TREE PR❑TECTI❑N DETAIL Plantings PRELIMINARYREVIEWANDARE �$ N❑ SCALE 14. Where possible on site, tree pits will be dug a minimum of 12" wider but no deeper than the NOTFORCONSTRUCTION. FINAL �$ NO SCALE/ SIN ESCALA PLANS WILL BE SIGNED&SEALED. root ball of the tree to be planted per detail. Install tree ring and mulch with 3" of shredded hardwood bark mulch in lawn areas. Mulch will be kept 3" away from the tree trunk. . . . . . 15. Loosen and fine rake areas to break up lumps and produce a smooth, even gradient I rr� g a t� o n N ote s a n d S p e c �f� c a t� o n s free of unsightly variations, ridges, or depressions. Ponding of water in finished areas will ALLOW 10' BETWEEN EACH ROW WITHIN THE VINEYARD CENTER POSTS 4" x 4" PRESSURE TREATED WOOD, CIOt be permitted. Remove from SIt2 C1�� stones, 1"OCk, and debris On2 �� inch Of larger. 7' LONG, 10' O.C. AND VERTICAL 9 GAUGE WIRE, 5' ABOVE GRADE � Final grading IS subject to critical owner review only after repeated watering OI` rains t0 insure Contractor shall provide an irrigation plan showing locations, equipment, and piping with sizes settlement has not adversely affected drainage patterns. s�� x s�° PRESSURE TREATED WOOD POST, s° �oNc. and hydraulic calculatians. The maximum flow velocity for all pipe in the system is 5 _ _ - _ TILT EACH POST APPROXIMATELY 3 DEGREES OUT. f@@t/S@COC1C�. � 6. Sf11'Ub plantings will be installed as shown on the planting plan and detail. Verify planting areas END POSTS SHALL BE NO MORE THAN 140 LF APART. hQV2 been rovided aS indicated On the lan. Remove a�� surface rock Of debris de osited b • Comply with all requirements of utility supplying water for backflow prevention and p p p y FINISH GRADE � E'JaCkSlphOnag2. pl"@VIOUS work operations or excavations performed to create bed. Beds will be mulched with Com I with all re uirements of the State of Texas for irri ation s stems. 2" of shredded hardwood mulch. END POSTS WOOD POST INSTALL 5 GALLON � p Y G g Y 3' BELOW GRADE 2' BELOW GRADE MUSCADINE GRAPE AT . Verif the static ressure of the su � I In is the same as the desi n ressure listed on the EACHCENTERPOST Y P pp Y p p 9 9 P 17. All plant material will be deep watered upon planting and soil tamped around root ball drawing. to remove any air pockets. • Provide installation of the approved irrigation plan per the following guidelines: Lawn Installation 6 VINEYARD TRELLIS DETAIL �= Install pipe in accordance with manufacturer's instructions. 18. All areas not shown to have shrub plantings will have common bermudagrass seed installed. � �s NOSCALE/ � All 3-inch and 4-inch pipe shall be trenched into place. Circuit piping and 2-inch and unless along the public trail. See general notes on sheet L-1 . smaller pressure piping may be installed by trenching or using a vibratory plow. So�l will be tilled to 2" deep, raked level, have any rocks, sticks, or debris over 1 " diameter removed, Q � �-� Thrust bbcks and gasketed fittin gs are re quired for all pi pin g 3 inch and lar ger. and rolled lightly. Area will be watered thoroughly and kept consistently moist until seed germinates. Q � � Copper Tube: Type L water tube, annealed and drawn tempers, with plain ends. � �� Polyvinyl Chloride (PVC} Plastic Pipe will be Schedule 40 or SDR21 , Class 200. Clean-up � � � �� Flexible Polyethylene (PE) Pipe may only be used for pipe sizes 1 '/4" and smaller. 19. Remove all debris generated by work operations from the site daily. � USE ON SITE MATERIAL FOR CAP � Provide 18 inches cover over top of buried pressure piping; 12 inches cover over � � STONE AS WALL HEIGHT ALLOWS � 20. All paved areas will be cleaned daily by washing and sweeping. Remove tire markings � LARGE CAP STONE ROCK, TYP. circuit piping; and 24 inches cover over sleeves. and oil drips from all surfaces. � � � Install any piping under sidewalks and paving in sleeves. � � Flush dirt and debris from piping before installing sprinklers and other devices. 22. All planting areas will be in a raked level condition, free of debris and paved surfaces will be � TAPER WALL ENDS FOR � Install other equipment per included details. in a broom clean condition ready for final acceptance by owner. MORE MAINTAINED EDGE AS LESS MAINTAINED EDGE All equipment shall match existing unless otherwise approved by Owner. � � � NOTED ON PLAN ALL OTHER LOCATIONS � �� All wire shall be Type UF, No. 14 AWG minimum, solid copper conductor, insulated -�--i � MAJORITY OF WALL cable. w � � TO BE 3 TO 3.5 FEET TALL - LARGER STONES ON BOTTOM � All wire splices shall be in water tight direct bury spice kits, located in a round 10" � � � valve box. � RUBBLE STONE WALL TO BE �� The top six (6) inches of trench backfill shall be topsoil with all rocks, sod, and sticks a �+ APPROX. 1 FOOT TO 3.5 FEET TALL STONE SELECTION BY OWNER; removed. Dress all areas to surrounding finish grades. J � (n WALL TO HAVE DRY STACK LOOK �� Remove waste material, resulting from Contractor's operations and activities, daily WALL TO BE A MIN. OF 12 INCHES PROVIDE MOCK UP FOR REVIEW from site. � � WIDE AT BASE AND APPROVAL • Protect the public, visitors, workers, adjacent properties, surfaces, and surrounding areas to � (n preclude harm during work of this project. � ' \ � SHEPHERD WALL DETAIL • Protect unfinished work when stopping for the day. / �s NOSCALE/ • Perform operational testing after installation is completed, backfill is in place, and sprinklers � are adjusted to final position. Q Sheet No. DETAIL SHEET — � - _ - �_. � r.. - �' �:, i � :� "��I� �1(u v^ !' , ��'" ��- . _ , . ..-- r' � ' ' �-+�.+, .�� _ _ 1d ��L:L � � � ,. �� f � �� .-�' �-.. � �l / - I � �� / IyF . Y �(< �y /( L �, l G j __% , , .f ._ - � .�.�a-�- -`�' 7 r ,�' l ��Y c - w � — - ,r i � .. (G�_.r,� � � _ � +; " , B , � � `� � t _ / � aV . i � - � � � � _ . _. �� n� � ��'� � � - " � ,� � _ � _ �i � � � � � � � I � l�"' ; � 7r- (-� �� n �� "�n,o �� -� -• lc �GetCKra � LJD� �s �,,� � _ _ �- �. / io � L 1 f i /� � . r`_, � �.^- µor2 ��'Ure� � '2v�T � 1 w n1 �� !1GS � C� - � �� OF �� 5 . 2d1ai ,'--� (2�{ti l, � �f � o �r�c ;,�d�i� n1ai¢ s , _ . � , ,, n'` �� f � ' r � 09 PHOTOMETRIC ANALYSIS: � � � AVERAGE ILLUMINANCE OF NON '' ' --- � RESIDENTIAL ROADS: 0.39 Fc �,� ` � � c � MAXIMUM ILLUMINANCE ON NON � � �`�-• _ - RESIDENTIAL ROADS: 4.0 Fc Brown & Gay Engineers, Inc. � � 2595 Dallas Parkway, Suite 204 � \ ��-_.., _.�,. / ��' �,� � � UNIFORMITY RATIO ON NON Frisco, TX 75034 (Jr o n ��. ��- Tel: 972-464-4800 • www.browngay.com / � � � RESIDENTIAL ROADS: 40: 1 � r / C ` J ` _ o TBPE Registration No. F-1046 / / C � �� Contact: Will Janney / ;� ��-� �;-_ Tel: 972-464-4835 � C � � � � Horizontal Scale: 1" = 100' Copyright 2015 / � � � � / � � - , , \ / \ � \� ��w \ � 0' 100' 200' / l \ \\ \ � \ �_ �_ � ` \ C / � \ � 1 ... �\ �J � C � � I 1 . � / . � � C � �%�� . � � �� A / � l .. , \��_ ` _ C� _ / , �� , ,,\ � ; , , � \ - �. . - . - �� , ,�� / - , -� � \ � ' S � S � DE�ELOPER � � �-'x — �� , q � �I �� ,,�� `�l�/�� . � �� , ��\ � � CENTURION AMERICAN � � — � � ��\_ � �, \ �S� � 1800 Valley View Lane, Suite 300 � -- , � � � \ � � � , � �\ Farmers Branch, TX 75234 ` / � . A � \ � � _ � � A � ` � � „� Contact: Michael Beaty �� \ I � ��_ `" �� Tel: 214-287-9009 � � � � / � � � \ c � � � � � ° MOORELAND __ � , � -� / � � � � C \ � /' �r \ _� Eng�necrinq . Oevelapment • Co^:tructicn / � \ \ � . 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DATE DESCRIPTION � ��, ',' '�, � , 0 �� o � ,I �� A y � A �' � � DA FURNISH AND INSTALL— > N � �, �� /� 1 P-3008 LIGHT POLE WITH LIGHT U ! I � �� ,� ,� 223 60 EQUIVALENT WATT FIXTURE � � 3 � / o �� , B � o �� FURNISH AND INSTALL— � \ , � �p � , NOTE: „ Og 1 P-3008 DUAL ARM LIGHT POLE �' ,-�` � - _�� i 1 . ALL TRENCHED CONDUIT IS 2 WITH LIGHT 223 60 EQUIVALENT DRAWN BY: � SCHEDULE 40 PVC WITH 2— 8 ° _%� �, � E � w � i� � � WATT FIXTURES � W ` �� _ � i INSULATED CONDUCTORS AND CHECKED BY: Y \ �� i CAUTION! ! ! 1 —#8 BARE GROUND. FURNISH AND INSTALL— 3 ��, �� EXISTING UTILITIES IN THE AREA. THE 2. ALL WALL CONDUIT IS 2" RIGID 0 1 P-3013 LIGHT POLE WITH LIGHT DATE: o � � , �i CONTRACTOR SHALL VERIFY THE EXACT METAL, WITH 2—#8 INSULATED 223 60 EQUIVALENT WATT � �\ o � LOCATION PRIOR TO BEGINNING CONDUCTORS AND 1 —#8 BARE FIXTURES PROJECT NUMBER: , A ��` � ` CON STRU CTI ON. CON TACT AFFECTED GROU N D. ° , \ ,,,; �., UTILITIES AT LEAST 48 HOURS PRIOR TO 3. TRI—COUNTY ELECTRIC TO 0 FURNISH AND INSTALL— Zo �� \� � �✓ � ° CONSTRUCTION IN THIS AREA. SUPPLY SERVICE LOCATIONS. 1 P-3024 LIGHT POLE WITH LIGHT Sheet No. N (1 -800—DIG—TESS) 4. ALL LIGHTING SHALL BE FULL 223 60 EQUIVALENT WATT w� `�� CUTOFF AND COMPLIANT WITH FIXTURES LI GH TI N G P LAN zw , � /l�� e� � WESTLAKE DARK SKIES z; � ' � �,�_e: � �� POLICIES. FIXTURES LISTED �E FURNISH AND INSTALL— Q� '� � � � �=� �, � � � \ SUBJECT TO CHANGE BASED ON 1 PANCIA DUPPIO CONCRETE WALL �� / �� TOWN APPROVAL. MOUNTED 10 EQUIVALENT WATT LED �� 172 oa u LIGHT �� m� PC� LE MDUNTED LIGHT - 14' - � �� 6 33 � ;� I ' �" �1 I I�;; 24" � �,' 1�. � � �r 7 '' ` V FIXTURE 8 �� g�00K5lDE - � LUMINARIE �l �°fENON � 65'rn OpGurrvi � 37" 14"-0" , TOTOP POLE MGUNTED DOU6�LE OF SNAFT ) � / � � �I � � � � II I �7ii I I a �I� I�,. 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B�LT CIRCLE 0 RC7LE MGUNTED 51NGLE 4 NOLES 0 EQuallY SFACED V1IES � LAKE EI''�J � � ADA - TEI� TIARY STREETS ��: WALL MQl9i`JTEQ �IGHT : - , � J 17" 26 1/2„ 26 1/2„ �� i '�'� � ' FIXTURE E �d 1/2" ' i 0 7/8" � + �- ��„ -' ' 18" �5 7I8„� I•— 1 1 1/4„ `� ,.\. I � l I� � � _I � ATLANTIS LUMINARIE a � , , I LfGHT 80�LARD W ES � LAKE EN � RAC� A - BUILDINGS ��. TROPHY CLUB o o � � PAVEMENT LEGEND � � ' ��°�.� �,�� R� �j CRE 0 G c�BOB JAMES �SEE GEOTECHNICAL REPORT� ��,`��' Medlin MEqO�� `` �� 5�,,� Cemetery Golf y Y J R`� �( J0 Course � a o - , a CONCRETE PAVERS ABOVE 3/4" OF SAND e�5��s� c�- � Fql SEMINOLE �T J z a" n TROPFIY .y �dy'qY � � U AND 4.5 3,600 PSI CONCRETE W� #3 °�'F�'� oP ��qcF FRES N m� o � � n n v O M E A D O`t'� m a m Q BARS ON 18 O.C.E.W. ON 6 OF 114 0° �ti ,- W ? � LIME/CEMENT TREATED STABILIZED � \ s�� o\ �� INVERNESS a " i Q SUBGRADE. SEE ARCH. PLANS FOR �``_�� z J Brown & Gay Engineers, Inc. PAVERS TYPE AND LOCATION ° � _ WESTLAKE � � �� INVERNE � 2595 Dallas Parkway, Suite 204 , a< CONCRETE PAVERS ABOVE 3/4" OF SAND �� o �� Frisco, TX 75034 ` AND 5.5" 3,600 PSI CONCRETE W/ #3 � ,j� Tel: 972-464-4800 • www.browngay.com BARS ON 18" O.C.E.W. ON 6" OF ��" �� LIME/CEMENT TREATED STABILIZED K�Nc; TBPE Registration No. F-1046 SUBGRADE. SEE ARCH. PLANS FOR Contact: Will Janney PAVERS TYPE AND LOCATION Z �% Tel: 972-464-4835 U �� T� 114 , Copyright 2015 s � �a ea CONCRETE PAVERS ABOVE 3/4" OF SAND � � KIRKWOOD g�� i/ � AND 6.5 3,600 PSI CONCRETE W/ #4 a � BARS ON 18" O.C.E.W. ON 8" OF ��o�`r LIME/CEMENT TREATED STABILIZED ROANOKE - DOVE c�,�s� �, SUBGRADE. SEE ARCH. PLANS FOR o `��F : ;' ,, n PAVERS TYPE AND LOCATION ooa � '� � ' '��__ S °< CONCRETE BAND: 3,600 PSI CONCRETE W/ �� ° � _ _ , #4 BARS ON 18" O.C.E.W. ON 8" OF LIME/ . . � � -�e,ywY ,,4 VICINITY MAP �' � � CEMENT TREATED STAB SUBGRADE. SEE ARCH. PLANS FOR FINISH AND LOCATION. 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"� � � �,J � �w.� \`\ � " , � � ,� J � . � • • ' -�� ° • - . � ' • � � _ ` � �. � � ; ,�►r� '��+ 1 + �� '� �1 � � � , � . � '�, � ! �, . �. . ' ,• � • �: ` f1. . 1 yr� ►�� I / J /,� � � � •u � � � � � * � �,� 'n' �� + f` � � � -.� � __�__�� / 1 \ ` • f • � � / �. ♦'rM!� L . - -- _ _ '_'�1�► ,. ' _.. w 1 �/�. .�'!Q:- .� � _ t ' �J � \� .�� \ . � �r ; . _ � , i ur . � � � . � � _ � � � ��r � � .?'��.�+w.,,�'S. # � � h��^ '.- . { � °�k �°'� estlake Town Council �� }� �''��-..,,�,�-"r� TYPE OF ACTiON Regular Meeting - Action Item Westlake Planning and Zoning Commission Tuesday, December 1, 2015 ToPrC: Continue a Public Hearing and Consider a Recommendation Regarding a Zoning Change Amending the PD 1-2 Zoning District Regulations Contained in Ordinance 720 to Include Detailed Design Guidelines for the Development Known as Entrada Located at Hwy 114 and FM 1938/Davis Blvd. S'rAFF CoN'rAc'T: Eddie Edwards, Director of Planning and Development Tom Brymer, Town Manager Strategic Alignment Vision, Value, Mission Perspective Strate�ic Theme & Results Outcome Ob'ective High Quality Planning,Design& Development-We are a desirable Planned/Responsible Citizen, Student& 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) The public hearing on this item was continued to this date from the Commission's November 9, 2015 meeting. Ordinance 703, adopted by the Town Council on April 22, 2013, established the zoning regulations for PD1-2, the zoning district which contains the entire 85 acre Entrada development. The intent of these zoning regulations in Ordinance 703 is to create a mixed use planned development that will blend a wide range of various uses including offices, governmental uses, retail, restaurants, business services, medical services, entertainment establishments, single family residences, villas, condos, and town homes. Per the approved zoning's requirements, this development will utilize a European village style village archetype Page 1 of 3 modeled after a Spanish village. The current Entrada zoning regulations contain some design guidelines in Exhibit 4 of the Ordinance 703; however, they are, by necessity, broad in their wording. The current desi�n guidelines in Exhibit 4 to the Entrada zoning Ordinance 703 contemplated even more detailed desi�n �uidelines bein� written for Entrada once the selected sub-region of Spain was identified. These more detailed design guidelines are being brought forward at this time to ensure continuity and execution of the development's archetype since the Developer wishes to start building construction after the first of the calendar year. In 2014 the Developer's team identified the Catalonian region of Spain (i.e. northeast Spain) as the region of Spain that Entrada's architecture would emulate. The Town sent Staff to Catalonia to tour, inspect, and learn about Catalonian architecture. Based on that �eld inspection, Staff agreed with the Developer that the Catalonian region was appropriate to use as Entrada's archetype. One of the chief reasons Catalonia was selected as the region of Spain that would be the archetype for Entrada buildings was the heavy usage of stone as a chief building material in Catalonian architecture. This fits with the strong emphasis on stone currently used in Westlake commercial and residential architecture. The proposed detailed design guidelines (attached) are specific, quantifiable, and provide predictability for both the regulator (Town) and the regulated (developer). These desi�n guidelines are the most�owerful tool that the Town has to insure that the Entrada's develo�ment is built to the hi�h standards discussed as well as re�resented and a.�-eed to by the Developer during the zonin�,,process. These detailed design guidelines also help ensure continuity and quality of design for all Entrada buildings, as well as to give Entrada the arganic "feel" of a Catalonian village, over the course of Entrada's multi-year build-out. These proposed detailed design guidelines have gone through multiple iterations in discussions involving a "point-counter point process" with the Developer and his architect. The Staff has utilized the consulting services of an architect to ensure that the Town receives the quality and type of architecture consistent with the zoning, as well as the Developer's representations as to what he would deliver quality-wise when zoning was being considered by the P&Z and Town Council in 2013. Staff strongly advises readin� the attached memorandum from the Town's consultin� architect which explains the importance and benefits of stron�, high qualit.��n guidelines for Entrada. It is also important to point out that these detailed design guidelines will not only be used by the Developer of Entrada, but by the architects of builders to whom the Developer sells lots to in Entrada. RECOMMENDATION Staff recommends opening the public hearing for public comment that was continued at the Commission's November 9, 2015 meeting. Staff recommends these design guidelines subject to the following conditions and changes to the: • Page 52: Wording to be added as first bullet point under "Articulation"..."it is the intent of this guideline to maintain the appearance of load bearing masonry constr�uction by minimizing a traditional "masonry pocket"common to masonry veneer construction. The diagrammatic cornice/eave detail on page 53 illustrates Page 2 of 3 this intent. Traditional mason�y pocket detail is prohibited and use of a detail consistent with the diag�am in page 53 is encouraged. • Page 78: the words "and wrought iron fence with living hedge"under#2 should be changed to "and wrought Iron fence with living hedge, if it does not (in combination with other gates) exceed 30% of the side yard wall." • Transformer and compactor enclosures shall be addressed in the design guidelines as screening elements (i.e. the current design guidelines only address dumpster enclosures) utilizing the same design as dumpster screening enclosures (see page 69 of design guidelines). • Design guidelines shall specify that interior and exterior sides of screening enclosures must be fznished out with full stone, however; interior enclosure walls may use thin-set stone cladding. Note: This latest version of detailed Entrada Design Guidelines were received from the Developer late Monday, November 23, 2015. If the Staff identifies other areas in this document that need to be revised, they will be identified and presented at the meeting as part of the recommended conditions for approval. ATTACHMENTS' l. Memorandum dated 11-13-15 from the Town's consulting planner and architect, Mr. Robin McCaffrey of MESA Planning regarding the importance of these detailed design guidelines. 2. Proposed Entrada Detailed Design Guidelines as an addition to Exhibit 4 of Ordinance 720 as recommended b.�to include the following revised language referenced above in the Staff recommendation section of this agenda memo. Page 3 of 3 M E S A� + P" L�A �I f� I �I � MEMO: TO: Tom Brymer, Eddie Edwards FROM: Robin H. McCaffrey DATE: November 13, 2015 SUBJECT: Entrada Design Guidelines To date we have gone through an extensive guideline formulation process with the Entrada Development Team. This process includes: Step 1: Nov. 2014,Town produces a "Guideline Format and content"template document for consideration and use by the Entrada Development Team. Step 2: May 2015, Entrada Development produces a draft of proposed Development Guidelines, using the Town format and content template.This nearly completed draft (85%) is the culmination of 5 months of discussion on various issues addressed by the document. Step3:June 2015, After internal shifts within the Entrada Development Team, and in the interest of maintaining progress toward meeting deadlines put forward by the Entrada Development Team,Town completes the May 2015 Draft primarily by adding language regarding stone patterns/stone construction, single family lot occupancy, and flags/ banners. Step 4: August 2015,The Entrada Development Team produces a revised set of guidelines using a different format and different content than produced in the previous months. Step 5: September 2015,The Entrada Development Team revises their August submittal with a document conforming to the previously used format and content template. Step 6: October 2015,Town makes comments on the September document and conducts subsequent meetings with the Entrada Development Team to workout language acceptable to both parties. Step7: October/November 2015, Entrada Development Team submits a document generally reflecting the outcome of previous meetings and the Town provides comment, identifying places where language clarification is still needed. Entrada Development Team raises some new concerns regarding Fireplaces and Wrought Iron that the Town is working through. Step 8: November 2015, Final document to be submitted prior to Plat Approval. This long process has produced a guideline document which can give the Entrada Development Team some opportunities to be market/cost responsive while the Town is still assured that the essentials of value remain in place. To better explain this, the following text addresses three key aspects of Guidelines for Entrada and Westlake: Page 1 of 3 Whv do we need Guidelines for Entrada: Reason 1: Entrada is primarily a Land Development. This is an important distinction as it sheds light on the fact that much of Entrada will be built by others (hereinafter, "third parties")who have not,to date, been a participant in the vision upon which Entrada is built.Therefore,these third parties need clarification of what aspects of the vision must be manifest in their particular project. In addition, individual development within a parcel/tract/lot fronting a street normally carries little to no responsibility for the "street image" as that is part of the "development" which precedes and is independent of the parcel/tract/lot development. However,the archetype supported by Entrada's Catalonian Vision is one where the street is totally defined by, enhanced by, and otherwise given its distinctive character through the private development which fronts it. Therefore, guidance is needed to take the categorical references to Catalonia/Spanish Architecture/European Village mentioned in Entrada's Planned Development Ordinance and explain how the parcel/tract/lot development (private space) relates to, and works with,the overall land development (public space). Reason2: Within the Entrada Planned Development Ordinance, there are many"general" references to standards of quality and stylistic continuity which need specific clarification as to what constitutes satisfactory implementation of such references. Without an agreed upon statement of ineaning; the interpretation of these references can lead to disagreement and conflict, placing the Town in an ever increasing position of adjudicating "meaning' on a case-by-case basis.This will potentially fragment the desired continuity of vision implementation as such adjudication extends over future council and staff. Therefore, uniform enforcement of the ordinance (a reasonable expectation of the applicant), must be facilitated by clear standards upon which development/design proposals can be evaluated in a more ministerial way. Reason 3: Westlake enjoys the distinction of high quality and thereby high value which sets Westlake apart from other sub-markets along the 114 Corridor.As presented in Westlake's 2015 Comprehensive Plan, sub-markets are spatially determined and as Westlake's remoteness is encroached upon by neighboring submarkets,Westlake must take measures to assure that its sub-market distinction is protected. Key among the submarket distinctions is "distinctive design and quality of construction". Therefore, Westlake must be vigilant to make sure that lesser construction and design standards do not weaken the singular distinction the Town now enjoys. While, Entrada's Planned Development Ordinance seeks to promote this vigilance, it is not specific as to how this intent translates into everyday aspects of construction and design. Therefore,the guidelines provide the assurance, mandated by the Planned Development ordinance, that quality of construction and design will prevail by more specifically explaining how such quality is manifest in materials, workmanship, and layout. In light of these three considerations,the guideline document now being completed by the Entrada Development Team, in conjunction with the Town, is critically important to assurance that the Entrada Project will fulfill the vision, support the continued context of value in Westlake, and accomplish this in a manner that avoids future conflict and disagreement.Therefore,these guidelines,once completed, MUST be placed within the legal instrument of the Planned Development Ordinance. Page2of3 How will the Guidelines be emploved goin�forward: When completed,the Guideline Document, now forthcoming from the most recent exchanges between the Town and the Entrada Development Team, constitutes a review checklist against which plan and construction documents will be evaluated. The guideline text provides opportunities for deviations from the standards IF the design submitted is more effective in implementation of the vision but this is subject to Town approval,thereby allowing course correction without undermining the baseline of implementation and value protection contained in the document. The continued use of the Guideline Document as a basis for evaluation will assure consistency in application of the PD Ordinance among all present and future builders within the Entrada project. Where the guidelines are silent, the Town will continue to evaluate based on its understanding of the charge laid down by the Planned Development Ordinance...but...the guideline document will do a lot to keep such broader evaluation to a minimum. The status of the current Guideline Document: At present,The Entrada Development Team is looking over the Town Comments sent to them last Tuesday. In addition, I am working on some language regarding Fire Places (an issued raised by the Entrada Development Team at last Tuesday's meeting). I will forward this language to you over the weekend. Conclusion: The guideline document has come a long way from the outset, almost a year ago, and will add a dimension of clarity to the Planned Development Ordinance which I think will be appreciated by all who develop and build here as well as give the Town assurance that the vision of the ordinance will be more faithfully executed. Once established, these guidelines run with the land and will be commitments that flow to any future property owner. Page 3 of 3 ENTRADA DESIGN GUIDELINES prepared by Merriman Associates Architects 1 1 .23.2015 O1 - INTRODUCTION 48 - GALLERY & PORCH SOFFITS Z 49 - PITCHED ROOFING STREETSCAPE, COURTYARDS, AND WALLS 50 - PITCHED ROOFING � 04 - EXTERIOR PAVING 51 - FLAT ROOFING X 05 - EXTERIOR PAVING 52 - BUILDING CORNICES O6 - EXTERIOR PAVING 53 - BUILDING CORNICES 07 - EXTERIOR PAVING 54 - FIREPLACES AND CHIMNEYS 08 - RETAINING WALLS 55 - FIREPLACES AND CHIMNEYS 09 - RETAINING WALLS 56 - GUTTERS, DOWNSPOUTS, SCUPPERS 10 - RETAINING WALLS 57 - GUTTERS, DOWNSPOUTS, SCUPPERS 11 - RETAINING WALLS 58 - BALCONIES 12 - COURTYARDS AND PATIOS 59 - BALCONIES 13 - COURTYARDS AND PATIOS 60 - AWNINGS 14 - COURTYARD WALLS 61 - AWNINGS 15 - COURTYARD WALLS 62 - SHUTTERS 16 - ARCHES 63 - SHUTTERS 17 - ARCHES 64 - SIGNAGE 18 - ORNAMENTAL METALWORK 65 - SIGNAGE 19 - ORNAMENTAL METALWORK 66 - FLAGS 8� BANNERS 20 - GATES 67 - FLAGS & BANNERS 21 - GATES 68 - ADDRESS NUMBERS 22 - LANDSCAPE 69 - DUMPSTER ENCLOSURES 23 - LANDSCAPE 24 - EXTERIOR LIGHTING FEE-SIMPLE RESIDENTIAL 25 - EXTERIOR LIGHTING 72 - SINGLE FAMILY RESIDENCES 26 - PUBLIC ART 73 - FEATURES OF LOT OCCUPANCY 74 - STREET FRONTAGE VILLAGE CORE 75 - FRONT YARD BUILD TO ZONE 28 - EXTERIOR WALLS 76 - REAR YARD BUILD TO ZONE 29 - EXTERIOR WALLS 77 - REAR YARD BUILD TO ZONE 30 - COLOR PALETTE 78 - SIDE YARDS 31 - TOWERS 79 - BLOCK GROUP CONTINUITY 32 - TOWERS 80 - RESIDENTIAL EXTERIOR ENTRANCES 33 - DOOR SURROUNDS 81 - RESIDENTIAL EXTERIOR GARAGE 34 - DOOR SURROUNDS 82 - RESIDENTIAL DOOR HARDWARE 35 - WINDOW SURROUNDS 83 - RESIDENTIAL EXTERIOR GARAGE 36 - WINDOW SURROUNDS HARDWARE 37 - EXTERIOR DOORS 38 - COMMERCIAL EXTERIOR ENTRANCES 39 - COMMERCIAL EXTERIOR ENTRANCES 40 - COMMERCIAL EXTERIOR SERVICE DOORS 41 - COMMERCIAL EXTERIOR SERVICE DOORS 42 - EXTERIOR DOOR HARDWARE 43 - EXTERIOR DOOR HARDWARE 44 - EXTERIOR WINDOWS 45 - EXTERIOR WINDOWS 46 - RETAIL STOREFRONTS 47 - RETAIL STOREFRONTS Introduction: Z � The following document presents those design and construction quality guidelines � applicable to PD 1-2 (the Entrada Development). PDl-2 has both a residential and non- 0 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 C non-residential are applicable to both land uses. � There are two primary purposes accomplished through this document. These purposes O are: Z 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/European 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. 2. Capturing Essential Visual Qualities of the Catalonian/European Archetype: Overall planning and building arrangement should create a compact pedestrian-scaled environment mimicking the scale and livability of a small, Catalonian/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 four-sided building design within the framework of the small Catalonian/European Village upon which this community is based. The delivery system will be built around construction details, methods, and systems based on modern veneer construction. Closure, edge/corner, portal, and base details associated with veneer construction will be designed to emulate the construction method of the medieval Catalonian/European Village. 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 similar appearance of Catalonian/European construction and detailing. The following Guidelines are intended to address these two important outcomes 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. The term "APPROVAL" used herein means approval of the PD Site Plan as submitted in accordance with the governing PD 1-2 ordinance and any other written approvals received from the Town Manager and/or their designee for any deviation from these Design Guidelines. Opportunities to appeal to the Town of Westlake Planning and Zoning Commission and Town Council are in place if approval is not provided by Town staff. Ol STREETSCAPE, COURTYARDS, AND WALLS � Exterior Paving Z � Exterior Paving is defined as the surface treatment of roadways, walkways, parking areas, and Q plazas. � � Material: � ❑ Public Roadways and Public Parking Areas: Integrally colored concrete pavers. The � roadway and parking paving color for Entrada will be determined based on field samples and w one sample will be selected as the color standard against which the use of color throughout ~' the project will be compared for consistency. Refer to the approved Master Paving Plan for IX locations and pattern coordination with horizontal street alignment. ❑ Public Sidewalks and Trails: Cast in place concrete. The sidewalk and trail paving color and texture 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. Refer to the approved Master Paving Plan for locations. ❑ Private Roadway and Parking Areas: Integrally colored concrete pavers. 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. Refer to the approved Master Paving Plan for locations. ❑ Private Sidewalks: Cast in place concrete. The private sidewalk paving color and texture 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. Refer to the approved Master Paving Plan for locations. ❑ Accent Material within above Referenced Pavement Areas: Integrally colored concrete pavers in coordinating color or integrally colored cast in place concrete with coordinating color and texture. Refer to the approved Master Paving Plan for locations. Dimensions: ❑ Joints in Public Roadways: Maximum joint in public roadways will not exceed minimum manufacturer's specification unless such widerjoint is indicated on the approved paving plan. Joints as specified by the Civil Engineer of Record in the public roadway will be uniform within a small range of deviation normal to handwork. ❑ Concrete Joints in Sidewalks: If concrete is utilized, stamped concrete joints to be v shaped, 1/4 in. wide minimum and 1/4 in. deep minimum. ❑ Concrete Joints in Private Roadways and Parking Areas: If concrete is utilized, concrete joints to be v shaped, 1/4 in. wide minimum and 1/4 in. deep minimum. ❑ Private Sidewalks: Concrete thickness shall be determined by the recommendations of a geotechnical engineer. ❑ Joints in Private Sidewalks: If concrete is utilized, concrete joints to be v shaped, 1/4 in. wide minimum and 1/4 in. deep minimum. ❑ Pavement Accent Materials: Integrally colored concrete pavers in a coordinating color, exposed aggregate concrete, or integrally colored concrete in a coordinating color as specified in the Master Paving Plan. 04 rn X � rn � � 0 � � � � < / Z � � � �� "This diagram is only an example of what the paving could be. Refer to the approved Master Paving Plan for actual paving material and locations. Fire Lane: ❑ Design: Continuous unit pavers with "Fire Lane" marked at code compliant intervals. ❑ Color: Allowable coloration as approved by the Westlake Fire Marshal. • Prohibitions: Painted fire lane striping ❑ Final locations and details will be presented and approved during the Town's PD Site Plan submittal process. .� � J � _�+ � � �� f � � _ �� - � -- � � _ ; ,'s � . . _F ,`J - . ,.A _ � - � � � . �f� , ° , .- , -. " , , � . _ - ' . . . .. . .- 1 , ,' 5 � Curbing: Z �i Application of Detail: The use of curbing should be kept to a minimum and typically � only employed along public roadways. Curbs will be utilized anywhere concrete pavers are used. � • Integration of Curb: When employed, curbs are rollover in profile. The curb paving � color and texture 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. Refer to approved Master Paving Plan for locations. Texturing w of the curb must finish with a crafted detail at the curb edge. Slurring or distorting the ~ stamped imprints, if utilized, at the beginning of the curb rake is prohibited. w • Back of Curb: If exposed, the vertical backside of the curb must be finished. �i All curb will conform to approved paving samples or as approved by the Town to accommodate future design revisions. Parking Lots: �i Design: Integrally colored concrete pavers. The parking lot paving color for Entrada will be determined based on field samples. �i Color: Shall match or complement the adjacent roadway or parking drive aisle n Final locations and details will be presented and approved during the Town's PD Site Plan submittal process. Parking Striping: n Detaining: Continuous unit pavers. �i Color: Allowable color paver is one that will appropriately contrast with but compliment the paving color as determined by on site mock-up. �i Prohibition: Painted parking striping ❑ Final locations and details will be presented and approved during the Town's PD Site Plan submittal process. �� -�r;�'� 4 .� - , s , I _ .,� 1��$ '�:��,. ��, 4�y�`�''. --•..��.�� ,��' � ,��`_.-_:�. `k:s��'�� . �� . .'�*,-� ^��.�` �,.•,a � � �� - � - = _ �� , - r , • . . . ,;�� 1 . .��,4� �� . . ; . _ � � J!r :.i,:.--`,'�'. ,� wY`� . �� - , ra __ * = Ya- _ � �`--iP 1 p �:. 06 :� ■ - - - ` - .- - _ - _ -=�� Bollards, Wheel Stops, and Control/Expansion Joints: rn n Iron bollards: Decorative iron bollards must have a minimum diameter of 8 in. The x � style of the bollard will be approved by the Town of Westlake. A field trial of the bollard rn shall be provided for consideration. � ❑ Wheel stops, if used, shall be integrally colored concrete to generally match � paving. � � �� ,�,� � ',�� ', '� � < �� 4� � S i M!� �, f ' _ � y r >�,�. �� - � �`� �� ' �. r� ,, � � .I �� — , t � �<� :� � f ,� � z ``i: , * l.r-, � ��.�,''� -� 4 ' �� f �� V 1 A �;r ��;.��'* � �, • � � �rt�!*`t ' e� ., ��•.�� _ - Y � � ��..� �`� r '��p '. �`� ��r ` �'r � ° �R�� ,;w� I"� s�� :_ - � � - . . � � �� . � �� _ � _� _ � _ ��r. --- -r -_- , . � ...- � � ' �'� I �:� , a {, �� ,�: i , di ' I ,� , 1�i' -,. i� � -. �_� � � r � � 43T a � � � � " '� � E� y! � _ I f � . _ I, . I ��a � ` _ .A� J-� � n. - ". h _—_ _ _ . - �'p �- `_ ._".. -. '��"_ . �;�'-� �--- _ _ � �� ' � � ' � ' .y ., - " #�-- � ��.. � � . ' r.� Articulation: ❑ Control and Expansion Joints: If required, control and expansion joints should strive to be visually seamless with the surrounding paving pattern and horizontal pavement geometry. n Prohibitions: Control and expansion joints should not cross over the paving pattern. Where possible, control and expansion joints should be placed perpendicular to the curb. • Relationship to Building Grade Elevation: Exterior paving fields should embrace architectural and landscape elements with a minimum grade change or curbing. n Manholes: Manholes and other access points located in public streets or public sidewalks are required, if possible, to accept a finish material that matches adjacent paving or be metal featuring the logo of Entrada. 7 J The following guideline is intended to establish the qualities of appearance and ,J construction that retaining walls within the Entrada project should have. The on-going Q 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. Z Aspects of Wall Appearance: z The appearance of retaining and foundation walls in Catalonia/Europe is a result of 2 Q conditions which influence construction. The first is construction technology, meaning �j 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. More specifically, these aspects of wall appearance are: ❑ Coursing Patterns: Proper coursing is achieved with highly irregular stones. The constant use of smaller stones in between larger ones is helpful to maintain course leveling. The stones should be laid in a manner that sets the stone on its broader/ flatter face. Stones should not set 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 laid 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. ❑ 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 course at the building. In a contemporary development condition �$ where the project seeks to use all land within the legal property lines, 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 rn � horizontal alignment should take every opportunity to be determined by grade condition. D The extent to which natural grade informs wall alignment, the more it will reflect the spirit Z of the village setting. — Z ❑ 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 D mortar although deep set mortar may be used. r � cn ❑ 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 interlocking of the coursed stones, called toothing. 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. n 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 detail 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. A cast stone cap is allowed for more formal applications. n Dimensions: The sense that the retaining wall is related to the earth, i.e. tectonic connection, is influenced by its massiveness and dimension. When the thickness of a retaining wall can be perceived, such as at the cap detail, the depth from front to back should be no less than 1 ft. � .,� � � ,.�,�,,..,,�.—�'— a � - _ �'"� - ,. .� ;.� ,,r ., _ ,�� ,�. ' � , � ,�„� <... ;�`. _. , `�J-� ,Fw'� . . .�•�� 'r�- .n '�' ��t�----�s-'a 1 - . . . 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Instead of � concrete, medieval wall builders used a lime mortar. The hardening of this material z was dependent upon the reaction of the lime with atmospheric carbon dioxide, forming calcium carbonate. The drying process in combination with low strength z allows a building constructed with lime mortar to shift and move slowly over time and Q thereby accommodates differential movements and distortions within the structure. �j 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/European 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. 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"ay._ ;��4 '''(a" 'I�-G , � ( i'Y �g �a�I�y��1 J t..� r +� �" �a � � r t f Y'i . � " � � �t^E -: � `'+}s �i ' �� fi I � � t�� :�r y''�7 r � �` � � �/� �� 9 ti��,� +' o,Y v'r � - r 1�;:�.. r�' ,a� a� .k} ; �4 p� t v — �r ,: �� , . ��1..�� i•■ " !jx ;� ::a�'*��r' . s� . �",� ;� t � y�``�+�...4 a .,�a�r Y'�'t ' I - �w � + , ,� � � �� a �� _ � ti a,1�� ; c ��. r� '�.' _ �s' ' , 1 � �' � � r� �`�1 y 4 .Y{ �F�� ,. "�r.�.��v�r.'�t e�» � � � y }�',w 9� ,,,J � _ n a,'-�♦ "'-r - n' _...1 { � � 1 G�je��.��1�. . ,� � 1` `: �� '.� } � � � '' s - ��'� ""- -��,` ,,� �` ,� F ' � �' �r��' �,�-:� p ' � 'F�,��s-�F, ��i '� s q-�� :: �� c'� � � _ [��' �i y' ` ! �ti � , Q r� � "+ �" �'. �'�.��g�'�1 . �'.ns.�f �,.. i6� `�+'�� a� r�� . �._�_� v F �...� 1' � �- � r .�� }� 1 i��-` .s.�."'.i� .` � .�,1� Y�' � f} � ..� +1� .�,i�„� �� 1e� �� 4�'� 1� � .'� C • � f k 4�� P �`� 1�. �� j; 2 �� # z �4 +:� E _„� � ';t+� ~� ��. • , U �, s■ ,f y.y r. ► t�. � 7 'i ��Ir� # }� {a`�tiy '� � � a..,1�F '. . 't$.'+��-_�,S � "� - . O . 1 �' }� � � I �r � �� ` � �� f�s"'� rai �-�'�� '�1• ��e �� 'tp��_�"� � Y� � � � 1 ,�" � � '' �^ �. 7 � l� �� °�t "�� ' � ` L'a;� y .�,� v..'�,� �,� 1 'f �� ,; ��7�� .� � ? a,.' , . � � �.�A d �'_' � u � u�� ;�a° 1��11. j `' - ,,'` �r ' i �� .' . � �.s �� ,'� . '� � 'c�.'� `' i� � � � y�! ` �; ' y'{� JI � :� A, O Is� �l ;,1'�!++ � ." XV - —_ - 2 .q{. � � ` � ..� SJ y'�:* � '� �+� �` 1 +�d�., ' � '�i �� • "' Q �} �1 y � ' ��Y I �Y.< '' . .. 1 ��s�� e� . '�� _ . ._ . J , .'-�� , , � OCourtyards and Patios: QCourtyards 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 Q the activity area. Z 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 Q 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 Q continued the courtyard tradition in cathedral and monasteries where monks often grew (� medicinal herbs and flowers. Location: ❑ Enclosure: A courtyard or patio is either fully or partially closed by building walls in combination with free standing walls. This differs from 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 Courtyards: 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 courtyard are defined by building walls. ❑ Motor Courtyards: An expanded area for maneuvering a vehicle, located behind an entry portal and fully enclosed by garage wall and free standing wall. A 16'-0" wide gate is allowed at shared drives and motor courts for more than five garages. A maximum 12'-0" wide gate shall be used in locations with four or less garages. • 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. ^--x-b � '�+ ''�_„`s{ ' � i ( 'S' ♦, ,. � � '--� , _ � - �� 1.. � � . �,=�' �.� , .- -:� �.. _ � 7� . .. ��: .. _/ �"' ' . . _., fwr_ +`+' , ,{i•'� .,' � _ �� .. �.�� . �� pa I � � I .�.' ' � � _' `c � .��. �� F� ��.. - '� - _ ' "� . . �..'i - . M �' _ _ , � � �-- _ '� �; �� -- _ ; �h � '� ✓� . ._ � 4" , ��M �. } � � �'��= ` , � � �" _ �- r- _ � _�.� �� , � ..i� - �' � � � � +� ``�,-�� ,, �"-, � ' : �-s - t �,a. � '�'� ':��'�.'-�w-L,� « �� : - ��` «,' . _ __.-.. . :�:�. �.�� 12 Elements: (� ❑ Visual Effect: Courtyards are an important part of the streetscape and provide a � great visual enhancement to both the street and the architecture hidden behind their C walls. � _ Enclosure: Stone walls or building facades create a sense of enclosure. At least 2 � sides of the courtyard or patio terrace must be defined by building walls. D ❑ Gates: Gates (conforming to the Gate Guideline) provide a visual connection into � semi-private transition space. This is a community relationship more than a defensive � relationship between building and street. ❑ Paving: D ❑ Muse: Lateral expansion of street pavers z ❑ Motor Court: Lateral expansion of street pavers or decorative paving with � threshold � ❑ Small Motor Court: Allowed to be saw cut concrete pattern D ❑ Entry Courts Visible to Street: Enhanced landscaping, paving, art or O combination thereof � ❑ Artistic Features: Fountain, bird bath, sculpture, or simple basin of water may be included - 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. . � - '�� `e' :�'+ M+1S' "' . �y�'J� - , . J _ , ` � �' ' 'D* 4'.f �* ' .�i . K +i-.�- ��I ,px� ' . �+, ,�,'+ 1 f�i� p � - .� .. -,�``�` •�^�S ",;��. �- `� �,�' -� �,,,� � ::��. �--�--� `� ''y'yS,4�,...t�.�� ",y�.`,•_ � ::` _ . . �r��a�F'. .. � 1 � �� .� 3 �� =r ` �� ` �� t � 4 f -�:Cw ��'i�y �;.� � 3. � �-•. .� -(Y fi ��i-.� @,�, 7' •� -� �.�'` � .'f�. _ � .:�� t lY, � _r� �t h_.f ��" �� O�J � ��..��,+ � .� `�y � I� � Y ly� �� 1 � �� ! ' �.�F t ..IC� ' - ... I� 1 f- '� �, I�• ��_ 1 '�� x { � rr �-t-�:''��- _ - ,�- ,�,��i��. _ � '�'' :�l � ' _ ��.-.+g` . �- . i .. � �s f�-- � ` � �li _" -�� -� t� - . -- - -- ��,-_ �.- _ � �,�,�-- � 1�' _ �,�a .F � �� ,��, � -a„ ,�, '�� ,,� , y,�. . �� Wco,t, ..'` ' �� "€a��:r�,a,�=le'ti"� a .�,...- �_-f ...a:�r �'� �,�. `. �� ~ � �1 � �� _ � � �� . r� ^.r �� - _ "'�' '°`�*��,.� � • �;� ,� �. _ , .. ' \+ Y±' � � ` i :' 'i _.� � r �w . + A� tr.,. ' 4 ��Q ? � � � 3 � �. �� ,�^ �.,� ��--` �' � Y � -' � ' ;� �� . �` - � :'� �.,� ' . `� �� '.� ` ��.,� �,r�� ` , � I ;�"^ 'd 4��: �� IL i•� 'Y!'� � �}'� �� r� �� s ."^+.`��.'1s'�, a�_ T M ,. � . �} � '�� ~ +�. al�� _ . �.��' . `-'a`aoa� _ ' _ . . . ��5`i.., .'��,i � �. • `w�f � .1�: ��F •`� .. ' f ..�;,,��'j:�l. L�,�`.s ��.. i"' - . . �F_ + # :. * `�'-'a.y.-,�-�` �` �, p�n � - � ��(��ky :4; ` `;; _ a�,., ��. I� _. . �-.�.�_s�-_-. . .. - _ .�.-arc�.�- -�. � 13 J Courtyard Walls J Q Material: � n Stone: Full width natural quarried stone, selected from the approved stone material 0 for Entrada. All freestanding walls must be stone unless approved by Town for desired � variety. Stone veneer backed with CMU or concrete is acceptable. Wall accents are Q acceptable. � n Stucco: Limited to 40�0 of street visible courtyard wall area � ❑ Brick Accents � ❑ Prohibitions: The use of thin-set stone veneer, the use of scored stucco meant to � look like stone, exposed CMU. U - _ , � - ,, ` �� '� / - G; M �� '� '�4=♦ `T a�� ' ._F� � �` � �,�..�,.:r. 'i. ��' i _-y, -- ' ' , +m.- �, 4:�� ,�.^� .� �.r y��. # .- ^�J + �� r- ,..v.P=-__ �, �,. '.'�`,� r .;.,,,�:.�. �. : � ,�'�`,,- � s �`.�. _��'�� ,-� - �,-`� -*�� ,�i -'�►� �.� 1 4•. � . . � - . �SP'�M� :.• f�� o w.. ,� 1'. �t �- �' .,t 'cs:��-� 4}'>� = .:iT"� ;i � i' . ��>. - - � �_� ... �� .r� � .s �i.. J:� ;� .. " "'.: .:.�.,x� � � ��` "-� '� � � � - ... � �' 1 .�.. '� n.r �`��' i. ��-; '�i � '�ay�_�` _,� �4 r .. �' �.a � � :� K��t' �'�� '_ Y.S� �♦ �. r i,.� � • r� V � � �{ ��"�- i�'�,:4 ~ �; p�x��^}�� 'r a�l-��", �.� � � � �Y: }, „r .�!' i� a.,,, Y _.- .. "`P�� r � .. ¢,+.� s+'�'�f . ��- � r, �i -� �'�'�y� � F.�'t�"�3. 'i"^-� ;-� �� A ��, ,; ^"� .! ! `J.�ad�d! s .� � 9 x . . _ .e . �"��" ... � a *..�_ �-..-d��Lc��f�`'.. .. `�%.. ,.. � ��da?,.-.�t^l.'�n Articulation: n Wall Section, Lift Wall: Two wythe natural quarried stone veneer laid in a coursed 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: Single wythe natural quarried stone or brick veneer with concrete masonry unit (CMU) inner wall, natural quarried stone or stucco must cover CMU at all faces. The stone veneer must maintain the irregular surface pattern of a lift wall. ❑ Streetscape Contribution: Where employed, walls must make a strong edge with the streetscape. Walls along the front or rear property lines must lay within the Build-To- Zone as specified in the Fee Simple Residential Guideline. • Wall Surface: Planar, flat with visual expression of natural quarried or cut stone, cast stone, or brick 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. n Prohibitions: The use of thin-set stone veneer products and stone laid in a pattern that is not a load bearing coursed pattern (such as mosaic stone patterns) Dimensions: n Thickness: 8 in. minimum (except for the use of leveling stones where needed to maintain level coursing). ❑ Height: 6 ft. minimum, measured from the base of the wall at the intersection of the ground plane; First 6 ft. of walls shall be solid exclusive of allowable opacity listed on the following page. ❑ Prohibitions: The use of a uniform size or cut of stone. 14 Wall Cap: (� u 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 C quarried stone. Clay, half-round roof tile. A thin natural slate. Cast stone � ❑ Articulation: The wall cap must be laid in a manner that engages the full width of � the wall D ❑ Prohibitions: The use of thin-set stone veneer products or concrete � � Stone Patterns and Coursing: � � Wall Face: Refer to "Retaining Wall Guideline" for approved coursing patterns. D All stones laid in a course must be laid in the wall as they would lay on the ground. The r 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. 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 Opacity: ❑ Void to solid ratio: No more than 40� of the wall area may be an opening. This percentage may be modified for special conditions pursuant to design review. 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. ❑ Width of Opening: The maximum width of a Pedestrian opening is 6 ft. The maximum width of an automotive opening is 16 ft. if opening serves five or more garages. If opening serves four or less garages, the opening is limited to 12 ft. wide. Pedestrian and automotive openings may 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. Articulation: ❑ All wall openings shall have full natural quarried or cut stone, cast stone, or brick returns at openings. ❑ The incorporation of decorative natural stone shelves, niches and carvings into the wall facade is highly encouraged. ❑ All walls designed taller than 4 ft. in height are required to be approved and stamped by an engineer. All gravity walls must be designed or specified by a registered engineer. 15 � Arches _ U Arches are defined as openings with headers. Arches may be a full round arch, � segmented arch, elliptical arch, or a flat arch. An arch is composed of interlocking Q masonry units which structurally hold the arch shape in a compression assembly. Arches in Catalonia/Europe 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, including supporting walls or abutments, decorative columns, ring stones and keystones, can be natural quarried stone, cast stone, brick, timber, or iron. � Prohibitions: The use of EIFS, wood siding, Hardiboard siding, concrete masonry units, marble, granite, fiberglass and metal panels. Dimensions: - Thickness: 6 in. minimum as viewed from the underside of the arch. i 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. Joints between uncut masonry units used in the construction of an arch must be reasonably uniform. Wedge shaped joints are discouraged. Coursing and Patterning: � Below the Arch Spring: Cut, level, horizontally coursed stone, cast stone, or brick is required at all wall openings below arch spring lines and must continue the entire depth of the visible arch assembly. � The Arch: Cut/ chopped, appropriately visually scaled, structural ring stones or, in flat arches, brick are required to make arched openings and must continue the entire depth of the visible arch assembly. Articulation: • Shape: Acceptable arch shapes are true or half round, segmental, flat and elliptical. i 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 determines that a true structural arch is a threat to public safety in a particular design or use. i Arch Ring: The arch ring may be segmented or carved from a single piece of stone. - Masonry Units: For rounded arches made of unit masonry, individual stones can be site selected for natural wedge shape or be cut to wedge shape. � 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/European archetype. � Returns: All arched openings shall have full natural quarried stone, cut stone, cast stone, or brick returns at openings. � Archway Decorations: The incorporation of decorative niches and carvings into the arch assembly is highly encouraged. � Corners: Archway corners should be laid so that the courses interlock with wall � 6 coursing (Toothing), thereby showing the full dimension of the stones used. See Retaining Wall Guideline for a more detailed explanation of corners. Corners are required to reflect � the full depth of the stone and give the appearance of load bearing masonry. � n 2 rn � � � �.��`� - ��, �` � ][�� ,�.� � - � ,�,,,,,��- ,; �r 5;`� 4 - � jIk� _ _ �� r a AIF, - `,ll G . _\. .� � �� . �� - � �� . f V� � � . � i` ��.� ' ,� .� J� i; s . . ,� � r�.�_5 .-. .._ ��- P y:, � .. � � � � . a �� 6�`�'� . ,w • - p �Y �i . �'._ � �T, t� * � ' ��, ' , , _ '� �� Y�' ,i '�. '�r 1 � _ � _ � ' ��'` -- - -- ' ��- "��,.:.¢ �, i-� .:�� ._ . - �.c _�_ �..��:`�' ..� _ { � _ _ � . _ . . . . �.n. -�--� :nac� �..r1. . :e. -. '� . � -. �• -- . .. - , te' p�t�'�� ; �`�.- . ' � "�,._. " ' _ q:�w . ' �?�x � � � ,� d`. � . •' ��' . � � "y� �'��s t-' ,.� . �� ' . �. t=',j . � r d� � ^ A », � r�=;. � � rt"� � , �- �a� ��' . t 21� _ �'�.� 4 . �; ,1 n`.-• fY "�}r' j '� =7'- +�� .' -� : • _. t, '• +.�A .. ry. � •� �Ly +�; �l. . � � . d.'. .. '�., � �f' � .. ' ��.. - � �/� r,.,,A .-�..-. . P � ;�. r' }*� ��.. � . �`. � ;.� ` ��,s ` �f�i�" ,, ,�''��4 �I��! ��;�� ' � �',� ,� • — ��, ,,, -� ,—,.,�, �(ti . . � ;� . .?s �q ' , - {`�_ 1� - '�+;��r ��.` -.��. �,�,;:1 �r!� ��'` � . y� ° � �.. I n�� , ' �r`. �� '�� _ � - �i�' '� 6 �1 : �� 3Md 1� 'rC'�c1%.I ,�� .� _ , ._�,z ��Qs� �" \�#., ___ '� _'_� ii�� {� � � �� ♦ � ♦ � v ` ` ' � � `� • � + .' !� � �a', � - � �`�� - },e -a�. � �`�. � ~ M ' • ►r • 1 � � a � .� ' 6. S .l' � �.,��. ,�,� � , �,�� /�� ..' .y�r '��_. . f ,,-� �� , ' ._4 . `t� ,r� v� ' � ; �.., � �, .� � . , , � , •`�v.'�: .,'[. �F ` � . ' ° , � �y�,� � ��.} _` ti i ... g -- tM, ��, �=7�' � 1��—e.— '�. ' -i�...� ,� � .. �,,��- �`�-' 4� �� --� .�r� -�_ 17 �L Ornamental Metalwork � � Ornamental metal is defined as metal stock used for the construction of gates, grills, � handrails, guardrails, finials, roof ornamentation, shutter or door restraint, or other purposes � where the workmanship of the metal is visible to the street. Q � w Material: � n Material general: Rustic, wrought iron appearance J ❑ Material: Frames, grates, pickets, and structural components must appear to be Q Solid Bar Ferrous Metal (square, round, or other section). Structural tubular steel greater �— Z than 1/2" in diameter is allowed in areas visible to the street above the ground level. w n Panels: Panels must be metal plate. � • Finish: All metalwork finishes will be shop-applied oil rubbed, dark bronze, black iron, Q approved powder coating, or will give the appearance of another natural patina finish. Z ❑ Prohibitions: Brass or bronze unless approved prior to installation; polished brass and � stainless steel finishes. � Dimensions n Dimensions of all metalwork shall be appropriately scaled. �� Frames: Flat bar plate with 1/4 in thickness minimum • Infill bars/ pickets: 1/2 in. minimum �� Panels: 1/4 in. min thickness Articulation: n Jointing: Welded or forged joints only. All welded joints are to be ground smooth. n Other Decorative Treatment of Bar Stock: Twists or other manipulation of the bar stock, rosettes, circles, and other shapes which are employed to strengthen the metal fabrication are permitted. n Mechanical fasteners are discouraged. Welded connections are preferred. � 8 ORNAMENTAL METALWORK °' � � • �,. 6 � ,.,, 1 � w��, ,A � M �, i % ,�,+��- �, � .� �' �, �xi, ' . � yf .� .; �,; �� ' (� � 1�`}� R � �� 1 � � J' � �"�_ fi�=31 ,.��c. �` T � _ � � � � ;,�-_,� �y.� �� J { � . �� . , .� � �� f . �; :. ► ,' u , ' ' , f'M � `� i� ! �' � � r � � _, �� ,� ^ , ,.. .;�; �K� �l� `� �.1�' ..'i p". .I�'{ 11� 1 r,�,:. g r� ' -�� ,�� ,�� r a `. �,y � . .��'�„� . � `�' ,�l y� s ,< < �`�4+` ;.,' �M, � ��- � ..Y �ti �� ,)�� .,'Mj.� ? � � . . �k' '� � ? �� j � r ':�k � ,�� . �+� `�,� w3 �i� �' � ,��•�. ,,�� ,.:a��.� h �. i � � �q! �y. tp�!• ��- �� r � - �ri� �t� �.�"' j �/ W� .��W� ' �ry �I I ` t .r y - yt!<` � � 1�'�'�� _:� �p �� ``S tl"�Fiy, .'tA - � .�a �� d.�� ` , , J � � r � • �� ' � , r t �i�y,d s�� -7 t i .p � � �} I' � : i' .'.. . . ' 4 ,�"a Y ' .— � , ,az � ' 1" ' a��• b ,� � � ��,�- . � � � � � � ,. ` :� � � � •Y.. , .:��G �'�� ' -. i . �' .� ��.� Ay � ��,;-��. .. � . } �'P ,r� V .1 i � �� _ � A,�� t�,� � �'' - /'fs= rM - ��' � ��''�` — , . � - r � '' , r .. � � �. '�" � :^y� �3�' ' � r , . , _ ' . � � � � �fi,.�� ,I ' ; ��, — � w;r 4s}� � :� , a: '�' � _ - - �"` � �t'�`° �� `1. +�`��i� .� I .�} �• �� "�r"".b,�- �'r'� ��kr: �'0.. �" * � i ��. = s}b +5� _ . — — �— � i � 7 �. �Myfc-� � ,�, g', ' ��'1�^ d'� � . �� •� a 1 ,��I �.,�� "" r r' - n f 4 il �; �- � ` 7`�•: � -+-• � i� ��r w� � . 1 i � � , ' � � b, '. 5 5� f �r a^) �� F� w+--�c i � ,�"?4� k � .. _ '�'d t o ��wi�ii 1 4 ,� � � � } ha,�� `'� . , { ' '�' ��, ��r �dJ S[ti�: � §. ,:�''»� � �`�� ' � � I �'�i f ��'�� "� 1�r'} t� 'P� � � � } ' � � �9��; j+L�j?�1� � � '� �_ � .lt,�6r � � 7 ,y�y 'y� � � , �'f�ir » 4 �Y�r I� 'J4 J �'.� �p,�.� y '��~ ,�. `�y.� ' ~ �I �`.� � ��,o ��E� � $�j} �*. �,` �n'y�'� `� 5 � 1 ,' �j ��"' ""! ' •' d. � v�4 ti�t w°a ' � d�"',,�� Pf,.0� _`� _ p ��vv �` � o-', ��':. ,�" �� y��',�� + � � �4? ° ; � � x�� ,�� 5�y�� +y',r�Y�'��h� ;:, #� �4,v F ,� j ;,� ,a � �� _ &iS�.i�".:L.��}.}�151''tl"[r,J.r., . :•a� . �t�� .ti:,.�:e�-..?fit'�r+oal� :,fi�.w��.r� .,aF.��t....�.1�� ! � Gates � Q Gates are defined as opaque or see through passage doors at portal entries to activity or (� motor courts where such entry separates the court from a public way. Wood Gates Material: n Approved Woods: Western Red Cedar, Spanish Cedar, Cypress, Alder or Mahogany ❑ Panels: All panels are milled lumber i� Trim: All trim is milled lumber or rough cut cedar. ❑ Prohibitions: The use of sheet lumber (such as plywood, composite board or Masonite) for gate construction Dimensions: i� Frame Material Thickness: 1 1/2 in. minimum (includes all structural members and facing/ planking except where a panel design is used) n 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. Hardware: n Handles: Rustic, wrought iron in appearance with or without embellishment • Hinges: Exposed strap hinges or pin hinges with oil rubbed or black iron finish. • Finish: Oil rubbed or black iron finish • Prohibitions: Hidden leaf hinges, bright brass or bronze finishes. Articulation: n Edges: All edges are routed, carved, or rough sawn. 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). n Jointing: Clear indication of connection such as visual expression of mortise and tendon and or mechanical/ wrought fastener/ rivet. n Visual Expression of Structure: Clear visual expression of gate leaf and the structure supporting it (such as cross bucks or frame). Metal Gates Material: i� Frame and Structure: Solid Bar (square or round section), Iron or Ferris Wrought Iron, or structural tubular steel. n Panels: Metal plate. i� Prohibitions: Aluminum, vinyl, or polymer 20 Dimensions: � • Frames: 1/4 in. thickness minimum flat plate or structural tubular steel with a D minimum dimension of 1-1/2 in. —i Infill bars/ pickets: 1/2 in. minimum. rn . � ❑ Panels: 1/4 in. minimum. Hardware: ❑ Handles: Rustic wrought iron with or without embellishment ❑ Hinges: Rustic, wrought iron exposed strap 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. ❑ Prohibitions: Hidden leaf hinges, bright brass, bright bronze, or aluminum. Articulation: ❑ Jointing: Welded or forged joints only. ❑ Finials: Finials from solid stock and welded to solid or tube material • Finish: Oil finished iron or black painted iron (painted over a durable primer) ❑ Weld Joints: All welded joints are to be ground smooth. :.� . �, ., � ,: .,�� , : } i•: �1'_L� 'S-. ,� ��, �� _ � ' \ —,`..._•� — ,J.e rA ;��, _ `�-�+ '' r� .. � ,a i, ti � ;,r. _ '�� . . f- � ;� : t' '1 � �- � ..;,��, �. -a� ��' - _� : � I -,; ,f' _�, �. w,,, �._ ' ;--�_..___.� .,� �,,�~r �> r � ��.W., ,r �..,��._,_ � _� � �� ; � I �. : I 'I ' .1 I � i ��s� �� 4 � C._' .1 �-r -�.��'� �� g �S � � � I � ' '� ' .� � . ' ._ - �' 3 .. � '{., y. ! �. n ��. - ' '_ _ i � �.`�d � .I ,; l �I � ��.r � f�� I � ' . �� `� � ,'�'__,+, � `��i,A � .I �` € �� .�• '�'3� '�+A�� I !} � � � � �.;� � �. {- �. �v��O..� � � � ; � g � 'y f � �� .�-�- - f �� ; �� , �� ' f� � I � � �� ..�t, -"I , r�, y5y E , .;�r�• � � I •, � � � �� , �`I f � � :� ,� � � _� �w! . � � I_.... .Vl.e �. � z]'�:; � �[ � � � . 1 �` t 4 �Y""� a�_. _ � 1 w Landscape: � - The approved Master Concept Landscape Plan and these guidelines should be � used in developing all landscape design. It is preferred the landscape design uses drifted U plant clusters instead of ornamental beds and/or agricultural forms such as orchards or cn Q vineyards. z - Trees: Mission Olive, Live Oak, Lacebark Elm, Chinquapin Oak, Red Oak, Vitex, Q Redbud, Possumhaw Holly, Desert Willow, Texas Sabal Palm, Windmill Palms, Italian J Cypress, Yaupon Holly, Eastern Red Cedar, Caddo, Big Tooth Maples, and Eastern Red Cedar Burkii, Brodie, and Taylor in confined areas. � Shrubs and Lower Plants: Dwarf Sabal Palm, Bottle Brush, Dwarf Wax Myrtle, Dwarf Yaupon Holly, Compact Texas Sage, Salvia greggi, Cephalotaxus, Podocarpus, Coralberry � Xeric Plant Material: Red Yucca, Sotol, Softleaf Yucca, Color Guard Yucca, Agaves, Mexican Feathergrass, Pink Muhlygrass. � Tropical Perennials for Pots: Brugmansia, Hibiscus, Bougainvillea, Geraniums, Esperanza, Plumeria, Datura `�+��'� r-��'��sa st+�§�tFt�- �``:�r�o u��°'�'r�� ,';'/��'��I�F ,� �k,*, ��.`.�i ;�y,,� r+ �a , w �,� +M, . �'� .'-�� ,,� i �y „m ��,� ,�`, `,,��r�+{� . �y ; ' ��,k�`'l� �° i a }'k� +r�r..3�t a�, �.+f. � � � -nli` �'��§��+'ry."'Ep°y� i f k �t'e"`,^' .. , . ^"� {e � `� 4 ;a i` �' r �r� � 1.; �.�� t.'r' ,�,a.��r�.�f� 't � ^.r r�r�..'� b�+,l We . � �. ..u� � Y,. .'�S 1� 3 .r� y �- 1 ✓ ;wi. .�.e° ._. ; � ^.i a�J" s a F �, ,. �� ; 4 � �� r� / `+f �,r.t�'y,v�.a�—`�"�.§.�y�.�k:} §4 ..,� � ..+ � _ . ,.�iicu� ��e �'� � �}�,� k �, t r�i ',t1 '�" '� . �,�,�� i��, }a 1,+��`T�� k +`. 4�F.� a�, f� ' . �714��t tr�'. . . �� ' �af �� '1 '��s . ER? . ¢�5�� y� t ;. . �, 30'�� k �'� � .. �";� 1 �y h l w�(,:: :�. 3 .Y a . � i •q qy, jF i�? �� +t . ` ^ �t��_- A��`k��v�� '..� �Y 1 -4 _ u .� �s T �c �� - -- �- 4 �� iH��. "n4R " - � - ' _. ,-./'1�.'�... . .. � ' - :..�-,�. ��"�-:T- - _ x: _ ,� �:_— � _�-r'�' - � .-;� .�� _- ��.a.�..�•�� 4 '� ."� `k� '� �.'Y � Mission U � „� �' �� '�� i Y � �� .,� � . ``� . ��Y�` �)��d��y � +� ��,,, y.,,, ' �� i. � :. �� ; �.� ' � ��,", ;. "sa,� + > ,. �, - -s �." �c� -". � ' �'�-��R "`� � y � - .�� '�� { � . :_ F:. '. c --- �� ,(�). � _ � �� i �� : A ��a� ' - . . _'_ ' ' +4� ' ! P�Y rt�L5t �� _� e �'"x ��```.. '� ��' ,r ��J k � .�Y °��«,`,�� ' { ` �Y k ¢ � .. �,Y r_' "vY ��*.�5� i�'' R�.: 4w w.L'� � R-.�6 �Xt�'F , � � ''Nl� " F._- V ., '�1 S �;t _ $- Wr �,�: �a� . 1{1C.��VJ � �.. .. 2 `�,�r� �'•,;,'� �{�Y:�,1� - '� :1 "1ua!ee'. ��,�,2`��1� ,�y4 i ��r, 'k f "' � 1+�' � ...' �� y - �* 'a"\ , � �g.. ��. � ., b - i � ..c.ae.. 'n- .� .�. q .: � �� "e� .. g .�: !- .- _ �`w. ..,y Myt• .. ` p�"^`��` _ . �� S � � "'� � ,t. � 1+.�. ��At� ' , i ��^ __ _ �� _'. Live Oak �., �.�.' � , �. . �;� ��`� . p''� 3' �-�' � �;': :v�: x, { r �� ,y - r . :�,. . � F ..�`�.AE &�:. �e" . .... 1 S:. '� �'l I�d��.arri-,�.� x� � �� .� � � � � � ,;,� ��" {�"� �, � � � ' � P a �` '� o- '� t ` # . + Y � a I Y �� }' �r� �.. �.� � � � �( ,.�y . � �-.T �"� k S 4 ,`l� ;� #� .s t a �3�4R .. �y i`.� ty V'�� '�. � �,- ��i E5.}� `�'�#r�r.. ��lj � r ,str'i� f'��`�' �� 7 +� �-�`. T'� � �` vil"F-��, ��'�M1 ��'�f�� •� �- �� I ��(`y�'� '� �/�}i + �' �y ` 1 � �� - ♦ � Y 1 � �� .� b ��e ��II1�"��,l�'� �Zi � i �1� ..J'�� 'G�`�. . �"�, � _-._.� ' /�__. 22 , � , -. �=�y��".'�. .,�:� �:�� .-� � �4'�°'�; �`� � ��,.�,-.�� Lacebark Elm �� - "� „� . ��. ___ �.o�� .�_._ _ � ....�u - Creeping Filler Plants: Sedums, Pink Skullcap, Pigeonberry, Trailing Rosemary, D Oregano, Thyme, Trailing Lantana, Dwarf Katy Ruellia - Vines: Crossvine, Confederate Jasmine, Evergreen Wisteria, Fig Ivy z n Perennials: Salvia species, Penstemon, Rudbeckia, Veronica, Blackfoot Daisy, � Pavonia, Lantana, Turk's Cap (� � Turf Grass: Buffalo grass, Thunder Turf, Bermuda grass, Lindheimer muhly grass, Little D Bluestem, Sideoats Grama, and Indian grass � rn ',� •-`� ��` `� ��:°�,�'��` �`- " ``- m ��- � � ,:�c� �� .., `��''� rY.. �F� � � 'k �aM�* 7 . }�y---�. �ir � .�.�..� .�. �� 'rY �,T,�'�.�< �si'r �.- � �'4=j 1J lA•.3 r' .�.,, a':_ � �. . � _ z ,�"y;' �r- ' a� .�" �', �;� „� � �` '� �"r� �,ij�`�. ��'`��'' � ��T"°�r -_ia`6 � '.� `�r ,._ :� i4�� 1'� -t+�5.��- +��`..� a'�w'..�� -��, f �J` * ��`� '� s . 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'+k t' �d. +�7�g 'T_�,p�l ��, � r�� '� h,�q�i,��.��.D .��Ff�^�d,��,.d r y'�, 1�� 1'��♦�r�� .r'f",�1�,��;��3 r '� (1, ``SS '�`, s�� h S� � � ,1y 8�y �!M � � � .�� '�' f� / y,�,^�� yrf�y , �.W� Y �.� ��>�i n. ,&�.,. � �,c#� • ��,� ,��1 ,r �� r� �� f, /�(.. �r +'�� ,`�'� 14iY ��+t�w �'g ,"7'�." , 1'�i�s` ./ ��,��/M� � �'.�:1� !� d �_�''��..i�a,��Y � 'ti''��•.r�--�'' �,'� �,��f .`Y�1i�� r r, 4 x 'r * � , . �� o 1� �'l�,��y��r,'��.+�j� �� y\ ^%� t Y* '',+r � .� b � R�; 'r+ �p��r ,i ^a .�, �� a�� ' 'r w g �,.� t �� „�' � ' � ° ?, ��y ��r��c T � : � �� Aij , ' t f.�l��.�' _ • � T y N in.A h �� y{ • � t •ff J . .�.�_ - �`: 1/' _ �l l - 15LC.'} a�� _. .. . • .- .- , ( ( * -�� r �i�, � , �rt��' �'l*�� YL P��9�;�� _ y Z� ' ,LS � r!,�T..•� �y,�,y ��. f`� �r_ � `� �1" �„� ° �s'•. ! d q_.y� '��%t r, ��_� ��. r � ^�.�* ; •` d � � . t �.' .R° �'.t,j .�. � ,� �� ''-.. :,� -, � � .i � ,/! L � '�' y'{ Y `p � R' Y A � ��i +tT ,r,t'r''� T �( .,^'�' ,� -'-�f'�,,� � � '�� `a ;y� � i `r �� s-� -�.;p � - "� �4 _ � �A '� � �1y `� ��..� �`��T'� :��_ ��5� �' �� - .' �� . �'tr��. „� � 3 ea .�� _S: . . b�- . ; . _ tverg .,�;, ;V�s��,,�, � 23 � Exterior Lighting: Z _ '_ ' . ` , - -� �--" � ! �'Y�� 'i +*`_ . �...�•' �:� �.. �'v7 . .� �. \„� �� r � h ',"� � �i'., � . s� �'. �� b �,� � , '�. � •i-:� ��Y. .�'" _�_, � � . ;Y � J '"� � ��,r.� � , i •��',�. � ,� ^ ` • ` y�.__ � �' � �� `�^t :� .�; . O Y 's.� . '* f�Fi. C `�� `� Y ~� .. �' ii� ..1.(.Y�Y W 4 � _ "� ��'; � ��.�_;�� . � �r . � ,,- ; : ' . x � .� � � _ w � a' ''* �t - ;� , '7' r �i1 � — 1:.M , ' ��.�>'� � ��.- ��., � � `` , � V . -.j'L ".y`y.z. `) � •.� �ti.R�? .;�-�v t T� .�� - �"�s �� .. . � . s�f�.. ._ a �_=a= ,_ _ ' _ Materials: ❑ Materials General: Rustic, wrought iron appearance ❑ Materials: Ferrous metal (square or round section) or structural tubular steel for all structural frames where a structural frame is required. Otherwise the approved materials are: steel, copper or brass, zinc 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. ❑ Styling: Spanish and Arts and Crafts are appropriate design styles. • Prohibitions: Polished brass and stainless steel finishes. Mounting: ❑ Exterior Lighting: Exterior lighting may be pole mounted, column mounted, wall mounted, ceiling mounted, hanging, or bollards. Location: ❑ Facades: All building entry facades and connecting side facade at corner conditions must have a minimum of one dark sky compliant 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 12 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. • 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, 24 bottom extension, and mounting device. Articulation: rn • Light Source: Exterior lighting may be electrified or gas fueled. Gas fueled lights are x � normally required to be larger than electrified lighting. The above referenced dimensions rn 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 r 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 Z with the exception of tower or water feature illumination which are approved on a case � by case basis. ❑ Glazing: Approved glass options are Clear or Seedy. Frosted glass is prohibited. However, street lighting may have frosted glazing 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. 5 � Public Art: � � The Public Art For Entrada and other areas of Westlake should apply a consistent set of U criteria in evaluating works of public art—whether sited permanently or temporarily—that � are offered to the town, as well as works that the Town or its units proactively seek to add °� to the ublic environment. Essential to these criteria are the followin � p g� � ❑ Relevance of the piece to the building or city, its values, culture, and people • The aesthetic significance of an individual work of public art. Aesthetic significance refers to the extent to which the proposed piece manifests the distinctive qualities of historical, emerging, or developing trends in the media/ venue represented. • The significance of the artist or artists. ❑ The relative uniqueness of the work of art, including factors of originality and authenticity. ❑ The ethical position occupied by the work of art, including consideration of provenance. ❑ The contribution an individual work of art can be expected to make to Town's developing collection of public art. ❑ Appropriateness to site, including (for outdoor sites) appropriateness to the site's adjacent architecture, hardscaping, and landscaping. Public art in the public domain should interpret the Public space by making its scale and form a more tangible experience. • Appear to have influenced the architecture that defines public space, or possess sufficient presence to influence the defining infill development. • The appropriate use of public resources, including funding, staffing, etc. ❑ The Town's ability to assure the proper long-term care of the individual work of public art, including security, conservation, and maintenance. ❑ The safety of the work of public art, as well as the safety of users interacting with it. ❑ Where works of art come as donations, the Town's ability to manage effectively the long-term stewardship of donor relationships. 26 VILLAGE CORE c� Exterior Walls: J Exterior walls are defined as exterior building walls, courtyard walls, retaining walls, Q decorative and screening walls throughout Entrada. � Material: � n Material General: All building facade vertical walls are required to be natural, 0 quarried stone, three-coat stucco, cast stone, or brick in limited quantities. Use of � stucco in the building elevation is limited to 40�0 of the street visible elevations within any � commercial project, any residential block where homes have a common wall, or any w detached residence. A residential block is a cluster of five lots or block of contiguous residential units. • Prohibitions: The use of EIFS, fiberglass, and/or metal panels ❑ Conditional Material Variances: The use of plaster, wood siding, Hardiboard siding, textured concrete masonry units, marble, granite, and/ or tile may be considered on a cc�se k�y base basis. -- �' ; � - �, � ./.. �,=� - Y ,- �v � .. �'►" <,i:X�"--�-` ' ,� � � t � 'a•�--�� . V I�, � 1;` , . � .,,F:- _ . �-,�� ) �l � � � ' � �+�� :� ;�i�"�.� _ �� '� �'- m `�� . ,. � ". Lx�yc�j_ ` y; � 4_.,,,;_ �- ..�v+ q"• ,ti- . �, �� . "� ��1' � . �T.jC �� `� � �.+i. � �w + Y � � r.l'. -{'}.".. f � � �-�f ..S �� .�J I _ . V.; . ..✓ UII'T`I��i�lOC1S: n Refer to Retaining Walls: See guideline for Retaining Walls to address this issue. Coursing and Patterning: ❑ Refer 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. All stone should be coursed with chinking material used as course leveling where required. ❑ Patterning: Stone patterns shall vary to a certain extent to mimic the generational mason changes that would naturally occur in a village. ❑ Prohibitions: River rock rubble and overly regulated ashlar patterns as well as mosaic patterns Opacity: ❑ Void to solid ratio: n Residential: 40�o void • Commercial (upper stories and non-retail first floor): 50� void • Mixed-use above the first floor: 40� void • Retail first floor: 65� void 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 must lay within the Build- To-Zone as specified in the Residential Development Guideline. • Surface: Planar, flat with visual expression of natural quarried stone, cast stone, 28 brick, or cut stone surrounds at openings. n Openings: All wall openings shall have full natural quarried stone, cast stone, brick, X or cut stone returns at openings. In stucco walls, stucco returns are acceptable. � n Decorative Applications: The incorporation of decorative natural stone shelves, rn niches and carvings into the wall facade is highly encouraged. � n Corners: When using stone, wall corners must be laid so that the vertical courses � interlock (Toothing), thereby showing the full dimension of the stones used. � n Prohibitions: Stacked joints at inside corners, outside corners, and intersection with � wall openings � � � � � _ � � e��.f. — -�.� . � -. � ��r� �.. � � ' ��Y� ti �_ � .,p �- � � . .... _ �i �3 �o�,,.: . - � - . i. � _ .... rYl �,� � � � �• _ -- -. -��".1-'--.._ �ji: - I , - - . � / �� - . n ., �; �_: � ; ��{,� ' �_ . - �. �� '3 '�"a � �� . �.'!m(� as: 3.". ' " ' ' ��-�� .� ��'Y I " `.'�r.— r�, � . ��:�� 1}r t� '�d1 'I� �..� ^A C'��._� a ,+ �'N.� � -i� , ' � � s c� ~ ��;y_', F. �-.-�� - . - �: y�y 4[�� y� T �.�� /, �1 1 .�, �i� y�_..4lv �� `�„ A. '��' _ 1 �� 1 � _� � � �.� �� ' ' �1� - x "�-kr'^'f ,.` � � . .-- — _._ _ _ � � � a • `. � 0 � r � , -�. � ; , �, �i'h y.� ..� �I- • � � �f �� 1 �� . :� �.� �� !,� _ _ :.:'w�,. a �; ' e � �. � ` `� _ � .:f � .�� .��.,� ( 1 � — �� ` + � ''��r �� '- � � �.r .` ��'� �F '�.i _.��i�� i1;j(�� _.� �--.- a. �W�',�w .�:��.,��w � � �, I F°' .. �P t � �1u � � l 6 - 4 ti�Iti h ' ��L ; �' titi �w,�. �['' <,.� �, � y, � � .I �/� . .'�4 t�_ ' ♦'�. ' ''� � � �� w Y — �� . , � : � , I \ .�� . �T wF ., ��,�I, � �. . I .Ar �} �� °� � ' � tr`r .; . �� I� I . v/I� ,`` ti },�� .. d�. ! .. � t .. ��[ �'�`i� ,y�¢�� I�'x!,� .�� '� �i..� : � � I� �) � . ��"f�� 4 �'.. I :� �0� I � • � � . *� : � p, � �. � ��- �y�� . � � ''� "��'" ��'`- �� ;-�` .� _- � "'� ' � � • 4 `��': � � � � k', � �^e�'� ��,. , �' � � � .:-�; 1.� : � - , �,'� �� ' �:� � '� ' � '",��`��-�,,�`�"' , „� .,� ,� e•ti� �A ��k �� x_r.,, f e _.�JJJ!� a Y T+"'f `[ , �'� ' ,�' �' ��'�?�� x` + •f , �� A # � � � � t � �. � L ��. ':y � � ��y�� q w w Painted or integrally colored surfaces should complement the selected color palette. �- �- w � Q LL _ -7._�,ty "'�c�� - �� ,��' `� � � � : - _-� .r . !�r-•�.. .. _ a� � _,,; .� � t J ,�1. �� ,. ■ t �l��'r-`�,.�-- � . ` ,� `�� , �G_� � :.I� v �. q.,--'w".�i;;�� s �-1 s y O �i� �� y `��' '� � � l �� 7 �� U , _ ,;� ` ��L'""� i� �r J` "� •'G� — �, '�: : _ � 3_ ` � -J � _ > Library Pewter SW 0038 Restrained Gold SW 6129 Sierra Redwood SW 7598 Enduring Bronze SW 7055 Svelte Sage SW 6164 Basil SW 6194 30 Avid Apricot SW 6639 Towers O Location: � ❑ Architectural Engagement: Towers or other vertical architectural elements are rn recommended to be engaged with another structure. � Material: ❑ Tower Walls: All tower facade vertical walls can be natural quarried stone, cast stone, or cut stone. Other materials may be allowed above the second story upon review and approval of proposed design. Wood may be used as accents on the tower walls. ❑ Prohibitions: The use of wood siding, Hardiboard siding, visible concrete masonry units, marble, granite, fiberglass and metal panels ❑ Tower Roof: Genuine, natural clay, color fast, 2-piece Mission barrel tile ❑ Allowable color blends: See Roof Guideline ❑ Maximum roof slope: unlimited • Roof Form: Roof shapes may be hipped, domed or flat. • Prohibitions: The use of dormers and metal roofing panels. Dimensions: ❑ Thickness: 4 in. minimum for stone veneer. Other thicknesses may be allowed above the second story upon review and approval of proposed design. See Stone Wall Guidelines. Wall Coursing and Patterning: ❑ Cut Stone Coursing Patterns: Cut, level, horizontally coursed stone, cast stone, or brick is required at all wall openings, door surrounds, window surrounds and building corners. In stucco walls, stucco returns may be allowed upon review and approval of proposed design. ❑ Natural Stone Coursing Pattern: See Stone Wall Guidelines. ❑ Corners: See Stone Wall Guidelines. ❑ Prohibition: Mosaic stone patterns or other non-load bearing masonry patterns Opacity: ❑ Void to solid ratio: No more than 40�0 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 and decorative conclusion at the top is essential. The profile of the Tower, as well as its close up elevation, should be recognizable. Tower walls should emphasize a vertical composition. • Surface: Planar, flat with visual expression of natural quarried stone, cut stone, cast stone, or brick surrounds at openings. In stucco walls, stucco returns may be allowed upon review and approval of proposed design. ❑ Openings: All wall openings shall have full natural quarried stone, cut stone, cast stone, or brick returns at openings. In stucco walls, stucco returns are acceptable. ❑ 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 of the first two stories of the tower 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 w 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, if used, 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. u Screening: Mechanical equipment is required to be screened and must not be visible from public right of ways. u Roof penetrations: Plumbing roof penetrations should be limited. All plumbing vent piping must be painted to match roof color and have a low profile. ❑ Prohibitions: Visible cell phone relays �] Concealment of cell phone relays must not create additional architectural forms or devices that are not normally part of a tower design that did not require such screening. 32 Door Surrounds � 0 Door surrounds are defined as the decorative articulation of a door opening. The door � surrounds are the decorative frame which define the portal and presents the door or � gate. � C Materials: � ❑ Lentil Material: Door lintels must be structural and are required to be single piece � full width natural quarried stone, single piece full width heavy timber, cast stone, or brick � C that appears to be structural. Brick is allowed only when used in arches. Arches, including Z segmented arches and flat orjack arches, are allowed over openings. In stucco walls, � expressed lentils may not be required upon review and approval of proposed design. � ❑ Lentil Prohibitions: The use of natural thin set stone veneer products and man-made thin set stone, plaster, EIFS, wood siding, Hardiboard siding, concrete masonry units, marble, granite, fiberglass and metal panels. 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, cast stone, or brick. In stucco walls, stucco jambs may be acceptable upon review and approval of proposed design. ❑ Jamb Prohibitions: The use of natural thin set stone veneer products, man-made thin set stone, stucco, plaster, EIFS, brick, wood siding, Hardiboard siding, concrete masonry units, marble, granite, fiberglass and metal panels Dimensions: ❑ Primary Entrance Recess: Door must be recessed a minimum of 8 inches from face of door to face of door surround. A minimum of one Primary Entrance is required per building. ❑ Stone Lentil Dimension: Stone lintels are required to be 8 in. tall minimum. ❑ Wood Lentil Dimension: Wood lintels are required to be 8 in. tall minimum. ❑ Stone Lentil Bearing Support: Stone lintels are required to overlap the supporting jamb by a minimum of 6 in. ❑ Wood Lentil Bearing Support: Wood lintels are required to overlap the supporting jamb by a minimum of 6 in. ❑ Brick Lentil Bearing Support: Brick lintels are required to overlap the supporting jamb by a minimum of 6 in. Coursing and Patterning: ❑ Stone: Stone lintels may be cut square or be more free form in their shape. ❑ Wood: Wood lintels are required to be level and interlocked with horizontally coursed stone or brick. ❑ Jamb: Cut, level, horizontally coursed natural stone or brick is required at all door jamb openings. In stucco walls, stucco jambs are acceptable upon review and approval of the proposed design. 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. 3 � � n Arched Lentils: Arched door lintels may be segmented or carved from a single Z piece of stone. � n 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. � n Decoration: The incorporation of decorative niches and carvings into the door � surround is highly encouraged. � � Q �. �.-_ -: ti � � ,r�►.� r�. .. �- ....�,� ..�� t �!�, i�y� �f F'"y��Y`�'J� � . -� `. '� :� �•'. � �*� .+'4. '. ..:- y'a�'n.'�_!. 1, P ^�S_� hr .' f.�f �_��(. , i` �+{y:. _ii1 �I ..�•-� s 1 ;/� �i�. �`.�'F yrar 1.y„r,- aT*C� F .-Q� 5 �-�. ...y� ��T• �_1 a+�"a .-..E�":-... e�''�� : - � � a��_4 �`*��r�p•��'.` R.'� � a n .:., r�`Y r.�: . _ � �;" ' .� ,.,. � ' r :�� i.�-`�-'� .cY� �` ��'�. ." ...a, r' ��+�-�/, . ri.�,.f 7 �' �'.� .� �,. -_s �`�' -, �.,-k��, �.+�-.-�� ; "p +'3r _�` _ .' _ i # � ... __ - � .. �e., �"1. + . .,,, � . . '~.'�1R. ��r'(�b'�u .' f ,. �- �l�' � V'�.9 ��9 �" �' }$�� '..pr .. ',1,! .��,., �.-. . ,.,` . �_� �• . }(�. y� ` ,,,�.;.+F t: ' ��'�`- T ' . t � J . . Y�� . �. � _ b "�°�d+�', _ ' .. �;C. 1�. . ��:Y�`Y '_ , ,-y�.. 3 : - __ . ,. i, ...��a .�S y. "�'r�„� .:.�, • r�� .. . . �� .s �. t t '�l .,�µ�. " � . � -�J Y� ..;�� { . #; �� . �d�� ti:r.. ' �"*. �� '�L � �f a � 4� a,� y. ��,� �-, _ . - -14..'_� , y , r. ,:➢ _ � ��-• �� _ � . �M. _ , �� , �y .. . . � a�x.� .7i � ��, :� �� _/_L __��:. � . ,� . ��;�� ' '�.ti� _ � .e.r.T...- e � ��t'i � �, .� - y,S• �?1 '.y,�-`.�,"�r7 - _"`J� ,�� ..- . i. I ' �..� t il_�a �.R„� _�� . �-� '� . � 79� . . - � ""�►�d: � �i�'4! 9 [ �' I'.M1 "'� i ly � Y . -. S ♦ � � l�. � ` 4 � �I�,� • .'��``� . Y ;, �.� � �:y- ��r � � � - ��`�;''�e"' ` --:'�.`-., ="' � 'F—�' �:; , ,- _ .�� 7t — - , :�.e t•, ,4,�� t ' �� d ',� u � ' -'$ __ - � �� u �, - - �� F . ��' . �� 'C �a. "�k �' � ' . :�`�`.�;' _�,e,.�'' � � ... A� � a�`''�'� � � _ - , :. - .: �, -> � - -�� _ � � �-�. � �-� �--�w '�' '�'"� , "� '�`' ,� �,r�y' - �,,,� " ' � � �..�� ¢�� ,� ��, � ' . r� '�� x;`� _ � ��,_ _ �1� � ' .y ti. s.�-..-- , i(S� '�t� I�� ' r �,. � �A-;��h �� _ ��., �� i .Y^i� '-,4 1. Z• *�� 1�V �'I �� :r'�} � .. _ . � ,: #�� :.- � - �..��^.� '^4 4�' k +�,��. � ,^��{�r } � a e'� `.� -�.� -:�4�y�,r �} �. e .u�r �.'` w �.�c,�`n�1 �°r ! y ,I 4�` �� ti �_ ;'q�i�F P »�i.�� ,��` a :�'� �.�P �.r <� t`�`�;��' _ !° ' .-",��j'� ��yp,�-�,..r.. a w� �, ��4;� � a � _,�� ;,� ,,''''�, 'w �'�� ' �, �t � �" �:: .. �� `�• �,� � �� ,�—�- � ,�.. .� ,� '� .� ;�` �` N-�^��"�w�;` �� - � ��,��;� � , `�� — .. s �� .�,.� � � .-�. .' : �, •_ � „ : ,� , .�`" �� , �} �- � � _ . �,�- ' - .�,��., �. .� 1 , � ..�., - ,� �:",§,,`* _ .- •, • -�`�� ,�,. � �:��,, �� , �,� _ ,�.,� �,,.t` . � ._y � � Y,.._' �.q, '4.�. . - ,F, a..'A� t _ +r� - i�-,r '� ��f a��,�i. `'��' ,��'�' f � "`�� .�� c , *�z+e�f:+�, Y,�,,. ��'�� 'bi��•" �tP$�...'�'�( ..±-� t" � r _. F',•.� -;� . , �*`: w i rt,,,�.��"a �� ' ,y> °"" r ��;� 2' 41'� tl.: :.�`r '�.F +rn"w°�� 1 .�`� Y �+ 1'� e,. �' � ••P�F�1.�,�� ' ��°� �q IS i.��_� 9 i X� � � Y �• �. � . �y1 f� ��_`` t: K —� �q �,_ � . . �' qI � � �' a ��pr� �,w.�.�h Fv �, X:' � Gil�-=.��: �� J @ � �'� �Y ' `' , + �~P��.' _ � . �.�.1'�"i'�°r�ie` . ' G _ . . ;?�'rz:�� -�i $ ��•., :�Y�� _ . `_ ^'�"�' � . . � _ � .+„�,'�'-y4.� ,e; ,�� +�., .. � �� _. '`'� , a� �- ;" �i�--�i �� .�,-� x'+a�.�t-� � .__�.�-:� ' � .. +.. •��^'��s�.: _ . Y „ ,a •-�-.� i r��,�ra 34 Window Surrounds � Materials: Z ❑ Window Lentil: Window lintels may be single piece full width natural quarried stone, 0 single piece full width heavy timber, cast stone, terra cotta, or brick that appears to be � structural. Brick is allowed only when used in arches. Arches, including segmented arches � and flat or jack arches, are allowed over openings. In stucco walls, expressed lentils may � not be required upon review and approval of proposed design. C ❑ Lentil Prohibitions: The use of natural thin set stone veneer products and man-made � thin set stone, EIFS, wood siding, Hardiboard siding, concrete masonry units, marble, 0 granite, fiberglass and metal panels; the use of exposed steel angle lintels unless required C by the project engineer for life safety purposes and approved by the Town. Z ❑ Window Jambs: All window surround jambs, are required to be natural, quarried � stone, cast stone, or brick. In stucco walls, stucco jambs may be acceptable upon review � and approval of proposed design. ❑ Jamb Prohibitions: The use of natural thin set stone veneer products, man-made thin set stone, EIFS, wood siding, Hardiboard siding, and fiberglass ❑ Window Sills: All window sills are required to be natural quarried stone, cast stone, terra cotta, or brick. ❑ Sill Prohibitions: The use of natural thin set stone veneer products and man-made thin set stone, EIFS, wood siding, Hardiboard siding, concrete masonry units, marble, granite, fiberglass and metal panels Dimensions: ❑ Window Recess: Windows must be recessed a minimum of 6 in. from face of window sash to face of exterior surround. ❑ Stone Lentil: Stone lintels are required to be 8 in. tall minimum. ❑ Wood Lentil: Wood lintels are required to be 8 in. tall minimum. ❑ Brick Lentil: Brick lintels are required to be 8 in. tall minimum. ❑ Cast stone Lentil: Cast stone lintels are required to be 8 in. tall minimum. 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 Jambs: Cut, level, horizontally coursed stone, carved natural stone, cast stone, stucco, or brick is required at all window jamb openings. Full window surrounds are encouraged but not required based upon review and approval of proposed design. 5 � � Articulation: Z n Surrounds: Window surround designs should be compatible with the design of the � building the window serves. � n Wood Lentils: Window lintels are required to appear to be capable of supporting a � � structuralload. � n Arched Lentils: Arched window lintels may be segmented or carved from a single � piece of stone or be made of cast stone. � n Scale: The actual scale of the window surround should be visually in tune with the � perceived weight the actual surround is supporting. Q n Decoration: The incorporation of decorative niches and carvings into a window Z surround is highly encouraged. � � ,,a �'��._'�'�; ` -' � a _ � � ' � _ _fi�� +,' . ,�'' w ` r '*�'�. :'L... � .A 4Y�;i ':�. �, -- 1� ...� ... . �.. _ 4.. r `� . . ' � . �ii. �"; � -�,� � •ry' •� � �'�,' �. 4� `_ z�� ,� � � � _ �.�'� . - ' �_ * . � ., � y '~ � .... v-`` �. . , . ��.. . Y. � � .��. r� W�- � . . � �s + .. ' � ,. � _ '� � ' --5..�,.,,,�._�4 . - .; s � � '� �'+ . - ` ' � ' ,.. � � � - . ,- �s •'�-`'� �.� ��.. r _ ^ .y- ._ .. . 4 S��-' ' F,♦.., a y 'J�� Y .�i � +1�1 .. �. 4,,�y_.\,, ,. .� �F . . -v r if T s�u �}""�_ ,. � � -~v, - �_- �: _ _ ' . .�. . �. t � � 1� . � �� `�� ' ' 4 s. ' w� � 1� ` � __ r4 . H 1� �l I " � S t`..74 � _a.q.. � � _�-- ' ..'�'► ...�� y �A �^� . ,r. ��'�.! �•,"� :4,, �,-_ Tµ* � ' �� _-' � �j �..�fl---"'i.� �6...� �..lY.e4� � A.�,��1� �_ A��:;�F�y �Ay.^Ae - �t. � p • 6 � r✓ �..��tiy �•jC�( . .. �'l �� r ` _ [�l,.` —.�4 �4�•'r�"�. +"�'_'�..r w�-.R' �E 0p 4.�, ` �.,:Sil�t' l �.�_�i" .. ' , Y .'�F ,. p,- -y! • . .&' � si., �'6�."Y",. � .+,_,"` :~M :. .,_ d ,. �+ � 1 '. ��1 1�T.1r�,y, ' � �' q�.•t r�'�,.��- � �C �_��r:�.* � � � I 3 .''� "�r...�,� �yi-'F�f "ta� �#". - '�-- .:�.. . � �` �s' -k � _- M ._ ��' �C.'.,'� '. �_. lr-�ti `-e , . ';- t,.��.�.�'fw..y"- 1.iP": _ �z. �R 4 �� ; ! � t - ;i�,t,.' . �, ._ - . . , _ .` . - , .. _ �i++�'.�ae„ . �, .� $�. "�"�-3k^a •' .{�15.� -r.- � �s '. � ' � _ _ -" � -�_ - � j --,.� - �""�' � �� i� , T _ �1►�[rt� ,1� -•. � ��„`"�� r _ � r� -+�'� ..K e 4 i,�, �-' �`.� - t�%� �'�r ; t a �r :,-»- `* i y � 4, !,� �. r�..�..�r�:, f ��.. ' 1..�.' _ __ � � _a z�� f J i�T '. A' �v� ...�. �' t !�:. � � ��p��' !'d l, �}u' ''"j.+ . �.�..� � , �,�� ,�� \ '.� ',.� ��: �'�' .� �,i - �� ` . _ :.J' �''�i f��x�';- . ...� �,�� . i�� *�- � y, _ � _ �;P��_... �� -., ��ib %� �5..'� .trn . __` _ �`� �" r �. _t :'� ''. 4 - _f -� �� q� �_ ,.'�- _--- - .. "�� '�r�,, y -:' ^'q � _ /',. '�+�` _`'(� h' K y ,' �,_ ' �- �'�. C. p,:-' �v� :. �I I ,?i, 1'.- _ ,.. t�: _ ��.- � � � '� ,f�jLL".. ' : �� ! �L,��,,,. _ .�.+ �. �� '..� f., ` . "�� E ..' ♦- . ,�� '.�- � �� "'�. t,- {� ''1:,' k,,'��- r� 'm'�f i '�� x �' �_'��° i,�� 4��'�"� tl �i �, ^� �.��"�p�"/..�y �i�...� P f� `_�� ,.i� '-d,�I��":"'�F ? '`FW � :t �`-�,� 's?�.�F � _-y . � � �� 4' �a � , . �.'� a �' ,�m',�:� t .`�q�� _i ��_ ' i �r�""'� �� , � -, �r�� '�+t"'�� I >,._ � „ �"� � _i a � _-�'�� `�=� '- t r �i. .-, - '"��_J e..- T-�.-.�z�`__. � �-.�,s:.�l � ` 36 � ..,: ,R� Exterior poors rn X � Exterior poors are defined as passage between the exterior and interior of any residential rn or non-residential space (conditioned or unconditioned). � � � 0 � �:� �� -:�� f �,-i,ar...� - �-.��- , . 1�� .��d�� . ��. �� , � , Z7 e:;.._'._�� `�� - • '"'�„_- \ � _:=(l-•_= - - _ _� _ �'. :��."'-- � ;,,_ � � .��_ --- _ � � _ ti �� _: --_=� - - �_- � ° � �,_-- A � __�� nr ;� ,�� _ � �� y.s�� , �� -. �.�f � � "�- r __�____---_ -� — ,�. --__,- � ' �,-„ � �.• ,�•�=��- ,� t - �r��r`��.�•��"k .. . . .r.�..+c . :xf �' �..a.�►� Sf'��✓ _ � _ . .~ � __�. :� �`k� \ �.. , .� :: , � _ � ; �r - - � I .. . . _ � „ ,,, �.... •�'• . _ �. } - �, „� � ' , C ' r� � � : „�. � . � ___,_� � , �' . ��. � ��,�� ,, �. `i' --- ��'^ . - r,��sy._ �?"' �� .z. - L~' ' l�, �.. ,.►kw C.... � � "_t�a�. �` . te7 � j. �. ' � 7 � Commercial Exterior Entrances w U Material: �Z n General: All primary, exterior entrance doors and frames are required to be wood, iron, or pre-finished black or dark bronze aluminum. All aluminum storefront frames are � required to have a stepped profile trim. Commercial exterior entrances are allowed to be wframeless glass upon review and approval of proposed design. � n Wood: Approved woods are Oak, Alder, Poplar, Cypress, Clear Pine, Clear Cedar, O Cherry, Teak or Walnut. � n Wood Production: All units are milled or rough cut lumber w ❑ Wood Trim: All trim is milled lumber or aluminum clad milled lumber. � n Prohibitions: Plywood, composite board, vinyl, stamped or formed metal, or wfiberglass. J n Iron: Rustic, wrought iron appearance Q ❑ Iron Production: Frames constructed with structural tubular steel. All panels must be U iron plate. All ironwork finishes will be oil rubbed bronze, dark bronze, or black iron. � • Iron Prohibitions: Polished brass and stainless steel finishes and stamped or formed w steel/ iron. � � Dimensions: Q !� Wood Door Thickness: 1 3/4 in. minimum. U n Wood Panels: 3/4 in. minimum set in with an authentic sticking detail. Panels can be butted boards set in a wood channel. i� 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 structural tubular steel • Iron Infill bars/ pickets: 3/8 in. minimum ❑ Iron Panels: 3/16 in. min thickness Opacity • Void to solid ratio: None specified n Glazing: Glazing is preferred to be 1/2 and 3/4 light panel styles. Articulation n Wood Edges: All edges are routed, carved, or rough cut. n Frames: Frames and doors are required to be recessed a minimum of 8 in., from face of frame to face of door surround in primary entrances only. • Surface: Planar, flat with visual expression of composing lumber units (such as butted vertical boards). n Jointing: Clear indication of connection such as visual expression of mortise and tendon and or mechanical/ wrought fastener/ rivet. n Glazing: Glazed areas must have divided lites. Divided lites may be achieved by surface applied muntins at least 1/2" deep and 1 " wide at both the interior and exterior. Glazed openings in the door are not required to have an approved decorative iron grille. Glazing is limited to clear or seeded finish. 38 COMMERCIAL EXTERIOR ENTRANCES °' F ,,,.._.. �,� v * - . �R, i1l, rj*- � ��`'�`��'',`�f . � ' 1�F ,.,� '��.�,y.'�( ' �`_ �' � � � ��h, �S� � .�,JT't J .f /`" �''� � y y fy•� � { . • . o� �Yw � �I'y . � � •� .��y��`A b� �j �.S'��,', . ' � q_ ; ��n,- � � '` 4'� 4 ` �, � � � , 1 �"f.��'.i l'� � T�� '"k� �_ h ''t�.—� R . , _ �I . � �. �4� 7 '� �� '{ }, t . � ; „ �• ��' 'l�r•`� � t ' r , . �� .l� L i � '.l ., . � , � r.i . r .. f`�1 �� 1 � � � �4 G ��v I � . � - V� , � ��'x .� � 1 �� - � �_ `, �_ � �, . , 'tl ��.`� ' � � 1 ��"� a.� �`i:�"J s,�,,, �,, _— �,� ., », i �� ';�i"., /� � �� , � � , �� 1�I'ti y�" t C' � ,� :: �._____ T,`�;, �� j�� n .��. ��! f �. ( �. Y 1 1 �� t, i `� 1� ' '� ,.4 , � L � � �,� ,11��"��;' ' ! �� k �0 '` �l •1 r C� �I �;*A�I J� '. . `� � �� ` ,`.. 1{1 . � �� '� +,'�� \� �'� i�, °a: x � I� ` - .� ... ' �'f h �; J � � � ��i."y3 I: � r �(�..ti �� , �` _.. ... _..�� I #�F . ,4+ ti L'.. ' r ",;�! �� ). � : .'Y ; , t �:' � � .'� � r y - ` l , y. , � , �� ' �� ]� �r '' � � t , � , '� . , rL � �T',� �� .� � �1j � +� t � �y � � �,� . F � , " �* , � '� � f r -I� ! : � ��'+'�, � � A , � � 1 ` � — ' �r ,R i' , �� , ► ,� :r � w' � � � .� ,;,�,3 ,��,��,��'� � ,� � �,� ' �� t� ��. � i� � ?. '' �+�� r,:,, , , A � __ � _ _ - a , , , , , �, . � Ai�� ' � .1 I . � _ �� / . � - � _ . .. I � I� '� � `�.� ' - � s�� , —�— .� II' 1� . �� I, _ ,� �,k � 3 _ — ,. �, � ni ,_ , � � ,�f,� : — �� , , � �� 1 � . i — _� �1 ��r, '�,II P y � , � � r�;i a�`�' �� j�� f« ...,1. �. v �"..�'.�; . �_� � I 1 I i u ` +�j�.�f.�Y-��.iy`��ry� �� { �aW° i .:, ��1t a 1 atiy`a�' �,��f��l !!��' t y �S�1�, . �.�' — .'� � �'- �. a y) �-� � �J[I x�.. kN`1�'. .g'� - i- ��2 , ' i� '`� , . � ,,, }—t" �6' �� ,�•- . �<tM� ��*JL�ii"s�:� • . � �� '"u ,j �.R-✓� � Commercial Exterior Service Doors � � Material: � • General: Exterior, service and back-of-house doors and frames, are defined as � Commercial Exterior Service Doors. w n Material for Qualifying Doors: Exterior, service and back-of-house doors may be U hollow metal, heavy gauge aluminum or steel, or wood. Other materials may be allowed � on a case by case basis. � n Frames: Frames for service doors may be dark bronze or black metal. w cn � Dimensions: � � Door Thickness: 1 3/4 in. minimum. � ❑ Frame Thickness: 2 in. minimum. w n Gauge: 20 ga. � !� Door Height: 8 ft. maximum. w �� Door Width: 10 ft. maximum per opening. � Q Opacity: U n Void to solid ratio: Glazing is prohibited in exterior service doors, except where used � as a security window. w � Articulation: � n Surface: All exterior service and back-of-house doors that are not visible to the � street may be flush front doors with welded connections. Doors visible to the street must U have an articulation that is similar to other doors that are visible to the street (panel, etc.) per photos on the following page. ❑ Mechanical Grilles: 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. n Prohibitions: Wrap-around frames on exterior walls. 40 COMMERCIAL EXTERIOR SERVICE DOORS � � � ��,,rr x�-' ��..- r �._, � � x r�'..: a�" r �: � �`� "y `i r �t .�.e� � , t : � '°°6� - i l �,�'��m� s..�f��gt�"� ,��'�;,� +�`� :°�r,. - � ;, ��,��+ - ��-� �.4� y... 4 yA�,4•�.. 6' S �,� 1"�' �,� �''-'�. _ — ��,� .�,_�a 4`• �"r A��._-.�.... ..:.ti t :.-�`'�z A � � ^1 ��..-'.� I . ��,�� - , � - ��- � � � . � �� ;�. ' "-� , � ✓ ,�� . ��,�,��.. , � ,� �, `'�' � � ;;�, y��4q4 � �"+ �t ,:;r 1 �'�; ..�. . k •`��.*�r�ti 'k �� 1 �� f�' ��. - f � 1� .a 1 �'�..C�J��41�� 1 . � N .!� I� aw � � �t'. - �u,� ^' "& �, '� #. —�f ti. .� � F � _ ... f '� i, � � _ _ � r =-`- . ._._- - .. � . ' �s'fl � ��e�-� �� ..�f 4,� � [ � i . � -— - � --�'�-, -�� .. ° �'�� - � .' . , -- - .. , - �.,.. . . .�,rR �F . �Y �r,="y��.--..• '. , r • . • . �y .� � � , --= - - _ . . { � ..•, ._ .. �. , ' � � �r- c-� -_;�. - :; . `F . �� - 1: I '7 -�� _��.�.. _ _.-. _ �� ,�i�' . R ��. R; . � _ � _ -�� '� � {, '4� f� �—.. J.� ir� . � � _�.� � ` ',4 �.� . _�. _ �--� __-�„T� :� � k' � .��. � �, . � ._ �_/�� _-_��-��.u�e. _ . t�a , 5 rm1 � � �, - �a .�_. , • - -- -- '-� - �'� 1. �� . � �"—��- _ '�`r� ,4.� j � ��. � �^F �� ' , � .L`� : ��; # _� � . �� :��`�� '# �,��_ j i � _ r=..�. �-..' , � � �_ � .� �_- �- �` � � �f� , . �: -.. _;a: �; ,� �--�Y, -_ ; - � - - ,��;,� , � �,.. ;�1 . � I �� . .' '��...�,._ _- au::� ` `__ -�, , � \ '�� _. ., ,� _ , , -:— , ',. . . , • i � � � - � � a � � -i` � 4. w Commercial Exterior poor Hardware � � Exterior poor Hardware is defined as passage sets, lock sets, locks, kick plates, pull � handles, emergency exit bars, hinges, and sills associated with residential or commercial � entrances as well as garage doors and commercial exterior service doors. � � Materials: 2 � ❑ General: Ferrous metal (square or round section) or heavy gauge formed steel with O welded joints O ❑ Surface: Rustic wrought iron appearance � ❑ Styling: Spanish and Arts and Crafts are appropriate design styles. � • Finish: All hardware finishes will be oil rubbed, dark bronze or black iron or other O natural patina finish. ❑ Thresholds: Thresholds are milled timber, natural stone, cast stone, or dark bronze or � black anodized metal. X • Prohibitions: Brass or bronze material; polished brass and stainless steel finishes w J Door Entry Sets: Q u Handle: Doors must have a lever or large handle pull operating system. U ❑ Back Plates: Minimum 8" high back plates are required with the operating system of � choice. W ❑ Prohibitions: Round knobs � � Hinges: � • Hinge Type: The use of H-shaped hinges, butt hinges with decorative finials, or strap U hinges is required if seen on the exterior. ❑ Prohibitions: If visible from the exterior, the use of butt hinges without decorative finials 42 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. rn ❑ Kick Plates: Wrought iron or plate steel kick plates in a compatible design style and � finish are permitted. (� � r rn x � rn � ,- - . .�-�, .,-�, - � .. �, � O 9 , � `�� ' ' �y ' � � � �� ` o � o 0 r�, ,�-�-� ! +�` ' I '� � ��l ;� � � � � z D � , �/ �. __ — . 3� .�1 � / � � � . ,� �; D � � �� , ��; ��: � rn � � � �` �-' �`'�� ,_ a� '�` f��'�' ti�`', � .�, i ��:_� � , 1 I � � .."'"", �'� P �_� , � I �#�� ' ' `� - � � � � ��'a� 1� �� 3 c� Exterior Windows > � Exterior Windows are defined as the frame, casement, sash, sill, jamb, head, and glazed Q lites of glazed openings in an exterior wall separating in interior space from the exterior. Z � Residential and Commercial (commercial windows are any glazed opening in � commercial structure that is not designated as "store front") 0 Material: � n General Material: All residential window frames are required to be wood or � prefinished aluminum clad wood units. Commercial windows are allowed to be dark w bronze or black anodized aluminum with an edge dimension similar to residential windows. n Wood Material: Approved woods are Alder, Oak, Poplar, Cypress, Clear Pine, Clear Cedar, Cherry, or Walnut. • Prohibitions: Plywood, composite board, vinyl and fiberglass Glazing: n Divided Lites: Glazed areas must have divided lites. Divided lites may be achieved by surface applied muntins at least 1/2" deep and 1 " wide at both the interior and exterior. • Finish: Glazing is limited to a clear or seeded finish. Articulation • Edges: All edges are routed or carved, or applied prefinished aluminum trim with stepped profile. n Divided Lites: Glazed areas must have divided lites. Divided lites may be achieved by surface applied muntins at least 1/2" deep and 1 " wide at both the interior and exterior. 44 EXTERIOR WINDOWS "' )� �- E ,� rf`['� � / i�r � � ��k . �.� i �� j i � t- � �� F.� t,.r�� "�"�l'. ! '��. 7 . , ��`�� .Y� � ' \ q � .S . -�� ~�� . � I -{�. „�f�, ' �. /�� i 1 r ��'`f ,/�� . . � � � � � � �.� �k� f�'��.�` -_ / k �f � Ip. ¢ ; �*`�] �(. , � + �� 3 � -A�,.:'�� , �� •s*�.. ^ . � � � '� � �, . � � �,r1 � ,,,�/ F� �� T � � , _�7 . j f � �� .� � � � ��- y t';�f.fiY`��` � � T , ��-3r., $� „��1��'f ';� '�,s 1' �� r / �� ; f q f� ;��"I�Iq . �/ ' fr`' � 1-:�-•i�� !` �, f - ,,�, --�' �- -�� % �� t, � �� ' �' -� ',� �--- y:� '� f;N� `' �, t , � : / s�k;' �r , � y� /� !'�.,;._� �- .< ��7^+� 1 , ��/� �_p„"�){� � kr} �.��° �t;. ,.. ,��tr��. - , , , f �}� ��,�,� ��'� �� r. ��' � �, � �Y•:1@"��`� ` `� ;r. � � �4"� '\ �r.�!,� ��Y ��. + t'��t l'M' �.t � ��. •...i` 1�J�+ ,�, " _ ! ,�.+ r �_ �'�,}� ;R. ,,33��,,�� q y] 1 ✓' r � (b A/�, �� Y6 ��1 f 1,a k} ( . _� I ' l �111 � _. '�v ,'i1� �•� � 1'�S.f, 'I �,, �l .,- l , �� C 5�� '- F '��SG� � - �� (,'1 �� w�, � � y_ '�,�� . � � � r .. � Y_ � �: � 7° ''� �y\a. ' il' ,� Y�rj :'� �- �r��a, � �f - ;' i lTt� �;� ��.�ti� , �i�� ;� . � �;. �� . r , ��: � � �' � ..,�..� � � �: ; ` S - - �'" ,��. \�`:��'� ,I4 r� ..�� .�,µ. ;:�, 'f ��Y� jA �-�".`.��,�'�� i 'i*�� G-, �� r � ., q, � I •__• `� � �..i�,., y� � . � H `�: r _ � f I_::1�- ': r�}J� " fl- � , 7 , v�'" J' � ' � � ; � w _ ;�� r ' yr � �� i.. _ ;i�i��.'-t',t7 1is�� ,��'r��>:%�.x,�.`� _�'�.•"'1 r'-�y,..�ff.� . •��s , , � �� f�� '¢ "" +'+ ��it fs t'� � d� �� `� ��y�'� ��'��I��i�--��, f r. s' f � �, �i X ,�� .� �s -,. �,♦: a ;r�.�* ,; ' � �. �� +� ��4�t �;� /�s�y � � �> ✓ �� }� ' ��'� '�� . , . ��1"`i1�".. � [,1�r9;f�� • F,� � I', d" �� t w+ ��'"- � �. � �'/ G� .l. si ,� `�" . �_ � F�. +��.�1 ' i � � - Jx � i � f , � t Fa� • k.� , ` . C ;. r , . y � J `� r ' i ,! � ��. (� f� � �( r. � .!' .-� � ' � � ��C},-� ? �._'iY 1"b{ `4 �{, f1`R,�r' F . �r" i S�r� y, .4', �a �^ .I'� �P �.�:,f r}I' � ff �� . ��C:�)�=��.r:fl• . ."sYi�i,�'�J1� { � s $ /}y � I ;�.5�; ' �,;V, �� / .',� yJ '(`�� {j { .� 1 � ,S r f��f� �-'r � ", � "1 8,�a�daJ/ +,.�J��:J�i !"�e':�� • �� r . v� Retail Storefronts � Z � Retail Storefronts are defined as the glazed retail display windows associated with retail � establishments. � w Location: � 0 • Within Building: Ground level retail storefronts or second floor balconies or � colonnades cn � Material: Q ❑ Frames: All window frames are required to be wood, aluminum clad wood units or w prefinished aluminum. � ❑ Wood Material: Approved woods are Alder, Oak, Poplar, Cypress, Clear Pine, Clear Cedar, Cherry, or Walnut. ❑ Wood Production: All wood units are milled lumber or aluminum covered milled lumber. • Trim Production: All trim is milled lumber, aluminum clad milled lumber or prefinished aluminum with stepped profile. • Prohibitions: Plywood, composite board, vinyl, or fiberglass � Glazing: Clear or seeded glass is allowed or tinted glass upon approval. Spandrel glazing is allowed in appropriate locations. Articulation • Edges: All edges are routed or carved, or applied prefinished aluminum trim with stepped profile. n Divided Lites: Glazed areas must have divided lites. Divided lites may be achieved by surface applied muntins at least 1/2" deep and 1 " wide at both the interior and exterior. 46 RETAIL STOREFRONTS '� � �G �J � ,�� i`p � f` +� �� .��'�...y •4•1�(=�l. ..,..�! �+ _S i� rS A.. .,�`�"; ��u��-� ,,�� 1� f, r + , _ �� ■�� ;� � �n.� � �� ar� ''.�, ' � r ;� • .� T.c 3 - - �{, � � ,�` ._� � '°' h. :, ,i, � i ,��' � �.';y� ,�, �; 'al� ,� �y'�� , � i�. � '�. l F ;u ,� :�'� .q.� , � ! :i� '�� V: � � . • . t '�� 1, �..'"�,i: .,�j -,� ,�, � , � � ;; - 4:�l � �� ir 1' �y ,` y �� .Y .;�� ' 1']�'GL {rI y1�1J;':'� � � `►_� ' � t ��) S v 4,A:4!' � :�I_� . . �w'� _ `N } 1�..� i /y � p I ��,..,.T �}+[_ I'� 1� 1 '�YY p J/ ��!{ . ,�. � �� 4 ��ero`f^� � - Y L 1 .S��i, ! / . �� - +�,}. . � C , �� `'-� {�l'>�'� ;;��-�' � ---,.�__,_`��..� = II � r. . `'�I��y{�` � � .y � i � �. � `�' ��+1� � ,§ . . � �� w }.� ,� is '� '1,. ' ��';,��,�.. � /� , _ i \� �i it�' ,�1 S' � �s � ,tS� � �., 1. r� ` �'�, �,a�Z. .�r �' I� ,s,a ' '� ��'g�`. `�t r ."'� � �-"�, ,� -� I , � �,s�t,.,+��: � M�r� I� I � �� ` ,� ��V 4 ��-` � � � jj� a�: ,, ,£Y _ ��., �. � '� �[ �'��'` !�'a�v� „ • '� /j ; {' � _Cr� -.,e R ;'� t'' ' ;f � I , �8�� .�� l.Ld:a 7,.W I l 'i',i'�� . 4 r ��` �� '- �' _- � �;�� - �° . — - -- ` '' ��.. 4:� � l k _� � ,,� r '�� ' .;',� � i , �� ;� � �� f �f� � 1,�� v •T . 9 ' �� ` � - - � E�—�-r � � � �' 4'� P.al � 1 ��v � I .�::�•-'�t 1 k �♦'�' � �` _ ` I � ' �_..-': � , �' .y�� .. a f; -rw I -^��.. � o �� `�i S 3 1',. � � `.� � i ��'� 'i �.9°=� 3�� _ �i�'.� ` _ _ .� . ... � s _ r y'��' . �-4� "� a,,�� f t. � r� �� r�' s -u ' - - � .�� ^:4 '`.i e N� ��. ..�1�9�:..ti_-,�,i�:. �,c'�,� � �. 1��' r°...±. .. _. .. �".+r.'ro.:::a- .'� . �6 l:�` �I � 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. _ U Materials: � ❑ General: Approved materials include natural, quarried stone, two layer stucco 0 on solid masonry, three layer stucco on lath, plaster on solid masonry, plaster on lath, or a" heavy timber beams with milled tongue and groove decking. °� ❑ Wood Material: Approved woods are Alder, Western Red Cedar, Spanish Cedar, � Cypress, or Mahogany. w ❑ Prohibitions: The use of natural thin set stone veneer products and man-made thin —� set stone, brick, Hardiboard, concrete masonry units, marble, granite, fiberglass and metal � Q panels. � Dimensions: �i Wood Beams: 4 in. x 6 in. minimum. The 6 in. dimension listed is the width of the beam, not the visible depth. ❑ Wood Decking: 1 x 4 tongue and groove. Articulation: • Design: Soffit designs may be flat, arched, vaulted, groin vaulted, or combinations of approved designs. �-i Structural Integrity: Where employed, wood beams and decking 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 should 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, where possible, should be located in inconspicuous areas such as reveals, coves or material intersections 48 Pitched Roofing � � Materials: n ❑ Material general: Genuine, natural clay, color fast, 2-piece Mission barrel tile = ❑ Allowable color blends: Allowable color blends shall be those which substantially rn � match the sample roof assembly approved by the Town. Deviations from the approved � sample(s) must be approved by the Town. O Location: � T ❑ All pitched roofs. Z Dimensions/ Slope: � ❑ Maximum roof slope: 6:12, unless otherwise approved Roof Shapes: ❑ Gable: The preferred roof shape is gabled. Hip style roofs are discouraged and only allowed in situations where a hip is necessary to mechanically execute the roof in an efficient manner. Multi-level complex roof line profiles should be used when possible. The objective is to have discrete roof forms and clearly articulated, simple roof planes. ❑ Prohibitions: The use of dormers, unless otherwise approved; and wild pitches, sloping ridges, and cut off hips as a means of solving roof closure designs. 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 can have random mortar boosts. ❑ Closure: If acceptable to roof manufacturer and able to be warrantied, the closure of barrel tile at the eave is allowed to be mortar in lieu of matching bird stop. ❑ 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 should not be visible from public right of ways. All plumbing vent piping must be painted to match roof color. 9 �'�' PITCHED ROOFING 0 .w % �� ' ' m�. - �r..s� � .� �� s � �� - �� y �. }� _. �', ,�� , � � � � , � 'z � , -'.� �x — � � e: — � ��— /�/ .. �— ~:^�flu.�_ Yrl� � �! . X i. � � ` �� . .�� i h � / , )` � ' •., S� 1l� � jK r '��v `\�C ;t v )� t�i�r�\{.'� � S {`•I \l p (( � �� `V ��i �'C), �}F J 1 � . � ��`. � .`��.: k-� � ,��.�.M � � z�� :�� ,� ��. ,� �. ,� �r� „ t rz ��" "1�;�"j� � , �. 1 i {r� 1 .�'�. �e 1 fi, r: 1 'I i�a'. � I �f7 �� ' � p�yh ) l�, � �Y �'P" � �,. �:� .,_ ; Flat Roofing T r Materials: D � ❑ Materials General: Flat Roofs may be a built up bituminous roof or a membrane roof � system installed. Installation shall conform to manufacturer's specification and qualify for O manufacturer's warranty. A minimum pitch, flat seam metal roof may be used where a O flat roof is desired. -r-i Z 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/European 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. ❑ Residential Structures: Flat roofs may be used 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 or cast 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. All plumbing vent piping must be painted to match roof color. � -�� .�.�R;�„�.-�-��,�.,�� Y - I r r..�.n w.- � �.��y'�-� �e�}. "��`i. �. ��_• ��".�''.��..� — r fi ±� �at'� ..�,Y.. �.�� u� .v.l ',3 � i �1q ��'� syt ;� ,�`.- �:� i � F_ ��'��:�. y�'- , � �1 �- `` � 4�P^e 't.�-��r ', �,� a;�.��f� 4 . "�E�t 4{, " i t�.�k''�z��. � � �`i+ �"�`'' xx,,'.�.; ��:.�a� �'-': y ��s "�� „/Y t � 5crr_ened P�necliaezi.c�l Ec;viprnr nf ��.i;h . :��;�: �� -o. __� � �� Building Cornices U A building cornice is defined as a horizontal decorative molding that closes the Z connection between the vertical exterior wall and roof edge or roof edge cap. � 0 Materials: U _ Cornices without a Roof Overhang: Approved materials include natural quarried (� stone, cast stone, natural clay tile and barrel mission natural clay roof tile. This cornice is Z accomplished with minimal use of a fascia board. � u No Roof Overhang Condition Prohibitions: The use of Hardiboard, concrete J masonry units, marble, granite, fiberglass and metal panels and the use of enclosed or � boxed cornices °� ❑ Cornice with a Roof Overhang: Heavy timber beams with milled tongue and groove decking. Approved woods are Alder, Western Red Cedar, Spanish Cedar, Cypress, or Mahogany. u Roof Overhang Condition Prohibitions: The use of concrete masonry units, marble, granite, fiberglass and metal panels; flat soffits, visible masonry pockets. Dimensions: u Wood Beams: Beams: 4 in. x 6 in. minimum. u Wood Decking: 1 in. x 4 in. x 3/4 in. tongue and groove. Articulation: u Styling: Stone with minimal or no overhang. ❑ Projected Detail: Traditional stone cornices often featured projecting coursed stone, clay tile, brick, and/or clay roofing tile accents. Cast stone is also allowed. ❑ 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 overhangs. Where employed, wood rafters and decking are required to be capable of supporting a structural load. u 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. u Full stone cornices: Natural quarried stone and cast stone assemblies are required to be capable of supporting a structural load. u Roof Tile Cornice: The use of roof tile in the cornice design is highly encouraged. u Decoration: The incorporation of decorative elements, painted designs, reliefs or carvings in the soffit assembly is highly encouraged. u 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, where possible, must be located in inconspicuous areas such as reveals, coves or material intersections. ❑ Intent: Load-bearing masonry wall appearance through construction details which yield a masonry closure similar in visual effect to that indicated in the images on the following page. Conventional masonry pocket details are prohibited. • Roof tile closure at the soffit edge shall be mortar filled. Plastic bird stops are prohibited. 52 BUILDING CORNICES `'� � �.� I � i \�� I' �, r��'� V�� ,,�a ' �l' I � f '� II '''�1 � j f `.;' "'�, , `,�r:�, � � � . �� 1 � , � � � i 4 � I ,: ` li � �� -T�s �'� ' t�t {,. � I� � � � � �� i ; Sm� �4 '�� f JI � "r,;; 1,\ � �'� .a\�i � � I p ��. � ` � ' 4 a � }C, pp QR i` � 1�''��`. � � l i� � �1• r:J�O � �I }i V:.�t II N � �'� �6'�� — � +� ..j.3 4 `.�' �� I �� `+� i �� , •;. y �,- �.� ,� �, �, �1 = � � �{ _�-_' r�- , �� - -� •� � � i � „ ��t __ -� - - � � . - -. - �C ��+ -k �_ - ` -- _ " - � �� ,. �.:, � , r� , i'� ��" �s„`.�.-„'- _ 'I � .M�� ., � �.� . , w , . _ , , ^ , ; �=-; � �,� � � � �;� . � ' �� -� - � .�:.- � , -- �-;-� � `� �, t �� 4 � �� • ,7 `� � ,- '', � �1, ",p'�y�°� ��x�{ ,. � �� `�T�"7 ��. l _± - �:y, l'�---k F �'� �S � ' '' '�'.� �`� � �-_ ' �` t y c; __ � --, 1 .� � '+ t�� ` g��,�t ��3 aF+.�,wc.-.x,� � �p� � �1r _� .,E� '• � .c4�� [�;�{l�,��i� .._ . ( � � �lV,� � � P '� ' �"''�5r r,y_ f --q� '�, ��(�,�� f - � � '-�s'�,�IF� •�� " �� ' � 'yF ( tt �� .t 1 'v7 �" �`� "'j" ;)t�I ! ��'y� � `,�� i�t4. 3' _ .�� .�� Z� �[� [ �_�, �.-;f`i S� `��-'* � �y�Cr°: { � �� ) �. � � � �� ?�': V G�._ r � r � ,�,� ��,,ti�° , , �� `� � � .�� -; 1 �� S�ri iI � t. %. .�i ��1, �_ . �� '�- � � �.�-�� j $ � �'; } Yr �� ,� ] �' I•�, �� ; �� .�� , $�� y � �f -- ' �'� ��+'`'. f�: \''� .t� _, Z _ _ t �� lS- ("�� s� [ �, ..�j -a r � �y�R �I - r� .j � �, � �`�' I :c ,�;a !��f��s"`l k�� _y f � ;,� Y ?�?` ��,, �„�� APJ ' .a �. . 7 r�` � r . a� ,{ � �r�yF�{ ).r �� s,�� .: y��F`s' C '� ipz JR� t �'i $,��'A.F r r T..��1'' y�' -Y ' i`' . 9� 7� f+ r ; .� f � r �.- a��y��,�f�i7 �� , �°$P ,� ��: ��e r f+� i t .s� i: ,��. 1 �,� � rl�,5c,. . . � ' � �. • � f _ �f � � �r �1� �`;��.J a ' �� '�` ��-� _ , :.,�, �,.. �� ° _ r' €� �"'#,. ' ) 4 �~ 7 �� a '�� - ! �.. _ 3 �w � i "�J��' �.:�`��.�:��_�.��,�-��' �x� ��.� n T �,� s r'� � ; r .,�� : �, r .�� - ^ � Fireplaces and Chimneys w z A chimney is defined as any externally visible portion of the firebox and flue assembly of a � fireplace. = Materials: U • Materials General: Fireplaces or flue containments must be full masonry � construction or Isokern modular masonry fireplace systems. Metal inserts are allowed Z where fireplaces must be built over or above any wood-frame structural component such Q as a basement span or upper floor wood framing member. Exterior chimneys are required w to be full masonry. U Q Fireplace and Chimney Locations: J • Chimney: While a fireplace is not required, each residential unit or commercial wbuilding is required to have a minimum of one chimney. All chimney exterior facades are � required to be full masonry. � ❑ Prohibitions: The use of man-made products at chimney exterior assemblies. Cast stone is allowed. �-i Chimney Cap: Spark arrestors are required to be contained within full masonry construction. All chimneys are required to have a decorative chimney cap. Articulation: �-i Variety in Appearance: Chimney 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. 54 FIREPLACES AND CHIMNEYS "' . ��,,��/v � � ►��' r:� �f �b��1� ,�� `E5b k'Y"��'I I� ?, . ~ �'M��,��r �� j, w. ' ' ��,1 l � 1 . , .�,_ , w / �y�..�1 �. �!t . _ �,r - �� rir � _ �, i ' � �"�,+�''� ` i��<<E� E�I`I�k� E�f'��y ", �r� �`.�1 � , S{F.!i4�ii�C��f iil1�°' � �.y� .; ,, �'' :'1 � ��_ _ � � ► � ,�� t � - � ��'- �'��' � - � �� ,��y f . "�..,�;;_ � � t �� - � `�: l� � 1 � sy E _.. . . r .,�:,�- . � .}�t � � .d."., '_wr�� .1[ . �� JI' ��i. � � _ i• / ,.. >.� � �... .l,'��' . +��.� � ;�' .�' NI a y, - o..� f -- �+�".. 3 �/ ; � ,1 l. -�* _. s;_�LI�,�"-_'�•-+��;�'" i r- '� - .��.sf=>�..=`"� �`�_ � ; e � ,� T� f � � r '�� ,� � ; 1 r 4. � �� f �•�- � � ��._-" � ��f'`� �. /i� �1 rs� � � � �t�� _ �}w � .�'_ � r ` �. ��' �:: � ( •", ,. ; `.:�'' t ;�, � � _ �� rw i � ; � . � �,tr`� ,: � - . :� :',� �� ►,��? J , . N' , �-. .,�..,� , --��: ff , A '� fj��`� .`�� r �.. � -1i . . R6,.': �.�� _ � Gutters, Downspouts, Collection Boxes and Scuppers w � Material: � n Material General: All gutters, gutter hangers, downspouts, downspout wall clips, � scuppers and collection boxes are required to be prefinished galvanized Kynar 500 or U Hylar 500 aluminum, minimum 20 gauge, in dark bronze or metallic copper or authentic cn copper. � � Dimensions and Shape � • Gutters, if provided: 6 in. minimum half-round profile. � !� Downspouts: 4 in. minimum plain round. op i� Elbows and Bends: 4 in. minimum plain round. Z O Articulation: � ❑ Gutter Jointing: All horizontal joints are required to be soldered, or mechanically U fastened and concealed with similar metal straps, except for expansion joints. w n Downspout Jointing: Vertical downspout sections, elbows and bends may be slip J jointed and/or riveted if rivets are concealed. Collection boxes are permitted in the � vertical downspout assembly. U n Gutter End: All joints must be soldered or mechanically fastened and concealed with similar metal straps. � n Gutter Hangers: All gutters are required to be supported by compatible roof � mounted strap hangers. The use of fascia hangers is prohibited. � n 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/Euro ean archet e. Z p Yp � n Scuppers: Thru wall parapet scuppers are required to be covered by decorative O collection boxes. Overflow scuppers are exempted from this requirement. � ❑ Fasteners: All visible screws, nails or bolts used to connect downspouts or collection boxes to their surrounding substrate must be of compatible style, finish and appearance. c^n/ L.L �►'.��F:�'.�p�' �j�'�� . K`�.... ;l�N �j�� '�'�"y..4�C.� . '=. °'�Fl w �A . � �'t'''�` �� ` i 1 . �" � `.'� _ �+ "t � �n ' J 1,� � ;`��` ``�``�'�- �' W`f ti : ��"��'61 ��.�i'...��l✓} �T .� � � 3� r�� _, t `��.�`� � � :t.t.� � ,fj,..,i ` `��'�. 1 � ��i'4 _._ °v.-"R � � s ��-..�^��, ' ��: . ./��,.I� �(y . � vF.. �l � ` "�.` 1 .i,r�'M\�,h r�•.. � �. -'C`' ~' 1�;.� �� 4�i��;��` *�"'�� 'M1�� .�''.�.�.� � �� , � t � \ ��,,� `g�.i+'' . .� <<w ' P...�•'"�:; ✓f��. `' 'T,^'j; `_ '�' � � ,� ,{ �� r �,;.. � � `�� ,�t�i1L� �� 1�� "� .i��^ `��. �C . M � a.._��?ti 4�'*✓' � �, ' ` � � ,., ., :��-� . ,, � �,• ri, , �� .�,�E . �;.:: � ,( =�` ;n',Y•: �., � ` '. ;,� �.��. � ..�' �. . �i`'•..t - - -' .�Y.. ,,-. , ' � _ , <, .� ,Lf i ,� , .a,. �^. . >, . ., - t }' ��r4`,F' r^}� I T'• � �v„=,. r►�_1..�r'.. • _�� • �.e�i��`._ '� `r/. 't� ' � �'�, ! � ✓'. -_�- - . � 56 GUTTERS, DOWNSPOUTS, COLLECTION BOXES & SCUPPERS ; ��-.�;�=�.: ^_ _ ` �-,� _ - _ _ _ ____ ___ , z � ��`'...�''`- - � ,�=- � �` _- ,�-;s -- . `r�' �� . '� ! ti�.�� :,�„� _d �r+' � " - - . -�` 't��a��7 y s�, ' ! -_- � - � ' '. �Y .r�\`Z , �, , � ,� � a .� � \' � � .s a � '� '` �ti � � }11?ti kyy'�'�.r.`t � µ�1 ,I � � ,�„ 1, � 1�, � � . . . ,'i :,�'�^e ,'J � ,i .�' : � � � . � 1•' 1■ ��•1 �`4�. . . ' . �1[` i, '� — , � . . ._ ,�\�.p ��. � �� ,.r�, S�..0 0 � ' � III� �'�~ '�'� �., ��..,�. !� U�Illlf�llllil�lll�, - ,� "' :�„�,� f'�= � V . +t' � � \� '' � �. � ? ' �' ;9 ,, '> : �' " ' ` . , , ��` �ll-�. �, ,'n :. . � ,rl � 1 �<� '� �' � ♦} �-\ �. �{ � �� a. �\ 5 �`�1\� , 4:�' �t �j�. `;�� ; �Y. �� i y � f• ` � ��+ ,•.'6-,4 �r.� . � � , � ��,�,,,�-��,. ``.�-+4- . \, \�e�, �� ;�� '`t '�,• i �,.( t ,z -ti . � 4��.\1��)�j t. > � ` �'.�'.� a r ' f .,:� ,`�� i. } �, �, � �� 1 `, � ti � �.,.,i � � , '� � '� �,. 3 ° �� ,� w` _ * , , ,� ' ` �p �y �� `'�. _ --�' ,:��' .�I�,� � �'�. � � 5� \ �' �:� .1[�� ,�"v��`i�.'� - �•�� . .>� � �,' ,A t � ," �, '�*i14�� ,1� �� c . ��.� ��!�;,.. ,�� tir';> ��- ��,rf �`, o`�w�r�� ,� �'� �� #-d' ��1�t� �+ � -- �.--- �� `�;,,� �'��'' )�n ;i t 1,- ,,` . i � _��,� r. � �, y,r��,j� .,� �r,�yt, , � ', :i �� t� ,�1, a , ,1' ��'�,� u F � { ` � p .r ,�4\ , �� t .��, ��';�, �; ��:t, �� ^^ ��{ , 1:: 'r � .ti�'t� �.A :X��l �J� 1 �,�� .��`� _i_e �� , �� ;�{ '� ��1�`� �'� �' ,�� .,�� ' - ��s � ,�\�,� .�� , .,4-. - . ; , I � �; y;. �'' L � . � .t . ...l� ' ;., ,� :� � J � �R_ ��h"1 � '•L 7i. i, F,1� �. t ,�� ! i' y. �`.✓f ,"�s�' �; � ��r` ti V � n ;tti� iril6�� _ �+, .`+. , ' } �r. � ��';� '.i. • , . ' r 1 'z �� F�1��Ai�1��^ ��Y1'.�� b. "!�'/ � ` ��_ � .� 1 1��1 r� rjy� �. � . f� , Y�_ .� I t �a ';� I . rr,��' .��?�'�j � 1 '1 �1� - \`�`�. �-s � �"- � �_' ,.� r� � j' .il � i . �!� `�,, � �. �n �r y r' 1 . ��,��/�i �� i�v 1IrJ%��i�;' ��, • ;�. .� . If /��✓ /,.4� 1r. ;��, � ?\,�� }��\"t 4. -�� \'�. ji r��°'��'� :�1 ��!p{� r�� .�-j� ,�� Ir� `��i� ��:.. ,�r , � �f .� , `\ , f ` � ' � . �j � q � .f . � � 1 �1�',� ,✓.i.,- d .J /.. f ,� � n� �. �; i w f, � '{ � ��`:�r�- ��;�`t � • ,,- �"y,7: ��''��'",fe-a' i, r �l� :,,� x �� lr� � ��, �� A}� � . . � • \,. �. �� - 1 �vr.r .i r,! ✓'r / y�i . �`� `�►,F ��R �1�� . �I �'•.'-: ,r /� ,.1, '�i _� �1 i � ♦ J.�� u � �`,� '� � � � i � ��\ � �'�,�,y ��r ,�l�r�.�,.�" � ,.�rl ��1r�� _;!r h''�.�1�' ' .` �. �� t�, i �'J .�. �,��.�,� •7 r%4;� i�s :�; � �i .'�l-' �• �?y ♦. '�'}�„ � �.,�� '� .E ,� ,�,� .�, ..,��'.��-_ ,,:E.:,��.� , _ i�• . ,y;•.'�;,r .�_ _:�'1" .:..��, u ..:a�:,•;�b�.,._ �. . . �_�r.��. .r c� Balconies w Z Balconies are defined exterior platforms enclosed by a wall or balustrade which extends � from the upper floor of a building. Juliet balconies do not protrude from the building, but Jinclude a balustrade only at the front. mAssemblies: n 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. n Period Structural Support: Any balcony with a projection over 1 ft. requires a functional or ornamental support structure made of wood, stone, or wrought iron. Materials and Finishes: n 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. n Use of Stone: Approved balcony stone supports and stone balustrades are required to be natural, quarried stone or cast stone. n Use of Steel: Steel grates, plate, balcony frames and supports are required to be of rustic, wrought iron appearance. All metal components are required to be ferrous metal (square or round section) or structural 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. n Use of Wood: Heavy solid timber beams with milled tongue and groove decking are approved. Approved woods are Alder, Western Red Cedar, Spanish Cedar, Cypress, or Mahogany. • Prohibitions: The use of Hardiboard, concrete masonry units, and fiberglass; and polished brass and stainless steel finishes Guardrails: • Iron: Ornamental iron work as defined under the "Ornamental Ironwork". n Stone: Natural, quarried carved stone balustrade and railing or cast stone ❑ Wood: Crafted wood with heavy corner posts, a top rail and thinner vertical balusters. Balusters and corner posts may be carved. Dimensions: n Projecting balconies are required to have a minimum perimeter edge depth of 3". 58 Articulation: po ❑ Concrete: Projecting concrete balcony edge designs may be square edged in � combination with an enhanced decorative edge, reveal or carving. If not carved, all r 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 Z should be visually in tune with the perceived weight the actual assembly is supporting � and substantially consistent with the Catalonian/European 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/depth of structural members. The actual scale of the steel balcony support should be visually in tune with the perceived weight the actual assembly is supporting and substantially consistent with the Catalonian/European 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/European 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. ;,�j; �.�- ��,-�-,�� _.t:..� 9 �-a .�� Y`` � �� +�t�Gl1r►��+`�' ti � � � � � — � -i "� .•1 � �� . . � �� . ,'�A:'r b" .�i" -' ; .. �.�"_ � I '�.. � �� I ,�� — _J, �.�� , r y ! � �� _ - ',�� ` —— -_ _ ,��_'` ,1 � /I,; 1 �F� ` ,� �::I �A*+. � __�— � �� ,I,, t � v ��--r'•�� r"y� � , ' I ��' _ - — -.'�,'4�G r ��— �'��' ' ��!` —_- �,�-,,,. �", � �= �� ' ' � � ti " - `� - --�- � - �{ �� f� ' j `!1!. � - ' ...� - � '- '7�—� �' '' � . i�' t ,� �T .t� y, , �� e.s.�" � . - � � .,�;�: - .�," •�"'r' —��'. . � ; i�-O•S � L _ �1 .-- D � 4 �� .� _� 1 ' # �=—� .�-�� _ , �, ' ^,�.�i - _ - _.. �a -� {� f T - �-��-�_- -- -�:-- —. . . �`.� + ' �k'_ . -�� I� � �,1� �I 7 � -— -- _ _�__- � k � 1 . '.�� :_�, syl.. _3�iti�'I 9 � Awnings Z Material: Z n Canvas: Commercial grade, weather resistant, integral color canvas. Canvas may � be solid colors, stripes or patterned. Supported by a wrought iron frame. Canvas awnings Q may be retractable provided they are commercial grade and have integral enclosure and if approved by the Town. n Wood: Approved woods are Alder, Western Red Cedar, Cypress, Spanish Cedar or Mahogany. n Metal: Metal awnings are permitted. Colors to be approved by the Town at Site Plan submittal. n Wood Production: All components are milled lumber or rough cut cedar. n Trim Production: All trim is milled or rough cut lumber or rough cut cedar. n Prohibitions: Plywood, composite board, polymer fabric, and Masonite Hardware: i� Supporting Structure: Rustic, wrought iron, tubular steel, or aluminum with or without welded embellishment, with oil rubbed dark bronze, black iron, or shop applied natural patina finish. n 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: n Valances: Awning valances may be straight, scalloped or other decorative device. n 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: Internally back lit awnings 60 � ��'�' � �t < � '•;;. .�;� � Z '�� - . ' � Z �'� - � V / y �:: �, C� �c � � �.: ti � , � � � Y� ` � ` Y'- w r �;'� � , f. y`r� ' .Y.v 4 N�� . ♦� ��'' -� �i, � �r � �.i� - s � ` 4 IM � � ' ' � � `��y� I � '' �rr .� ,, 'J�,. . , �' � �� `y`'' ��Y I I ��I � �=- �� '�,, a �";�,> ,.�� " « , � ,✓�j� �,', . ,� ; _ � .� .� ��. // � � �', � f ' � � �/! �1� � . I I � � � � � � { I �Ii+ . :- � � 1 '1�� . �� s. -- _ � _ �- ir � , �� } �ri'L�_ •; � • �' � • — � 1 � ' 1"+� '�r+ . t i �5�� p�� - -_ ��F.irk '�.��1--- -�-- n� . 61 � Shutters w � Material: � n Material: Approved woods are Alder, Western Red Cedar, Cypress, Spanish Cedar 2 or Mahogany. � n Material Production: All components are milled or rough cut lumber ❑ Trim Production: All trim is milled or rough cut lumber. n Prohibitions: Sheet lumber, composite wood products, cementitious trim products, and Masonite Dimensions: � Frame Thickness: 1 1/2 in. minimum (includes all structural members used for "panel type shutters" and planks used for "board type shutters") n 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: n Pull Rings: Rustic, wrought iron or cast construction with or without welded embellishment and oil rubbed, dark bronze or black iron finish or other shop applied natural patina finish; Provide one per shutter, mounted directly to shutter n Hinges: Rustic, wrought iron, exposed strap hinges or pin hinges, oil rubbed, dark bronze, black iron finish, or other shop applied natural patina finish; mounted directly to stone surround or window frame. Provide two per shutter minimum. n Tie-Backs: Rustic, wrought iron with or without welded embellishment and 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. n Shutter Locks: Rustic, wrought iron, exposed sliding bar lock, oil rubbed, dark bronze, black iron, or shop applied natural patina finish; Provide one lock per pair of shutters mounted directly to shutters. 62 Articulation: tn ❑ Styling: Shutter designs are limited to multi-panelled or board and batten = assemblies. C � ❑ Operation: Shutters are not required to be operable, but they must appear as such. � ❑ Edges: All edges are to be routed, rough cut, or carved, or applied molding shall � be used to create the edge detail. � • 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: Bermuda style shutters, louver style shutters �rt� .r __ _ -.._- y'•�..s _:.. �.:.�_� `�,� F ' „ y -`�� .� �sY � .y 4�. " }4 � � _;'1 -�'- J � � � , _ ., �'+..- � • � I - ., i�' �'� `{ � � �—� -� y �`. � I �� I � ' � -- •-+!!_ V 'r I� � `1 � 1 � � � � , � ' ;, I� _ - �� j ,�,, � i j� 1 _ 4 �M�� r - - , � � i _ ! ; • '�� _, _ _ - � . �� . -- � - � .,�� . , �, �;�a � �. .�,_ _._� '�'-- � =:� � ��e . �� - ,� - _a.:�%� � - .�-� +�� 63 w Signage � Q Signage is defined as detached or building mounted presentation of a message which Z identifies a commercial tenant, development project, assists with wayfinding, or informs � the reader. v� Types: n Site Signage: Site signage announcing the project and tenants located within the boundaries of the project. Monument signage with a larger height than width that is able to be seen from surrounding roadways, including Highway 1 14, is allowed. Business monument signage is allowed as provided in Ordinance 703, Section 12. Actual locations and design of site signage to be approved by the Town prior to erection of any sign. n Street Signage: Signage identifying the streets throughout the development n Tenant Signage: Individual retail tenant signage identifying the tenant, products and/or presenting a business logo. • Building Identification Signage: Buildings with single or multiple tenants. Materials: n Stone: Natural quarried stone or cast stone with carved lettering, numbering and/ or logos. The carving may be back painted for additional contrast. n 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. Additional colors may be allowed on a case by case basis. Metal signage is allowed to be back- or halo-lit. n Letters: Channel letters, pierced or laser cut metal displaying lettering, number or logos. Acceptable materials are brass, bronze, copper, or ferrous metal. Plastic is allowed upon review and approval of proposed design. Acceptable metal finishes include oil rubbed, dark bronze, black iron or a shop applied natural patina finish. Internally lit or back lit plastic channel letters may be allowed on a case by case basis. Colors and design to be approved by the Town or their designee. n Painted Signage: Hand painted lettering, numbers and/or logos on building facades, or hand painted lettering, numbers and/or logos on wood, metal, or fired ceramic tile background material. i� Window and Awning Signage: Hand painting of letters, numbers and/ or logos on window or storefront glazing or awnings is encouraged. Refer to the Town of Westlake Ordinance 703, Section 12 for further information on signage in PDl-2. 64 SIGNAGE � � °' � '��;� . y a x`y �: �.�,.�.�� v'�3 * � ff� � �7 { �4J� _ ti!. �� r� `� a , 4� � �i.-i' k) Y �� •a, >. p.' ,��y � �� - - ti�� .r. T?-, k v' '`� r g�t� � , ,i. „ ; -ae�,f �� ';w�+r.t� r � �p �yc ' i±' i:'k,�l� .��__ P� ��,'f Ri�.. t �� ) L .: ,�� 1{" - :$t• .J•�.J1nf.�,�3,1 �3�.�^ '.1 x ��h ;� --� . ;� l�f�f �� t F,� ,� 3 �f''� � '* �� i."',;i.�� '� �+�. •'p,�- L •'`��P .',ir„��''�'� i� a �`�J . SA; . � _ �� r +�� i. � ,�. . �� ^I�� , � � � y�. .I H . �y�*�t � � � -.yt:r .. i��' .;� � Y� � ��?I�, �,•rf E�I j..l r��' � � � . . s��` � � � ! � F /� - ' i �r � . i , _ �' � - ` �. ; . , . � � � � . � } ,.. � . . 'I � '. Y' .l y ` . L � � �- ... - �� .. �.i^ �ii�� .. � �r. �. ; �� ' � � �1� �'�::2.. � .. � ��. . � ��t�; l � � � I , . .Y��'� �.1� ' �,�1 � } . ... ? .` � l'�'f : , - - - . ?� . _ � � �� i�E.1'� �/ �1,� 1a,�y' �� '. .'�4 "� �1 �� • i 1 ��. i ( � r' . � � _ �. � � � > > ! „yiy�,.. �.', -+� . a" r .. - .'_ x } �� 1 e3 ,�' �i ' °"Y"� "'�'` E ��- ' �' � i t,' �� e ' ` � ,� � y • j.F.¢ .y�I',,, � ` � 1 1 ,�I . 1 .��'s't:.$�'� � . 1. � � I�.�° ��'��.�tf�/`,��'Ki � � -a:. ��A .. � "� �l ,�� _:."'R7� • j� �`a .[.� �'' 1,�':3-y _ , ., , - , r . _ � . . _ i . `" si1�i� �,'� � .- � ' ♦ ��(� ' 1� 1 - �r JrC44z�� 54 � �� `��i'3J � ��, `}r`n f� '/--}' �.. `�, I k � <.�r:� � :—{ ' , � �` 4. ,�1�, '��_ —_y ,; . .� ; r.. , , y � J a ,,�.r�r ��y, d ` . �� -.�•e _. .` ' �+.: y � y K'�� L�_\ �� '� .. .�� w+"-�' ,� 7' �� V�P{j _�yf p� M.#� r _��----- �� - �"`�,� ,�1 ' �+��y �e `vy� .'i ��_ -�t a-.r `�r' s,,.�_� .� �•`i� ' - �, �: . �,�� „� , � � c �� '.'i"c�a�5 �py�{�, . L � , : ' �\� � ,�I� ) _ � s�+�4 �� {�� M y �9�� .f� - �� y _ ' f r._ � � ` � ' "" � '."°.n 3� 1 _� _ _ �e �+ . \��r :� �y. � s�.. �_�'-'�F .Yr^ �* d�� } ji.. y =;M�__ �� .�i ;�� . . t�� . � . � � � `;'� f -�"+h'.r � �+�n.. � `�� 4�� '� � � �r. . . ; � ;� �►+�,, � ``� ` — . : , ..l�C�'`r ` � � . .r�� '�� :�„ r k � ��..�1 -��7� �- -�..f E?r�k y �,�� 'i /,� __ . " S,. . J��`.� �" 1: J 7' .� y . .f� � �_ �:; �. a�� . � %' �( ,} :S �r � ��'�� y n�.. �� , Y � � ,� . � '" � �,�_ �` -� �� r � �, � � �" ,,, � � ,. �� ;�f� �, . ,�: ��-_.. �' " ;`�S'" t`� � + t + .� �y� `� , ��.. .a ,�� , #� � ; ' ; e �, - . _ . ---�' .{� ' � � a�~'� �� i r��: .r : . � f H :r ' � ,�. i ,�„y� _ - ., . Y�" . � ��1 F �r '� �.. ��`t �. ` � ' '� , - i ^�€!!�s: * .v�_ : . ,s��,.'�r�.� t-, .. IB � . v ' �`�� . i� . `� ��`i. `1 �� 1- '� w I , �" � • ' � � , . � "" , `,.t, G � =� . , �, t " : . � � � �' �, r l. ( r • �I ,, I��' ~�� I •4 �i'��i � �� i�ti;;a� !'i ►" •,�,�.; + i � Y . "� " � ,� r � . � ' �'} ;�Wr 1�. :i �Y]i � I � Y� � I p _ � - . �q�l �u, ��`'r. `'y,, Fti{�. }�� '� � ��;Y'14_ _` � J ,�.�I I9i . '`'� 1 . a-r;M�•qer��,1".��T��-�� .��1 ,1�� a _ '.'a..j. ..�� . , _. . . � . ... . . - ��.�;�` : :'it. �' . - ,_� . , .� �� , . . � Flags and Banners w Z Material: Z n Material General: All material must be commercial grade, weather resistant and Q integral color nylon. m • Prohibitions: Non-commercial, hand painted flags, art work or banners � � Dimensions: (� n Relationship to the structure: Flag poles may not exceed the building height by Q 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 determined by flag pole heights: 15' 3'x5' 20' 3'x5'- 4'xb' 25' 4'xb' - 5'x8' 30' S'x8' - 6'x 10' 35' 6'x 10' - 8'x 12' 40' 6'x 10' - 10'x 15' 45' 8'x 12' - 10'x 15' n 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�0 of the length of the pole structure upon which it is mounted unless approved 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 roof or parapet, attachment hardware to compliment design and provide wind tested attachment mechanism. • Grade Mounted Vertical Poles: Ferrous Metal, in a finish permitted for decorative metal 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 metal work, projecting from the wall, with wall attachment hardware to compliment design and provide wind tested attachment mechanism. n Metal Frames: Rustic, wrought iron, tubular steel or aluminum, with or without welded or forged embellishment, bronze or black finish. • Prohibitions: Aluminum, spun aluminum, concrete, or fiberglass poles are prohibited unless approved by the Town Manager or their designee for properties that are compatible with the intent of this guideline. Articulation: ❑ Themes: Flags and banners may represent countries, sports teams, holiday traditions, community celebrations, special exhibitions, or other community supported activities. n 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 66 horizontal flag poles attached to building facades. • Attachment to Poles: Flags and banners may be displayed from fixed pole or T lighting elements by means of inetal brackets or metal frames. r • Flat Banners: Flat wall mounted flags and banners must be displayed in a D decorative metal frame. � Cn • Prohibitions: Banners and flags that cover windows, doors or other wall openings. � The display of banners and flags temporarily hung from balcony or stair rails. Flags and � banners nailed or screwed directly to a building facade. D Z Z rn � cn 67 � Address Numbers w m Materials: � n Materials General: Ceramic tile with painted numbers or cast stone to be approved � on a case by case basis. Z n Durability: Tiles are required to be frost proof. t� � Location: w � n Residential Visibility: Residential properties are required to have their address 0 number visible from the street. Address tiles may be located on the structure or in the 0 case of a home with a walled courtyard on the street, the address tiles may be mounted Q on the wall near the main entrance gate or on the mailbox or as directed by the fire marshal. n Commercial Placement: Commercial structures address locations are at the discretion of the town fire marshal. Mounting: • Flush Mounting: Address number tiles are to be flush mounted into the surrounding wall. n Mounting heights: Mounting height can vary from a minimum of 3 ft. above grade to a maximum of 8 ft. above grade or as proposed and approved by the fire marshal. Dimensions: n 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. i� 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. Internal and/or external illumination is allowed. n Embellish: The inclusion of decorative painted borders on the tile in a compatible design style and finish is encouraged. 68 Dumpster Enclosures � C Dumpster enclosures will vary depending on the container size and company associated � with trash pick up. � -� Materials: rn u Dumpster enclosures should resemble a composition of site and/or building � rn remnants. Z Location: � i- Dumpster enclosures should be located to ensure proper drainage. Q Cn �y,,�.��.3 o+��w�o�r�r�[, ,�..t b�,w�+�s�ea w C �,+'�R �1ra a�t1+�' �7 rn cn �� ttsY,rrrio+�.�o G,wi,v. r+►�r+k., i�u+re '�• • '�y�t+�i1� w�37�1 i►f R � .S'i►:uvy �'t�+��y o� +f..s�+c.4#.i'6 �a.+k� �'k. �I.T�R�, • �1Za+-►�}! ii.►��Maw+�'V�� (.,7 BAL+k WA'LL. 9''I''��1. iR{!A�"+t�! '�ufRsf�T� �• +�4Ar'�i?�. Gu� �1Zoof r1.'� ua �+�- C,.+�►�1 , .. _ r L� � C .�: � ,, u w -. � �, ��y,�►�r�.} �.' 0�*'+�s�',� � , � L �� X . � .: �L`s / !y ,�•� 1_ ��"7 f:°� � .'�-i---b�'.-�'4'�4 L`;,�'� "�,+ ��i��., �t,�a � �„ � � � �� ' ^ � ,'�.ti ,-+y rt . _ '4 1�t '`,.�.�. � � � k�S� ry-`�� ', �`�� L :\ g m � ��`� e y�� .'� 4. T{ �.. � .�"'�.di'+'�,t�.. -.'t }� � � k �:� a Z`�..Z`�.� 1� _ :'`r� � � `�. --.. �}, .;„ ,� � _. 1 .. I�e S 1 T ��TSf ♦_` 1 —' S t 1�Y � ��b� ' T � �Fw� i �C-S �>�� `r\t M __ a��,, ; �� x`��" ys � Y� � • � ��.�.,� s �'�� ,r 1 j �»FN 3 � ' , -� � �.�� :�, �Y� - _ .�` 69 , ",� '�, >;�„ t; , �. . FEE - SIMPLE RESIDENTIAL � Single Family Residences U Residential expansion in the Catalonian/European Village was not a "Land wDevelopment" led undertaking. Instead, it was a familial pursuit with each succeeding Q generation adding and building as necessary to house the expanding family unit. In v� architectural terms this is called "additive construction" and is particularly characteristic w of Spanish culture where large families were more commonplace and a vertical family � organization the norm. Therefore, the intricate village look with continuous residential J 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 Q intricacy, is faced with the challenge of delivering it through a land development process � where fee simple lots are created and sold. The Town has the authority to issue a w permit for a design that meets standards and guidelines contained in Entrada's zoning � and any mutual agreements with the Land Developer. Therefore, Residential � Development Guidelines are created herein for the purposes of directing the residential Z 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/European 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 courtyard) 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/European 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. Refer to the Town of Westlake Ordinance 703 for more information on Single Family Land Use. 72 Features of Lot Occupancy: rn In the Catalonian/European Village, the residential structure is established relative to D the street, the necessities of drainage, or other more utilitarian considerations more than C being established relative to legal lot lines. In fact, the land was likely owned by the � rn 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 r another person. The result was density, verticality, and continuity along the street. � This all important relation between structure and street over the relation between � structure and lot makes it necessary to advance guidelines which promote street fabric n and complexity. This is called "Lot Occupancy", meaning placement of the structure n within the lot to establish a meaningful contribution to the street. There are three C important street qualities to accomplish through this guideline. These are: � n Street Complexity: The suburban street is characterized by lot-to-lot repetition of D Z 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/European Village-scape. n Street Continuity: A continuous street wall is an important element of the village street. n Street Interaction: The communal nature of the village celebrates the street as a communal space. This is accomplished by occasional residential functions which come out to and/or are visible from the street. 73 w Street Frontage: Bringing the structure to the street (the referenced Build-to Line) will � contribute to a more continuous street wall. Treatments of the Street Wall include: Q ~ 1. Setback: No minimum but 35�0 of structure frontage shall be in the Front Yard Z O "Build-to-Zone" as specified in the following section. � � 2. Streetscape: 90� of the lot frontage must be residence (minimum 35�), or 6 ft. tall, � minimum natural stone wall, including pedestrian and drive gate if applicable. w w � 3. Penetrations in the Street Wall: One gated pedestrian access is allowed on the c~i� 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 located. In addition one gated drive court entry is permitted provided that the width of the entrance does not exceed 16 ft. 4. Driveway Placement: Driveways must not abutt at a common property line unless the drive is a shared driveway and does not exceed a combined 14 feet in width. Shared driveways are encouraged, but where not possible, driveways should be separated by 18". 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 12 feet wide from curb to entry gate. 74 1. Build-to-Zone: Typical front yards are comprised of passive land that usually stands T 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 � the residential structure to the street. Each lot shall have a Front Yard Build-to-Zone, z � defined as the yard adjacent to the street the building is addressed. A minimum of 35� of � any structure frontage 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 begins at a distance of 7.5' 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 lot is sufficiently wide ov that this distance is exceeded within the lot, the length of frontage must be increased or C additional structural frontage within the Front Yard Build-To Zone must be provided. r 0 � �rJ°�o Q f O i5111�1YYllkill�� '�.. �-o� N as�t. O max � 35°/a, min 2Q ft. ��; � 3 ft. � m ___.. .._____._ __ .___...___ ` Start of Build-to-Zone is "All Build-to-Zones shall �cated 7.5'from property]ine comply with the distances listed or as determined by utility easements. 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 frontage walls may be eliminated for any portion of the residence structure frontac�e located within 3 feet of the wall. 3�°la, min 20 ft. Buildin� 7VpN WaGI 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. J-swing garages are allowed and not required to be screened as they are not visible from the street. $C[QEt FEC��M G81'3.,R DOOw 'A'a�l � Daub�e Garriage Style Doors ,. "�_�� 5 w Rear Yards That Face a Street: Z � Due to grade differences, rear yards may be elevated above the street they face. N Therefore, the retaining wall, if necessary, at the rear property line may become a � significant street element. � 0 � � � �m �r�,Taee e�eR. � � � � � r / �\\ I.1RauhaT S MF1 �t''^� � � .. ? �I�IC�. �/ ��'� Q � � W � � ,�' n„*`a. �/ ` y,�D Rne�+r+l:K � �I 1 �p�4. wsw Sw•w.i � sL eenb�dJrr� glaw�v�� j„ �� _ �R1t�of�+T�At.� , 5'iRE*T - _ # � � S�ttio►�- a�, � �� ,�' `� �, \�, � � �es,oirrcr `{.o7�D. � wn,�x.wr yao,� :w�ao ow�a t,e�+Y. � � Ror�a+irl5 w.��. �y�'� � .. ..a'e.,�`""'p"" � -�.4 Coac.��. � . / •—• � Ri:5�9inelTtM ��'!!l'�^ CT►�R S�eTe� Rup /� _ . 'a_J s�.auGa+rnAL. Uf ------� f� - SE�RoN� d.y 76 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 Yard Frontage Feet) of any structure built on a rn lot must be located within the Rear Yard Build-to-Zone. The Build-to-Zone lays between � � the Rear property line and distance 5 feet from the rear property line. � 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 or iron fence with living hedge that is at least 42 inches tall po where there is a retaining wall separating the lot from the street or 6 feet where there is C no retaining wall. The wall shall not be set back from the rear property line or the top of � retaining wall more than 1 .5 feet or a distance determined by utility easements. Such frontage walls may be eliminated for any portion of the residence structure frontage � located within 5 feet of the wall. � N 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 Z evergreen and used in combination with evergreen understory to provide an effective rn 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 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 retaining 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 unless provided in a J-swing configuration. 1![IIIIIIIIIIIII]EIIIIIIIIIIIIIIlI IIIIIIIIIIIIf Rear Yar� � Build-Ta 2oE7e 5 t1 �iCe Y�rd *All Build-to-Zones shall Qupld-Ta comply with the distances listed ��e��' or as determined by utility easements. Frnn1 '(aref Bucld�Tn zfla��3 r�. IIIQI I I I I I I I I Illlllf l l l l l l l l l l l l I I I I I I I I I I!Il� 77 v� Side Yards � � 1 . Setback: No minimum. Subject to the block group standards. Q � w 2. Streetscape: Subject to the Block Corner standard stated below under Block � Group, 100�0 of the side lot frontage must be residence in combination with a 6' tall � minimum, natural stone wall and/or iron fence with living hedge. 3. Corner Lot Build-To-Zone: Each lot shall have a Corner Side Yard Build-to-Zone and a minimum of 50� of any structure built on a lot must be located within the Corner Side Yard Build-to-Zone. The Build-to-Zone lays between the front property line and distance from the front property line determined by utility easements. 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. Where side yards are directly adjacent to a neighboring structure, an additional wall in the Side Yard Build-to Zone is not required. 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. allllll IIIII IIIII I[III IRllf IVIIIICIII Iflll II III I ��de v�� Butl�-T� Cor�t�r 14�r�g�!I L� �c�ild-�� Z4n�3 tt *All Build-to-Zones shall comply with the distances listed or as determined by utility easements. ruu�iiEiaim�u�uu�im�iiii�iui�uiui�i�ii 7 Block Group Continuity: po � 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 n 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: Any lot of a Block Group located at a street corner may have a zero C � side yard at the corner and the 25�0 lot Front Yard occupancy standard (stated above) � may be accomplished at the frontage corner. O 3. Building Mass Continuity: At least 2 of the 6 side lot lines in a Block Group shall z � be a common wall line for attached residences or at least 3 of the 6 side lot lines in a z Block Group shall be a zero lot line. This standard is satisfied if a minimum of 25� of the C 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., or as determined by utility easements, from the side yard lot line. 79 c� Residential Exterior Entrances w U Material: Z n General: All entrance doors and frames are required to be wood or rustic wrought Q � iron. �' n Wood: Approved woods are Oak, Poplar, Alder, Cypress, Clear Pine, Clear Cedar, Z Cherry, Teak or Walnut. w � i� Wood Production: All units are milled lumber. All trim is milled lumber. O • Wood Prohibitions: Plywood, composite board, stamped metal, vinyl, or fiberglass n Iron: Rustic, wrought iron appearance wn Iron Production: Frames constructed with structural tubular steel. All panels must be � iron plate. All ironwork finishes will be oil rubbed bronze, dark bronze, or black iron. w • Iron Prohibitions: Polished brass and stainless steel finishes and pressed or formed � steel doors that are meant to look like wood doors. Q Dimensions �- i� Wood Frame Thickness: 1 3/4 in. minimum. Z n Wood Panels: 3/4 in. minimum set in with an authentic sticking detail (no applied w 0 panels with offset applied trim). Panels can be butted boards set in a wood channel. � i� Wood Stiles: 4 1/2 in. minimum w � 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 structural tubular steel • Iron Infill bars/ pickets: 1/2 in. minimum n Iron Panels: 3/16 in. min thickness Opacity • Void to solid ratio: None specified Articulation n Wood Edges: All edges are routed or carved • Surface: Planar, flat with visual expression of composing lumber units (such as butted vertical boards). n Joints: Clear indication of connection such as visual expression of mortise and tendon and or mechanical/ wrought fastener/ rivet. • Glazing: Glazing is limited to clear or seeded finish. 80 Residential- Exterior Garage Doors � rn cn Material: — n Visible Face: All visible faces of garage doors, in the closed position, are required to � be wood. Approved woods are Western Red Cedar, Alder, Spanish Cedar, Cypress, Teak Z or Mahogany. � n Face Production: All units are milled or rough cut lumber, not plywood, composite D board, vinyl or fiberglass. All trim is milled or rough cut lumber. rn • Prohibitions: Composite wood, plywood, fiberglass and steel doors are prohibited X unless employed as a structural carrier for the approved woods listed above. � rn � Dimensions: O ❑ Thickness: 1 3/8 in. minimum. � n Panels: 5/8 in. minimum set in with an authentic sticking detail. Panels can be � butted boards set in a wood channel. D ❑ Stiles: 3 1/2 in. minimum � ❑ Top Rail: 3 1/2 in. minimum. D ❑ Bottom Rail: 3 1/2 in. minimum. � n Door Height: 8 ft. minimum. If the door is arched, it may be 9 feet to the spring line rn of the arch. � Door Width: 10 ft. maximum when the door is parallel to the public street. O �. �� . !'• � ' � .�.. _. ,-._ ._•�.� , . ! ly O ,� ` Y � � , C/� � � ' I i � � ` a i`-.-..._, ' �' �, � ��' _ �.� r j � � , � t� � , ��,� A� �� ' i� ,j� "� '� � � �: :_ -- - - �_�w � � �� wl� �' � �. ; '`--� . . __ .�'� , , i `� � . . i�a- , - I.� � � ` I .� �:: '�, � I „ r - m �,%�: � �I Y � 3 �,�.. � � � �'1 � � i � �, � - w;. "��. _ . �' —�. � z-- — - - - ia��Tr. .. Opacity: n Void to solid ratio: Glazing is prohibited in garage doors when parallel to the public street. Articulation: Edges: All edges are routed or carved or rough cut Surface: Planar, flat with visual expression of composing lumber units (such as butted vertical boards). n 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). 1 w Residential Exterior poor Hardware � Q Exterior poor Hardware is defined as passage sets, lock sets, locks, kick plates, pull � handles, emergency exit bars, hinges, and sills associated with residential or commercial � entrances as well as garage doors and commercial exterior service doors. � � Materials: 2 � ❑ General Material: Ferrous metal (square or round section) cut to shape or cast O metal. O ❑ Surface: Rustic, wrought iron appearance � ❑ Styling: Spanish and Arts and Crafts are appropriate 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, natural stone, cast stone, or dark bronze or � black anodized metal. X • Prohibitions: Brass or bronze material; polished brass and stainless steel finishes. w J Door Entry Sets: Q ❑ Handle: Doors must have a lever, large pulls or thumb latch operating systems. � ❑ Back Plates: Minimum 8" high back plates are required with the operating system of Z choice. w ❑ Prohibitions: Round knobs 0 w Hinges: � • Hinge Type: The use of H-shaped hinges, butt hinges with decorative finials, or strap hinges is required if seen on the exterior. ❑ Prohibitions: If visible from the exterior, the use of butt hinges without decorative finials Accessories: ❑ Door Knocker: Not required, but if installed it must be wrought iron in a compatible design style ❑ Grills: Not required, but if installed they must be a wrought iron "speakeasy"-type 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. ❑ 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. 8 Residential Exterior Garage Door Hardware � rn cn Materials: — n General: Ferrous metal (square or round section) cut to shape or cast metal. � n Surface: Rustic, wrought iron appearance Z n Styling: Spanish and Arts and Crafts are appropriate design styles. � • Finish: All hardware finishes will be oil rubbed, dark bronze or black iron or other D � natural patina finish. rn n Prohibitions: Brass or bronze material; polished brass and stainless steel finishes X � rn Accessories: � n Placement of Door Pulls: At a minimum, one decorative, wrought iron door pull O in a compatible design style is required at each garage door. If the styling of the door � appears as two leafs, one pull for each leaf is required. Refer to Ornamental Ironwork for � additional information. D - 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 D required per door. � n Decorative Elements: Decorative studs, antique nails, and door buttons in a rn compatible design style and finish are appropriate and permitted but not required. � • Kick Plates: Kick plates in a compatible design style and finish are permitted but not O required O � 2 � � � � D � rn 3 .?'��.�+w.,,�'S. # � � h��^ '.- . { � °�k �°'� estlake Town Council �� }� �''��-..,,�,�-"r� TYPE OF ACTiON Regular Meeting - Action Item Westlake Planning and Zoning Commission Tuesday, December 1, 2015 ToPiC: Conduct a Public Hearing and Consider a Recommendation Regarding an Application far Approval of a Final Plat of the PD 1-2 Planning Area, Shown as Block A, Lots 1-3X, Block B, Lot 1, Block M, Lots 1-3, Block N, Lots 1-6X, and Block O, Lots 1-3X, Being a Total of 85.910 Acres in the C.M. Throop Survey, Abstract No. 1510, W. Medlin Survey, Abstract No. 1958, Joseph Henry Survey, Abstract No. 742, and William H. Pea Survey, Abstract No. 1246, Town of Westlake, Tarrant County, Texas. STAFF CONTACT: Tom Brymer, Town Manager Eddie Edwards, Director of Planning and Development Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Obi ective High Quality Planning,Design& Development—We are a desirable Planned/Responsible Citizen, Student& Preserve Desirability Development Stakeholder Well planned,high-quality &Quality of Life community that is distinguished by exemplary design standards. Strategic Initiative Outside thc Scope of Idcnrificd 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) A preliminary plat for the entire Entrada 85 acre tract was approved on October 28, 2013 Page 1 of 2 (Resolution 13-32). This is a request to a�prove a Final Plat of both a portion of the PD 1-2 Planning Area, shown as Areas N and M (southwest corner of the Entrada development) as well As the the remainder of Entrada. The Developer withdrew this plat at the Commission's November 9, 2015 meeting and has brought it back for consideration subject to the Development Agreement needed to consider as outlined below. The primary focus of this proposed Final Plat is a section of Entrada 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 normally requires that, prior to the approval and filing of a final plat, all of the infrastructure improvements far the platted area must be installed and accepted by the Town. An approved and filed final plat is also required prior to issuance of building permits. However, the Developer, in an effort to accommodate an accelerated closing with his client, CVS Pharmacy and Primrose School,has requested an approved final plat at this time. This is so the Developer's client could obtain building permits for CVS and Primrose School prior to completion of infrastructure necessary to serve this area of Entrada. The Town may offer, as an alternative to the regular development process described above whereby the infrastructure is first accepted by the Town prior to issuance of building permits, a Development Agreement. This Development Agreement, along with any associated legal instruments guaranteeing completion of the infrastructure improvements, could be executed, if approved by the Town Council. If such a Developer's Agreement is negotiated to the satisfaction of the Staff (i.e. with conditions guaranteeing to the Town construction of and timely completion of infrastructure), the P&Z could recommend approval of this Final Plat to the Town Council. In turn, an approved Final Plat, with conditions acceptable to the Town set out in a Development Agreement, could allow issuance of building permits for CVS and Primrose School prior to final to construction and completion of infrastructure necessary to serve this site. RECOMMENDATION Hold the public hearing regarding this plat. Additionally, request Staff and the Developer to review with the P&Z the conditions contained in the negotiated Developer's Agreement that would place the P&Z and Town Council in the position of considering recommending approval of this Final Plat. See attached Staff Report for details on this recommendation. ATTAC HMENTS' 1. Staff report on this agenda item including Staff recommendations pertaining to this proposed Final Plat. 2. Copy of Final Plat of a portion of the PD 1-2 Planning Area as described above. Page 2 of 2 TOWN OF WESTLAKE, TX STAFF REPORT TO PLANNING & ZONING COMMISSION/TOWN COUNCIL FINAL PLAT FOR AREAS M, N, O, AND BLOCK B, THE REMAINDER OF ENTRADA Date: 12-1-15 Request: Approval of a Final Plat for a portion of Entrada known as Areas M and N of as well as the Block B, the remainder of development known as Entrada located at SH114 and FM1938/Davis Blvd. Agenda Item: 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 M and N (southwest corner of the Entrada development) as well as the Block B, the remainder of the Entrada Tract. Purpose of this Report: To go into some detail for the reviewing bodies, the main components of Entrada's zoning, its Development Plan requirements, as well as the Final Plat now before them with this agenda item. Previous Town Approvals Related to this Development: • Zoning Approved: 4-22-13, Ordinance 703 for PD1-2 • Economic Development Agreement Approved: 4-22-13, Resolution 13-17 • Preliminary Plat Approved: 10-28-13, Resolution 13-32 • Development Plan Approved: 10-28-13, Ordinance 720 • Development Agreement Approved: 10-28-13, Resolution 13-34 • Approval of Lot 1, Blk A, Site Plan for a Visitors Center: 10-28-15, Ordinance 721 CASE INFORMATION Development Name: Westlake Entrada Location: The entire subject property is generally located at the northeast corner of FM 1938 and Solana Boulevard. Subject site is bounded on the south by Solana Boulevard, on the west by FM 1938 (Davis Blvd), on the north by SH 114, and to the east by the Solana office park development that is part of the PD1-1 zoning district. This request is to final plat the Areas M and N as well as the remainder of the parent tract. As other development occurs, other final plats will be reauired as amending plats to this one. Owner: Maguire Partners-Solana Land, LP (Mehrdad Moayedi) Applicant: Mehrdad Moayedi on behalf of the owner Developer: Centurion American Development Group Acres: 85 acres (approx.) Page 1 of 6 Approved Use(s): The approved uses for this tract are set out in Ordinance No. 703 which zoned the entire Entrada tract. Generally speaking, the approved uses utilize a Spanish architectural theme to create a European style village that blends a wide range of various uses: offices, governmental, retail, restaurants, business services, medical services, entertainment establishments, single family residential detached homes, villas, town homes, and condominiums. These uses are located around or largely a major water amenity (lake). I. DISCUSSION OF COMPREHENSIVE PLAN AND ZONING RELATED TO THIS DEVELOPMENT A. Comprehensive Plan. Prior to the zoning (which was unanimously recommended by the P&Z Commission and approved unanimously by the Town Council), the Land Use Component of the Town's Comprehensive Plan was amended to provide for all the uses proposed for the zoning that was requested for this tract in April 2013. B. Zoninq. Ordinance No. 703 amended the permitted uses, special uses, and development regulations of this newly established Planning Area 2 (PD1-2) to allow for a mixed use planned development styled after a Spanish village. Permitted and special uses include office, governmental, retail, restaurants, hotels, as well as residential uses (single family residential detached, and villas or townhomes). Ordinance No. 703 also imposes certain requirements on building materials, roofing materials, and the pace of development of residential to commercial structures. Included in the regulations which govern development in this district contained in Ordinance No 703 are: • Development Guidelines for Planning Area 2, PD 1-2 • Design Sfandards for Planning Area 2, PD 1-2 • Residential Standards for Planning Area 2, PD1-2 • Roadway Design Standards for Planning Area 2, PD1-2 • Concept Plan for Planning Area 2, PD1-2 Adoption of the zoning in Ordinance No. 703 also included the following Staff recommendations for adoption: • Solana Boulevard additional lanes on the south side of the subject tract shall be constructed by the developer as stipulated in a development agreement to be executed at site plan/plat approval. • Dedication of water and sewer easements for public lines. All on-site and off-site water and sewer improvements necessary to serve the development are the developer's responsibility. • The developer shall pay, via a development agreement, a pro-rata share of the costs for signalization, per a traffic impact study approved by the Town, of the intersection at Davis Blvd. and Solana Blvd or any other intersections near or on his development. • A detailed landscape plan and parking plan must be submitted with the Site Plans. • A detailed streetscaping plan shall be submitted showing how it will be integrating and transitioning well in terms of aesthetics with the development at the southeast corner of FM 1938 and Solana Boulevard. • Sidewalks and trails internal to the site will need to connect by access points to sidewalks, trails, or pubic rights-of-way on the perimeter of the site as well as to sidewalks or trails on adjacent tracts. Page2of6 II. DISCUSSION OF THE DEVELOPMENT PLAN FOR ENTRADA Approved zoning included a Concept Plan of land uses, but a Concept Plan is very general. Next, the Town required the Developer to prepare a more detailed instrument, known as a Development Plan, for the entire tract. With the Development Plan approved, the developer can then submit site plans for portions of his development, however, these site plans must comport to the approved Development Plan. The practical effect is that the Development Plan becomes a master site plan and all the site plans for all portions of the site must fit within the template created by the Development Plan for the entire site. The Development Plan for Entrada that was adopted by the Council has several conditions attached to that approval in Ordinance 720, as recommended by the Planning & Zoning Commission. These additional conditions for approval of Entrada's Development Plan are: 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. 4. Attention must 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 Page 3 of 6 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. 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. Page 4 of 6 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. III. FINAL PLAT FOR AREAS M, N, and O AS WELL AS BLOCK B, THE REMAINDER OF ENTRADA With zoning approved, a Preliminary Plat approved, and an approved Development Plan in place, now the Developer wishes to final plat Entrada. This section of Entrada is located at the southwest corner of the development, near Solana Boulevard and FM 1938 Davis Boulevard. 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 normally requires that, prior to the approval and filing of a final plat, all of the infrastructure improvements for the final platted area must be installed and accepted by the Town. An approved and filed final plat is also required prior to issuance of building permits. However, the Developer, in an effort to accommodate an accelerated closing with his client, CVS Pharmacy, has requested an approved final plat. This is so his client could obtain building permits for CVS prior to completion of infrastructure necessary to serve this area of Entrada. The Developer also has a pending closing for his client in Entrada, Primrose School. The Town may offer, as an alternative to the regular development process (whereby the infrastructure is first accepted by the Town prior to issuance of building permits), a Development Agreement. This Development Agreement, along with any associated legal instruments guaranteeing completion of the infrastructure improvements, may be executed if approved by the Town Council. If such a Developer's Agreement is negotiated to the satisfaction of the Staff (i.e. with conditions guaranteeing to the Town construction of and timely completion of infrastructure), the P&Z could recommend approval of this Final Plat to the Town Council. In turn, an approved Final Plat with conditions acceptable to the Town set out in a Development Agreement would allow issuance of building permits for CVS and eventually to Primrose School. One of the most critical issues associated with this plat is the need for off-site easements to be obtained in order to provide sanitary sewer service to the Entrada development (both this portion and the entire Entrada development). Those easements are not yet obtained. If a Development Agreement were approved, it would need to include language that addresses a timeline with a date certain for the Developer Page 5 of 6 to adhere to regarding acquisition of those easements prior to issuance of a certificate of occupancy to CVS or any other building in this final platted area(s). IV. Staff Recommendations Staff recommends approval of this Final Plat subject to the following conditions: 1. A Development Agreement satisfactory to the Town must be negotiated and approved prior to consideration of this Final Plat by the Town Council. 2. The Development Agreement shall include language that addresses a timeline with a date certain for the Developer to have made significant progress toward completing construction of the off-site utilities prior to issuance of a certificate of occupancy to CVS or any building in this final platted area. 3. if the Town has to acquire those off-site utility easements by eminent domain, all costs related to the Town's acquisition of said easements shall be reimbursed by the Developer 4. all Developer payment obligations related to the amending the rp esent Development Agreement (approved 10-28-13), including for example Solana Blvd expansion and related traffic signals and Town consultants ). 5. All other infrastructure, besides sanitary sewer, shall be installed, inspected, and accepted by the Town prior to the issuance of a certificate of occupancy for any building on any lot that is final platted by this particular final plat. 6. All parcel descriptions included in this Final Plat must be reviewed in light of the Public Improvement District (PID) Service and Assessment Plan to verify that future PID assessments on these final platted lots are consistent with the PID obligations. 7. An updated PID budget shall be timely submitted that illustrates actual and projected costs to be paid with PID funds versus those that will be Developer's obligation for the remainder of the Entrada project. s. A note shall be added to the Final Plat document stating the following: This final plat is approved subject to, but not limited to, the terms and conditions of the following documents related to this property, as well as any amendments to said documents, that may be approved in the future by the Westlake Town Council: • Zoning Approved: 4-22-13, Ordinance 703 for PD1-2 • Economic Development Agreement Approved: 4-22-13, Resolution 13-17 • Preliminary Plat Approved: 10-28-13, Resolution 13-32 • Development Plan Approved: 10-28-13, Ordinance 720 • Development Agreement Approved: 10-28-13, Resolution 13-34 Page6of6 .. / � EX. 30' WATERLINE EX. 15' DENTON CREEK � o H �'S� � ESMT. INST. N0. REGIONAL WASTEWATER N � H 5�$ TROPHY CLU H ,��°o ��,� � �� / D211283630 INST. N0. SYSTEM EASEMENT ��g IRF S D211283764 O.P.R.T.C.T. VOL. 13679, PG. 124 � ��ti�F' CRE`'��G� �BOB JAMES 1/2" IRF � � �14�. R.P.R.T.C.T. �/�'� � y� � '39" `r VOL. 4285, PG. 1377 �� y�ti� Medlin MEq00 �� STATE PLANE GRID CORD ,Th � `2S R.P.R.T.C.T. OF 5�,, Cemetery Golf �Z Y � N: 7045176.1820 � �� Og� X. PERMANENT UTILITY ESMT. � TRO ��R� S�'C ��J� Course 9 J o E: 2372709.3840 . � OPN �, r 2 � 21 84k� �� xDpT VOL. 13679, PG. 124 ��r �r � SVN Y ,� FAI SEMINOLE .� x VARIABLE p .v � 0,5�16 S F� � Rqss DISK R.P.R.T.C.T. �1� , 1� OFT=, CLtI �R `'��°,� tiP�' �I�qcy J= = o � LANDSCAPE � �Q N\q 1 qC • � �� S VOL. 4285, PG. 1377 ,yry �+ d � vV�s�T B - - F�,.�v2 o C��-,o T,�'p F FRESHMEADO`t'� m � `� � BUFFER ��o� �� 7757� R.P�.T.C.T. ,�°`' ��/ �� l. � 114 G� 'p p� r wi`� ,z- �? , �V oo� � � � � 'Op' E '�R�q 1A, AK F,t� � �n 4?� ESS °- X w EX. PUBLIC ACCESS M��U�? • � �� \ � � � � � � � 4�19. �/� �F •1/y �' G 4�' Q IN�ERN Y & UTILITY EASEMENT � � � � � EX. 15' SOUTHWESTERN �, 2 I�j//�T rr f' o��m J VOL. 9172, PG. 770-777 W / �' ti�� - � � � � � � � � � — BELL TELEPHONE ESMT. 22 N 4 �` � h, � D.R.T.C.T. . // / ry�,ti � �-__ � _ � � � � � _ � � VOL. 3146, PG. 545 �./� ' pG R'�.W a z y = � X � � i __ ——____ _ _ � — _ _ _ — _� � � R.P.R.T.C.T. T C. )' >>6 � WESTLAKE r INVERNE � N �' � % � AN�R --_ _,-_ _ _ - _ __ - _ � _ � � � / / RA _ _ _J,_ _ _ � _ � � _ � _ ��, O PROPOSED „ � /� � '-__` � � � TxDOT � 15' TCMUD 2I /�//�// O -�-�^--_, � � _ _ � � � = � � _ BRASS DISK CAPIT L` PKWY ti WATERLINE ESMT -- � � � ��'r BY SEPARATE INST.) /� /� ---_==== _ _ � - _ � � \ Scal e: 1�� = 100� a �G �, KING / � � � � � � F` �^ � �'��'� �z��3, / / g ,,� �-___= � � � � � ��\ EX. PERMANENT UTILITY ESMT. oo J'J, � 9� Q- ^� N _ � � � VOL. 13679, PG. 124 � � > > > � / 61, 769 S.F. -, � � � �o �s- Z � Q " � � � � � � R.P.R.T.C.T. v Hz 0 100 200 by �, 114 ��,`<v�Q�• � ��2.,�C / °c 1 1.418 AC. �,�� \\\�� \ ��\\ \ \ VOLR.P?R.T.C.T.. 1377 ��a� a�W AY °° '��P� > P�PQJ� �� , �� • � � � 1 �ry �'�� V A'"p,",z �1 � o G ` 0 �,� �• � � (V � �� \, �� \ ��[�l v�i[�-'N > OP c� SOLAN� ,`�v}J� �/ �� ,Nco / Q� � 092 AC. � � \\�� \ \� � �\ a�o z�ai DOVE RD � �.Q'�P v Q-��; � O� m g. 028 S. � , M Q � � �� \ � ` � � WoN � w \ �� 2 O � \��\ � � � � � � �\ S ��.36'2 ��Z xF0 DOVE RD � \ ��5 � � � � � � � �U U v�� l''f- � /�� ia `�_ / � \�� \ � � \� � � �" F �E"E� WUZ \ p ��'9 ,� � 2/�� /M/ 2 � N � � / 7128 S.F. / 'T \\ \\ \ \ 44385� �� o �F � '� � � � � � �,H v z 1'� - - - Qv 0. 164 AC. / � \ %;�.. \�� ca� N O � � ry�� - MAGUIRE PARTNTRACT OLANA LAND, LP. / / �, ' / �� \� �� Q / 0 � �� ` � `� � 1/2" IRF^ � � Q�RO VOL. 16858, PG. 176 / \ `� PROP05ED 15' TCMUD �� /yyy� \�f D.R.T.C.T. �j/�� WATERLINE ESMT ��\\� � � �\ \ � VICI N ITY MAP '�as. � / �• � � �� '/�i i�/,�i�� , (BY SEPARATE INST.) � �� .,=2000') R=1431.56' � /,�V 1 \ �� EVOLR2487E PG.K274 MT � � {� �=16'09 58 Q \ //�, \� � \ � � �� O.P.R.T.C.T. �� j��, EX. 30' WATERLINE �� 0 16, 597 S.F. �� ESMT. C.C.F.# � � � � L=403.91 / �°n (TO BE ABANDONED BY THIS PLAT) CB=N 26'34�42'� � ,(�.n� 0.381 AC. � � �,,�� , , ,�� , ,,;; , �, D211283630 C.C.F.# �� / � I � 'T D211283764 O.P.R.T.C.T. � � LC=402.58 � I'�o' �'; �,�. �� n! NOTES / � y � � � EX. PUBLIC ACCES �'�`" ^ �� //��`,�� . . . . . . . ��`` � " \ \ �'��'`� 1. Basis of bearm , horizontal and vertical osition denved from the Texas WDS RTK & UTILITY EASEMENT � /m � h - j/,��',�/y � 9 P VOL. 9172, PG. 770-777 �� 1 \ \ ;, ,,;��,G '` � Network-Texas State Plane Coordinate System, NAD83, North Central Zone (4202). D.R.T.C.T. � c, ^ 56, 274 S.F. MAGUIRE PARTNERS-SOLANA LAND L.P. �;�i,�, � ��o� / p� i 1.292 AC. TO �. 7/ "i�iiy � /�f�� THREE CITIES OIL & GAS , LLC � � %�� lV 2. No Floodplain exists on this site. �� / � / INST. N0. D213097387 �j ��;, � � �tiQ ��/ / �?,? M O.P.R.T.C.T. � `�; �� j/% //I� � 3. Selling a portion of this property by metes and bounds is a violation of the Town Ordinance � �j and State Law and is sub ect to fines and withholdin of utilities and buildin ermits. PROPOSED / � P � 1 / O � \ \ �� / �� jf�` � � � , � J 9 9 P 15' TCMUD � / �. � � '� �� i/, , iiy ,> » ATERLINE ESMT v' � � 24' STREEf, FIRE LANE � \ ��i� � /f- 4. No generic U.E.s (utility easements) will be allowed. No easement will be allowed by Q� �'�/'�& WATER EASEMENT 1 j'//%��// � (BY NEST RATE��-�� ! 3 ,f'''��,%�'�� / � separate instrument without written approval by the Town of Westlake. ) / // � � � 53. 038 S.F. � � � � �,I/ � 1� /� � j� � �� 1•218 A�• i 2 i � ��/ �� 5. Unless otherwised no,ted,„all boundary corners & lot corners are 5/8" iron rod set with � /� 1 54, �oe s.F. wiLLiaMx.rEAsuxvEY � � ;', � �y � ellow ca stam ed BGE . �/�"�� (/`O`O � �� 4�� 1.256 ,4C. assTRacT rro. ia4�TAR�NTco. � l'�y � �� LT_i Y P P i � %� / � � N 09.29.30.. W ^sti•�� \\ ,�\ �,��P ABSTxacTrro. lo4s DENTorr co. \ -_� i f� ��,�j/i �/� � / / �% 6. See Sheets 3 of 5, & 4 of 5 for dimension of street right-of-ways, centerlines, annotation 21.41'�/2" IRF � �� ti2 i � '�/ y�� of lots and easements. � WRC�� h�p• W.MEDLIN SURVEY � �� ABSTRACT NO. 1958 TARRANT CO. � � �� V ti �� — ABSTRACT NO. 1588 DENTON CO. f/✓ � � �� F-I; � SS��\ � ��_ ----- ,�r��l� �!! / � � l 6 O 9p S L� /,!,'�� ' �� / / / / �<< "rS0 •Sp�O•• ��.I.� `��/�� .// � / � / / �<. �c`'� S' �l' qB� 5 I �'�, ,,� � � L � F,o �(i �c"\ 6.661 S.F. �/// � � i �i%i�� O �'?� / �> � � / �� '�.',0 28 'S'O �y 1/2" IRF �q A 0. 153 AC. � � _ _ _ - 8 ti � ti �// �/�7ITi�,� `� / / 23•� ,o c�' c�'S wYc p � 4�/,� 1 - _ _ LEGEND / �A�Q 9 ,oCTC gs'�T��'�L sc'9.o� � �% 3, 325, 491 S.F. 7/�/ � — — — � �� 'T � �� R=708.00' � �� /�� 76.343 AC. �� A.C. ACRES Ci,�� EX. PUBLIC ACCESS & UTILITY EASEMENT /� ;1' /�' S.F. SQUARE FOOT / / . �0 p=45'43'19" ,c� ,�/� j VOL. 2279, PG. 67 �'� / � L=564.98' F�A� D.R.T.C.T. �"%' �� EX. WATER FLOWAGE ESMT. � IRF WYC IRON ROD FOUND WITH YELLOW PLASTIC CAP � / CB=N 32'S3�20'� W i'' MAGUIRE PARTNERS-SOLANA LAND, L.P. � LC=550.11� o?\ � (TO BE ABANDONED BY SEPARATE INST.) ''��'j TRACT 2 � VOL. 9437, PG. 1127 EX. DRAINAGE ESMT� IRF WRC IRON ROD FOUND WITH RED PLASTIC CAP � /�� VOL. 16858, PG. 176 � VOL. 12902, PG. 338 VOL. 9437, PG. 1190 � IRS WYC " " � / ��f ti``� � , � R.P.R.T.C.T. � IRON ROD WITH YELLOW PLASTIC CAP STAMPED BGE SET � 3 D.R.T.C.T. D.R.T.C.T. � � / 1�9��" .ycs� 15, �25 s.F. �,��G �(�') VOL. R P8R.T.0 T.210 � �•B• TOWN OF WESTLAKE DUCT BANK 0.361 Ac. i � � D.R.T.C.T. DEED RECORDS, TARRANT COUNTY, TEXAS / GRANADA � G ��% (TO BE ABANDONED BY THIS PLAT) � � � MAGUIRE PARTNERS-SOLANA LAND, LP. EX. PUBLIC ACCESS & � � � �, �i� P.R.T.C.T. PLAT RECORDS, TARRANT COUNTY, TEXAS � / TRACT 2 UTILITY EASEMENT � y� /�� / j O.P.R.T.C.T. OFFICIAL PROPERTY RECORDS, TARRANT COUNTY, TEXAS � VOL. 16858, PG. 176 VOL. 9172, PG. f � �� D.R.T.C.T. 770-777 D.R.T.C.T. \ ,,,;�� w.MEDLnv suxvEY �i�� % � U.E.� # UT�ILITY EASEMENTILE NUMBER �i� ��r � f' � aBST�acT No. i9ss Ta�n,NT co. � VOL. VOLUME �� \ /r ��%� ABSTRACT NO. 1588 DENTON CO. � �— � � ` �y� CM.THROOP SURVEY �� PG. PAGE � / � � �'y assTxacT No. lsio l � � / R.O.W. RIGHT-OF-WAY / � �` � EX. PUBLIC ACCESS & UTILITY ESMT. / � D.E. DRAINAGE EASEMENT � � p� �1 � ,�f � � VOL. 91D�RPT.C.T57-760 � / S.S.E. SANITARY SEWER EASEMENT / \ � a �� '/� / / ESMT. EASEMENT / \ / ��o� �%�/%� \ � � W.E. WATER EASEMENT � � � � � �i��/� EX. STORM DRAIN ESMT�� VOL. 9437, PG. 1192 � ANApA '� � � �%�� .R.�.c.�. / � �XECT. EX STING EASEMENT MAGUIRE PA TNERS-SOLANA LAND, P. �� %j� EX. 10' FIRE PROTECTION ESM �� / � � TRACT 2 � � � /� � ��1 VOL 2487, PG. 243 �� V L. 16858, PG. 176 6� , f � / D.R.T.C.T. \ � � D.R.T.C.T. �� - - � - - - -�� - - ,��;1 --- ,!; , � 5/$ �, �/i/ 5/8" IRS EX. PUBLIC ACCESS & UTILITY ESMT. h / 1 �//�% / �� ' � EX. PUBLIC ACCESS IRS , WYC "BGE" \� � VOL. 9172, PG. 757-760 � & UTILITY EASEMENT � /`��r �a�5� � /�j / � D.R.T.C.T. � — � / � i VOL. 9172, PG. 770-777 z �/, 1 � �� D.R.T.C.T. - �o� I�(-��j�� est��t 2 V� /� � � _ - - w o � c °ke R2 / �� 1� � 1_ - - - N� � �� '�F�aa�t;�so�t9iOe� J �� \ W � -P� I �� ` / / � k � � o �z � �� p R T C`�9�0� 7 Aork �� 9 � 1/2" IRF I 10'x20' DRAINAGE ESMT. ��/ T 9� �� \ /� / WRC / BY SEPARATE INSTRUMENT � FINAL PLAT / / / � � ) ��/ / � � � � � � � '' / �% � �� ' W OF � � � � � � �.'� � �� ' \ � � / � � � v � � � EX. PUBLIC ACCES // �EX. 10 FOOT WIDE FIRE � � � I I � / & UTILITY ESMT.S�/� PROTECTION EASEMENT , W E ST LA KE E N T RA DA � / � \ �\ � � VOL. 9105, PG. 233 ��/ VOL. D R3T.'CPG. 1171 � /� // // � r � V o / \ / / D.R.T.C.T. �/ / \ �� OVERALL LAYOUT ONLY � / \ � R=812.00� � � Lot 2R1, Block 1 �� / � � � � � � � � � y o=24•os'54" \ O�� Westlake/Southlake Park Addition No. 1 � / / � / �ot �, a�ock � I ( BLOCKA, LOT 1, BLOCK B, LOT 1, BLOCK M, LOTS 1ti3, N � L=341.76� ` .�O C.C.F.# D209080990 � , „ � / � / � ��/ W tla�te/Southlake Park Ad�di �on BLOCK N LOTS 1-6X & BLOCK O LOTS 1 2 3X&4X � � / CB=N 22'05 07 W / � P.R.T.C.T. \ � / � �/olume 388-214 Pages �8 r r r r � LC=339.24� � ��'� MAGUIRE THOMAS PARTNERS / � \�/� � //� & 7 9 P.R.T.C.T. I I A B E I N G A T O T A L O F 8 5.9 1 0 A C R E S I N T H E �J \ � � � � � , 4j � `'� WESTLAKE / OUTHLAKE PARTNERSHIP / � \� �/ � / // � I C.M. THROOP SURVEY ABSTRACT NO. 1510 � � � � i� i � ,�'1� ��'�1 VOL. 8551, PG. 1743 / � � � �� / //� /� MAGUIRE / THOMAS PAf�T�ERS W, MEDLIN SURVEY ABSTRACT N0. 1958 � r z � / , / , �oj'��JG��J� D.R.T.C.T. / \ �\ J< � / / WF��TLAK VOL.S8551,LPGE 1PA�R3TINERSHIP r r � )' � � �`��`' / � � �� / / // D.R.T.C.T. I � JOSEPH HENRY SURVEY,ABSTRACT NO. 742 � — / � EX. PUBLIC ACCES � � �°P��. � / � � �� &WILLIAM H. PEA SURVEY, ABSTRACT N0. 1246 � � — —1 � VOL.U9172, PGA 770E 777 \ �P F,QP� / � � � � �� / / � TOWN OF WESTLA�, TEXAS TARRANT COUNIY, TEXAS � � ,�2°° IRF \� ��,��y� / �� \ / � / � � � NOVEMBER 2015 � WRC i > i < w �� j�`L� � �� / / /�J � � � \ R=612.00' ��\ 9 �� // � /�\\ \�< � � I � � � �=18'54'41'� � I L=202.00' \ k�? � � �� /�_ � /`,� � I � � I CB=N 43 35 55 W \ � � � I LC=201.08' \ � �� ` � 6 1/2» IRF �h �� 5/8" IRF / / \� 0 WR� �s, � �� i � J c.i w N 53'0315 W � � w / Z i 32.60� 1/2" IRF 9� \ . / SURVEYOR ENGINEER w � WR� �S�'-�,�� i �� DEVE�OPER OWNER / � �% �G��F�, ��I� t° �� // CENTURION AMERICAN MAGUIRE PARTNERS - Brown & Gay Engineers, Inc. Z G cn � 500 West 7th St., Suite 1800, Fort Worth, TX 76102 ti / v � SOLANA LAND L.P. � w , 0 1800 Valle View Lane Suite 300 � } ; 100� \ � Tel: 817-887-6130 • www.browngay.com a �; R=1 4 2 8.0 0' p'��B' F a r m e r s B r a n c h, T e x a s 7 5 2 3 4 �� =9'13�00" � STATE PLANE GRID CORD � l 9 Village Circle, Suite 500 TBPE Registration No. F-1046 � N: 7042978.4850 � Contact: Michael Beaty Roanoke, Texas 76262 Copyright 2015 � � �=229.71� 5/8" IRF � E: 2373326.1010 � � h C6=N 48'21'39" W w�rc � � � Telephone: (214)-287-9009 m� LC=229.46 � � � / % , � , � THIS PLAT FILED IN INSTRUMENT N0._______________ SHEET 1 OF 5 / w � H N � H TROPHY CLU H ,��°o ��,� � ��,�F' CRE��G� �BOB JAMES y�'S.� Medlin MEq00 � SN Cemetery Golf ��Z Y � � ��R� S�'C ��J� Course 9 J o c,vN HY ,T FAIj�, SEMINOLE -� � 2 TR�P �, 20 F,�. �I� c y w � � � — — 114 �F`F,�-v2 Go�C��A� T,�,o� F FRESH MEADO`t'� �ma Z o � F 'L � = a H W �`f'�Gf, o �� IN�ERNESS x Y J ��m � Q O � � _ WESTLAKE r� INVERNE � � o � � PKWY CAPI�A� Scale: 1�� = 100� a �� so KING F � r �� r 9Z 0' 100' 200' �`� Z � 1 14 �'q Y o ti" m ��P o GP�eJ� 8�'�� Q� c� SOLAN� > Q- �� DOVE RD � ��.Q'� Z w � �� DOVE RD � �� C>��t��,� � � / � o ��'��'f"F` � � � � � N � / / / / N / � � / EX. PUBLIC ACCESS & � � / UTILITY EASEMENT h / � J / VOL. 9172, PG. 770-777 VICINITY MAP � � � � � R.P.R.T.C.T. (1"=2000') W � � � / � / � / � �� EX. 15.0' SOUTHWESTERN � � �"�j� � � BELL TELEPHONE ESMT. � �.�i�� VOL. 3146, PG. 545 �0 '� � � � � � � � R.P.R.T.C.T. �,� �1 NOTES (/� � � �� EX. PUBLIC ACCESS & � Q -! �� \ � � � UTILITY EASEMENT '� � �Q � lV � � � � � � � � � VOL. 9172, PG. 770-777 (Vq ��` �T �O 1. Basis of bearing, horizontal and vertical position derived from the Texas WDS RTK eX p � \ � �� \ � \ R.P.R.T.C.T. Ii R�'9 � `�� 0� e�� /5/ O� jy� Network-Texas State Plane Coordinate System, NAD83, North Central Zone (4202). e�IC qC \ �� \ �� ` \ � � TxDOT 2 � � I�� O�CeSs & �� RASS DISfL � 2? ��' S �L Z <To 2 UT � � � � y �' T �T 2. No Floodplain exists on this site. Cj eEqeq� O �R�cp�I�ITYeqs� � \ � � \\ \ \ \ � � \ �RTCT� RO �� L�� 1� � � NEo ey Sepqs� eMeNT � � � \ ��\ \�S 630� \ � \ Fk ��6�� 3 and I StatepLaw�andf ishsub ecpetoy fb es and withholdin dsofsutilitiesatand bui d n Toen�Ordinance RqTEI�ST ��\ �\�\ ?S,,F \ � \ \ �yqS��OF� 1 9 9 P ) \�� \�� 40 � � � � �o<<�q3 R ys RFe� 4. No generic "U.E.s" (utility easements) will be allowed. No easement will be allowed by ��\ ��` � � � � R �Ss,�ccFM F S��lo� separate instrument without written approval by the Town of Westlake. � � �� \ � � �� T�r �3>> MF�T� 5. Un less o t herwise d no te d, a l l boun dary corners & lo t corners are 5/8" iron ro d se t wi t h � � � �osErx xErrxv suxvEY \�� TxDOT \ �� yellow cap stamped "BGE". ABSTRACT NO.742 TARRANT CO. �� BRASS DISK BROKE assTRacT No.s2s&s29 DErrTorr co. �` � �� ' � 6. See Sheets 3 of 5, & 4 of 5 for dimension of street right-of-woys, centerlines, onnotation w.MEDLirr suxvEY �� \ � � � �� of lots and easements. ABSTRACT NO. 1958 TARRANT CO. � �� R=Z7O9.79� ABSTRACT NO. 1588 DENTON CO. \ � � � � . .. � \ � �=8'19 09 �� L=393.46' �� CB=S 58'S7'40" E �� C=393.11' � � � � � � O �� \ �� \ � �� LEGEND - - _ _ 1 � �� 3, 325, 491 S.F. \� � �� 5/8" RS A.C. ACRES � 76.343 AC. � �� wYc "e�E" RF WYC RON ROD 0 OUND WITH YELLOW PLASTIC CAP � � \\�� \� �\� SS� �� IRF WRC IRON ROD FOUND WITH RED PLASTIC CAP EX. WATERLINE ESM . � \ � � st � IRS WYC " " �� C.C.F.# D211283630 \ � � �RB� � �� IRON ROD WITH YELLOW PLASTIC CAP STAMPED BGE SET n � � C.C.F.# D211283764 �� '' � � �•B• TOWN OF WESTLAKE DUCT BANK / / �\ O.P.R.T.C.T. � � �\ F 3� � D.R.T.C.T. DEED RECORDS, TARRANT COUNTY, TEXAS >- � " '—EX. STORM DRAIN ESMT � �� 99 \ �� P.R.T.C.T. PLAT RECORDS, TARRANT COUNTY, TEXAS �' � VOL. 9437, PG. 1192 �� A'� � O.P.R.T.C.T. OFFICIAL PROPERTY RECORDS, TARRANT COUNTY, TEXAS � � D.R.T.C.T. �� C.C.F.# COUNTY CLERK FILE NUMBER �� w.MEDLiN suxvEY � � �\ � U.E. UTILITY EASEMENT � \ \ ABSTRACT NO. 1958 TARRANT CO. � \ \ � � AssT�cT No. isss DENTorr co. � �\�� VOL. VOLUME \ \ � �� CM.THROOP SURVEY ` � \ �� 5�8" IRS PG. PAGE �� assTRacTrro. �slo �\ �\�� \ wYc "e�E" , „ R.O.W. RIGHT-OF-WAY EX. DRAINAGE ESMT � �� \ S 64'52 25 E D.E. DRAINAGE EASEMENT VOL. 9437, PG. 1190 � � �� 56.55' R=2754.79' S.S.E. SANITARY SEWER EASEMENT D.R.T.C.T. � \ � � \ 5/s" IRF �_2.�3'56" ESMT. EASEMENT �� ,� �� L=107.33' W.E. WATER EASEMENT � � �\ �� CB=S 43'46'50" E ELECT. ELECTRIC EASEMENT �\ � �\ �� LC=107.32' EX. EXISTING \ � ��\ 5/8" IRF — — � — — �� — — ��_ — � — — � � — � — — — � �� — / WYC S 89'27'05" W 2132.54' /� / � , � / � / Lot 1, Block 1 � � / / � Westlake/Southlake Park Addition / / No. Volume 388-214 Pages 78 � / � & 79 P.R.T.C.T. /� / / � � MAGUIRE / THOMAS PARTNERS � // WESTLAKE / SOUTNLAKE PARTNERSHIP /� / h VOL. 8551, PG. 1743 � � _ � D.R.T.C.T. ////� FI NAL PLAT z -r-� , _ , - - F - � - , � �� / � � � � / / W � � �- - _ - - _ � � � i � - - � _ _ _ ,-,-' , WESTLAKE ENTRADA � � _ _ ii � � ,- - - - _ _ _ _ _ � , � � - I , �__- - ,- - _ _ _ - - - �',� � OVERALL LAYOUT ONLY - - _ � Z I � �=__—I- I_ _ I I I ��— — — _ _� �_ — — — — _ J�� BLOCK A, LOT 1, BLOCK B, LOT 1, BLOCK M, LOTS 1�3, � V I I � — _ — I � � r - - - _ _ — �� BLOCK N, LOTS 1-6X & BLOCK O, LOTS 1, 2, 3X&4X � � I I ' ' � � I I � A BEING A TOTAL OF 85.910 ACRES IN THE � � I ,'1 � , �� ABSTRACT N0. 1510, � � I I I �I I I i C.M. T H R O O P S U R V E Y, z li I � I W. M E D L I N S U R V E Y,A B S T R A C T N 0. 1 9 5 8, � I I JOSEPH HENRY SURVEY,ABSTRACT NO. 742 � u �I I � � &WILLIAM H. PEA SURVEY, ABSTRACT N0. 1246 a' II � I TOWN OF WESTLA�, TEXAS TARRANT COUNTY, TEXAS � I� � � I NOVEMBER 2015 � � w �� I � I o �� I � `� I � � I� � � I � �� I � I � I � �� I I � I � � n � �i i � i Zw � � I I �� I � I w� _ � � _ � � � � �� DEVE�OPER OWNER SURVEYOR/ENGINEER � z �' J L - - - _ � � � I� � I � Brown & Gay Engineers, Inc. Z G — _ _ � I _ _ - - - � � _ _ _ �I I II � � I CENTURION AMERICAN MAGUIRE PARTNERS - � 50o West 7th St., Suite 1800, Fort Worth, TX 76102 w , - - _ � L _ I 1 8 0 o V a l l e y V i e w �a n e, S u i t e 3 0 o S O L A N A L A N D L.P. � � � I I - - -� � I Tel: 8 17-8 87-6 1 3 0 • www.browngay.com Q � I � - - - - _ � — _ � Farmers Branch, Texas 75234 �� L � I � - - _ _ _ _ _ I � - - _I � 9 Village Circle, Suite 500 � T B P E Regis tra tion No. F-1 0 4 6 ,� , � � � � � � I _ � �� _ _ _ _ � I Contact: Michael Beaty Roanoke, Texas 76262 Copyright 2015 � h {�- � l � I � � Telephone: (214)-287-9009 � � — m� � � — = I II I I T H I S P L A T F I L E D I N I N S T R U M E N T N 0._______________ S H E E T 2 O F 5 / / � /� �� `S�'A � Curve Table Curve Table Curve Table � // V'�R�qB � ��Y Curve # Delta Radius Length Chord Bearing Chord Length Curve # Delta Radius Length Chord Bearing Chord Length Curve # Delta Radius Length Chord Bearing Chord Length ` '// � �� TN �y� C1 31'53'38" 30.00' 16.70' N44' 24' 27"E 16.49' C41 12'46'19" 100.00' 22.29' S83' 36' 51"W 22.24' C81 29'47'16" 134.00' 69.67' N57' 00' 09"E 68.88' ,+ �,/ �� EX. 3�' WATERLINE EX. 15' DENTON CREEK R'�• vV,) C2 34'54'58" 38.00' 23.16' N11' 00' 09"E 22.80' C42 117'45'08" 14.33' 29.46' S11' 38' 37"W 24.54' C82 101'38'45" 42.00' 74.51' S57' 16' 50"E 65.12' �� 8» � ESMT. INST. N0. REGIONAL WASTEWATER �� / / D211283630 INST. N0. SYSTEM EASEMENT C3 60'00'00" 30.00' 31.42' N36' 27' 20"W 30.00� C43 12'46'19" 87.33' 19.47' S83' 36' 51"W 19.43' C83 74'45'35" 42.00� 54.80� S65' 55� 27"W 51.00� A\ �� , �0� IRF � S D211283764 O.P.R.T.C.T. VOL. 13679, PG. 124 C4 90'00'00�� 54.00� 84.82� S21' 27' 20"E 76.37� C44 104'59'39" 29.33' 53.75� N37' 30' 10"W 46.54' C84 101'38'53" 30.00' 53.22' S57' 16' 46"E 46.51' 1 /2�� I RF �� ,� °4� � R.P.R.T.C.T. C5 045'00'00" 54.00' 42.41' S46' 02' 40"W 41.33' C45 25'00�00" 54.00' 23.56� S02' 30� OO��W 23.38� C85 60'00'00" 54.00' 56.55' N36' 27' 20"W 54.00' 3 '' c VOL. 4285, PG. 1377 STATE PLAN E GRID CORD WYC i��J %� �� \ \� \ 9 ` C6 39'50'S0" 54.00' 37.56' S88' 28' 05"W 36.80' C46 20'00'00" 30.00' 10.47' N00' 00' 00"W 10.42' C86 90'00'00" 30.00' 47.12' S21' 27' 20"E 42.43' _ _ N: 7045176.1820 j� � �/\ \ � \\ \ � � \ \ �('j ' R.P.R.T.C.T. X. PERM AN EN T U TILITY ESM T. �� 15'09'10" 54.00' 14.28' N64' 01' 55"W 14.24' C47 79'59'34" 39.33' 54.92' N50' 00' 13"E 50.56' C87 45'00'00" 30.00' 23.56' S46' 02' 40"W 22.96' E: 2372709.3840 /�6 �!\ \ 21 �4�' � � � � � �X�Q�' VOL. 13679, PG. 124 C8 20'00'00" 30.00' 10.47' S66' 27' 20"E 10.42' C48 90'00'00" 29.33' 46.07' N45' 00' 00"W 41.48� C88 39'50'50" 30.00� 20.86' S88' 28� 05"W 20.45' VAR IABLE � � C6 A, `, 0, S�6 S F �\ � � \ RqSS ��SK R.P.R.T.C.T. C9 35'00'00" 30.00' 18.33' N86' 02' 40"E 18.04' C49 45'00'00" 54.00' 42.41' S22' 30' 00"E 41.33' C89 15'09'10" 30.00' 7.93' N64' 01' 55"W 7.91' LANDSCAPE ^ �v ��j C 4 A Y��q C C, � � � \ � ¢9`3`3' � � S 7 o VOL. 4285, PG. 1377 C10 59'59'58" 30.00' 31.42' S38' 32' 39"W 30.00' C50 105'00'00" 30.00' 54.98' N07' 30' 00"E 47.60' C90 19'30'37" 54.15' 18.44' S66' 13' 28"E 18.35' B U FFER � Q �' 1 88 r�C�'�� \ 1' � � � - � _ 7 57'O " R.P.R.T.C.T. C1 1 15'00'00" 1 12.00' 29.32� N16' 02' 40"E 29.24' C51 008'56'02" 743.00' 1 15.85' N46' 44' 28"W 1 15.74' C91 84'20'59" 30.00' 44.17' N33' 48' 17"W 40.28' N �.�, ,, , _ _ _ _ 0 c EX. PUBLIC ACCESS � oc� � ' � )`-�2 `s3 C�S �� \ � � ^ � � � � � � � _ = 7�! ]. 1 � C12 35'00'00�� 112.00' 68.42' N41' 02' 40"E 67.36' C52 028'01'35" 72.67' 35.55' S75' 59' 13"E 35.19' C92 35'00'00" 88.00' 53.76' N41' 02' 40"E 52.92' & U TILITY EASEM EN T /�'o ��2 � �89 . � �8 � � � _ _ _ - _ _ _ � _9 ,> > VOL. 9172 PG. 770-777 � / � / <� 3 \\� � ` �- J � � � � - � � C13 16'26'09" 88.00' 25.24' S50' 19' 35"W 25.16' C53 090'00'00" 72.67' 114.15' S16' 58' 25"E 102.77' C93 16'26'09'� 112.00' 32.13' S50' 19� 35"W 32.02' 0 � � _ _ _ Scale: 1 - 60 �� - � - C14 29'47'16" 146.00' 75.90' N57' 00' 09"E 75.05' C54 023'33'41" 49.33' 20.29' N16' 14' 44"E 20.14' C94 29'47'16" 122.00' 63.43' N57' 00' 09"E 62.72' _ ' �/ � / ..�.`�' � _ D.R.T.C.T. � � ^ i i �s� �ti �8 � �� ___ - _ � _ - - _ _ - _ _ _ _ - O � O/ � � �1 p� � �� _�-_ _ � � � � � � - C15 31'25'15" 54.000 29.61' N87' 36' 25"E 29.24' C55 040'28�31�� 150.67' 106.44' S24' 42' 09"W 104.24' C95 18'45'42" 172.67' 56.54' S67' S0' S0"W 56.29' 0' 60' 120' � � � � �/ / C�6 _ C�� >-__ --___ - _ - - - � o v � �� /� �,90 132g, � ��05,�,�2 AN p-____ -___`_ - � � _ ' - C 16 74'51'25" 30.00' 39.19' S65' 53' 21"W 36.47' C56 13'31'35" 190.67' 45.01' S51' 42' 12"W 44.91' C96 15'10'27" 88.00' 23.31' N 15' 57' 26"E 23.24' °Q � �R °� � � � y� / ��9 �I� G� RA �-_ � _ � - C17 51'08'51" 29.33' 26.19' S02' 53' 13"W 25.32' C57 31'43'16" 32.00' 17.72' N32' 36' 06"W 17.49' C97 05'03'55" 1466.56' 129.65' N21' 01' 29"E 129.61' PROPOSED �O �� ' -' � -'--_ `� '_ ' - , `��"�� / �/ // A �, � -- � � ' C18 10'00'00" 132.50' 23.13' S76' 27' 20"E 23.10' C58 45'00'00'� 44.00' 34.56' N05' 45' 32"E 33.68' �9$ 22'39'01" 30.00' 1 1.86' N82' 43' 57"W 1 1.78' 15 TCMUD / �� i O � �, -' , �'--�'----__ , � / � � � � � ,� P R 0 P 0 S E D 15 T C U M D ��9 20'00'00" 167.50 58.47' N88' 32' 40"E 58.17' C59 10'00'00" 155.00' 27.05' S76' 27' 20"E 27.02' C99 23'50'13" 708.00' 294.55' N43' 49' 53"W 292.43' ti WATERLINE ESMT � i / � ��, � � Gj� BY SEPARATE INST.) �� 1 � p WATERLINE ESMT C20 20'0000 132.50 46.25 S88' 32 40 W 46.02 C60 13'32'40" 42.00' 9.93' S06' 46' 20"W 9.91' C136 12'46'19" 112.67' 25.12' S83' 36' 51"W 25.06' 61, 769 S. F. o� � �°` , » � , ��V� / �/ ' / �� 1 . 418 AC. Go��'�^ � (BY SEPARATE INST.� C21 96'31'S0" 30.00' 50.54' N33' 11' 25"W 44.77' C61 14'5051 42.43 10.99 N07' 30' 00"E 10.96' C137 17'26'16" 160.00' 48.70' S68' 30' 33"W 48.51' � � �2>>3 �/ � � �, C22 20'00'00" 188.00' 65.62' N25' 04' 30"E 65.29' C62 25'00'00" 42.00' 18.33' S02' 30' 00"W 18.18' C138 06'42'30" 147.33' 17.25' S73' 52' 26"W 17.24' cA a 57- '�� , QQ'�� 6�� j�� N �-' C23 20'00'00" 212.000 74.00' S25' 04' 30"W 73.63' C63 20'00 00" 42.00' 14.66' N00' 00' 00"W 14.59' �Q Q� � � � �S� �� C24 30'00'00" 162.00' 84.82' S00' 04' 30"W 83.86' C64 10'00'00" 42.00' 7.33' S05' 00' 00"W 7.32' �� G. 1 /2�� IRF /� �� 1Q0 ' k 12�cS'�, Go��p ��GJ C25 35'00'00" 88.00' 53.76' NO2' 34' 30"E 52.92' C65 45'00'00" 42.00' 32.99' S22' 30' 00"E 32.15' '�,��'�� '`• WYC � ��% �� 4 12 n� 1 G�,�'�j C26 50'00'00" 54.00' 47.12' SO4' 55' 30"E 45.64' C66 105'00'00" 42.00' 76.97' N07' 30' 00"E 66.64' � �� , G P� Q � �� / m�/�4, 028 S�F. ,�p� Gj C27 75'00'00" 30.00' 39.27' N07' 34' 30��E 36.53' C67 60'02'17" 29.33' 30.73' S75' 01' 08"E 29.35' � O� � �j �0. 092 AC.� r � � > � � ,`�v J o• ,cV� �' Q� � � W � , p�� MAGUIRE PARTNERS-SOLANA LAND, L.P. C28 2�•oo�5s�� 54.00' 25.46� s3�• 34° oo°°W 25.23° css ,s•o2 ��°° 34.67° s.�o ss2• 2s� 52�w s.o�° ,O �' p� � ,/ v�� L49 cO r� � � T R A C T 2 C29 77'02'57" 17.50' 23.53' S41' 24' 02"E 21.80' C69 107'35'1 1" 2.33' 4.38' N36' 12' 28"E 3.76' �� V,�S q�� Z'' �48 O J � ��°c VOL. 16858, � PCi. 176 C30 26'48'43" 32.50' 15.21' N16' 16' S5"W 15.07' C70 35'00'00" 42.00' 25.66' N11' 02' 40"E 25.26' � � �� i� 2 O W � o � �8� c$1 D.R.T.C.T. �^ Q � �. �� v � C 8 �., �_ C 3 1 1 9'0 9'3 0" 3 0.0 0' 1 0.0 3' S 5 1' 1 0' 2 9"W 9.9 8' C 7 1 6 0'0 0'0 0" 4 2.0 0' 4 3.9 8' N 3 6' 2 7' 2 0"W 4 2.0 0' �vJ � / ��/�/ � 01164SAC. U `d� N G1� O C32 105'00'00" 54.00' 98.96' N07' 30' 00"E 85.68' C72 90'00'00" 42.00' 65.97' S21' 27' 20"E 59.40' _ _ �� // ��/ � � G�6 C15 C33 45'00'00" 30.00' 23.56' S22' 30' 00"E 22.96' C73 45'00'00" 42.00' 32.99' S46' 02' 40"W 32.15' Q � � ry � - � 1 C34 10'00'00" 30.00' 5.24' S05' 00' 00"W 5.23' C74 39'50'50" 42.00' 29.21' S88' 28' 05"W 28.62' 6 � � � ��y,�. � '`�h� �� 9 C�� ,�� " 3, 325, 491 S. F. C35 20'00'00" 54.00' 18.85' N00' 00' 00"W 18.75' C75 15'09'10" 42.00' 11.11' N64' 01' 55"W 11.08' � „ ' ^ � �.`� ��4•84��'/R ��0 v 76. 343 AC. 1 /2 IRF � �4s ��/Vq `° �18 C18 C36 25'00'00" 30.00' 13.09' S02' 30' 00"W 12.99' C76 20'00'00" 42.00' 14.66' S66' 27' 20"E 14.59' �� /WYC n� � � �8p � L19 C37 15'00'00" 54.00' 14.14' N07' 30' 00"E 14.10' C77 35'00�00�� 42.00� 25.66� N86' 02' 40��E 25.26' / M/C�� J ��8•81 49'2S' � �86- � / ^l �353' C5g �8� N N C20 L�2 C38 98'32'40" 30.00' S1.60' S49' 16' 20"W 45.47' C78 15'00'00" 100.00' 26.18' N16' 02' 40"E 26.11' ' � / �� 0 12•5' J j-2� C39 71'27'20" 30.00' 37.41' N35' 43' 40"W 35.04' C79 35'00'00" 100.00' 61.09' N41' 02' 40"E 60.14' R=1431 .56 � / � .�� J ,� 13.5 � c�g � 0=16��9�`JB�� / �j^� � U „�� L97 �� C40 90'01'03" 39.00' g�.27' N45' 00' 31"E 55.16' C80 16'26'09" 100.00' 28.69' S50' 19' 35"W 28.59' L=403.91 � � �0��`°,� � 1 � �' CB=N 26°34'42" E � i�o� � 16, 597 s. F. J �4� LC-402. cJ8� � � 0. 381 AC. r.,� N Line Table Line Table Line Table Line Table O � - / / /� � G� JI � � � �� C136 L�3 J Line # Length Direction Line # Length Direction Line # Length Direction Line # Length Direction EX. PUBLIC ACCESS 5 �.,� ^ � L1 102.19' N71' 27' 19"W L35 105.09' N45' 00' 00"W L69 42.67' N00' 00' 00"W L103 93.33' S56' 27' 20"E J�` ��r� � Gg C41 �, L85 1 8c UTILITY EASEMENT � /� �Fj �scP. G,�� 8C43_N ^' yN U � N L2 53.00� N28' 27� 38"E L36 47.49� N00' 00' 00"W L70 18.67' N00' 00' 00"W L104 24.58' S76' 27' 20"E VOL. 9172, PG. 770-777 � /Q� i � "c�3 �� c� � 56, 2�4 s. F. �N �.R.T.C.T. �/ �/v� � ,� 926• ^ �R 1 . 292 AC. L3 47.32' S06' 27' 20"E L37 23.01' S90' 00' 00"W L71 45.13' N90' 00' 00"E L105 14.37' N68' 32' 40"E /� //�� / �67 � 2 � L4 16.08' S66' 27' 20"E L38 20.55' N90' 00' 00"E L72 97.06' S61' 58' 25"E L106 40.75' N08' 32' 40"E � v f � �Q. 1� L62 c.Jo g 269 S. F. � �� L5 170.79' N23' 32' 40"E L39 39.52' S10' 00' 00"W L73 41.86' S28' 01' 35"W L107 1 1.28' N23' 32' 40"E �� 2 co�` 0. 190 AC. J/ � / v � �, , , „ , , �, � , „ / � � y � 8, 269 S. F. �4� L6 1.44 N68' 32 40 E L40 66.31 N 10' 00 00 W L74 31.24 S00' 00 00 E L108 41.62' N58' 32' 40"E � / / ti� / � �� 0 . 190 AC. `y �2'�2 rn , , , „ / / � �� / � �6S J � O ;� V 86.41' S71' 36 30"E L41 86.41 S15' 00 00 W L75 19.16' N45' 00' 00"E L109 72.34' N42' 06' 31"E P R 0 P 0 S E D �/ �� O �iS`� �Qj ,�� c�,� L8 93.33' S56' 27' 20"E L42 47.95' N90' 00' 00"W L76 26.55' N74' S7' 43"E L1 10 205.48' S90' 00' 00"E 15' TCMUD � / � � � � � � � � � 1 L9 24.58' S76' 27' 20"E L43 49.50' N90' 00' 00"E L77 22.21' S89' S9' 57"E L111 76.36' N12' 03' 00"E ATERLINE ESMT � v I 24' STREET, FIRE LANE 8c � � � / / WATER EASEMENT N c� L110 3, 325, 491 S.F. L10 14.37' N68' 32' 40"E L44 25.02' S00' 00' 00"E L78 14.57' N17' 35' 08"W L112 NOT USED (B Y S E P A R A T E�� /� ��/ /^� /� �/ U U U � 2.57' 76. 343 AC. L1 1 24.00' N21' 27' 20"W L45 132.24' N71' 27' 20"W L79 63.46' N72' 24' 52"E L1 13 1.44' N68' 32' 40'�E INST.) � / � v / � 3 � N L12 3.36� N68' 32' 40"E L46 15.53' N18' 14' 25"E L80 164.09' N71' 27' 20'�W L114 7.28' S63' 17' 25"E �C'/ / � 53, 038 S. F. � � � / c� P• � � 1 . 218 AC. ^ � r i� � L13 14.42' N08' 32' 40"E L47 135.44' N18' 14' 25"E L81 36.54' S81' 27' 20"E L115 22.27' N16' 29' 40"E �/ / �^�^ / � �� L14 11.28' N23' 32' 40"E L48 19.84' S71' 27' 02"E L82 10.73' N13' 32' 40"E L116 94.46' N16' 29' 40"E � � %�Z � � '� WILLIAM H. PEA SURVEY 1 /2�� I R F "�j o' n I� �� Q g F � co r� ,r� N ABSTRACT NO. 1246 TARRANT CO. ��s 41.62' N58' 32' 40"E L49 59.34' N83' 32' 40"E L83 86.54' N00' 00' 00"E L225 2.66' S90' 00' 00"W � WYC N 09�2g�30�� W � ` �^�`� W \� \�� 5oA�26 P o U U " ABSTRACTNO. 1045 DENTON CO. ��s 72.34' N42' 06' 31"E L50 16.08' N66' 27' 20"W L84 129.71' N15' 00' 00"E . � � � , FINAL PLAT � „ i �� -� � - L17 18.40' N28' 27' 38"E L51 170.79' N23' 32' 40"E L85 100.51' N90' 00' 00'W 21 .41 1 /2 I R F �� 8, � °; W. MEDLIN SURVEY Q F / W RC/ � �� L18 21.96' S71' 27' 20"E L52 1.44' N68' 32' 40"E L86 66.31' N 10' 00' 00"W � � � � � � � ��\ ��\ �� L68 c,°c� � �� r ABSTRACT NO. 1958 TARR_ANT CO. , , „ , , „ , , „ � � � ��__ L38 16.15'U U 2 � L19 36.54 S81' 27 20 E L53 86.41 S71' 36 30 E L87 105.64 N00' 00 00 W W E ST LA KE E N T RA DA � / / F '�/ S o ��\�\ �� \ �r� �2 6�, ABSTRACT NO. 1588 DENTON CO. / / '� J S \ � 2 �` - NL� ^ �2 67,L88 54, 708 S. F. � L20 35.00' S08' 32' 40"W L54 93.33' S56' 27' 20"E L88 67.00' N90' 00' 00"E � / � � �� 9��s� \ �� 22 o L37 i 1 . 256 AC. N L21 64.59' S78' 32' 40"W L55 1 1.28' S23' 32' 40"W L89 105.09' N45' 00' 00"W STREETS AN D LOTS AN NOTATION ON LY � i i F�� -I�S , 'sp�4'� � ��'��p�� 52 L71 J ,$� �'�� ,� " � �� / l/�C T�� S /e� ��,9�� 29 58, 5 � �p � L22 35.92' N81' 27' 20"W L56 41.62' S58' 32' 40"W L90 34.84' N60' 00' 00"E BLOCKA, LOT 1, BLOCK B, LOT 1, BLOCK M, LOTS 1�3, _ Y�/ � � � � F�p ��T �` � J J � L23 38.85' N 15' 04' 30"E L57 72.34' S42' 06' 31"W L91 105.09' N45' 00' 00"w BLOCK N, LOTS 1 6X & BLOCK O, LOTS 1, 2, 3X&4X � / / ��. '�,p �� '�O �y 1 /2" I R F �y�� 6. 661 s. F. � ' � A BEING A TOTAL OF 85.910 ACRES IN THE � � /� GJj /Ij � 0. 153 AC. J L24 50.74' N35' 04' 30"E L58 37.92' N06' 27' 20"W L92 105.64' N00' 00' 00"W �J / � �� •�A , ,p F FS WY� � � , , C.M. THROOP SURVEY, ABSTRACT N0. 1510, � / / /QA ,9 ,'C � FS T� OS� � U L25 48.72' N15' 04' 30"E L59 18.57 N31' 32' 00'W L93 39.52' N10' 00' 00"E W. MEDLIN SURVEY,ABSTRACT N0. 1958, z �� ,� � �'Q,; iOC T 5�� / �'�� L26 10.09' N14' S5' 30"W L60 19.58' S10' 00' 00"W L94 66.31' N10' 00' 00"w JOSEPH HENRY SURVEY,ABSTRACT NO. 742 � � � � C T � R=7 Q 8.�� \�CSj � �iS` c'� L27 15.09' N20' 04' 30"E L61 57.25' N48' 27' 43"W L95 129.71' S 15' 00' 00"w &WILLIAM H. PEA SURVEY, ABSTRACT NO. �246 a' � � � �� ,� � `� s,� ��9 , , „ , , „ TOWN OF WESTLA�, TEXAS TARRANT COUNTY, TEXAS � � i 0=45 43 19 ,n � �9 < L28 67.37 N29' 55 30 W L62 30.06' S85' 59' 41"W L96 57.47 S00' 00 00 E � / � L=564.98� �� ' �� L78 s��`� NOVEMBER 2015 � L29 123.21' N45' 04' 30"E L63 16.00' N04' 00' 19"W L97 4.83' N81' 27' 20"W w � �/ � CB=N 32°53�2�� W \ � �d'9\ C67 �-�6 C68 77 '� L30 13.49' S79' 55' 30"E L64 8.25' N41' 32' 17"E L98 91.20' N28' 32' 40"E � �� i O LC=550.11 � �s , , RS c69 j � / �j�� C�99 �� T �,�� '�� U L31 4.03' S02' 52' 33"E L65 53.76' N48' 27' 43"W L99 49.93' N06' 27' 20"W o � // Q� �/� �,� �O j��1 3 L32 4.96' S29' 49� 24'�E L66 13.18' N16' 44' 28"W L100 16.08� N66' 27' 20'�W � � � � � ��g \ ��' 15, 725 S. F. •� S � oo L33 24.88' N60' 00' 00"E L67 1 13.04' N28' 15' 32"E L101 170.79' N23' 32' 40"E 6 / GRANADA �GG��i v �T o� 0. 361 ac. � � � J O \� � � � � L34 35.14' N60' 00' 00"E L68 13.42' S90' 00' 00"W L102 86.41' S71' 36' 30"E Z�' � / MAGUIRE PARTNERS-SOLANA LAND, L.P. ' EX. PUBLIC ACCESS & � � °')N � � TRACT 2 UTILITY EASEMENT �� ' �,� DEVE�OPER OWNER SURVEYOR/ENGINEER w � � VOL. 9172, PG. � �go L32 �, � VOL. 16858, PG. 176 N c3o �� D.R.T.C.T. � 770-777 D.R.T.C.T. �� L31 CENTURION AMERICAN MAGUIRE PARTNERS - Brown & Gay Engineers, Inc. Z � � \ �� 9 ��b 1800 Valley View Lane, Suite 300 � Tel��. 817S887-61305� Iwww brow�gay.�om TX 76102 w � , � � �'� SOLANA LAND L.P. � Q ' ��'- L3p �' Farmers Branch, Texas 75234 9 Village Circle, Suite 500 � TBPE Registration No. F-1046 �' Contact: Michael Beaty Roanoke, Texas 76262 Copyright 2015 � � z �, \ � h , Telephone: (214)-287-9009 � °% THIS PLAT FILED IN INSTRUMENT N0._______________ SHEET 3 OF 5 m � / / / � �\ � \ // � � � � � � / � � �� \ \ \ � � � � �/ � \ \ � \ \ � , � � � � � rq TF �/ � � �qT�, �,%� , l / � � , , � � , , � , � �Rlqe�� hIVVY � � �F �, � r , i �� 4 � � � w�o lN ry4 EX. PUBLIC ACCESS & � � y� s, � � � � \ 2�� \� � � � � � R,� UTILITY EASEMENT � � � yFF�► � � � � � O 816 � � w) VOL. 9172, PG. 727 / � / �� - - -�� ,� � �� • 5 S � � � \ � �� (PG. 771 -778) � / � � g3' VARIABLE / ' �66�_�\�� .� " F. � � � � � / _ LANDSCAPE BUFFER � �� ORR � �\ '�C, p � � \ � - , _ _ � � / / • 3' LIGHT L138 L139 � / �p IL186 ��\�\ � � \ �q�p �S' � � � ` _ - _ � / / � ESMT � � , / �'� � L224 ��\\ � (BY SepqR��NeTSUO - _ _ _ _ - - _ _ _ _ �� Uj' V� � 10'X 10' � L142 �2 2° � , ;� � � � \ �� R'�TE �NS�'lT - � - _ - - �� // �-\/�/� ^ 16, 597 S . F . W.E. L143 J a'i I � .Q �"��' / /�/ � \\\ � \ \�T) 11 - / � � _ Q o� � i / ico�O �L 0 . 381 AC . �' � ��, „ � / /L127� \ \ \ W.M.E. , � � _ ,,\ \ _ _ , �-' � � J / ^ 15' D.E� �o� Scale: 1 = 40 � �� _ �/�� / � �� '� EOMT LEC � a� � �J - - �y, � � � �1/ // � �L128 � � /�L136L137 � __ - _ `V�O / � � L150 L145 � I 0' 40' 80' �wp i � � � �y�0'X10' ---__ � - - G, / VARIABLE �14� I-� 6 � � ' � � � s� � / ,n o� / � /W.E. � / / , S.S.E. J � � �- / / / o - �-__ '-- � ♦ / ' --- � � � � � L129 �� - /� v ' �� 8 � � / / �/ / L155 J J J i I � < . ', --___ Q� / / � � - ' � � / /� / � ,V Q � � �� c�• , 6.48 I EX. PUBLIC ACCESS & � � /� � / 10'X10'--� v'� 24� � A D -- 5.84 RRq � // / �J � L159 �o UTILITY EASEMENT � / � � �� W.E. L131 L194 6, i O � � L157 I" VOL. 9172, � � !� Q- / /� /� 19.3' � PG. 727 � / � � o, / / Q / � ' � �v L196 56, 274 s . F . (PG. 771 -778) /// ��//� �/ � / / � i�� o � 11.84' �76 � �76 �197 � o� i i v � , �,� � ��, I J � A � 1 . 292 AC . � � � � � � �� ` I� 1 0' E L E C , � 5 L 1 9 8 / � � � v i PROP 15' TCMUD �� Q �� /�G�'�� `��6_�9� �-E S M T �5 �"1 6 1 / � / // / �� rn / � WATERLINE ESMT � � � i � �- D.E. L� � / L199 "1 � � / / / � / 10'X20' (BY SEPARATE INST.) � v / � ��, � 10'X10' L 1 6 1 2 L166 �v � � �� /J/ / �/ 6 1, 7 6 9 S . F . TRI-COUNTY ESMT L133 � / / � �� / � W.E. � / / Q O� // / � � 1 . 418 A C . L134 � � � � �°' 8, 269 S . F . / , � �< � � � ^�� ` �� /c� �^�, � . 190 AC . / �� v�� / I // �/ L135 , � � � / � ��, / � 6' LIGHT ESMT M � Q � �'� � / 3' LIGHT ESMT ,L �1 ,�p1 / � � �Q- �� & DUCT BANK ESMT �� / � \ � �\ �� & DUCT BANK ESMT 6' LIGHT ESMT ��i' � �' / / � / Q � o. � � � \ / / �� & DUCT BANK ESMT i _ _ / / � � � � �/ � L219 h �m� � // � �88 c ��o � � � � � � 24' STREET, FIRE LANE & �i / � Q � �� L189 G�`i � / �� /� /� � crol � WATER EASEMENT Q / N � / � � / / � v� �� v/ �� // / � � � / � /, /, /�� , � �, j, �,�1 , �\ / � f� � � �C111 / 1 � C125 / / / � '� ' � � � ,�� ;� �k, 028 S . F . `�� i� /GJ �/ �/ �� 53, 038 S . F . �� / ,� . Og2 AC . Z N o� L124 �'-� � � sca�e: �" = 40' � � �� , �� v";� 1 . 218 AC . � ' �N %/ /� � �� 0� N JI W E 1 O � 0� / / � � / r I o � / / O _ , L125 � ,/ 0' 40' 80' / / . / � N I � � �I L126 / � I I � , � , / / � / � � U' i / � -c� � 5 05 � ` � � V � I ' � I ' PROP 15' TCMUD � � �,`1'�D.E. Gi � " ��^ �/ � � j �n � 5� � ��68 15' D.E. � B WATERLINE ESMT � � / O C� �\� ��'� L1�� / �%/ �O ^ �` 1\�, � Q.� � N� \� �� (BY SEPARATE INST.) � � /� �� ' Os� �� / / ( (O^�l/ \c� �� C 12 4 � �,��o � / / � \ � 2j 3�. L ti' • �� `Z N �,�� 7128 S . F . - � _ _e� � � o � �� ti N � L170 � 1 � i 0 . 164 AC . / � � � � �\ � . 5, p B J ' � I� / �/L118 6' LIGHT ESMT & ' \ � �� W.E. i lo I� 3, �2�J, 491 S . F . � 'L117 DUCT BANK ESMT � 2� � � �� L226--0'��L228 �233�� h R,� IJ 54, 7�8 S . F . �v 76 . 343 AC . / � 3• ,� � L119 � � / , , � � 1 �� \ \\ ��\ \ r� ��\�23 ��\ � L220 �v� � L235 1 . 2 5 6 A C . � l �/ ��\2� i / � � � � \ �L227 �� L234 � L221 L203 `� � 491 S . F . � / � \ � � w E�� 's�� ci35e-- �o�� L204 �� 3 765343 AC . � � �. � � �� N -----�--------y � L205 ��T ��QO o� � � �\ \� ��\ ��\ ��26 I N � 1 /��A .r�, r� �F �� \ � � ��\ � L229 i 6' LIGHT ESMT �� \7j� �� i �& DUCT BANK ESMT � `�FFT \ \ � 6 \\� � \�\ � I� WALL, LIGHTING, � L183 >>3' 8. ' �� 6, 661 S . F . i �� IRRIGATION & N� � \� 0 . 153 /�C . �J MAINTENANCE ESMT � L185 L184 L1��p � � L181� " � � � � L171 10'X 10' 10'X20' � �/O\�\ 10' ELEC � i � N W.E. la, � 5, S1 ESMT � � TRI-COUNTY ESMT D.E. �� L177 � � L173 �� ' � �� L179 ' � ' � � 1 � � �v L174 � 0'X20' \ C M s � \ �7) TRI-COUNTY ESMT � Line Table Line Table Line Table Line Table Line Table Line Table 56, 274 S . I . O� ` \� � S L176 Line # Length Direction Line # Length Direction Line # Length Direction Line # Length Direction Line # Length Direction Line # Length Direction 1 . 2 9 2 A 1.., . �� L208 L117 10.00' N18° 32' 40"E L137 10.63' S77° 59' 00"E L157 10.03' N38° 45' 14"W L177 36.29' S90' 00' 00"W L197 3.00' N77' 45' 50"W L217 10.09' N14° 55' 30"W � ;7 � � � ��J � � � \v�L209 �\ L118 10.00' N71' 27' 20"W L138 12.76' N00' 00' 00"E L158 10.00' N51' 14' 46"E L178 10.00' S00° 00' 00"E L198 6.01' S15° 00' 00"W L218 48.72' N15' 04' 30"E �J� � �^ �\ \ � L210 C''cs �� ,1_) � � L119 10.00' N18° 32' 40"E L139 8.55' N90° 00' 00"W L159 9.75' S38° 45' 14"E L179 36.71' N90' 00' 00"E L199 3.00' N77' 45' 50"W L219 11.00' S69' 55' 30"E / � O �\ � \�\J � L120 106.40' N71' 27' 20"W L140 9.58' N90' 00' 00"E L160 31.30' NO2° 58' 46"W L180 16.77' N34' 45' 40"E L200 1 12.89' S15° 00' 00"W L220 41.90' S90' 00' 00"W • \ \ � L121 10.12' N48° 32' 40"E L141 10.00' N00' 00' 00"E L161 10.00' S87' 01' 14"W L181 15.00' S55° 14' 20"E L201 66.31' S10' 00' 00"E L221 43.15' S90' 00' 00"W � � � L122 13.08' N48° 32' 40"E L142 10.00' N90° 00' 00"W L162 32.71' S02° 58' 46"E L182 9.38' S34' 45' 40"W L202 39.52' S10° 00' 00"W L222 19.69' S10' 00' 00"W � � \ \� � L123 15.00' S41' 27' 20"E L143 17.09' S65' 04' 15"W L163 38.52' S55° 04' 38"E L183 10.00' SO4' 57' 46"W L203 3.00' S89' 05' 05"E L223 66.31' N10° 00' 00"W � � (� \� � 15 725 S . F . �� EX. PUBLIC ACCESS 8C � ' ,c� v ' p L124 10.00' N83° 32' 40"E L144 15.00' S24° 55' 45"E L164 17.45' S55° 04' 38"E L184 20.00' N85° 18' 32"W L204 6.00' N00' 00' 00"W L224 3.18' N68' 32' 40"E UTILITY EASEMENT ' �v�j�� \� � . 361 QC . /'" L125 10.00' S06' 27' 20"E L145 10.12' N65' 04' 15"E L165 16.87' S75' 00' 00"W L185 10.00' N04' 57' 46"E L205 3.00' S89' 05' 05"E L226 5.00' S28' 01' 35"W FINAL PLAT VOL. 9172, PG. 727 � � � / � L126 10.00' N83° 32' 40"E L146 14.78' N00' 00' 00"E L166 15.00' S15' 00' 00"E L186 2.95' N22° 55' 15"W L206 98.22' S00' 00' 00"E L227 10.00' S61° 58' 25"E (PG. 771 -778) S \ � � / QF 9�•�\ �� / L127 10.00' S66' 27' 20"E L147 15.76' N72° 06' 00"W L167 14.87' N75' 00' 00"E L187 170.79' N23' 32' 40"E L207 26.98' S45' 00' 00"E L228 5.00' S28' 01' 35"W � . • � I IU � L128 10.00' S23° 32' 40"W L148 19.63' S00° 00' 00"E L168 25.71' S60° 00' 44"E L188 16.08' N66' 27' 20"W L208 3.00' N45° 31' 12"E L229 42.47' S90' 00' 00"W � � � � WESTLAKE ENTRADA \\ 1 I ��'�� L129 10.00' N66' 27' 20"W L149 19.30' N00' 00' 00"E L169 15.00' S29' 55' 40"W L189 3.00' N47' 30' 40"E L209 6.00' N45' 00' 00"W L230 97.06' N61° 58' 25"W o / � L130 10.00' S33° 32' 40"W L150 10.00' N90° 00' 00"W L170 13.85' N60° 00' 44"W L190 37.92' NO6° 27' 20"W L210 3.00' N45° 31' 12"E L231 41.86' N28' 01' 35"E C/""�SEMENTS ANNOTATION ONLY � � \ \ � � �/ L131 10.00' S56' 27' 20"E L151 19.30' S00' 00' 00"E L171 10.00' N90' 00' 00"E L191 72.34' S42' O6' 31"W L21 1 72.12' S45' 00' 00"E L232 41.86' N28' 01' 35"E � � � BLOCK A, LOT 1, BLOCK B, LOT 1, BLOCK M, LOTS 1-3, o Dc� / / L132 10.23' N33' 32' 40"E L152 NOT USED L172 10.00' N00' 00' 00"W L192 41.62' S58' 32' 40"W L212 3.01' N40' 17' 24"W L233 97.06' N61' 58' 25"W �5• / >> BLOCK N, LOTS 1-6X &BLOCK O, LOTS 1, 2, 3X&4X L133 10.00' S48' 41' 02"E L153 NOT USED L173 10.00' N90' 00' 00"E L193 11.28' S23' 32' 40"W L213 9.00' N35' 44' 16"W L234 42.47' S90' 00' 00"W �, � � ��212 / A BEING A TOTAL OF 85.910 ACRES IN THE � 1�� C116 � L134 20.00' N41° 02' 40"E L154 NOT USED L174 10.00' N45' 16' 18"E L194 6.04' S54' 35' 26"W L214 123.21' N45° 04' 30"E L235 1.41' S00° 00' 00"E L'.M. THROOP SURVEY, ABSTRACT NO. 1510� � � ,�jOQj L135 10.00' N48' 41' 02"W L155 161.59' S84' S7' 48"W L175 20.00' S45' 00' 00"E L195 75.47' S00' 00' 00"E L215 67.37' N29' 55' 30"W W. MEDLIN SURVEY, ABSTRACT N0. 1958� z ` �\ �j��• L136 11.00' S12° 01' 00"W L156 18.27' S84' 57' 48"W L176 10.00' S45' 16' 18"W L196 10.81' S15' 00' 00"W L216 15.09' N20° 04' 30"E JOSEPH HENRY SURVEY, ABSTRACT NO. 742 � &WILLIAM H. PEA SURVEY, ABSTRACT NO. 1246 a � \ � � TOWN OF WESTLAl�, TEXAS TARRANT COUNTY, TEXAS � � NOVEMBER 2015 � Curve Table Curve Table Curve Table Curve Table o Curve # Delta Radius Length Chord Bearing Chord Length Curve # Delta Radius Length Chord Bearing Chord Length Curve # Delta Radius Length Chord Bearing Chord Length Curve # Delta Radius Length Chord Bearing Chord Length � � C100 045'00'00" 27.00' 21.21' S46'02'40"W 20.66' C111 025'00'00" 24.00' 10.47' S02'30'00"W 10.39' C122 006'15'17" 223.00' 24.34' S18'12'08"W 24.33' C133 023°33'16" 92.00' 37.82' N16'14'S7"E 37.56' � � � C101 090'00'00" 27.00' 42.41' S21'27'20"E 38.18' C112 020'00'00" 60.00' 20.94' N00'00'00"W 20.84' C123 040'59'26" 35.00' 25.04' N30'29'43"E 24.51' C134 090'00'00" 30.00' 47.12' S16'58'25"E 42.43' � C102 023'58'00" 57.00' 23.84' N54'28'20"W 23.67' C113 010'00'00" 24.00' 4.19' S05'00'00"W 4.18' C124 020'00'00" 25.00' 8J3' N00'00'00"W 8.68' C135 028'01'35" 30.00' 14.67' S75'59'13"E 14.53' � � C103 036'02'00" 60.00' 37.73' N24'28'20"W 37.12' C114 045'00'00" 24.00' 18.85' S22'30'00"E 18.37' C125 003'32'28" 59.00' 3.65' S08'13'46"E 3.65' Z �' C104 101'38'53" 24.00' 42.58' S57'16'46"E 37.21' C115 089'55'48" 60.00' 94.17' N00'02'06"W 84.80' C126 028'01'35" 54.00' 26.41' S75'59'13"E 26.15' a DEVELOPER OWNER SURVEYOR/ENGINEER � � C105 029'47'16" 116.00' 60.31' N57'00'09"E 59.63' C116 009'06'15" 63.00' 10.01' N49'42'36"E 10.00' C127 090'00'00" 54.00' 84.82' S16'58'25"E 76.37' � � � w � z � C106 016'26'09" 118.00' 33.85' S50'19'36"W 33.73' C117 028°22'27" 65.00' 32.19' S30'S3'16"W 31.86' C128 023'33'41" 68.00' 27.96' N16'14'44"E 27J7' Brown & Gay Engineers, IIIC. �o CENTURION AMERICAN MAGUIRE PARTNERS - 500 West 7th St. Suite 1800 F C107 035'00'00" 82.00' 50.09' N41'02'40"E 49.32' C118 075°00'00" 19.00' 24.87' N07'34'30"E 23.13' C129 040°28'31" 132.00' 93.25' S24'42'09"W 91.32' � , , ort Worth, TX 76102 w � 1800 Valley View Lane, Suite 300 SOLANA LAND L.P. � � • TeL• 817-887-6130 www.browngay.com } ' C108 015'07'13" 82.00' 21.64' N15'59'03"E 21.58' C1 19 050°00'00" 65.00' 56.72' SO4°5530"E 54.94' C130 013'32'12" 172.00' 40.64' S51'42'31"W 40.54' Farmers Branch, Texas 75234 �� 9 Village Circle, Suite 500 TBPE Registration No. F-1046 �s > C109 051'08'55" 24.00' 21.42' N17'00'56"W 20J2' C120 035'00'00" 77.00' 47.04' NO2'34'30"E 46.31' C131 016'23'22" 148.00' 42.34' S53'08'05"W 42.19' Contact: Michael Beaty Roanoke, Texas 76262 Copyright 2015 Z � Telephone: (214)-287-9009 � � C110 015'00'00" 60.00' 15.71' N07'30'00"E 15.66' C121 030'00'00" 173.00' 90.58' S00'04'30"W 89.55 C132 040'28'31" 108.00' 76.29' S24'42'09"W 74.72' �% m � THIS PLAT FILED IN INSTRUMENT N0._______________ SHEET 4 OF 5 OWNER'S CERTIFICATION: OWNERS DEDICATION STATE OF TEXAS � NOW, THEREFORE, KNOW ALL PERSONS BY THESE PRESENTS: COUNTY OF TARRANT � THAT MAGUIRE PARTNERS—SOLANA LAND, L.P., DO HEREBY ADOPT THIS PLAT, DESIGNATING THE HEREIN ABOVE DESCRIBED PROPERTY AS WESTLAKE ENTRADA, AN ADDITION TO THE TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS. THE EASEMENTS THEREON ARE HEREBY RESERVED FOR THE PURPOSES WHEREAS, MAGUIRE PARTNERS—SOLANA LAND, L.P., is the owner of a tract or parcel of land situated INDICATED, AND IN ACCORDANCE WITH THE EASEMENT DOCUMENTS FILED WITH THE TOWN OF WESTLAKE AND TARRANT COUNTY. THE UTILITY AND FIRE in the C.M. Throop Survey, Abstract No. 1510, the W. Medlin Survey, Abstract No. 1958, the William LANE EASEMENTS SHALL BE OPEN TO FIRE AND POLICE UNITS, GARBAGE AND RUBBISH COLLECTION AGENCIES AND THE PUBLIC AND PRIVATE UTILITIES Pea Survey, Abstract No. 1246 and the Joseph Henry Survey, Abstract No. 742, Town of Westlake, FOR WHICH THE EASEMENT IS RESERVED, AND AS SPECIFICALLY APPROVED BY THE TOWN OF WESTLAKE FOR THE USE OF A PARTICULAR EASEMENT. Tarrant County, Texas, and being a portion of Tract 2 as described in the Special Warranty Deed to THE MAINTENANCE OF PAVING OR ANY OTHER SURFACE ON THE UTILITY AND FIRE LANE EASEMENTS IS THE SOLE RESPONSIBILITY OF THE PROPERTY Maguire Partners—Solana Land, L.P. as recorded in Volume 16858, Page 176, Deed Records, Tarrant OWNER. NO BUILDINGS, OR OTHER PERMANENT IMPROVEMENTS SHALL BE CONSTRUCTED, RECONSTRUCTED OR PLACED UPON, OVER OR ACROSS THE EASEMENTS AS SHOWN. SAID EASEMENTS BEING HEREBY RESERVED FOR USE AND ACCOMMODATION OF ALL PUBLIC UTILITIES FOR WHICH THE EASEMENT County Texas, and being more particularly described as follows: IS RESERVED, AND AS SPECIFICALLY APPROVED BY THE TOWN OF WESTLAKE. ANY PUBLIC UTILITY FOR WHICH THE EASEMENT IS RESERVED, AND AS SPECIFICALLY APPROVED BY THE TOWN OF WESTLAKE TO USE A PARTICULAR EASEMENT SHALL HAVE THE RIGHT TO REMOVE AND KEEP REMOVED ALL BEGINNING at a 5/8 inch iron rod with yellow cap found for the southwest corner of Lot 2R1 , Block OR PART OF ANY BUILDINGS OR OTHER IMPROVEMENTS WHICH IN ANY WAY MAY ENDANGER OR INTERFERE WITH THE CONSTRUCTION, MAINTENANCE, OR 1 of the Westlake/Southlake Park Addition No. 1 , an addition to the Town of Westlake as recorded in EFFICIENCY OF ITS SYSTEM IN THE EASEMENT AND THAT PUBLIC UTILITY SHALL AT ALL TIMES HAVE FULL RIGHT OF INGRESS AND EGRESS UPON THE County Clerk File Number D209080990, Deed Records, Tarrant County, Texas, said point being on the EASEMENT FOR THE PURPOSE OF CONSTRUCTING, RECONSTRUCTING, INSPECTING, PATROLLING, AND MAINTAINING AND ADDING TO OR REMOVING ALL OR northerly right—of—way line of Solana Boulevard (formerly Kirkwood Boulevard (a variable width PART OF ITS SYSTEM, SUBJECT TO COMPLYING WITH ALL ORDINANCES, RULES, REGULATIONS AND RESOLUTIONS OF THE TOWN OF WESTLAKE, TEXAS, right—of—way) as recorded in County Clerk File Number D208427746, Deed Records, Tarrant County, AND IN ACCORDANCE WITH THE EASEMENT DOCUMENTS FILED WITH THE TOWN OF WESTLAKE AND TARRANT COUNTY. THE TOWN OF WESTLAKE, TEXAS, Texas, and being the beginning of a non—tangent curve to the left whose chord bears North AND THE PUBLIC UTILITY SHALL HAVE THE RIGHT OF INGRESS AND EGRESS TO PRIVATE PROPERTY FOR THE PURPOSE OF READING METERS, 48°21 '39" West, 229.46 feet; MAINTENANCE AND SERVICE REQUIRED OR ORDINARILY PERFORMED BY THAT UTILITY. NO GENERIC "U.E.S" (UTILITY EASEMENTS) WILL BE ALLOWED. NO EASEMENT WILL BE ALLOWED BY SEPARATE INSTRUMENT WITHOUT WRITTEN APPROVAL BY THE TOWN OF WESTLAKE. THENCE along the Northeasterly right—of—way of said Solana Boulevard the following course: NOTWITHSTANDING ANYTHING TO THE CONTRARY IN THIS PLAT, THE OWNERS, FOR THEMSELVES AND THEIR SUCCESSORS AND ASSIGNS, RESERVE AND RETAIN THE RIGHT TO GRANT OTHER RIGHTS AND EASEMENTS ACROSS, OVER OR UNDER THE EASEMENT TRACT(S) TO SUCH OTHER PERSONS AS THE In a Northwesterly direction along said curve to the left having a central angle of 9°13'00", a radius OWNERS DEEM PROPER, PROVIDED SUCH OTHER GRANTS ARE SUBJECT TO THE EASEMENTS TO THE TOWN OF WESTLAKE GRANTED IN THE EASEMENT of 1428.00 feet, and an arc length of 229.71 feet to a 1/2 inch iron rod with red cap found for DOCUMENTS, AND THE USES GRANTED DO NOT MATERIALLY INTERFERE WITH THE USE OF SAID EASEMENTS BY THE TOWN OF WESTLAKE FOR THE corner; PURPOSES SET FORTH HEREIN AND THE TOWN APPROVES SAID ADDITIONAL EASEMENTS OR ADDITIONAL USES IN WRITING. ANY DAMAGES TO FACILITIES LOCATED IN SAID EASEMENTS AS A RESULT OF THE USE GRANTED TO SUCH OTHER PERSON SHALL BE PROMPTLY REPAIRED BY SUCH OTHER North 53`03'15" West a distance of 32.60 feet to a 1 /2 inch iron rod with red cap found for PERSON, AND THE TOWN OF WESTLAKE SHALL HAVE NO RESPONSIBILITY FOR ANY DAMAGE TO SUCH OTHER PERSON'S FACILITIES IN CONNECTION WITH THE USE OF SAID EASEMENT BY THE TOWN OF WESTLAKE. corner, said point being at the beginning of a curve to the right whose chord bears North 43`35'55" IN ADDITION, NOTWITHSTANDING ANYTHING TO THE CONTRARY IN THIS PLAT, THE OWNERS, AND THEIR SUCCESSORS AND ASSIGNS, MAY USE THE West, 201 .08 feet; EASEMENT TRACT(S) IDENTIFIED IN THE EASEMENT DOCUMENTS, AND SHOWN WITHIN THE BOUNDARIES OF THE PLATTED PROPERTY FOR PAVING, In a Northwesterly direction along said curve to the right having a central angle of 18°54'41 ", a PEDESTRIAN WALKWAY, PARKING, LANDSCAPING AND AERIAL IMPROVEMENT PURPOSES (THE "IMPROVEMENTS"), WHICH DO NOT MATERIALLY INTERFERE radius of 612.00 feet, and an arc length of 202.00 feet to a 1 /2 inch iron rod with red cap found WITH OR PREVENT THE USE BY THE TOWN OF WESTLAKE OF SAID EASEMENTS FOR THE PURPOSES SET FORTH HEREIN. ANY DAMAGES TO FACILITIES LOCATED IN THE EASEMENTS IDENTIFIED ON THE PLATTED PROPERTY AS A RESULT OF SUCH USES SHALL BE PROMPTLY REPAIRED BY THE for corner, said point being at the beginning of a compound curve to the right whose chord bears THEN—CURRENT OWNER OF THE PLATTED PROPERTY THAT CAUSED SUCH DAMAGE, AND THE TOWN OF WESTLAKE SHALL HAVE NO RESPONSIBILITY FOR APPROVED BY THE TOWN COUNCIL OF WESTLAKE, TEXAS North 22°05'07" West, 339.24 feet; ANY DAMAGES TO THE IMPROVEMENTS IN CONNECTION WITH THE USE OF SAID EASEMENTS BY THE TOWN OF WESTLAKE. on the -------day of----------------------� 20---- In a Northwesterly direction along said curve to the right having a central angle of 24°06'S4", a THIS PLAT IS APPROVED SUBJECT TO ALL PLATTING ORDINANCES, RULES, REGULATIONS AND RESOLUTIONS OF THE TOWN OF WESTLAKE, TEXAS. radius of 812.00 feet, and an arc length of 341 .76 feet to a 1 /2 inch iron rod with red cap found WITNESS MY HAND THIS THE ____________ DAY OF 20____. ATTEST: ------------� for corner; North 10`01 '40" West a distance of 132.24 feet to a 5/8 inch iron rod with yellow cap stamped By: MAGUIRE PARTNERS—SOLOANA LAND, L.P. ---------------------------------------------- "BGE" set for corner, said point being at the beginning of a curve to the left whose chord bears a Texas limited partnership MAYOR North 32`53'20" West, 550.11 feet; ----------------------------------------------- B Printed Title: _____________ TOWN SECRETARY In a Northwesterly direction along said curve to the left having a central angle of 45°43'19", a y� ----------------------------- radius of 708.00 feet, and an arc length of 564.98 feet to a 1 /2 inch iron rod with yellow cap f o u n d f o r co rn e r; P ri nted N a m e: ______________________________________________ North 55°45'00" West a distance of 190.50 feet to a 1/2 inch iron rod with red cap found for REVIEWED BY: corner, said point being a corner clip for an intersection of Northerly line Solana Boulevard (a variable width right—of—way)and the Southerly line of Davis Boulevard (a variable width right—of—way); STATE OF TEXAS § ______________________________ THENCE along the Southerly right—of—way line of said Davis Boulevard the following course: COUNTY OF _____________ � TOWN ATTORNEY North 09`29'30" West a distance of 21 .41 feet to a 1 /2 inch iron rod with yellow cap found for corner, said point being at the beginning of a curve to the left whose chord bears North 26`34'42" BEFORE ME, the undersigned a Notary Public, in and for The State of Texas, on this day personally ------------------------------ East, 402.58 feet; appeared ________________________known to me to be the person and officer whose name TOWN ENGINEER is subscribed to the foregoing instrument, and acknowledged to me that he executed the same for In a Northeasterly direction along said curve to the left having a central angle of 16°09'S8", a radius the purposes and considerations therein expressed and in the capacity therein stated. of 1431 .56 feet, and an arc length of 403.91 feet to a 1/2 inch iron rod with yellow cap found for GIVEN UNDER MY HAND AND SEAL OF OFFICE, this the ______ day of _____________ 20____. corner; NOTES North 18°14'25" East a distance of 185.36 feet to a 1 /2 inch iron rod with yellow cap found for ------------------------------------------------- 1. Basis of bearing, horizontal and vertical position derived from the Texas WDS RTK corner; Notary Public, State of Texas Network—Texas State Plane Coordinate System, NAD83, North Central Zone (4202). North 16`29'40" East a distance of 322.70 feet to a 1 /2 inch iron rod with yellow cap found for 2. No Floodplain exists on this site. corner, said point being a corner clip in the Southerly line for the intersection for said Davis Boulevard and the Southerly line of State Highway 114 (a variable width right—of—way�; 3. Selling a portion of this property by metes and bounds is a violation of the Town Ordinance and State Law and is subject to fines and withholding of utilities and building permits. THENCE along the Southerly line of State Highway 1 14 the following course: 4. No generic "U.E.s" (utility easements) will be allowed. No easement will be allowed by SURVEYOR'S CERTIFICATE separate instrument without written approval by the Town of Westlake. North 59`33'30" East a distance of 44.59 feet to a 5/8 inch iron rod found for corner; 5. Unless otherwised noted, all boundary corners & lot corners are 5/8" iron rod set with South 71°41 '39" East a distance of 254.06 feet to a TxDOT brass disk found for corner; KNOW ALL MEN BY THESE PRESENTS: yellow cap stamped "BGE". 6. See Sheets 3 of 5, & 4 of 5 for dimension of street right—of—ways, centerlines, annotation South 77°57'00" East a distance of 747.19 feet to a TxDOT brass disk found for corner; That I, David F. McCullah, do hereby certify that I prepared this plat and the field notes made a part of �ots and easements. thereof from an actual and accurate survey of the land and that the corner monuments shown thereon South 71°36'25" East a distance of 1443.85 feet to a TxDOT brass disk found for corner; were properly placed under my personal supervision, in accordance with the Subdivision regulations of the Town of Westlake, Texas. South 63°07'25" East a distance of 404.34 feet to a TxDOT brass disk broken found for corner, said Dated this the ________ da of point being at the beginning of a curve to the right whose chord bears South 58°57'40" East, y -------------------' 20---- FINAL PLAT 393.11 feet; PRELIMINARY O� RELEASED 11-18-15 FOR REVIEW ONLY. THIS DOCUMENT In a Southeasterly direction along said curve to the right having a central angle of 8°19'09", a SHALL NOT BE RECORDED FOR ANY PURPOSE. � __________________________________________________ W E ST LA KE E N T RA DA � radius of 2709.79 feet, and an arc length of 393.46 feet to a 5/8 inch iron rod with yellow cap David F. McCullah � stamp "BGE" set for corner; Texas Registered Professional Land Surveyor No. 4023 BLOCKA, LOT 1, BLOCK B, LOT 1, BLOCK M, LOTS 1�, � � Ln South 54°48'10" East a distance of 399.24 feet to a 5/8 inch iron rod with yellow cap stamped BLOCKN, LOTS 1�X & BLOCKO, LOTS 1, 2, 3x&4x � A BEING A TOTAL OF 85.910 ACRES IN THE � "BGE" set for corner for corner; C.M. THROOP SURVEY, ABSTRACT NO. 1510, N o W. MEDLIN SURVEY, ABSTRACT NO. 1958, z South 64°52'25" East a distance of 56.55 feet to a 5/8 inch iron rod with yellow cap found for STATE OF TEXAS � JOSEPH HENRYSURVEY, ABSTRACT NO. 742 � corner, said point being at the beginning of a curve to the right whose chord bears South 43`46'50" COUNTY OF__________ � &WILLIAM H. PEASURVEY, ABSTRACTNO. 1246 � East, 107.32 feet; TOWN OF WESTLAl�, TEXAS TARRANT COUNTY, TEXAS � BEFORE ME, the undersi ned, a Notar Public, in and for The State of Texas, on this da ersonall g y y p y NOVEMBER 2015 � In a Southeasterly direction along said curve to the right having a central angle of 2°13'56", a appeared David F. McCullah, known to me to be the person and officer whose name is subscribed to the �' radius of 2754.79 feet, and an arc length of 107.33 feet to a 5/8 inch iron rod with yellow cap foregoing instrument, and acknowledged to me that he executed the same for the purposes and � found for corner; considerations therein expressed and in the capacity therein stated. � � THENCE South 89°27'05" West departing the Southerly right—of—way of said State Highway 114 and GIVEN UNDER MY HAND AND SEAL OF OFFICE, this the _______day of _______________, 0 20------- � along the north line of said Lot 1 , a distance of 2132.54 feet to a 5/8 inch iron rod with yellow � cap stamped "BGE" set for corner; Uw Z � THENCE South 51°27'05" West following the northeasterly line of said Lot 2R1 a distance of 1000.00 DEVELOPER OWNER SURVEYOR/ENGINEER � -------------------------------------------- w J feet to a 5/8 inch iron rod with yellow cap found for corner; Notary Public, State of Texas z� C E N T U R I O N A M E R I C A N M A G U I R E P A R T N E R S - Brown & Ga y En gineers, Inc. z o THENCE South 00`32'55" East following the west line of said Lot 2R1 a distance of 168.55 feet to � 500 West 7th St., suite �800, Fort worth, TX 76102 w , 1800 Valley View Lane, Suite 300 SOLANA LAND L.P. � � � the POINT OF BEGINNING and containing 85.910 acres of land, more or less. Tel: 817-887-6130 • www.browngay.com �� Farmers Branch, Texas 75234 9 Village Circle, Suite 500 � TBPE Registration No. F-1046 �s > Contact: Michael Beaty Roanoke, Texas 76262 Copyright 2015 z �, � X Telephone: (214)-287-9009 °% THIS PLAT FILED IN INSTRUMENT N0._____________________ SHEET 5 OF 5 m � .?'��.�+w.,,�'S. # � � h��^ '.- . { � °�k �°'� estlake Town Council �� }� �''��-..,,�,�-"r� TYPE OF ACTiON Regular Meeting - Action Item Westlake Planning and Zoning Commission Tuesday, December 1, 2015 ToPiC: Continue a Public Hearing and Consider a Recommendation Regarding an Application for a PD Site Plan, Including Building Elevations for a CVS Pharmacy, for a Portion of the PD 1-2 Planning Area, Shown as Area N, Lot 3 of Block N, Generally Located on the Southwest Corner of the Entrada Development) on the Final Plat. STAFF CONTACT: Tom Brymer, Town Manager Eddie Edwards, Director of Planning and Development Strategic Alignment Vision, Value, Mission Perspective Strate�ic Theme & Results Outcome Ob'ective High Quality Planning,Design & Development-We are a desirable Planned/Responsible Citizen, Student& Preserve Desirability Development Stakeholder well planned,high-quality &Quality of Life community that is distinguished by cxemplary design standards. Strategic Initiative Outsidc thc Scopc of Idcntificd Stratcgic Initiativcs Time Line - Start Date: November 9, 2015 Completion Date: December 14, 2015 Funding Amount: Status - � Not Funded Source -N/A EXECUTiVE SUMMARY (INCLUDING APPLICABLE ORGANI7ATiONAL HISTORY) This is a continuation of the public hearing from the Commission's November 9, 2015 meeting. 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, as well as the Town Council, the ability to approve or deny a plan based on quantitative criteria as well as the Page 1 of 2 qualitative criteria contained within the PD zoning for this property. The PDl-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. It also gives the Town opportunities to verify that the proposed development will reflect what was presented by the Developer during the zoning change application process and agreed to by all when the zoning as well as the Development Plan was originally approved. Staff and our consulting architect have spent many hours reviewing this site plan and building elevations for this CVS Pharmacy. RECOMMENDATiON Staff recommends continuing the public hearing from the November 9, 2015 meeting to this meeting. Staff also recommends approval subject to the conditions contained in the detailed Staff Report attached to this agenda memorandum. It should be noted that approval of this site plan covers architecture of the CVS structure and lot layout and design. ATTACHMENTS 1. Staff report on this CVS site plan with Staff recommendations, including building elevations as recommended by Staff. 2. CVS Pharmacy site plan for Lot 3, Block N, including building elevations as recommended by Staff. Page 2 of 2 TOWN OF WESTLAKE, TX STAFF REPORT TO PLANNING & ZONING COMMISSION/TOWN COUNCIL CVS PHARMACY PD SITE PLAN FOR LOT 3, BLOCK N, Date: 12-1-2015 Request: Approval of a Site Plan for Lot 3, Block N, Entrada (CVS Pharmacy). Agenda Item: Continue a Public Hearing and Consider a Recommendation Regarding an Application for a PD Site Plan, Including Building Elevations for a CVS Pharmacy, for a Portion of the PD 1-2 Planning Area, Shown as Block N, Lot 3, Located on the Southwest corner of the Entrada Development as shown on the Final Plat. CASE INFORMATION Development Name: CVS Pharmacy. Location: The subject property is generally located at the southwest corner of the 85 acre Entrada development, near the intersection of Solana Boulevard and FM 1938/Davis Boulevard. The parcel's legal description is Lot 3 of Area N of the approved Final Plat for the Entrada development. Owner: Maguire Partners-Solana Land, LP (Mehrdad Moayedi) Applicant: Mehrdad Moayedi, Centurion American Developer: Centurion American Development Group Site Size: 1.218 acre Approved Use(s): The approved use for this lot is a retail pharmacy with a drive- through vehicular customer service lane. Retail uses are permitted under Entrada's zoning as set out in Ordinance No. 703. Per this zoning for this district, this use must a Spanish architectural theme as set out in the district's zoning regulations which include detailed design guidelines. I. ZONING RELATED REQUIREMENTS FOR THIS CVS PD SITE All the requirements of Ordinance No. 703, which establishes the zoning requirements for this PD1-2 zoning district, apply to this site plan. This use as a retail pharmacy is a permitted use (not a special use) under this district's zoning because permitted and special uses for this district are quite broad in order to allow for a mixed use planned development styled after a Spanish village. Permitted and special uses include office, governmental, retail, restaurants, hotels, as well as residential uses (single family residential detached, and villas or townhomes). Ordinance No. 703 also imposes certain requirements on building materials, roofing materials, and the pace of development of residential to commercial structures. Also included in the zoning regulations which govern development of this site plan in this district are: Page 1 of 7 • Development Guidelines for Planning Area 2, PD1-2 • Design Sfandards for Planning Area 2, PD1-2 • Residential Standards for Planning Area 2, PD 1-2 • Roadway Design Standards for Planning Area 2, PD1-2 • Concept Plan for Planning Area 2, PD1-2 Also, at the time of the adoption of Ordinance No. 703 setting the zoning for PD1- 2, the following Staff recommendations were adopted by Council that apply to this site plan: • Solana Boulevard additional lanes on the south side of the subject tract shall be constructed by the developer as stipulated in a development agreement to be executed at site plan/plat approval (note: this development agreement is in place). • Dedication of water and sewer easements for public lines. All on-site and off-site water and sewer improvements necessary to serve the development are the developer's responsibility. • The developer shall pay, via a development agreement, a pro-rata share of the costs for signalization, per a traffic impact study approved by the Town, of the intersection at Davis Blvd. and Solana Blvd or any other intersections near or on his development. • A detailed landscape plan and parking plan must be submitted with the Site Plans. • A detailed streetscaping plan shall be submitted showing how it will be integrating and transitioning well in terms of aesthetics with the development at the southeast corner of FM 1938 and Solana Boulevard. • Sidewalks and trails internal to the site will need to connect by access points to sidewalks, trails, or pubic rights-of-way on the perimeter of the site as well as to sidewalks or trails on adjacent tracts. II. Recommendations Related to the Submitted PD Site for CVS as it Relates to the Approved PD1-2 Development Plan (Entrada) The Town required the Developer to prepare a more detailed instrument, known as a Development Plan, for the entire 85 acre Entrada tract. With the Development Plan approved, the developer now can submit PD site plans for portions of his development. However, these PD site plans must comport to the approved Development Plan (unless the Development Plan is amended with the approval of the Town). The practical effect is that the Development Plan becomes a master site plan, meaning that all the site plans for all portions of the site must fit within the template created by the Development Plan. The Development Plan for Entrada that was adopted by the Council has several conditions attached to that approval in Ordinance 720, as recommended by the Planning & Zoning Commission. These additional conditions for approval of Entrada's Development Plan are: 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. Page2of7 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. 4. Attention must 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. Page 3 of 7 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. 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. All these Development Plan conditions for approval apply to this PD site plan for CVS Pharmacy on Lot 3, Block N. III. Specific Requirements Relative to Architecture and the CVS Site Plan A PD (planned development) zoning district provides the Town strong aesthetic/architectural controls via design guidelines in the zoning regulations for this district. The Town receives this control while providing the Developer zoning entitlements (i.e. uses) that grant the Developer great latitude and flexibility in permitted Page 4 of 7 and special uses, as well as dimensional setbacks and no building FAR (floor to area ratio) setbacks, while providing the Town with land use it desires (mixed use in Spanish village archetype) in this zoning district. In that regard, the site plan for this parcel must comport to the Development Plan for the overall Entrada development. This site plan must comport to all the zoning regulations and conditions provided at the time of zoning approval. Further, the Staff has been working closely with the Developer in achieving site design, layout, and architecture not only for the CVS building, but adjacent and nearby buildings as well. Approval of this site plan approves both the architecture for the CVS building and its location on this lot, but the location of other buildings around the CVS buildings. The key challenge regarding CVS was accommodating the corporate requirements for a large, rectilinear, and undifferentiated plate with corner entry (as seen in the typical CVS) within an organic, small, differentiated, and complex architectural envelope (consistent with the Catalonian Archetype). In order to accomplish, CVS had to be willing to embrace manipulation of the building skin and plate height in order to create the appearance of multiple buildings (instead of one large building). Through a process of raising the plate height at key locations, the architect was able to create multiple architectural masses that could support a discrete roof form. In this way several smaller buildings began to arise from the heretofore single rectangle. These building forms were given more visual strength through stone veneer, leaving the portions of the former rectangle to be expressed as infill stucco structures (lying between the stone structures). In this way the simple rectangle becomes a more organic assemblage of 5 smaller buildings and thereby more like the Catalonian archetype. To get to the above described final rendition of the first CVS submittal, the Town went through a design review/revision process with the developer as follows: Step 1: Receive, review, and comment on the first CVS submittal. This was done with comment boxes applied to the first design, identifying the ways in which the design submitted fell short of the Catalonian Archetype. Step 2: Meet with Merriman Associates (hired by the developer to work with the design process from the developer side) to review the comments provided by Town and sketch ways in which these comments can be reasonably addressed (knowing the CVS limitations) Step 3: Merriman provide revised elevations to Town before handing to the CVS Architect. The Town reviews and provides a few additional comments. Step 4: The CVS Architect provides revised architectural elevations incorporating the changes that Merriman and the Town worked out. Step 5: The Town provides final comments. These comments include a review of the sign proposal, which has come forth at this point in the process. The developer has suggested that CVS is unwilling to deviate from their corporate, internally lit, plastic, building mounted sign. However, discussions with the architect reveal that CVS is Page 5 of 7 willing to consider a metal, pin mounted, halo lit sign. Such a sign is in keeping with the Planned Development Ordinance and guidelines...now in final draft. Step 6: The CVS Architect makes final revisions that are acceptable to the Town, including the sign revision. As this process is repeated, it is anticipated that those seeking to build in Entrada will have built projects to refer to and that Merriman will have valuable insight into what the Town finds important. As a result, the design review process should get progressively more efficient. IV. Staff Recommendation Staff recommends approval of this PD site plan, including building elevations for the CVS Pharmacy on Lot 3, Block N of Entrada subject to the following conditions: 1. all the zoning requirements for this PD1-2 district set out in Ordinance 703 in addition to the conditions accepted by the Town Council set out in Section I of this report at the time of zoning approval (April 22, 2013). 2. all the Development Plan conditions for approval referenced in Section II of this report established in Ordinance 720 (adopted October 28, 2013) apply to this PD site plan for CVS Pharmacy on Lot 3, Block N. 3. the site plan building elevations for CVS, as submitted and attached to this report, include the requirement that this structure meet all aspects of the Entrada design guidelines proposed to be reviewed by the Commission and adopted on 12-14-15 by the Town Council. 4. Town Staff will review and approve a materials sample palette that shall be presented at the time for building plans review for a building permit and said materials must comport to elevations as presented to the Staff and the Planning & Zoning Commission. 5. landscaping and planters used around the CVS building per drawings submitted by the Developer's master architect, Merriman and Associates, be of substantial size, as shown on said drawings, including six (6) inch caliber Italian Cypress in the planters. 6. the understanding that this approval applies onlv to the CVS building, and that the other smaller buildings shown on the PD site plan for this Block N will require their own PD site plan and building elevations to be approved at the time they are proposed for construction. Page6of7 7. Solid waste collection area will reflect a sheperd's hut" type architecture and will be approved by Staff at the time of building permit application. 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RESPONSIBLE ENGINEER: — , t / r i, +"m" w .� BROWN & GAY ENGINEERS, INC. �� .� n}.� ,��PI` 1 .. 1 � � �r' ' ''.1 r '!�-' -'1t w� 3 VILLAGE CIRCLE _ — �� L '� � ,� ., � � ��':� TEXAS REGISTERED ENGINEERING TOWN OF WESTLAKE • FIRM F-1046 w � SUITE ZOZ �� II;�l��ti��w:I . � "�. , �� 1 �� _ �_ ,1`�'� ' — WILLIAM R. JANNEY. P.E. z� �`"'� '� "�� TEXAS REGISTRATION NO 108663 U N �.ry � r� ` � �,, t. •.. " _ ' �.� , ,;,'"� ��t� . WESTLAKE TEXAS 76262 � ��- APROVED w � TEL: 817-430-0941 — - �� _ _ '+ �� ;' _� A � . :., � , �_— NovEMBER 23, 2015 Q ,:, .�. �� o � � � `�� _ � � . � � - � Z .., � a� .: `` �t � Y y� . ., � r � � � ,� TI TLE �J ."�( , �i�^2� a��P^,, . + y� :a}' ,, � s�� -�.. a,-i A , ��, ,� �, i i .t� y ,�-- ''l� f�'. � it" i �.�r �. r M / : 4 _ + v; � k .I � � y � � - _ ,��; ' r rt^�� I- 1 .r F;.�=' °�S.-�� ``� t =' �+ 4� �s `> � �4'� ,� �r f� a � '=� �� ` � �Y �,�� "#r � j �� -_ ._}a :�' �� DATE o� �� m� TROPHY CLUB o o � � i � �° o �.�' r �R� �j CRE�'� 0� G�`'� c~-i BOB JAMES ��.`'� Medlin MEqO�� n � � ��R�S�,,S�� Cemete�0y Golf r Y J ��, Course � J o � SV� TR�pF1Y 2 FAIF�,q SEMINOLE -� � v C'��i �P Vl�lq Y w= = o v� 114 ��9 Gpo ��o�cY FRESN MEADO`t'� W a Z � � Q a � \ s'�G `n c�?� �NVERNESS '� � W \ � o=�� I Q � z J Brown & Gay Engineers, Inc. WESTLAKE � � = 2595 Dallas Parkwa Suite 204 � c� INVERNE � y� �� o �� Frisco, TX 75034 �� ,'� Tel: 972-464-4800 • www.browngay.com ��'`'z `��`�, ' TBPE Registration No. F-1046 � � "'"c� Contact: Will Janney Tel: 972-464-4835 o �� 114 , Copyright 2015 � �, g�`i° `' . a SOLANA / o � �°r ��o / � � DOVE ROAD G��S,� 9,F `. o ��s F ' "�,� r :� � a �ood N �`�<�' a � esrArFy � - � � � -�� _ wv,,4 VICINITY MAP � - , , ,�� (NOT To sca�E) DE�ELOPER �'` � !/; �_-_ � `� _____ _ CENTURION AMERICAN �� ; �, ,� � � _�_� � -__ � / �' � °r = _ �_--�_� -'~--��_ 1800 Valley View Lane, Suite 300 / � �_ � ---_ p �,� � � -_ ��'��r _ _-�-� � -��-�__�_ Farmers Branch, TX 75234 ; � �� ,�� AND -� �� —� �� Contact: Michael Beaty � �; ORRA - Tel: 214-287-9009 � � ' -_i== ---�_ � � , , y � �_ � -� � � � � � - �'-� --_ — �� '` � r�,1 /� �g - -- _ � �, �� '-,-� � � /`1 `� ��, j Q P \ � ; \w`��,,,� __ �-___ STw MOORELAN D ;r'� \' / / �� \� �� -- ^T�y Eng�n�rr�n;y • ��vrl^;.rt�:�nt • �,��:tr.ic; :n N �� , �, _ �� ,� �, �°�� G,O ; �, �� - �4 ! 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JANNEY, P.E. w � � �t � � 1� � � � ��Foc—� �' TEXAS REGISTRATION N0. 108663 Y � y ��, 0 �� / � � �� `(�J�' � NOVEMBER 23, 2015 J , a �y � 0 �� A > �"�' �� N � I � — — — �o � � � �CAUTION i i o %' � � y ' �� G[� � / �� Contractor to Verify exact location � � ,�, \ � / o & Depth of Exist Facilities Prior to � � �,v o / �( �� any Construction Activities � � / � �- / CAU TION !!! �� FOC�F � ! - � �, \'`, �`�,`, ` ' � �' 1 CONTACT: 1-800-DIG-TESS � f� � `' n��' � ,��5 / �� 48 HOURS PRIOR TO CONSTRUCTION � � � � 1 \ � , o , � o � U P,� N ; xi / / ,/��I o REVISIONS U � w ` / // \ REV N0. DATE DESCRIPTION o � II � Q � �\ , / \ ,E a / \ �. / � ��p\l O � � M .;^ I % � ` `� % � � \ ; . , � � �.�,� i o ...._--- _.____-_, \ �`'. , o : ` , Vt � \� � � �� LEGEND v� ,�"�� o �e\ ��, � � DRAWN BY: o �� o �� r � � ' i � �� w � � �� j � BLOCK NAME cHECKE� BY: Y � C� ��\ � ,' O \ ti � ,' U � , \� �G DATE: � iy � % �� .� � _ _ � ' �,�� , PROJECT NUMBER: � Y \�" � � � \ � �' Sh eet N o. 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'�� ' ��`�� '� TBPE Registration No II __ --- - - r N �S � , VARIABLE WIDTH LANDSCAPE BUFFER � \ K�Nc' Contact: Will Janney ^ �� - _ W 2 � � �.-- - � .;_ _ -- L c � �-_ - - - - - __ Tel: 972-464-4835 i I �f - - - - - - - �� 114 , Copyright 2015 � C13 N g`�'� ( � �'� I � �S L11 C,-Q 15 O a SOLANA j/ '� - I_ � o ' �r 9 � I I � (TYP) DOVE ROAD to� ��'s p� I L S 2 -, � ��9 �"' U � � 1 S � SSMH � ��F ' - � _ "' � �� GGESS � � SS� 15' SANITARY o�a � � � � C� O P& S`N ESM T ��`�� - � �� VICINITY MAP � �' � 11 - 24' FIRE � \ � �� (NOT TO SCALE) DE�ELOPER � WHEEL STOP \ � I LIGHT POLE LANE (TYP) 13 \ , \ �, CENTURION AMERICAN � � i; I ,� o o � 2 0 U N D E R G R 0 U N D � 1800 Valley View Lane, Suite 300 � � 0 � P A R K I I� G �P A C E� � Farmers Branch, TX 75234 O ' � _ � j ,� � 0 4' SIDEWALK 7 � y J N � � � � � � � \ 10' X 10' � � Contact: Michael Beat � . 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ALL DIMENSIONS ARE TO FACE OF CURB UNLESS ~ � ; o cp PAVERS ON 5.5' CONCRETE N m R41.3 �3 , � - OTHERWISE NOTED " RETAINING \ R10' THESE PLANS ARE ISSUED FOR _ � �I ' � WALL ,, � THE PURPOSE OF PRELIMINARY � <�� REVIEW AND ARE NOT INTENDED � ' � _ _ _ _ _ _ \�� 3 � � �,-, TBM1 - "❑" Cut in median nose located N 700 feet southeast of intersection of Davis M ' I �. R�� \ \�� =�� G �R Blvd. and Dove Road. Elev. 668.96 F WHEN�NSSUEDTIION. N �' I � �� LIGHT�` ` � „ „ FINAL FORM THEY WILL BE � c I m�� POLE � TBM2 - ❑ Cut in median nose at intersection of Davis Blvd. and Bull Way. SEALED, SIGNED AND DATED. N �, � � O � � � Elev. 679.58 � i I y ` RETAINING �� O „ „ RESPONSIBLE ENGINEER: Z I � I � WALL ��O�� - TBM3 - ❑ Cut in median nose at intersection of Davis Blvd. and Bear Way. BROWN & GAY ENGINEERS, INC. � ( I � / � ��/ �� / � Elev. 683.26 TEXAS REGISTERED ENGINEERING ' I FIRM F-1046 � O » �� WILLIAM R. JANNEY, P.E. �' '� TBM4 - ❑ Cut in median nose located N600 feet east of intersection of Davis Blvd. � � � � �� 3 �J, � �� TEXAS REGISTRATION N0. 108663 J � I �� j FFE-666.6 � and Dove Road. Elev. 648.47 NOVEMBER 23, 2015 a � c� � � I ,� / !!CAUTION !! N ; o / RETAINING / 5, DEVELOPER OWNER SURVEYOR/ENGINEER Contractor to Verify exact location = I i � WALL O � � D� DUCTBANK & De�pth Construct oncilAct vites r to ' ' / � � G ESMT CENTURION AMERICAN MAGUIRE PARTNERS - Brown & Gay Engineers, Inc. y � o � - - / 500 West 7th St., Suite 1800, Fort Worth, TX 76102 % + � � c �.� ��j 1800 Valley View Lane, Suite 300 SOLANA LAND L.P. � � CAUTION !!! Tel: 817-887-6130 • www.browngay.com � � Framers Branch Texas 75234 CONTACT: 1-800-DIG-TESS � �- '�' R40' �f WEST�AKE ENTRADA � 9 Village Cirde, Suite 500 TBPE Registration No. F-1046 48 HOURS PRIOR TO CONSTRUCTION � y Roanoke, Texas 76262 � � ' �� Contact: Michael Beat Copyright 2015 0 ` I �� C5 �j UO� . -------- P g . ------- Telephone: (214)-287-9009 UI / �� R30� `f _/ / P. R.T.C.T. REV INOON DATE DESCRIPTION i � / �- --- � � �, �OO S� i �'/ LINE TABLE CURVE TABLE � ; �_ � � __ _ � � � FFE=666.75 � i / U REQUIREDPARKING Line # Direction Length Curve # Length Radius Delta Chord Bearing Chord Length i / �/ O � / � � BLDG Use SF ParkingRequired L1 N71' 27' 20.00"W 108.81 C1 37.41 30.00 71 .46 N35° 43' 40"W 35.04 N ,_ / ` �� CVS Retail 12900 65 � / � � '} OFFICE Office 2300 8 L2 NO° 00' 00.00"E 76.68 C2 7.85 30.00 15.00 N7° 30' 00"E 7.83 a / � LIVE/WORK 1 Residential 1200 2 � � o � \ 5 Office 1900 7 L3 N 15° 00' 00.00"E 129.71 C3 23.56 54.00 25.00 N2° 30' 00"E 23.38 DRAWN BY: � LIVE/WORK 2 Residential 1200 2 L4 N 10° 00' 00.00"W 66.31 C4 10.47 30.00 20.00 NO° 00' 00"W 10.42 ; I � � � CHECKED BY: i Office 1260 5 o s'�o/ � �0��(', OFFICE&CONDOS Office 8200 28 L5 N 10° 00' 00.00"E 39.52 C5 9.42 54.00 10.00 N5° 00' 00"E 9.41 � / / c � ��5�-� Residential 16400 22 L6 NO° 00' 00.00"W 105.64 C6 42.41 54.00 45.00 N22° 30' 00"W 41 .33 DATE: � o� � � � Total 139 � ,�� i�, L7 N45° 00' 00.00"E 19.1 6 C7 1 15.85 743.00 8.93 S46° 44' 28"E 1 15.74 PROJECT NUMBER: Y / _ �' / SHARED PARKING o - Time of Day Office Retail Restaurant Theater Hotel Residential Office Total Retail Total Restaurant Total Theater Total Hotel Total Residential Total Total Required Parks �8 SO° 00' 00.00"E 31 .24 C8 35.55 72.67 28.03 S75' 59' 1 3"E 35.19 S h e e t N O. �� z o `;' / � � _�-- 6:00 a.m.-12 noon 1.00 0.97 0.50 0.30 1.00 0.30 48 65 0 0 0 26 119 , „ , „ �� / 12 noon-1:00 p.m. 0.90 1.00 0.70 0.70 0.30 0.35 48 65 0 0 0 26 118 L9 N90° 00 00.00 E 15.45 C9 1 14.15 72.67 90.00 S 16' 58 25 E 102.77 S I TE P L A N w � 1:00 m.-4:00 m. 0.97 0.97 0.60 0.70 0.45 0.30 48 65 0 0 0 26 118 ' " ' " w � � , p• p• L10 S61° 58 25.26 E 97.06 C 10 20.29 49.33 23.56 S 16° 14 44 W 20.14 z� / 4:00 p.m.-6:00 p.m 0.47 0.82 0.90 0.80 0.70 0.60 48 65 0 0 0 26 92 w`� � ;�j 6:00 p.m.-8:00 p.m 0.07 0.89 1.00 1.00 1.00 0.80 48 65 0 0 0 26 g3 L1 1 S28° 01 ' 34.74"W 41 .86 C1 1 106.44 150.67 40.48 S24` 42' 09"W 104.24 �Z / '� / 8:00 p.m.-12:00 midnight 0.03 0.61 1.00 1.00 1.00 1.00 48 65 0 0 0 26 68 �J / , L12 S 18` 14' 24.63"W 15.53 C 12 45.00 190.67 13.52 S51` 42' 07"W 44.90 �� C3z ; � �_ Required Parking: 119 C 13 129.65 1466.56 5.07 S21° 01 ' 29"W 129.61 �� Parking Provided: 120 mo --� z.. a`��-r:_�;-�.i=� �_,=�..'a�--� -- �"`�-d��:.�.•s�a,f � . . . . -_ - . - _. - _=-e __ . .. - - - _ _ 4_.,�,_ - - - - � - - - `�.�-__� - r �_ ��_ >��s.� -_ �' �•- , - < - _. - --� _ _ - - - ---- =---� _ - - = - �_ _ ' -- '._-- -- - � �� '-- �� - - - - - - _ � _ _ _ _ _ _ �.��,- ' _- - - - ' -_-- - ._ - ---.-.�a __ _.._� -�--_. � ---.. ..-- --- � �� - - � - - �--- - - - - __ � - - ��- .. _ _ � _ ,. - ��_ , _.. _ _ � _�, �_� �--_ - � - - -- - _- _ ` - � ..� :.- � _ :; - j ..�- - � - - �, ,_�-,. _ �._,- -�..�- - �� _ - -- - - - - - �._ _ _ss_ - - _ - -- - == .. � ��_._� �� s--= �-- � .:,_.- �. � -` - - - _ - - �--�-�__ Nv�iaawv NOFanlnra � �� - 4� ��-ti_�--e-�_._ _,_�.� �a� --� � ,. , .�� "!J - _ ,_ - --` ._ -- - - - � '�� s �� +��_ . �=�._._ ,.a-�. �'�v��_-�._ ---a�� .�. . -.. ._ -. y .. _ -- _e_._. --- - - . - �-- "- _ _ . . - _- - _ - - - - -- -- - - '- =-- � �i �c � �a -�r _ -. __ ,. . , � _ . _. - - _ . . �_._ a_ ! . - - - _ .__ _ ' _' _ �'��«��r _��_ . �. -- � �l.b�v ..:- . _ . � a _ -�-,s_: �°��'�+r��_�cs��a'_'-��'.�� -��-_� � - '0.� � � - . . --� --' � - -- - � -� � _ - - - -_ .. . _ - - � -_ . 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STE 620 DALLAS, TEXAS 78735 TEL (214) 760-7000 = �r��r�, CLAY TILE ROOF CLAY TILE ROOF FAX (214) 760-7050 � r - � �_J -r--�-� -� '�� CAST STONE -�' � CAST STONE QUOINS � L-.J � � WINDOW TRIM - - � �_ PLASTER DENTAL - " " i �� J , . j ,_ ; == � �� ; � — �-_�� INEE ,___ �i_ oL_ii—�.� = MOULDWG - �� L �� " ' ,-=� -'��,�"��_ ,:,��=J"� � _' - - . - � , �� - � �,- _ _ � �- �� D0N PENN � ,, CLEAR GLASS WINDOWS W/ CAST , �_' - ' ��_ � TRANSOM W sroNE rRiM - 635 WESTPORT PARKWAY, STE 300 casT sTONE - - GRAPEVINE, TX. 76051 � HEADER � � � �- �� UV1�'1f��V�fVV ��Vtf1�'VVU VVI�IVV1�1fVVV1l1f1f��Mf��tfV��1r�`� � �: � - TEL (817) 410-2858 °° � c�EAR FAX (817) 251 -8411 N _� ❑❑❑ = GLASS �� - � � � � � - CAST STONE - - TRIM - ❑❑❑❑ _- ,_, _ _ = _ - - - -� _ -== _ ��-== _� - � ., e ; _ _ _ _ _ � _. _ � _ ❑❑❑❑ " -_ � DEVELOPER� � _ ._< < __ _ _ __ _ _ _ _ rm _ . - - -_ -_ -_ -_ -_ - -_ -_ -_ -_ _ - _ - _ -_ -_ -_ -_ - -_ - -_ _ -_ _ - - - -_ -_ -_ -_ - o ORANGE DEVELOPMENT, INC. `-__. - - - . . . ._ ' �,\ ' . --_ %,';�=='�� \ l � '-r�/ J' �\ Y � -- - _- " � i N , `` - - - - _ L r;, , ..: _, _ e _ : _ - 0� �� 0� �I�I� a0� ,r..�, SU00 CORS�ORATE DRIVE � -- �� - � � � � ; - E ; � ' � � � = - - � ❑❑0 � ❑� � ❑❑0 � ❑❑❑ � ❑❑0 � _ _��- � i� � l e- _ , _ `; �-, I � , � - . _ �f BIRMINGHAM, AL 35242 - - _ -- _ _ _ ' _ _ _ . : � � _; � - - - _ _ , � TEL 205 408-3443 i _ � , _ � � + �� - -� � OPEN — � i � _ �� I - _ � -- -_ -- - o � � � _ _ � � o _ _ � � ��, � _ - , I �4` � - i � - - I �� i � - _ _ _ - � �-i. � - �> � - = I_i� �� N i_� - -� . : � - - - = i - i . 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PROVIDE HINGES AIVD LATCH W - � �YE FflR PADLOCK. PROVIDE TONGUE & CAST STONE CAP = GRflOVE CEDAR FACING WITH 2 X 8 GATE LOCK Wf FACE OF 6" DIA C�IVC FILLED S�EEL GUARD - _ _ CEDAR BORDER. PROVIDE DECOf;ATIVE FLA�C MOUN� & CAST STON� CAP FACE OF �L�� STOhJE 11ENEER POST W/ BOLLARD COVER RE: SITE _ _ HARDWARE AND STRAPPING TO MATCH � ADA STYLE LEVER �� A-6•2 {FINISH T0 MATCH & STREET FURNISHINGS SPEC _ GA7E POST (TYP) - " BUILDING FAUX DOORS. -�- Bl11LDING � � NOTE: ALL BOLLARDS ARE ) � 4" DIA CONC FILLED STEEL GUARD `— � 6" QIAMETER, UNLESS z = POST W/ BOLLARD CaVER RE: 51TE NOTED OTHERWIS� ��,;� _ `�� _ _ 6 �-_ _ � � & STREET FURNISHINGS SPEC h�r�� _ _ L � � � �.« Q _ � � - - - - - �-� — � � � � � � a � � � � ' + � _ -c � �� _ _ - �� . � � � SLOPE TO GRADE _ � �� : : ' �- C - � _ - - _ � SEALANT STANDARD 129��} LEFT =� :�� . � � - � � � ` � � � � �� = �RAOE �EUE� CHAMFER DRIVE-THRU ��-�" `� �F � I I � � - -. — __ � _- _ - — _ _ - — _ — �� STC�RE NUMBER� � c RE 10881 �� -� — � - � - � — - - — � �� °� � i i i i � � ��i'� �'�'�� NEC DAVIS BLVD. & SOLANA BLVD. . 4" BOLLARDS � ii ii 16� DIA CflNC AC 4'j PaS7 ,�IE��AKE, ��1�� 6��i2 n �i 24 DIA CONC AT 6 POST LINE OF FDN PROVIDE 3f4'� DIA 4" STONE VENEER � ii ii PROJECTTYPE� NEWSTORE BELOW ;.�, ,i i i 1�" LQNG #6 REBARS � � DEEP SLEEVES I�I ii ii (4 EACH POST) DEAL TYPE� FEE FOR SERII�E N , - CONC PAVEMENT �OR ;T��r= � �� __- caN� Bo�Ts � �� CS PRC)ti1ECT NUME3ER� 7�2�� , PIVOTING CAIV� BOLT LL_L ELECTRIC METER AND MAIN �ABRICATED FROM 1 J2" DISCONNECT COORDINAT� WITH DIA STL R00 E�E� o�� Ro��E E�E��R��A� � C 0 M �' A C Ta I� E N �L 0 S U F� E E L'E 1f A TI a N 4 B 0 L L A R D � E TA I L AR+CHIT�CT OF REC(JR� �� CONDUIT INSI6E BUILDING 11P Td � G,q TE E LE 4/A TI a N ELEC ROflM. A-E,2 SCALE: 1 4" = 1'-0" �+ _ '- '� / A-6.2 5C,4LE: 1/2 1 o GENESIS DESIGN GROUP, INC. 3 �� A-6.2 SCALE: 1/4" _ �'-o" NOTE: 421 W HARWOOD ROAD A-6.2 �,N 1} RE: 4/A-6.2 FOR GATE POST SU I TE 100 1 3 _� _ _ COMPACTOR FOOTING ANa ANCHQRS. HURST, T�XAS 76054 �5'-s" TEL (817) 285-7444 �0'-4" �5-4" FAX (817) 285-7318 PAVING f��: 1/A-6.2 FOR ��'S SLOPE _ �LEVATIdNS �a �-'�•� SIMILAR 1/8 PER �OOT � 1/2" PREMOL�ED JOINT FILLER STRUCTi URAL ENGINEER' � � FUS�D QISCONNECI FOR WI7H SEALAN7 � d ¢» COMPACTOR SEE ELECT c� � �J ; � 11e DWGS TOOLED EDGES CAS7 S70NE CAP HUNT 8C �OINER, INC. � � _____________- ,_-_ _ 4-s- �o �: `� 1825 MARKET CENTER BLVQ 00 � � , " CONCRETE APRON W/ REINF - - � - � i A-�.2 S1ONE VENEER STE C2O � "' g CONTROL JOINT TYP ClF RE: STRUCT {FINISH TO MATCH - - Q � 2 E�ua��Y sPacE� DALLAS, TEXAS 75207 � �-��2 SLOPE AS IhI�IGATED BY PLA�IS BUILDING) � , � a-s.2 �� TEL (214) 760-7000 � STEEL RECEIVER �� .� FAX (214) 760-7Q50 SLEEVE - SET CONC _.._._._ _ --- --.� --- -------- , _ _ _ _ _ �"y SLAB FOR CANE BOLTS �"�' ° � � - IU - - - � �,_3�� a � a � . 6 � ° � � _ '- _ '- _ _ �`_ . � a a 6 6 � ;�a _ � � _ �� Q MEP ENGINEER� c� � d � � , � � ~ _, ~ � � �' 6�5 W�STP�RT PARKWAY, STE 30d 3.8 - - - - - a � o r� � CONCRETE APRON °O - - � - � � GRAPEVINE, TX. 76051 l2� 3 a a 4 � GRAUEL BASE 3/8,� WD xl 1/4" DEEP SAWCUT - -T - _ -T - _ -- - : a �� o Z ° 4 RE: STRUCT co►vTafl� �o�tiT � - _ , - _ � -, TEL (817} 410_2858 '�r----,.�,�,--„��r= ��-- FAX (817) 251 8411 � � A—�. � N � 4 . � Q Q � . - . � a .. . _ . A-fi. 6 � a � � a �! 4 - - - - — ° a Q � � • ° • d a • 4 � G�MPACTED 14'-8" 8'-Q" CJ � GRAVEL BASE � a 4 �o��SE, 4�� T STONE DEIIELOPER� SLORE RE: STRUCT ENGLOSURE UJILL BE MODI�IED AS R�G?I�IR�D TO ENDWALL GAP 1'-fl" GO'MPL1' UJITH �NCLOSU�� SEGTION IN THE APPROY�D TO MATCH ORANGE QEVELOPM�NT, INC. 1/8" P�R �OaT DESIC�N C�UID�LINES 12fla C�RP�RA�E DRIVE � 1S" SIM. BUILDING SUITE G-5(} �� 5 �CC�N � �,� RC�N DETAIL � CONTRO� JC� NT DETAIL � DUMPSTER ENCLaSUfl� E ELE1/ATIJN B��M�NCHa�, AL 35242 A-6.2 sca,��: 1" _ �'-a" �. , _ TEL (2�5) 4�D8-344� A—6.� SGALE: 1" — 1' 0" A—�.2 SCALE: 1/4" = 1'-0" �IN CV � � N CENTER CAST STONE SEAL' CJ CAPSTONE ON FINISHED N �N WALL & SET IN MORTAR � SETTING BED. FILL J(31NTS � . ; ��`�e`�D �'4'C WITH SEALANT � c� 2•��- A� k'' GATE P�ST 8" BOND BEAM � ST�NE VE�JEER � �� RE: STRUCT �� > � . FACIMG � ,� � * �1/2" 1HICK STL � SIMILAR 4720 � i � PLATE -SLOTTED STQNE VENEER ; � ,y�T� aF ��`�-�' 8c WASHERS � ADJUST VENEER � � - - - � I A-fi.2 SIM ANCH�RS C� 24" � HINGE GOLLAR W/ �� OC HORIZ & 1fi" PAINT TO 11 /13 f 2015 GREASE FITTING �`-��2 OC VERT � MATCH BRICK CJ C� o� J '� i COLLAR WELDED ALL 11'-8" GATE OPENI�IG � SI� _ 5 � 24" o.c. - coR�s � � REVi1SI0NS: oe F� C CJ CJ EJ CJ 4" AROUIVD PflST GR(}UTED SOLI� AT VERT. � � c,�.Q ELEVATIO�J _ 2 REINF. & BELOW GRADE � � I ,�,� 4'� o � (4'-{l° LIFTS MAX.� � GATE P05T � � � � � � 1/�,� THICK 5TL � � � ' � � PLATE -SLOTTED � � � g � STL BOLTS & � a-s.2 I "' � I WASH�RS STL N I DUMP�TER �, � , � ! �, BOLTS d PRE-MOLDED �2-1� ; �,! I HINGE COLLAR W/ A�&2 � "BLOK-FLASH" BASE JOINT FILLER '' GREASE FITTING 3-4 � FLASHING SYSTEM � & SEALA�JT I I 4., _ i SECTIflN COL�AR WEL��D ALL 4» � �' "' AROUND POST `'' CONCRETE � EQ. 4�-0'� EQ. FOIJNDATION - R�: NQTE: SECTI�NS & �ETAILS AL50 ApPLY TO ;-�'� � C� STRUCTURAL DRAWINGS DUMPSTER ENCL05l1R�, RE: SIT� PLAN ' RE.g%S_31 i;� c DRAWING SY: DW � FOR DUMPSTER LDCATIaN -� � (5/S3.1 C� 8' _ � � PORTION OF WALL DATE: 13 NOVEMBER 2015 1'-0" 12'-8" � -� � EXTENSI(?N CLEAR SPACE INDICATED AS SIM.) J�S NUMB�R: 15-066 , � GATE H I N GE DETAI l� s PARTIAL FLG►OR PLAN — DUMPSTER 10 Ef� CI�OSU RE DETAI L TITLE: A—C.2 SCALE: 1" = 1'—Q�� -�6. SCALE: 3/16� _ �'—aA A-6.2 SCALE: 1/2" = 1'—Dn E�JLARGED PLA�1S c4c DETAILS SHEET NUMBER: PART AL FLC��R � � � PLAN — CC�MPACTC�R � ,�,-�.2 SCALE: 3/16" = 1'-0" GOMMENTS: ISSUED Ft�R BIDfPERN1IT PLANT LIST COMMON NAME BOTANICAL NAME SIZE r � existing tree see tree survey for species & size � Oklahoma redbud Cercis canadensis 'Oklahoma' 6'-S' hgt. � � � � � � ,;_ � desert willow Chilopsis linearis 6'-8' h t. � � ^ 9 �C � � (p � � l-Li � � �� ll �'^� � � � � C� � � (� ��,� (� } Italian cypress Cupressus sempervirens 8'-10' hgt. � � O O O -'L.1_ _ _ `s'- �...1 � � O � � O ZD �/ � I m Z 2 �� n �l J �1 „{�_ � O possumhaw holly Ilex decidua 6'-S' hgt. � � O�' J ��-� -L�Fu O .y �l �� yaupon holly Ilex vomitoria 6'-S' hgt.;3 stems � J � W � ly � eastern red cedar Juniperus virginiana 10'-12' hgt. � +'-+ � wax myrtle Myrica cerifera 6�-8� hgt. W � O c� z � � M � Mission olive Olea europaea 'Mission' 6�-8� hgt. W \./ V' �,,,��--�� Q � � �1N0 �/�\J loblolly pine Pinus taeda 10'-12' hgt. � � � � �� ( � chinquapin oak Quercus muehlenbergii 3" caliper � C � �....�� C � �' J � � � � a live oak Quercus virginiana 3" caliper � V � � �► �-;,; .a? �= N �� live oak Quercus virginiana 6"-8" caliper: � O � � ` ' U �� speciman tree L � SH PH RD WALL T P — I � � C f O lacebark elm Ulmus parvifolia sempervivens 3" caliper � � Q / I 3. t 1 ' TALL �� Z � �1 ��Z �� vitex Vitex Angus-castus 6�-8� hgt. � '� n- I � � � � �� U � �' pink muhly grass Muhlenbergia capillaris 3 gal. � L, � � � ��O I m � � �� lindheimer muhl ross � / � �� _ � u en ergia in eimeri 3 gal. Osalvia Salvia greggi 1 gal. /� IMexican feather grass Stipa tenuissama 1 gal. w � � ' ' .� � red yucca Hesperaloe parviflora 3 gal. � � � � � � � � � � � � � trailing rosemary Rosemarinus officinalis 'Prostratus' 1 gal. J � � � O ceramic pot size varies � � ' O � � Thunder Turf Available through Native American Se d �omPa�y: Date: 11-18-15 buffalograss 82�; blue grama grass 17%; �� I D �1 . . � \ curly mesquite 1% Scale: 1 = 30 -0 �� a \ � vine ard muscadine ra e vine ard 5 al. m y g p y 9 Project No.: � � � � � � Drawn by: SO � � � �� \ � � public art/public art & gathering area � a \ I((�) seating, plantings, & shade structures will be provided NIC Approved: / a I � V��J as each area is developed & approved � � Revised: I � public bench - typ. NIC / � � / / � �� ' / � � � s ° �� THESE PLANS ARE ISSUED FOR � ° o o � o � , ,, °,a PRELIMINARY REVIEW AND ARE � �'°� �", � �O $ � �- � ° � PLANS WILL BE SIGNED&SEALED. / � ° � � � � � � � a� � J �� " , mo�� <� �' ' < � � , , , � � o� � ' ' w �� x , � � � _� ��>�, � ' � ° < < � �'' / / + �/' / ' � < < / e � � �` q-� � , � < e , ' < , �..� c ea � � , � ° O �< ° �.1. � O � :, / �. i � , ��+� ; O � � •6 �� C�"� � LL �� ( � � � � 0 � � �J� � � � � m � �� Q � � � .y �� (lj �. � � f � �� \' 4�� k yt �` � � � � \ a � \^• � � � I - � � �J�� ^ � � � � -�J� �L�� \ \ i�� \ � � � z � � 9� � „ .. ��Z�B� ' � � � �/� � Zp .�N Q � �� 8 b' �S�V/ � � � �� HERD — � • O � � � OS WAL P. , O � � _ 3.5' to ' TALL �O �°° +� / . � • � , (f) O - J � � � � .cn :: � �..IJ > �- �,� � C� - �\ � � � , , � ��, � � � � � GENERA� NOTES � � � \ Sheet No. ALL PLANTINGS SHOWN IN PAVED AREAS WILL HAVE PAVEMENT REMOVED AS NEEDED. CVS P D �� MINIMUM SIZE FOR ANY PAVEMENT CUT OUTS WILL BE 4' BY 4'. � � � ALL LAWN AREAS TO BE BERMUDAGRASS SOD. LAN DSCAPE � PLAN � NORTH - SPACE PLANTS PER PIAN ��2��C• 1/2 DISTANCIA G e n e r a I N o t e s a n d S p e c i f i c a t i o n s ESPACIO ENTRE PLANTAS SPACING DEL CENTRO � � SEGUN PLANO �. � EXCAVATE HOLE 12"BEYOND � OUTERROWOFPLANTMATERIAL 1 . The landscape contractor �.S responsible for providing all materials labor and � �, � ROOT SYSTEM. � O > > SEE PLANS FOR SPACING � c� .. � � �'' EXCAVARI2"FUERADELALINEA VERPLANOSPARAESPACIO � z equipment to complete all landscaping work in strict accordance with the planting plan, .. ) DE LA BOLA DE RAIZ DEL ENTRE PLANTAS � U d � � m / � . �.' MATERIALAPLANTAR ¢�" > Z plant I�.S�, and all items described �n these specifications unless otherwise noted. SET TOP OF ROOT BALL 1"ABOVE ' ' .�- '�� 1��COMPOST OR MULCH � �-�' EQUAL/ IGUAL � H W o �. � .. �� 12"MIN. 2^DEPTHOFMULCH NOWEEDCLOTH Q �~ ¢ � � T h i s i n c l u d e s b u t i s n o t l i m i t e d t o f e r t i l i z e r m u l c h s t a k e s t i e s g uy w i r e s c a b l e s a n d a l l I� FINISHGRADE ' -�� .�� L � � � c� O.C.SPACWG � ZQ > > e > e > •��"r COLOCA LA BOLA DE RAIZ ' .,�:•f 2"DE PAJA O PAJOTE(MULCH) 1"DE ABONO O PAJA(NO TELA Cl p c� � 1"ARRIBADELNIVELFINAL ` 'v PARAHIERBAMALA) w TYP. A � Q a other necessary equipment to complete �h�s work. PREPARE PLANTING BED WITH 2"OF A 50/50 Q p. � FINISH GRADE - - MIXTURE OF EXPANDED SHALE&COMPOST FINISHED LAWN W/EDGING ¢ � EQUIVALENTE O IGUAL = � �'� NIVELFINAL � � P R E P A R A R C A M A P A R A P L A N T A C I O N � P E R D E T A I L O R H A R D � U DISTANCIADELCENTRO �W U v�Z � �Z„ �I RELLENARSEGUNESPECIFICACIONES �� '� SURFACE W/OUT EDGING Q O_ O W W A \v -�,L �ESPEOTERM,NAoo�oNeoROE � a} X W� 2. The landscape contractor must supply all plants as specified, in the sizes and quantities B R B PLANT MIN. �^\y CONTAINER PLANT SEGUN DETALLES O SUPERFICIE � U~ N �v O I I S le� O I�I t h e p I a n s. 3"HARDWOOD MULCH ��v FINISHEDGRADE - �oNavBo�aoeRa¢ % PLANTADELCONTENEDOR 1" DURA(BANQUETA,MADERA,ETC.) Ci NIVEL FINAL DESPUES DE 3"PAJA O PAJOTE DE LA PLANTA � � � �� w o Q � / ' COMPACT SOIL BELOW ROOT BALLS t a BACKFILL PER NOTES � � �v��Y v�� \ IN 6"LIFTS,USWG WATER 8 HAND MIN.4" \` MIN.4"TILLED DEPTH-ALL BEDS RASTRILLAR("REQUEAR') � � ��"'°��: ��,,,,,�'t'�'—RE��ENARSE�uN TAMPWG. WITHZ°OFA50/50MIXTURE 3. Substitutions to any of the work, materials, or equipment may not be made without ROOT BALL-PLANT 2"HIGHER THAN :�'.�^�„;4ii;`� OF EXPANDED SHALE&COMPOST � Q FINISHEDGRADE;REMOVEBURLAPAND , i 'i'!�!��i,IV�iI�:�� INDICACIONES DEJAR6"DETIERRAPREPARADABAJOLA MINIMOREVOLVEROTRILLARTODASLAS FIRSTROW/ PRIMERALINEA �/� ,��. '.."�I•J lI �� u�ij��, I i ii,u. NOTE:DIG ONE CONTINUOUS HOLE FOR EACH SHRUB MASSING. BOLA DE RAIZ;COMPACTARLA USANDO CAMAS A 4"DE PROFUNDIDAD CON ABONO O p e rm i s s i o n of t h e La n d s c a p e Arc h i te ct. z � w � �� ;l� EXISTING SUBGRADE TEST EACH HOLE FOR PERCOLATION RATE BEFORE INSTALLING - o� HARD SURFACE /�1 WIRE 1/3 THE DEPTH OF THE ROOT BALL , � AGUAYCOMPACTADORDEMANO ENMIENDASSEGUNESPECIFICACIONES \ � SUBSUELO EXISTENTE O BACKRLL&PLANT MATERIA�. NOTIFY OWNER OF RESULTS OR LAWN ^ W BOLADELARAIZ-DEBEQUEDAR2° I, BEFORECONTINUINGWORK. `I'. LGrI�SCGpP. contractor and/or irrigation contractor shall verify existing conditions � � .0 � MAS ALTA QUES EL NIVEL FINAL, NATURAL EXISTING SOIL SUPERFICIEDURAOCESPED T 2XDIAMETEROFROOTBALL NOTA:HAGAUNPOZPCONTINUOPARACADAARBUSTOOPLANTA. SUELOOTIERRAEXISTENTE �n site. Any problems or discrepancies from the plans �r specifications should be �/' REMUEVA LA LONA 1/3 2 VECES EL DIAMETRO DE LA COMPRUEBE EL RANGO DE TRANSMINACION ANTES DE RELLENAR Y BOLA DERAIZ PLANTARELMATERIAL. NOTIFIQUEALPROPEIRTARIODELOS TYPICAL GROUNDCOVER PLANTING .��.:;��=�.• {•.:. ;�:_.{-.::i.,.�: reported tO the Landscape Architect. J � � ' RESULTADOS ANTES DE SEGUIR TRABAJANDO. (T R I A N G U LAR S PAC I N G) � � V J � B&B OR CONTAINER TRANSPLANTED TREE/ BOLA DE RAIZ CON ARPILLERA O LONA O EN SU CONTENEDOR ��: (� SHRUB BED PREPARATION & SHRUB PLANTING/ T/PICA PLANTACEAN DE CUBIERTA DE TERRENO, .� � � . ".. ' 5. Landscape contractor shall comply with all applicable federal.state.county, and local � � T R E E P L A N T I N G D E T A I L PREPARAC/ON PARA CAMA DE PLANTAS Y PLANTACION � � }, � (� ' ARBOL TRANSPLANTADO 2 DEARBUSTOS O PLANTAS s (E S P A C/A M I N E T O T R/A N G U L A R) r e g u l a t�o n s g o v e r n�n g l a n d s c a p e m a t e r�a l s a n d w o r k. � V � � �$ NOSCALE/ NOESCALA �s NOSCALE/SINESCALA �s NOSCALE/SINESCALA 6. Plant material shall conform to local nursery and industry standards. All plant material � � N will have good structure and shape when planted and be free from pests or damage. � .� U � All trees will have a strong, well developed, uncut central leader. Any branches broken � L � in handling and planting will be removed using proper pruning techniques. � � O � _ 7. Landscape contractor will restore disturbed finish grades to original condition. � '� � � 8. Landsape contractor will confirm operation and coverage of new irrigation system in Q REINFORCEDRUBBER all planting areas. HOSE AT TRUNK REINFORCED RUBBER HOSE AT TRUNK MANGUERA DE PLASTICO MANGUERA DE PLASTICO • Wd I"1"CI n t�/ � ENELTRONCO ENELTRONCO ' 9. LqnC.ISCQp2 contractor CISSUY712S Q�� liability and replacement requirements Of materials 14GA.WIRETWISTED; ` 14GA.WIRETWISTED; • that are damaged, stolen, OI" misplaced 011 the �Ob SIt2 prior t0 acceptance Of work. � OR CINCH TIE � „ OR CINCH TIE � ALAMBRE CALIBRE 14 4'-0' RETORCIDO " � � ALAMBRECALIBRE14 � O. AII plants will be warranted for a period of one (1 ) year from the date of final accepatance. O SINCHO ESTIRADO '- � „ RETORCIDO TIGHTENINGSTICKOR � OSINCHOESTIRADO • , Q Owner WI�� be responsible f01" proper maintenance Of plants after final acceptance. Q TIGHTENING STICK OR W j TURNBUCKLE ' • w= During warranty period dead and unsightly plant material will be removed immediately. Only one ESTACA PARA APRETAR O w � TURNBUCKLE • • • �� J J s .. > �� = ESTACAPARAAPRETARO ,� Q o � ,, ., replacement per plant will be done. If the time of year or weather is not conducive to Date: 11-18-15 VARILLA GIRATORIA LL"' Q m � VARILLA GIRATORIA � ' �� O �3>2��XZ��w0000R o� � �o =o o Q k _ : � ` � planting, the plant will be replaced when conditions are suitable. Warranty excludes Scale: NTS METALSTAKESAT �� w Q g � \ � � � � � o damages caused by vandalism, freeze, drought, insect infestation, or other acts of God. 120 DEGREES AROUND TREE 15 M� � W Q METAL S1TOOD OR , , N N WQ � o '- ' Pro ject No.: c� � � � 120DEGREESAROUNDTREE � Sp@CIC1I equipment required f01" replacement plants C�UB t0 QCCESS problems are nOt t0 be included (3)BARROTES2�x2�o � (3)BARROTES2�xz��o in the basic project costs. This is a negotiated item at the time of replacement only. Drawn by: SO ESTACAS � �•.'�' I DE METAL A 120 GRADOS :{ ::...::;'�.. ESTACAS e' 2'x2' METAL STAKES C❑NSTRUCTIDN FENCING� ALREDEDOR DEL ARBOL DE METAL A 120 GRADOS 3'-0' ❑N CENTER EITHER ❑RANGE VINYL ❑R Approved: ALREDEDOR DEL ARBOL ��`' - 6' 0' MINIMUM DUTSIDE ❑F DRIPLINE SOI� Pre aration '\1 CHAIN LINK p evise : 11 . Planting areas should be backfilled with 75% existing soil and 25� soil amendments. ' Soil amendments will be 50% organic compost and 50� expanded shale. B&B OR CONTAINER TRANSPLANTED TREE 12. All lantin areas will be raked to final rade and li htl com acted b waterin � P 9 9 9 Y P Y 9• ARBOL TRANSPLANTADO EN SU CONTENEDOR O MECHANICALTRANSPLANTED TREE AREA INSIDE C❑NSTRUCTI❑N Lawn areas should be raked again and rolled before installing seed/sod. BOLA DE RAIZ CON ARP/LLERA O LONA ARBOL TRANSPLANTADO DE MAQU/NAL ❑RNHAVE ANY ACTOIVIBTY occuRBiE. 13. Landscape contractor shall insure that the proper drainage exists in all planting areas. GRADING, STAGING ❑F MATERIALS, PARKING, ETC. 5 TREE PR❑TECTI❑N DETAIL Plantin S THESEPLANSAREISSUEDFOR 4 STAKING DETAILS/DETALLE PARA ESTACANDO g „ PRELIMINARYREVIEWANDARE �$ NO SCALE 14. Where possible on site, tree pits will be dug a minimum of 12 wider but no deeper than the NOTFORCONSTRUCTION. FINAL �$ NO SCALE/ SIN ESCALA PLANS WILL BE SIGNED&SEALED. root ball of the tree to be planted per detail. Install tree ring and mulch with 3" of shredded hardwood bark mulch in lawn areas. Mulch will be kept 3" away from the tree trunk. . . . . . 15. Loosen and fine rake areas to break up lumps and produce a smooth, even gradient I rr� g a t� o n N ote s a n d S p e e �f� c a t� o n s free of unsightly variations, ridges, or depressions. Ponding of water in finished areas will not be permitted. Remove from site all stones, rock, and debris one (1 ) inch or larger. Final grading is subject to critical owner review only after repeated watering or rains to insure • Contractor shall provide an irrigation plan showing locations, equipment, and piping with sizes settlement has not adversely affected drainage patterns. and hydraulic calculations. The maximum flow velocity for all pipe in the system is 5 feet/second. 16. Shrub plantings will be installed as shown on the planting plan and detail. Verify planting areas • Comply with all requirements of utility supplying water for backflow prevention and have been provided as indicated on the plan. Remove all surface rock or debris deposited by backsiphonage. previous work operations or excavations performed to create bed. Beds will be mulched with . Comply with all requirements of the State of Texas for irrigation systems. 2" of shredded hardwood mulch. • Verify the static pressure of the supply piping is the same as the design pressure listed on the 17. All plant material will be deep watered upon planting and soil tamped around root ball drawing. to remove any air pockets. • Provide installation of the approved irrigation plan per the following guidelines: Lawn Installation _� Install pipe in accordance with manufacturer's instructions. 18. All areas not shown to have shrub plantings will have common bermudagrass seed installed. � =� All 3-inch and 4-inch pipe shall be trenched into place. Circuit piping and 2-inch and Soil will be tilled to 2" deep, raked level, have any rocks, sticks, or debris over 1 " diameter removed, smaller pressure piping may be installed by trenching or using a vibratory plow. and rolled lightly. Area will be watered thoroughly and kept consistently moist until seed germinates. Q � -� Thrust blocks and gasketed fittings are required for all piping 3 inch and larger. Clean-up Q � —� Copper Tube: Type L water tube, annealed and drawn tempers, with plain ends. 19. Remove all debris generated by work operations from the site daily. (n � Polyvinyl Chloride (PVC) Plastic Pipe will be Schedule 40 or SDR21, Class 200. � . � �� Flexible Polyethylene (PE) Pipe may only be used for pipe sizes 1 '/4" and smaller. 20. All paved areas will be cleaned daily by washing and sweeping. Remove tire markings � -� Provide 18 inches cover over top of buried pressure piping; 12 inches cover over and oil drips from all surfaces. � � circuit piping; and 24 inches cover over sleeves. � 22. All planting areas will be in a raked level condition, free of debris and paved surfaces will be � �-� Install any piping under sidewalks and paving m sleeves. � Flush dirt and debris from piping before installing sprinklers and other devices. in a broom clean condition ready for final acceptance by owner. � _ � �� Install other equipment per included details. -� All equipment shall match existing unless otherwise approved by Owner. � � � -� All wire shall be Type UF, No. 14 AWG minimum, solid copper conductor, insulated -1--+ � cable. w � � =� All wire splices shall be in water tight direct bury spice kits, located in a round 10" � � � valve box. _ = The top six (6) inches of trench backfill shall be topsoil with all rocks, sod, and sticks Q �--� removed. Dress all areas to surrounding finish grades. J � (n -� Remove waste material, resulting from Contractor's operations and activities, daily � � from site. • Protect the public, visitors, workers, adjacent properties, surfaces, and surrounding areas to � (n preclude harm during work of this project. � ' \ • Protect unfinished work when stopping for the day. / • Perform operational testing after installation is completed, backfill is in place, and sprinklers � are adjusted to final position. Q Sheet No. cvs P� DETAIL SHEET — .. / � EX. 30' WATERLINE EX. 15' DENTON CREEK � o H �'S� � ESMT. INST. N0. REGIONAL WASTEWATER N � H 5�$ TROPHY CLU H ,��°o ��,� � �� / D211283630 INST. N0. SYSTEM EASEMENT ��g IRF S D211283764 O.P.R.T.C.T. VOL. 13679, PG. 124 � ��ti�F' CRE`'��G� �BOB JAMES 1/2" IRF � � �14�. R.P.R.T.C.T. �/�'� � y� � '39" `r VOL. 4285, PG. 1377 �� y�ti� Medlin MEq00 �� STATE PLANE GRID CORD ,Th � `2S R.P.R.T.C.T. OF 5�,, Cemetery Golf �Z Y � N: 7045176.1820 � �� Og� X. PERMANENT UTILITY ESMT. � TRO ��R� S�'C ��J� Course 9 J o E: 2372709.3840 . � OPN �, r 2 � 21 84k� �� xDpT VOL. 13679, PG. 124 �[.�j�T �r � S�N Y ,T FAI SEMINOLE .� x VARIABLE p .v � 0,5�16 S F� � Rqss DISK R.P.R.T.C.T. �� '1V QFT?, CLv TR �,��o� ,�Q.� VI�qGY J= x o � LANDSCAPE � �Q N 1 • � � VOL. 4285, PG. 1377 �, vV� B - - F` -v p C� T F FRES mc> o cn � �R qC, �� $ "� Iq r S� F-� 2 0�. �,o 'f'O� H MEADO`�'� imw z Q BUFFER ��po� �� 7757'��„ R.P.R.T.C.T. ,�°`' ��/,q � LA 114 G �F �. �- a ,..., � w EX. PUBLIC ACCESS M��N�? • � �� \ � � �� _E�74�19, �/�l�e�F ��y �� `f'�G '��' �Q IN�ERNESS x Y & UTILITY EASEMENT � � � � � EX. 15' SOUTHWESTERN �, 2 I�j//�T rr f' o��m J VOL. 9172, PG. 770-777 W / �' ti�� - � � � � � � � � � — BELL TELEPHONE ESMT. 22 N 4 �` � h, � D.R.T.C.T. . // / ry�,ti � �-__ � _ � � � � � _ � � VOL. 3146, PG. 545 �./� ' pG R'�.�/ a z y = � X � � i __ ——____ _ _ � — _ _ _ — _� � � R.P.R.T.C.T. T C. )' >>6 � WESTLAKE r INVERNE � N �' � % � AN�R --_ _�-_ - _ � - � _ � - � _ � � � / / RA _ _ _J,_ _ _ � _ � � _ � _ ��, O PROPOSED „ � /� � '-__` � � � TxDOT � 15' TCMUD 2I /�//�// O -_-�^--_, � � _ _ � � � = � � _ BRASS DISK �APIT L� PKWY ti WATERLINE ESMT -- � � � ��'r BY SEPARATE INST.) /� /� ---_==== _ _ � - _ � � \ Scal e: 1�� = 100� a �� so KIN� / — � � � � � i tn �^ � �'��'� �z��3, / / g ,,� �-___= � � � � � ��\ EX. PERMANENT UTILITY ESMT. oo J'J, � 9� Q- ^� N _ � � � VOL. 13679, PG. 124 � c> > > > � / 61, 769 S.F. -, � � � �o �s- Z � Q " � � � � � � R.P.R.T.C.T. v Hz 0 100 200 by �, 114 �'��°e�' "1 ��2 �C / °c 1 1.418 AC. �,�� \\\�� \ ��\\ \ \ VOLR.P?R.T.C.T.. 1377 ��o �r�z AY °° '��P� > P�PQJ� �� • � � � 1 �ry �'/�' � � � � � � � \ � �p.,'Z � Q � o G S �� 0 �'� �• � (v � t�f �/ � � � v,�w v�i EQ-.o, H Q OLANq \ Q-��; � O� ^ m g. 028 S. �' � � ��}J� V � ,Nco / Q� � 092 AC. I� \\\�� \ \� � �\ a�o Z�ai DOVE RD � �.Q'�P v � �� \�� \ \ � � \ `� `S 7j• , 'xpp 'x�`Nn � Q �G � �� 2 O ' � �/�\ � �\\\� \ � \ �\ \ .3(j2s,� �Z� �U� DOVE RD � \� � ��sC � � J N � \ � \ \ � F E"'i W ,� � Z�il rM�' 2 � N�� , � � a�� / 7128 S.F. � \�� 443, , �¢ p �' o 'l'��F` i �� 85 �`�� - - - Q v 0. 164 AC. / \ ;;�. �\ � � � \ � � �,� w� O � � ry�� - MAGUIRE PARTNTRACT OLANA LAND, LP. / / �, ' / �� \� �� Q / 0 � �� ` � `� � 1/2" IRF^ � � Q�RO VOL. 16858, PG. 176 / \ `� PROP05ED 15' TCMUD �� /yyy� \�f D.R.T.C.T. �j/�� WATERLINE ESMT ��\\� � � �\ \ � VICI N ITY MAP '�as. � / �• � � �� '/�i i�/,�i�� , (BY SEPARATE INST.) � �� .,=2000') R=1431.56' � /,�V 1 \ �� EVOLR2487E PG.K274 MT � � � � {� �=16'09�58�� Q � �� O.P.R.T.C.T. �� j,�, EX. 30' WATERLINE �� 0 16, 597 S.F. �� ESMT. C.C.F.# � � � � L=403.91 / �°n (TO BE ABANDONED BY THIS PLAT) CB=N 26'34'42" � ,(�.n`v 0.381 AC. � � �� , � , , , � �,/ � D211283630 C.C.F.# � � � � � ii��i,�,�� I � 'T D211283764 O.P.R.T.C.T. � � LC=402.58 � I'�o' �'; � �,�. �� n! NOTES / � � EX. PUBLIC ACCES �'�`" � �� '! I� & UTILITY EASEMEN�%m� �� „ - \ ;��T��` �I 1. Basis of bearing, horizontal and vertical position derived from the Texas WDS RTK VOL. 9172, PG. 770-777 � �� 1 \ \ �;, ,,,��,G '` � Network-Texas State Plane Coordinate System, NAD83, North Central Zone (4202). D.R.T.C.T. � c, ^ 56, 274 S.F. MAGUIRE PARTNERS-SOLANA LAND L.P. ��,i,�, / ��o�' / � i 1.292 AC. T� �i T� ��i�" /�� THREE CITIES OIL & GAS , LLC � ��; �/�%�i� lV 2. No Floodplain exists on this site. � �� , INST. N0. D213097387 � �/�j � ��,'J//�� /� �Ptie �� // '?,? O O.P.R.T.C.T. `�;�� /�� '� �� 3. Selling a portion of this property by metes and bounds is a violation of the Town Ordinance PROPOSED / � � 1 � O � \ \ � �� ,��L W and State Law and is subject to fines and withholding of utilities and building permits. 15' TCMUD � / � �. � �j� � '� � �' ATERLINE ESMT V� � � 24' STREEf, FIRE LANE \ ��% '�� Y ��y' 4. No generic "U.E.s" (utility easements) will be allowed. No easement will be allowed by Q� & WATER EASEMENT ��'�i `/ .� (BY SEPARATE� � 2 � 3 �;��'�',j /� separate instrument without written approval by the Town of Westlake. INST.) �/ / � � //' �`�� (� � � 53. 038 S.F. � � � �'I/ � 1� /� � j� � �� 1•218 A�• i 2 i �� 4� � 5. Unless otherwised no,ted,„all boundary corners & lot corners are 5/8" iron rod set with � /� 1 54, �oe s.F. wiLLiAMx.rEasuxvEv � � ;', � �y � ellow ca stam ed BGE . i/?"�� /`°`O � �� 4�� 1.256 ,4C. assTRacT rro. 1a46 TAxRaNT co. � l'�y � �� 7�LT_i Y P P ( � � �� / � � N 09.29.30.. W ^s ti•�� \\ ,�\ �,��P A B S T x a c T N o. i o 4 s D E N T O N c o. \ -_� i f� ��,��/ �/� � / / �% 6. See Sheets 3 of 5, & 4 of 5 for dimension of street right-of-ways, centerlines, annotation 21.41'�/2" IRF � �� ti2 i � `�/ y�� of lots and easements. � WRC�� h�p• W.MEDLIN SURVEY � �� ABSTRACT NO. 1958 TARRANT CO. � � ��/� �� V/� � � � ti �� — ABSTRACT NO. 1588 DENTON CO. C��/� �//� � � '� -I' SS�� ----- �� /�` � � � �3�. �9 AS' � � �'-�- /'�; � i � � �<< �so �So��'' ��'1� �,��'�� '/�� // �� /� i � � � L ��' ��F�os�Ci � 9e�c`'\ 6.661 S.F. I �� , �� ,��/ �i%i/� O �?� / �> � � / �� '�.',0 28 'S'O �y 1/2" IRF �q A 0. 153 AC. � � _ _ _ - 8 ti � ti �// �/�7ITi�,� `� / / 23•� ,o c�' c�'S wYc p � 4�/,� 1 - _ _ LEGEND / �A�Q 9 ,oCTC gs'�T��'�L sc'9.o� � �% 3, 325, 491 S.F. 7/�/ � — — — � �� 'T � �� R=708.00' � �� /�� 76.343 AC. �� A.C. ACRES Ci EX. PUBLIC ACCESS & UTILITY EASEMENT / ;✓ S.F. SQUARE FOOT � / . sr0 p-45'43'19" '�,c�� . /�- VOL. 2279, PG. 67 �'� � / � L=564.98' F�A� D.R.T.C.T. �''%% �� EX. WATER FLOWAGE ESMT. � IRF WYC I R O N R O D F O U N D W I T H Y E L L O W P L A S T I C C A P / CB=N 32'S3�20'� W ' i'' MAGUIRE PARTNERS-SOLANA LAND, L.P. � � LC=550.11� o?\ � (TO BE ABANDONED BY SEPARATE INST.) ''��'j TRACT 2 � VOL. 9437, PG. 1127 EX. DRAINAGE ESMT� IRF WRC IRON ROD FOUND WITH RED PLASTIC CAP � /�� VOL. 16858, PG. 176 � VOL. 12902, PG. 338 VOL. 9437, PG. 1190 � IRS WYC " " � / ��f ti``� � , � R.P.R.T.C.T. � I R O N R O D W I T H Y E L L O W P L A S T I C C A P S T A M P E D B G E S E T � 3 D.R.T.C.T. D.R.T.C.T. � � / 1�9��" .ycs� 15, �25 s.F. �,��G �(�'� VOL. R P8R.T.0 T.210 � �•B• TOWN OF WESTLAKE DUCT BANK 0.361 Ac. i � � D.R.T.C.T. DEED RECORDS, TARRANT COUNTY, TEXAS / GRANADA � G ��% (TO BE ABANDONED BY THIS PLAT) � � � MAGUIRE PARTNERS-SOLANA LAND, LP. EX. PUBLIC ACCESS & � � � �� i� P.R.T.C.T. PLAT RECORDS, TARRANT COUNTY, TEXAS � / TRACT 2 UTILITY EASEMENT � Y� �� O.P.R.T.C.T. OFFICIAL PROPERTY RECORDS, TARRANT COUNTY, TEXAS �� VOL. 16858, PG. »s VOL. 9172, PG. �� f �� /;% � � � C.C.F.# COUNTY CLERK FILE NUMBER � � � D.R.T.C.T. 770-777 D.R.T.C.T. \ ,,,�/ w.MEDLr�r suxvEY �i�� U.E. UTILITY EASEMENT � f/;� aBST�acT No. i9ss Tax�,NT co. � VOL. VOLUME �� \ /r �% ABSTRACT NO. 1588 DENTON CO. � �— � � ` �y� CM.THROOP SURVEY �� PG. PAGE � / � � �'y assTxacTNo. is�o l � � / R.O.W. RIGHT-OF-WAY / � �` � EX. PUBLIC ACCESS & UTILITY ESMT. / � D.E. DRAINAGE EASEMENT � � p� �1 � ,�f � � VOL. 91D�RPT.C.T57-760 � / S.S.E. SANITARY SEWER EASEMENT / \ � a �� '/� / / ESMT. EASEMENT / \ / ��o� �%�/%� \ � � W.E. WATER EASEMENT � � � � � �i��/-� EX. STORM DRAIN ESMT�� ANADA '� � < �,;;;� VOL. 9437, PG. 1192 � ELECT. ELECTRIC EASEMENT MAGUIRE PA TNERS-SOLANA LAND, P. �-� L � %%��y D.R.T.C.T. � � EX. EXISTING EX. 10' FIRE PROTECTION ESM �� / TRACT 2 � \ ��%ij� / � Q ,��f VOL 2487, PG. 243 �� / V L. 16858, PG. 176 � . D.R.T.C.T. \ � � D.R.T.C.T. �� '� - - � - - - -�� - - ,>;,%,,1 _ 1 �, j;// 5/8" IRS � � � EX. PUBLIC ACCESS & UTILITY ESMT. h � / 5�g" ��i// �� ' � EX. PUBLIC ACCESS IRS , WYC "BGE" \ VOL. 9172, PG. 757-760 � � & UTILITY EASEMENT � /`�� a�5� � /�j / � D.R.T.C.T. — � / � i VOL. 9172, PG. 770-777 z �/, 1 � �� D.R.T.C.T. - �o� �-��j�� est��t 2 V� /� � � _ - - w o � c °ke R2 / �� 1� � 1_ - - - N� � �� '�F�aa�t;�so�t9iOc� J �� \ W � -P� I �� ` / / � k � � o �z � �� p R T C`�9�0� 7 Aork �� 9 � 1/2" IRF I 10'x20' DRAINAGE ESMT. ��/ T 9� �� \ /� / WRC / BY SEPARATE INSTRUMENT � FINAL PLAT / / / � � ) ��/ / � � � � � � � '' / �% � �� ' W OF � � � � � � �.'� � �� ' \ � � / � � � v � � � EX. PUBLIC ACCES // �EX. 10 FOOT WIDE FIRE � � � I I � / & UTILITY ESMT.S�/� PROTECTION EASEMENT , W E ST LA KE E N T RA DA � / � \ �\ � � VOL. 9105, PG. 233 ��/ VOL. D R3T.'CPG. 1171 � /� // // � r � V o / \ / / D.R.T.C.T. �/ / \ �� OVERALL LAYOUT ONLY � / \ � R=812.00� � � Lot 2R1, Block 1 �� / � � � � � � � � � y o=24'O6'54" \ O�� Westlake/Southlake Park Addition No. 1 � / / � / �ot �, a�ock � I ( BLOCKA, LOT 1, BLOCK B, LOT 1, BLOCK M, LOTS 1ti3, N � L=341.76� ` .�O C.C.F.# D209080990 � , „ � / � / � ��/ W tla�te/Southlake Park Ad�di �on BLOCK N LOTS 1-6X & BLOCK O LOTS 1 2 3X&4X � � / C6=N 22'05 07 W / � P.R.T.C.T. \ � / � �/olume 388-214 Pages �8 r r r r � LC=339.24� � ��'� MAGUIRE THOMAS PARTNERS / � \�/� � //� & 7 9 P.R.T.C.T. I I A B E I N G A T O T A L O F 8 5.9 1 0 A C R E S I N T H E �J \ � � � � � , 4j � `'� WESTLAKE / OUTHLAKE PARTNERSHIP / � \� �/ � / // � I C.M. THROOP SURVEY ABSTRACT NO. 1510 � � � � i� i � ,�'1� ��'�1 VOL. 8551, PG. 1743 / � � � �� / //� /� MAGUIRE / THOMAS PAf�T�ERS W, MEDLIN SURVEY ABSTRACT N0. 1958 � r z � / , / , �oj'��JG��J� D.R.T.C.T. / \ �\ J< � / / WF��TLAK VOL.S8551,LPGE 1PA�R3TINERSHIP r r � )' � � �`��`' / � � �� / / // D.R.T.C.T. I � JOSEPH HENRY SURVEY,ABSTRACT NO. 742 � — / � EX. PUBLIC ACCES � � �°P��. � / � � �� &WILLIAM H. PEA SURVEY, ABSTRACT N0. 1246 � � — —1 � VOL.U9172, PGA 770E 777 \ �P F,QP� / � � � � �� / / � TOWN OF WESTLA�, TEXAS TARRANT COUNIY, TEXAS � � ,�2°° IRF \� ��,��y� / �� \ / � / � � � NOVEMBER 2015 � WRC i > i < w �� j�`L� � �� / / /�J � � � \ R=612.00' ��\ 9 �� // � /�\\ \�< � � I � � � �=18'54'41'� � I L=202.00' \ k�? � � �� /�_ � /`,� � I � � I CB=N 43 35 55 W \ � � � I LC=201.08' \ � �� ` � 6 1/2» IRF �h �� 5/8" IRF / / \� 0 WR� �s, � �� i � J c.i w N 53'0315 W � � w / Z i 32.60� 1/2" IRF 9� \ . / SURVEYOR ENGINEER w � WR� �S�'-�,�� i �� DEVE�OPER OWNER / � �% �G��F�, ��I� t° �� // CENTURION AMERICAN MAGUIRE PARTNERS - Brown & Gay Engineers, Inc. Z G cn � 500 West 7th St., Suite 1800, Fort Worth, TX 76102 ti / v � SOLANA LAND L.P. � w , 0 1800 Valle View Lane Suite 300 � } ; 100� \ � Tel: 817-887-6130 • www.browngay.com a �; R=1 4 2 8.0 0' p'��B' F a r m e r s B r a n c h, T e x a s 7 5 2 3 4 �� =9'13�00" � STATE PLANE GRID CORD � l 9 Village Circle, Suite 500 TBPE Registration No. F-1046 � N: 7042978.4850 � Contact: Michael Beaty Roanoke, Texas 76262 Copyright 2015 � � �=229.71� 5/8" IRF � E: 2373326.1010 � � h C6=N 48'21'39" W w�rc � � � Telephone: (214)-287-9009 m� LC=229.46 � � � / % , � , � THIS PLAT FILED IN INSTRUMENT N0._______________ SHEET 1 OF 5 / w � H N � H TROPHY CLU H ,��°o ��,� � ��,�F' CRE��G� �BOB JAMES y�'S.� Medlin MEq00 � SN Cemetery Golf ��Z Y � � ��R� S�'C ��J� Course 9 J o c,vN HY ,T FAIj�, SEMINOLE -� � 2 TR�P �, 20 F,�. �I� c y w � � � — — 114 �F`F,�-v2 Go�C��A� T,�,o� F FRESH MEADO`t'� �ma Z o � F 'L � = a H W �`f'�Gf, o �� IN�ERNESS x Y J ��m � Q O � � _ WESTLAKE r� INVERNE � � o � � CAPIT A� PKWY Scale: 1�� = 100� a �� so KING F � r �� r 9Z 0' 100' 200' �`� Z � 1 14 �'q Y o ti" m ��P o GP�eJ� 8�'�� Q� c� SOLAN� > Q- �� DOVE RD � ��.Q'� Z w � �� DOVE RD � �� C>��t��,� � � / � o ��'��'f"F` � � � � � N � / / / / N / � � / EX. PUBLIC ACCESS & � � / UTILITY EASEMENT h / � J / VOL. 9172, PG. 770-777 VICINITY MAP � � � � � R.P.R.T.C.T. (1"=2000') W � � � / � / � / � �� EX. 15.0' SOUTHWESTERN � � �"�j� � � BELL TELEPHONE ESMT. � �.�i�� VOL. 3146, PG. 545 �� '� � � � � � � � R.P.R.T.C.T. �,� �1 NOTES (/� � � �� EX. PUBLIC ACCESS & � Q -! �� \ � � � UTILITY EASEMENT '� � �Q I' lV � � � � � � � � � VOL. 9172, PG. 770-777 (Vq ��` �T � 1. Basis of bearin , horizontal and vertical osition derived from the Texas WDS RTK eX pU� � � \ � �\ \ � \ �� \ � \ R.P.R.T.C.T. �R�qe � `V� �A Network-Texas State Plane Coordinate Sp tem, NAD83, North Central Zone 4202 . � e�I , , , � � , , �. 2� �y �� y c � C qC � � � � � � TxDOT � �O�CeSs & �� RASS DISfL � 22 ��T �S �l Z <To 2 UT � � � � y �' T � 2. No Floodplain exists on this site. Cj eEqeq� O �R�cp�I�Iryeqs� � \ � � \\ \ \ \ , \ \ �RTCT� RO �� l�� NEo ey Sepqs� eMeNT � � � \ ��\ \�S 630� \ � \ Fk ��6�� 3 and I StatepLaw�andf ishsub ecpetoy fb es and withholdin dsofsutilitiesatand bui d n Toen�Ordinance RqTEI�s� ��\ �\�\ ?S,,F \ � \ \ wqS��oF� 1 9 9 P ) \�� \�� 40 � � � � �o<<�q3 R ys RFe� 4. No generic "U.E.s" (utility easements) will be allowed. No easement will be allowed by ��\ ��` � � � � R �Ss,�ccFM F S��lo� separate instrument without written approval by the Town of Westlake. � � �� \ � � �� T�r �3>> MF�T� 5. Un less o t herwise d no te d, a l l boun dary corners & lo t corners are 5/8" iron ro d se t wi t h � � � �osErx xErrxY suxvEY \�� TxDOT \ �� yellow cap stamped "BGE". ABSTRACT NO.742 TARRANT CO. �� BRASS DISK BROKE assT�cT No.s2s&s29 DErrTorr co. �` � �� ' � 6. See Sheets 3 of 5, & 4 of 5 for dimension of street right-of-woys, centerlines, onnotation w.MEDLirr suRVEY � \ � � � � of lots and easements. ABSTRACT NO. 1958 TARRANT CO. \� �� \� � R=Z7O9.79� ABSTRACT NO. 1588 DENTON CO. \ � � � � . .. � \ � �=8'19 09 �� L=393.46' �� CB=S 58'S7'40" E �� C=393.11' � � � � � � O �� \ �� \ � �� LEGEND - - _ _ 1 � �� 3, 325, 491 S.F. \� � �� 5/8" RS A.C. ACRES � 76.343 AC. � �� wYc "e�E" RF WYC RON ROD 0 OUND WITH YELLOW PLASTIC CAP � � \\�� \� �\� SS� �� IRF WRC IRON ROD FOUND WITH RED PLASTIC CAP EX. WATERLINE ESM . � \ � � st � IRS WYC " " �� C.C.F.# D211283630 \ � � �RB� � �� IRON ROD WITH YELLOW PLASTIC CAP STAMPED BGE SET n � � C.C.F.# D211283764 �� '' � � �•B• TOWN OF WESTLAKE DUCT BANK / / �\ O.P.R.T.C.T. � � �\ F 3� � D.R.T.C.T. DEED RECORDS, TARRANT COUNTY, TEXAS >- � " '-EX. STORM DRAIN ESMT � �� 99 \ �� P.R.T.C.T. PLAT RECORDS, TARRANT COUNTY, TEXAS �' � VOL. 9437, PG. 1192 �� A'� � O.P.R.T.C.T. OFFICIAL PROPERTY RECORDS, TARRANT COUNTY, TEXAS � � D.R.T.C.T. �� C.C.F.# COUNTY CLERK FILE NUMBER �� w.MEDLiN suxvEY � � �\ � U.E. UTILITY EASEMENT � \ \ ABSTRACT NO. 1958 TARRANT CO. � \ \ � � AssT�acT rro. isss DErrTON co. � �\�� VOL. VOLUME \ \ � �� CM.THROOP SURVEY ` � \ \�� 5�8" IRS PG. PAGE �� AssT�cTrro. �slo �\ �\�� \ wYc "e�E" , „ R.O.W. RIGHT-OF-WAY EX. DRAINAGE ESMT � �� \ S 64'52 25 E D.E. DRAINAGE EASEMENT VOL. 9437, PG. 1190 � � �� 56.55' R=2754.79' S.S.E. SANITARY SEWER EASEMENT D.R.T.C.T. � \ � � \ 5/s" IRF �_2.�3'56" ESMT. EASEMENT �� ,� �� L=107.33' W.E. WATER EASEMENT � � �\ �� CB=S 43'46'50" E ELECT. ELECTRIC EASEMENT �\ � �\ �� LC=107.32' EX. EXISTING \ � ��\ 5/8" IRF — — � — � �� — — ��_ — � — — � � — � — — — � �� — WYC S 89'27'05" W 2132.54' /� � � � � � � � / � Lot 1, Block 1 / � Westlake/Southlake Park Addition / � � No. Volume 388-214 Pages 78 � // � & 79 P.R.T.C.T. /� / / � � MAGUIRE / THOMAS PARTNERS � // WESTLAKE / SOUTNLAKE PARTNERSHIP /� / h VOL. 8551, PG. 1743 � � _ � D.R.T.C.T. ////� FI NAL PLAT z -r-� , _ , - - F - � - , � �� / � � � � / / W � � �- - _ - - _ � � � i � - - � _ _ ,-,-' , WESTLAKE ENTRADA � � - _ ii � � �- - - - - - - _ _ _ - - � � - I , �__- - ,- - _ _ _ - - - �',� � OVERALL LAYOUT ONLY - - _ � Z I � �=__—I- I_ _ I I I ��— — — _ _� �_ — — — — _ J�� BLOCK A, LOT 1, BLOCK B, LOT 1, BLOCK M, LOTS 1�3, � V I I � — _ — I � � r - - - _ _ — �� BLOCK N, LOTS 1-6X & BLOCK O, LOTS 1, 2, 3X&4X � � I I ' ' � � I I � A BEING A TOTAL OF 85.910 ACRES IN THE � � I ,'1 � , �� ABSTRACT N0. 1510, � � I I I �I I I i C.M. T H R O O P S U R V E Y, z li I � I W. M E D L I N S U R V E Y,A B S T R A C T N 0. 1 9 5 8, � I I JOSEPH HENRY SURVEY,ABSTRACT NO. 742 � u �I I � � &WILLIAM H. PEA SURVEY, ABSTRACT N0. 1246 a' II � I TOWN OF WESTLA�, TEXAS TARRANT COUNTY, TEXAS � I� � � I NOVEMBER 2015 � � w �� I � I o �� I � `� I � � I� � � I � �� I � I � I � �� I I � I � � n � �i i � i Zw � � I I �� I � I w� _ � � _ � � � � �� DEVE�OPER OWNER SURVEYOR/ENGINEER � z �' J L - - - _ � � � I� � I � Brown & Gay Engineers, Inc. Z G — _ _ � I _ _ - - - � � _ _ _ �I I II � � I CENTURION AMERICAN MAGUIRE PARTNERS - � 50o West 7th St., Suite 1800, Fort Worth, TX 76102 w , - - _ � L _ I 1 8 0 o V a l l e y V i e w �a n e, S u i t e 3 0 o S O L A N A L A N D L.P. � � � I I - - -� � I Tel: 8 17-8 87-6 1 3 0 • www.browngay.com Q � I � - - - - _ � — _ � Farmers Branch, Texas 75234 �� L � I � - - _ _ _ _ _ I � - - _I � 9 Village Circle, Suite 500 � T B P E Regis tra tion No. F-1 0 4 6 ,� , � � � � � � I _ � �� _ _ _ _ � I Contact: Michael Beaty Roanoke, Texas 76262 Copyright 2015 � h {�- � l � I � � Telephone: (214)-287-9009 � � — m� � � — = I II I I T H I S P L A T F I L E D I N I N S T R U M E N T N 0._______________ S H E E T 2 O F 5 / / � /� �� `S�'A � Curve Table Curve Table Curve Table � // V'�R�qB � ��Y Curve # Delta Radius Length Chord Bearing Chord Length Curve # Delta Radius Length Chord Bearing Chord Length Curve # Delta Radius Length Chord Bearing Chord Length ` '// � �� TN �y� C1 31'53'38" 30.00' 16.70' N44' 24' 27"E 16.49' C41 12'46'19" 100.00' 22.29' S83' 36' 51"W 22.24' C81 29'47'16" 134.00' 69.67' N57' 00' 09"E 68.88' ,+ �,/ �� EX. 3�' WATERLINE EX. 15' DENTON CREEK R'�• vV,) C2 34'54'58" 38.00' 23.16' N11' 00' 09"E 22.80' C42 117'45'08" 14.33' 29.46' S11' 38' 37"W 24.54' C82 101'38'45" 42.00' 74.51' S57' 16' 50"E 65.12' �� 8» � ESMT. INST. N0. REGIONAL WASTEWATER �� / / D211283630 INST. N0. SYSTEM EASEMENT C3 60'00'00" 30.00' 31.42' N36' 27' 20"W 30.00� C43 12'46'19" 87.33' 19.47' S83' 36' 51"W 19.43' C83 74'45'35" 42.00� 54.80� S65' 55� 27"W 51.00� A\ �� , �0� IRF � S D211283764 O.P.R.T.C.T. VOL. 13679, PG. 124 C4 90'00'00�� 54.00� 84.82� S21' 27' 20"E 76.37� C44 104'59'39" 29.33' 53.75� N37' 30' 10"W 46.54' C84 101'38'53" 30.00' 53.22' S57' 16' 46"E 46.51' 1 /2�� I RF �� ,� °4� � R.P.R.T.C.T. C5 045'00'00" 54.00' 42.41' S46' 02' 40"W 41.33' C45 25'00�00" 54.00' 23.56� S02' 30� OO��W 23.38� C85 60'00'00" 54.00' 56.55' N36' 27' 20"W 54.00' 3 '' c VOL. 4285, PG. 1377 STATE PLAN E GRID CORD WYC i��J %� �� \ \� \ 9 ` C6 39'50'S0" 54.00' 37.56' S88' 28' 05"W 36.80' C46 20'00'00" 30.00' 10.47' N00' 00' 00"W 10.42' C86 90'00'00" 30.00' 47.12' S21' 27' 20"E 42.43' _ _ N: 7045176.1820 j� � �/\ \ � \\ \ � � \ \ �('j ' R.P.R.T.C.T. X. PERM AN EN T U TILITY ESM T. �� 15'09'10" 54.00' 14.28' N64' 01' 55"W 14.24' C47 79'59'34" 39.33' 54.92' N50' 00' 13"E 50.56' C87 45'00'00" 30.00' 23.56' S46' 02' 40"W 22.96' E: 2372709.3840 /�6 �!\ \ 21 �4�' � � � � � �X�Q�' VOL. 13679, PG. 124 C8 20'00'00" 30.00' 10.47' S66' 27' 20"E 10.42' C48 90'00'00" 29.33' 46.07' N45' 00' 00"W 41.48� C88 39'50'50" 30.00� 20.86' S88' 28� 05"W 20.45' VAR IABLE � � C6 A, `, 0, S�6 S F �\ � � \ RqSS ��SK R.P.R.T.C.T. C9 35'00'00" 30.00' 18.33' N86' 02' 40"E 18.04' C49 45'00'00" 54.00' 42.41' S22' 30' 00"E 41.33' C89 15'09'10" 30.00' 7.93' N64' 01' 55"W 7.91' LANDSCAPE ^ �v ��j C 4 A Y��q C C, � � � \ � ¢9`3`3' � � S 7 o VOL. 4285, PG. 1377 C10 59'59'58" 30.00' 31.42' S38' 32' 39"W 30.00' C50 105'00'00" 30.00' 54.98' N07' 30' 00"E 47.60' C90 19'30'37" 54.15' 18.44' S66' 13' 28"E 18.35' B U FFER � Q �' 1 88 r�C�'�� \ 1' � � � - � _ 7 57'O " R.P.R.T.C.T. C1 1 15'00'00" 1 12.00' 29.32� N16' 02' 40"E 29.24' C51 008'56'02" 743.00' 1 15.85' N46' 44' 28"W 1 15.74' C91 84'20'59" 30.00' 44.17' N33' 48' 17"W 40.28' N �.�, ,, , _ _ _ _ 0 c EX. PUBLIC ACCESS � oc� � ' � )`-�2 `s3 C�S �� \ � � ^ � � � � � � � _ = 7�1 ]. 1 � C12 35'00'00�� 112.00' 68.42' N41' 02' 40"E 67.36' C52 028'01'35" 72.67' 35.55' S75' 59' 13"E 35.19' C92 35'00'00" 88.00' 53.76' N41' 02' 40"E 52.92' & U TILITY EASEM EN T /�'o ��2 � �89 . � �8 � � � _ _ _ - _ _ _ � _9 » > VOL. 9172 PG. 770-777 � / � / <� 3 \\� � ` �- J � � � � - � � C13 16'26'09" 88.00' 25.24' S50' 19' 35"W 25.16' C53 090'00'00" 72.67' 114.15' S16' 58' 25"E 102.77' C93 16'26'09'� 112.00' 32.13' S50' 19� 35"W 32.02' 0 � � _ _ _ Scale: 1 - 60 �� - � - C14 29'47'16" 146.00' 75.90' N57' 00' 09"E 75.05' C54 023'33'41" 49.33' 20.29' N16' 14' 44"E 20.14' C94 29'47'16" 122.00' 63.43' N57' 00' 09"E 62.72' - � - D.R.T.C.T. � � �� i� �s� �,ti� �8 '� �� -___-_ � _ ' - � - - _ _ ' O � O/ � �1 � �� _ -_ _ � � � � � � C15 31'25'15" 54.000 29.61' N87' 36' 25"E 29.24' C55 040'28�31�� 150.67' 106.44' S24' 42' 09"W 104.24' C95 18'45'42" 172.67' 56.54' S67' S0' S0"W 56.29' 0' 60' 120' � � � � �/ / C�6 �� C�� >-__ --___ - _ - - - " � � / �3 1�5 � - � � - - C16 74'51'25" 30.00' 39.19' S65' 53' 21"W 36.47' C56 13'31'35" 190.67' 45.01' S51' 42' 12"W 44.91' C96 15'10'27" 88.00' 23.31' N15' 57' 26"E 23.24' °� � � �/ y�/// C90 ��98 �I� G��12 AN��RRA �-_ � _ � C17 51'08'51" 29.33' 26.19' S02' 53' 13"W 25.32' C57 31'43'16" 32.00' 17.72' N32' 36' 06"W 17.49' C97 05'03'55" 1466.56' 129.65' N21' 01' 29"E 129.61' PROPOSED �O �� ' -' � -'--_ `� '_ ' - , `��"�� / �/ // A �, � -- � � ' C18 10'00'00" 132.50' 23.13' S76' 27' 20"E 23.10' C58 45'00'00'� 44.00' 34.56' N05' 45' 32"E 33.68' �9$ 22'39'01" 30.00' 1 1.86' N82' 43' 57"W 1 1.78' 15 TCMUD / �� i O � �, -' , �'--�'----__ , � / � � � � � ,� P R 0 P 0 S E D 15 T C U M D ��9 20'00'00" 167.50 58.47' N88' 32' 40"E 58.17' C59 10'00'00" 155.00' 27.05' S76' 27' 20"E 27.02' C99 23'50'13" 708.00' 294.55' N43' 49' 53"W 292.43' ti WATERLINE ESMT � i / � ��, � � Gj� BY SEPARATE INST.) �� 1 � p WATERLINE ESMT C20 20'0000 132.50 46.25 S88' 32 40 W 46.02 C60 13'32'40" 42.00' 9.93' S06' 46' 20"W 9.91' C136 12'46'19" 112.67' 25.12' S83' 36' 51"W 25.06' 61, 769 S. F. o� � �°` , » � , ��V� / �/ ' / �� 1 . 418 AC. Go��'�^ � (BY SEPARATE INST.� C21 96'31'S0" 30.00' 50.54' N33' 11' 25"W 44.77' C61 14'5051 42.43 10.99 N07' 30' 00"E 10.96' C137 17'26'16" 160.00' 48.70' S68' 30' 33"W 48.51' � � �2>>3 �/ � � �, C22 20'00'00" 188.00' 65.62' N25' 04' 30"E 65.29' C62 25'00'00" 42.00' 18.33' S02' 30' 00"W 18.18' C138 06'42'30" 147.33' 17.25' S73' 52' 26"W 17.24' cA a 57- '�� , QQ'�� 6�� j�� N �-' C23 20'00'00" 212.000 74.00' S25' 04' 30"W 73.63' C63 20'00 00" 42.00' 14.66' N00' 00' 00"W 14.59' �Q Q� � � � �S� �� C24 30'00'00" 162.00' 84.82' S00' 04' 30"W 83.86' C64 10'00'00" 42.00' 7.33' S05' 00' 00"W 7.32' �� G. 1 /2�� IRF /� �� 1Q0 ' k 12�cS'�, Go��p ��GJ C25 35'00'00" 88.00' 53.76' NO2' 34' 30"E 52.92' C65 45'00'00" 42.00' 32.99' S22' 30' 00"E 32.15' '�,��'�� '`• WYC � ��% �� 4 12 n� 1 G�,�'�j C26 50'00'00" 54.00' 47.12' SO4' 55' 30"E 45.64' C66 105'00'00" 42.00' 76.97' N07' 30' 00"E 66.64' � �� , G P� Q � �� / m�/�4, 028 S�F. ,�p� Gj C27 75'00'00" 30.00' 39.27' N07' 34' 30��E 36.53' C67 60'02'17" 29.33' 30.73' S75' 01' 08"E 29.35' � O� � �j �0. 092 AC.� r � � > � � ,`�v J o• ,cV� �' Q� � � W � , p�� MAGUIRE PARTNERS-SOLANA LAND, L.P. C28 2�•oo�5s�� 54.00' 25.46� s3�• 34° oo°°W 25.23° css ,s•o2 ��°° 34.67° s.�o ss2• 2s� 52�w s.o�° ,O �' p� � ,/ v�� L49 cO r� � � T R A C T 2 C29 77'02'57" 17.50' 23.53' S41' 24' 02"E 21.80' C69 107'35'1 1" 2.33' 4.38' N36' 12' 28"E 3.76' �� V,�S q�� Z'' �48 O J � ��°c VOL. 16858, � PCi. 176 C30 26'48'43" 32.50' 15.21' N16' 16' S5"W 15.07' C70 35'00'00" 42.00' 25.66' N11' 02' 40"E 25.26' � � �� i� 2 O W � o � �8� c$1 D.R.T.C.T. �^ Q � �. �� v � C 8 �., �_ C 3 1 1 9'0 9'3 0" 3 0.0 0' 1 0.0 3' S 5 1' 1 0' 2 9"W 9.9 8' C 7 1 6 0'0 0'0 0" 4 2.0 0' 4 3.9 8' N 3 6' 2 7' 2 0"W 4 2.0 0' �vJ � / ��/�/ � 01164SAC. U `d� N G1� O C32 105'00'00" 54.00' 98.96' N07' 30' 00"E 85.68' C72 90'00'00" 42.00' 65.97' S21' 27' 20"E 59.40' _ _ �� // ��/ � � G�6 C15 C33 45'00'00" 30.00' 23.56' S22' 30' 00"E 22.96' C73 45'00'00" 42.00' 32.99' S46' 02' 40"W 32.15' Q � � ry � - � 1 C34 10'00'00" 30.00' 5.24' S05' 00' 00"W 5.23' C74 39'50'50" 42.00' 29.21' S88' 28' 05"W 28.62' 6 � � � ��y,�. � '`�h� �� 9 C�� ,�� " 3, 325, 491 S. F. C35 20'00'00" 54.00' 18.85' N00' 00' 00"W 18.75' C75 15'09'10" 42.00' 11.11' N64' 01' 55"W 11.08' � „ ' ^ � �.`� ��4•84��'/R ��0 v 76. 343 AC. 1 /2 IRF � �4s ��/Vq `° �18 C18 C36 25'00'00" 30.00' 13.09' S02' 30' 00"W 12.99' C76 20'00'00" 42.00' 14.66' S66' 27' 20"E 14.59' �� /WYC n� � � �8p � L19 C37 15'00'00" 54.00' 14.14' N07' 30' 00"E 14.10' C77 35'00�00�� 42.00� 25.66� N86' 02' 40��E 25.26' / M/C�� J ��8•81 49'2S' � �86- � / ^l �353' C5g �8� N N C20 L�2 C38 98'32'40" 30.00' S1.60' S49' 16' 20"W 45.47' C78 15'00'00" 100.00' 26.18' N16' 02' 40"E 26.11' ' � / �� 0 12•5' J j-2� C39 71'27'20" 30.00' 37.41' N35' 43' 40"W 35.04' C79 35'00'00" 100.00' 61.09' N41' 02' 40"E 60.14' R=1431 .56 � / � .�� J ,� 13.5 � c�g � 0=16��9�`JB�� / �j^� � U „�� L97 �� C40 90'01'03" 39.00' g�.27' N45' 00' 31"E 55.16' C80 16'26'09" 100.00' 28.69' S50' 19' 35"W 28.59' L=403.91 � � �0��`°,� � 1 � �' CB=N 26°34'42" E � i�o� � 16, 597 s. F. J �4� LC-402. cJ8� � � 0. 381 AC. r.,� N Line Table Line Table Line Table Line Table O � - / / /� � G� JI � � � �� C136 L�3 J Line # Length Direction Line # Length Direction Line # Length Direction Line # Length Direction EX. PUBLIC ACCESS 5 �.,� ^ � L1 102.19' N71' 27' 19"W L35 105.09' N45' 00' 00"W L69 42.67' N00' 00' 00"W L103 93.33' S56' 27' 20"E J�` ��r� � Gg C41 �, L85 1 8c UTILITY EASEMENT � �� ,� <S�' G�'�� 8C43_� ^' y� U � � L2 53.00� N28' 27� 38"E L36 47.49� N00' 00' 00"W L70 18.67' N00' 00' 00"W L104 24.58' S76' 27' 20"E VOL. 9172, PG. 770-777 � /Q� i � "c�3 �� c� � 56, 2�4 s. F. �N �.R.T.C.T. �/ �/v� � ,� 926• ^ �R 1 . 292 AC. L3 47.32' S06' 27' 20"E L37 23.01' S90' 00' 00"W L71 45.13' N90' 00' 00"E L105 14.37' N68' 32' 40"E /� //�� / �67 � 2 � L4 16.08' S66' 27' 20"E L38 20.55' N90' 00' 00"E L72 97.06' S61' 58' 25"E L106 40.75' N08' 32' 40"E � v f � �Q. 1� L62 c.Jo g 269 S. F. � �� L5 170.79' N23' 32' 40"E L39 39.52' S10' 00' 00"W L73 41.86' S28' 01' 35"W L107 1 1.28' N23' 32' 40"E �� 2 co�` 0. 190 AC. J/ � / v � �, , , „ , , �, � , „ / � � y � 8, 269 S. F. �4� L6 1.44 N68' 32 40 E L40 66.31 N 10' 00 00 W L74 31.24 S00' 00 00 E L108 41.62' N58' 32' 40"E � / / ti� / � �� 0 . 190 AC. `y �2'�2 rn , , , „ / / � �� / � �6S J � O ;� V 86.41' S71' 36 30"E L41 86.41 S15' 00 00 W L75 19.16' N45' 00' 00"E L109 72.34' N42' 06' 31"E P R 0 P 0 S E D �/ �� O �iS`� �Qj ,�� c�,� L8 93.33' S56' 27' 20"E L42 47.95' N90' 00' 00"W L76 26.55' N74' S7' 43"E L1 10 205.48' S90' 00' 00"E 15' TCMUD � / � � � � � � � � � 1 L9 24.58' S76' 27' 20"E L43 49.50' N90' 00' 00"E L77 22.21' S89' S9' 57"E L111 76.36' N12' 03' 00"E ATERLINE ESMT � v I 24' STREET, FIRE LANE 8c � � � / / WATER EASEMENT N c� L110 3, 325, 491 S.F. L10 14.37' N68' 32' 40"E L44 25.02' S00' 00' 00"E L78 14.57' N17' 35' 08"W L112 NOT USED (B Y S E P A R A T E�� /� ��/ /^� /� �/ U U U � 2.57' 76. 343 AC. L1 1 24.00' N21' 27' 20"W L45 132.24' N71' 27' 20"W L79 63.46' N72' 24' 52"E L1 13 1.44' N68' 32' 40'�E INST.) � / � v / � 3 � N L12 3.36� N68' 32' 40"E L46 15.53' N18' 14' 25"E L80 164.09' N71' 27' 20'�W L114 7.28' S63' 17' 25"E �C'/ / � 53, 038 S. F. � � � / c� P• � � 1 . 218 AC. ^ � r i� � L13 14.42' N08' 32' 40"E L47 135.44' N18' 14' 25"E L81 36.54' S81' 27' 20"E L115 22.27' N16' 29' 40"E �/ / �^�^ / � �� L14 11.28' N23' 32' 40"E L48 19.84' S71' 27' 02"E L82 10.73' N13' 32' 40"E L116 94.46' N16' 29' 40"E � � %�z � � '� WILLIAM H. PEA SURVEY 1 /2�� I R F "�j o' n I� �� Q g F � co r� ,r� N ABSTRACT NO. 1246 TARRANT CO. ��s 41.62' N58' 32' 40"E L49 59.34' N83' 32' 40"E L83 86.54' N00' 00' 00"E L225 2.66' S90' 00' 00"W � WYC N 09�2g�30�� W � ` �^�`� W \� \�� 5oA�26 P o U U " ABSTRACTNO. 1045 DENTON CO. ��s 72.34' N42' 06' 31"E L50 16.08' N66' 27' 20"W L84 129.71' N15' 00' 00"E . � � � , FINAL PLAT � „ i �� -� � - L17 18.40' N28' 27' 38"E L51 170.79' N23' 32' 40"E L85 100.51' N90' 00' 00'W 21 .41 1 /2 I R F �� 8, � °; W. MEDLIN SURVEY Q F / W RC/ � �� L18 21.96' S71' 27' 20"E L52 1.44' N68' 32' 40"E L86 66.31' N 10' 00' 00"W � � � � � � � ��\ ��\ �� L68 c,°c� � �� r ABSTRACT NO. 1958 TARRANT CO. , , „ , , „ , , „ � � � ��__ L38 16.15'U U 2 � L19 36.54 S81' 27 20 E L53 86.41 S71' 36 30 E L87 105.64 N00' 00 00 W W E ST LA KE E N T RA DA � / / F '�/ S o ��\�\ �� \ �r� �2 6�, ABSTRACT NO. 1588 DENTON CO. / / '� J S \ � 2 �` - NL� ^ �2 67,L88 54, 708 S. F. � L20 35.00' S08' 32' 40"W L54 93.33' S56' 27' 20"E L88 67.00' N90' 00' 00"E � / � � �� 9��s� \ �� 22 o L37 i 1 . 256 AC. N L21 64.59' S78' 32' 40"W L55 1 1.28' S23' 32' 40"W L89 105.09' N45' 00' 00"W STREETS AN D LOTS AN NOTATION ON LY � i i F�� -I�S , 'sp�4'� � ��'��p�� 52 L71 J ,$� �'�� ,� " � �� / l/�C T�� S /e� ��,9�� 29 58, 5 � �p � L22 35.92' N81' 27' 20"W L56 41.62' S58' 32' 40"W L90 34.84' N60' 00' 00"E BLOCKA, LOT 1, BLOCK B, LOT 1, BLOCK M, LOTS 1�3, _ Y�/ � � � � F�p ��T �` � J J � L23 38.85' N 15' 04' 30"E L57 72.34' S42' 06' 31"W L91 105.09' N45' 00' 00"w BLOCK N, LOTS 1 6X & BLOCK O, LOTS 1, 2, 3X&4X � / / ��. '�,p �� '�O �y 1 /2" I R F �y�� 6. 661 s. F. � ' � A BEING A TOTAL OF 85.910 ACRES IN THE � � /� GJj /Ij � 0. 153 AC. J L24 50.74' N35' 04' 30"E L58 37.92' N06' 27' 20"W L92 105.64' N00' 00' 00"W �J / � �� •�A , ,p F FS WY� � � , , C.M. THROOP SURVEY, ABSTRACT N0. 1510, � / / /QA ,9 ,'C � FS T� OS� � U L25 48.72' N15' 04' 30"E L59 18.57 N31' 32' 00'W L93 39.52' N10' 00' 00"E W. MEDLIN SURVEY,ABSTRACT N0. 1958, z �� ,� � �'Q,; iOC T 5�� / �'�� L26 10.09' N14' S5' 30"W L60 19.58' S10' 00' 00"W L94 66.31' N10' 00' 00"w JOSEPH HENRY SURVEY,ABSTRACT NO. 742 � � � � C T � R=7 Q 8.�� \�CSj � �iS` c'� L27 15.09' N20' 04' 30"E L61 57.25' N48' 27' 43"W L95 129.71' S 15' 00' 00"w &WILLIAM H. PEA SURVEY, ABSTRACT NO. �246 a' � � � �� ,� � `� s,� ��9 , , „ , , „ TOWN OF WESTLA�, TEXAS TARRANT COUNTY, TEXAS � � i 0=45 43 19 ,n � �9 < L28 67.37 N29' 55 30 W L62 30.06' S85' 59' 41"W L96 57.47 S00' 00 00 E � / � L=564.98� �� ' �� L78 s��`� NOVEMBER 2015 � L29 123.21' N45' 04' 30"E L63 16.00' N04' 00' 19"W L97 4.83' N81' 27' 20"W w � �/ � CB=N 32°53�2�� W \ � �d'9\ C67 �-�6 C68 77 '� L30 13.49' S79' 55' 30"E L64 8.25' N41' 32' 17"E L98 91.20' N28' 32' 40"E � �� i O LC=550.11 � �s , , RS c69 j � / �j�� C�99 �� T �,�� '�� L31 4.03' S02' 52' 33"E L65 53.76' N48' 27' 43"W L99 49.93' N06' 27' 20"W o � // Q� �/� �,� �O j��1 3 L32 4.96' S29' 49� 24'�E L66 13.18' N16' 44' 28"W L100 16.08� N66' 27' 20'�W � � � � � ��g \ ��' 15, 725 S. F. •� S � oo L33 24.88' N60' 00' 00"E L67 1 13.04' N28' 15' 32"E L101 170.79' N23' 32' 40"E 6 / GRANADA �GG��i v �T o� 0. 361 ac. � � � J O \� � � � � L34 35.14' N60' 00' 00"E L68 13.42' S90' 00' 00"W L102 86.41' S71' 36' 30"E Z�' � / MAGUIRE PARTNERS-SOLANA LAND, L.P. ' EX. PUBLIC ACCESS & � � °')N � � TRACT 2 UTILITY EASEMENT �� ' �,� DEVE�OPER OWNER SURVEYOR/ENGINEER w � � VOL. 9172, PG. � �go L32 �, � VOL. 16858, PG. 176 N c3o �� D.R.T.C.T. � 770-777 D.R.T.C.T. �� L31 CENTURION AMERICAN MAGUIRE PARTNERS - Brown & Gay Engineers, Inc. Z � � \ �� 9 ��b 1800 Valley View Lane, Suite 300 � Tel��. 817S887-61305� Iwww brow�gay.�om TX 76102 w � , � � �'� SOLANA LAND L.P. � Q ' ��'- L3p �' Farmers Branch, Texas 75234 9 Village Circle, Suite 500 � TBPE Registration No. F-1046 �' Contact: Michael Beaty Roanoke, Texas 76262 Copyright 2015 � � z �, \ � h , Telephone: (214)-287-9009 � °% THIS PLAT FILED IN INSTRUMENT N0._______________ SHEET 3 OF 5 m � / / / � �\ � \ // � � � � � � / � � �� \ \ \ � � � � �/ � \ \ � \ \ � , � � � � � rq TF �/ � � �qT�, �,%� , l / � � , , � � , , � , � �Rlqe�� hIVVY � � �F �, � r , i �� 4 � � � w�o lN ry4 EX. PUBLIC ACCESS & � � y� s, � � � � \ 2�� \� � � � � � R,� UTILITY EASEMENT � � � yFF�► � � � � � O 816 � � w) VOL. 9172, PG. 727 / �� / �� - - -��,q � �� • 5�� s F � � \ � �� (PG. 771 -778) / � / 9,3� VARIABLE / �66'� � \�O � � � � � - � � _ LANDSCAPE BUFFER � / � \ ��ORR � �� C' 'oROp � � � \ \ � _ _ - � � / • 3' LIGHT L138 L139 � � �� L224 \\�� \ � � � �eY �qTER �S' TC\ � ` _ _ � - _ _ � � / / � ES MT � , l l �� SEp ��NE MUD ' - _ ' - - �� Uj' V� � 10'X10' � L142 �22� � , ^ � �l � � \\\ � qRqTE �NSMT � - _ _ _ _ - - _ �� / �-\/�/� ^ 16, 597 S . F . W.E. L143 J a'i I � .Q �"��' / /�/ � �\\�� \�T) 11 - / Q o� � i / ico�O �L 0 . 381 AC . �' � ��, „ � / /L127� \ \ \ W.M.E. , � � _ ,,\ \ _ _ , �-' � � J / ^ 15' D.E� �o� Scale: 1 = 40 � �� _ �/�� / � �� '� EOMT LEC � a� � �J - - �y, � � � �1/ // � �L128 � � /�L136L137 � __ - _ `V�O � � � L150 L145 � I 0' 40' 80' �wp i � � � �y�0'X10' ---__ � - - G, / VARIABLE �14� I-� 6 � � ' � � � s� � / ,n o� / � /W.E. � / / , S.S.E. J � � �- / / / o - �-__ '-- � ♦ / ' --- � � � � � L129 �� - /� v ' �� 8 � � / / �/ / L155 J J J i I � < . ', --___ Q� / / � � - ' � � / /� / � ,V Q � � �� c�• , 6.48 I EX. PUBLIC ACCESS & � � /� � / 10'X10'--� v'� 24� � A D -- 5.84 RRq � // / �J � L159 �o UTILITY EASEMENT � / � � �� W.E. L131 L194 6, i O � � L157 I" VOL. 9172, � � !� Q- / /� /� 19.3' � PG. 727 � / � � o, / / Q / � ' � �v L196 56, 274 s . F . (PG. 771 -778) /// ��//� �/ � / / � i�� o � 11.84' �76 � �76 �197 � o� i i v � , �,� � ��, I J � A � 1 . 292 AC . � � � � � � �� ` I� 1 0' E L E C , � 5 L 1 9 8 / � � � v i PROP 15' TCMUD �� Q �� /�G�'�� `��6_�9� �-E S M T �5 �"1 6 1 / � / // / �� rn / � WATERLINE ESMT � � � i � �- D.E. L� � / L199 "1 � � / / / � / 10'X20' (BY SEPARATE INST.) � v / � ��, f� 10'X10' L 1 6 1 2 L166 �v � � �� /J/ / �/ 6 1, 7 6 9 S . F . TRI-COUNTY ESMT L133 � / / � �� / � W.E. � / / Q O� // / � � 1 . 418 A C . L134 � � � � �°' 8, 269 S . F . / , � �< � � � ^�� ` �� /c� �^�, � . 190 AC . / �� v�� / I // �/ L135 , � � � / � ��, / � 6' LIGHT ESMT M � Q � �'� � / 3' LIGHT ESMT ,L �1 ,�p1 / � � �Q- �� & DUCT BANK ESMT �� / � \ � �\ �� & DUCT BANK ESMT 6' LIGHT ESMT ��i' � �' / / � / Q � o. � � � \ / / �� & DUCT BANK ESMT i _ _ / / � � � � �/ � L219 h �m� � // � �88 c ��o � � � � � � 24' STREET, FIRE LANE & �i / � Q � �� L189 G�`i � / �� /� /� � crol � WATER EASEMENT Q / N � / � � / / � v� �� v/ �� // / � � � / � /, /, /�� , � �, j, �,�1 , �\ / � f� � � �C111 / 1 � C125 / / / � '� ' � � � ,�� ;� �k, 028 S . F . `�� i� /GJ �/ �/ �� 53, 038 S . F . �� / ,� . Og2 AC . Z N o� L124 �'-� � � sca�e: �" = 40' � � �� , �� v';� 1 . 218 A C . � ' �N %/ /� � �� 0� N JI W E 1 O � 0� / / � � / r I o � / / O _ , L125 � ,/ 0' 40' 80' / / . / � N I � � �I L126 / � I I � , � , / / � / f� � U' i / � -c� � 5 05 � ` � � V � I ' � I ' PROP 15' TCMUD � � �,`1'�D.E. Gi � " ��^ �/ � � j �n � 5� � ��68 15' D.E. � B WATERLINE ESMT � � / O C� �\� ��'� L1�� / �%/ �O ^ �` 1\�, � Q.� � N� \� �� (BY SEPARATE INST.) � � /� �� ' Os� �� / / ( (O^�l/ \c� �� C 12 4 � �,��o � / / � \ � 2j 3�. L ti' • �� `Z N �,�� 7128 S . F . - � _ _e� � � o � �� ti N � L170 � 1 � i 0 . 164 AC . / � � � � �\ � . 5, p B J ' � I� / �/L118 6' LIGHT ESMT & ' \ � �� W.E. i lo I� 3, �2�J, 491 S . F . � 'L117 DUCT BANK ESMT � 2� � � �� L226--0'��L228 �233�� h R,� IJ 54, 7�8 S . F . �v 76 . 343 AC . / � 3• ,� � L119 � � / , , � � 1 �� \ \\ ��\ \ r� ��\�23 ��\ � L220 �v� � L235 1 . 2 5 6 A C . � l �/ ��\2� i / � � � � \ �L227 �� L234 � L221 L203 `� � 491 S . F . � / � \ � � w E�� 's�� ci35e-- �o�� L204 �� 3 765343 AC . � � �. � � �� N -----�--------y � L205 ��T ��QO o� � � �\ \� ��\ ��\ ��26 I N � 1 /��A .r�, r� �F �� \ � � ��\ � L229 i 6' LIGHT ESMT �� \7j� �� i �& DUCT BANK ESMT � `�FFT \ \ � 6 \\� � \�\ � I� WALL, LIGHTING, � L183 >>3' 8. ' �� 6, 661 S . F . i �� IRRIGATION & N� � \� 0 . 153 /�C . �J MAINTENANCE ESMT � L185 L184 L1��p � � L181� " � � � � L171 10'X 10' 10'X20' � �/O\�\ 10' ELEC � i � N W.E. �a, � 5, S1 ESMT � � TRI-COUNTY ESMT D.E. �� L177 � � L173 �� ' � �� L179 ' � ' � � 1 � � �v L174 � 0'X20' \ C M s � \ �7) TRI-COUNTY ESMT � Line Table Line Table Line Table Line Table Line Table Line Table 56, 274 S . I . O� ` \� � S L176 Line # Length Direction Line # Length Direction Line # Length Direction Line # Length Direction Line # Length Direction Line # Length Direction 1 . 2 9 2 A 1.., . �� L208 L117 10.00' N18° 32' 40"E L137 10.63' S77° 59' 00"E L157 10.03' N38° 45' 14"W L177 36.29' S90' 00' 00"W L197 3.00' N77' 45' 50"W L217 10.09' N14° 55' 30"W � ;7 � � � ��J � � � \v�L209 �\ L118 10.00' N71' 27' 20"W L138 12.76' N00' 00' 00"E L158 10.00' N51' 14' 46"E L178 10.00' S00° 00' 00"E L198 6.01' S15° 00' 00"W L218 48.72' N15' 04' 30"E �J� � �^ �\ \ � L210 C''cs �� ,1_) � � L119 10.00' N18° 32' 40"E L139 8.55' N90° 00' 00"W L159 9.75' S38° 45' 14"E L179 36.71' N90' 00' 00"E L199 3.00' N77' 45' 50"W L219 11.00' S69' 55' 30"E / � O �\ � \�\J � L120 106.40' N71' 27' 20"W L140 9.58' N90' 00' 00"E L160 31.30' NO2° 58' 46"W L180 16.77' N34' 45' 40"E L200 1 12.89' S15° 00' 00"W L220 41.90' S90' 00' 00"W • \ \ � L121 10.12' N48° 32' 40"E L141 10.00' N00' 00' 00"E L161 10.00' S87' 01' 14"W L181 15.00' S55° 14' 20"E L201 66.31' S10' 00' 00"E L221 43.15' S90' 00' 00"W � � � L122 13.08' N48° 32' 40"E L142 10.00' N90° 00' 00"W L162 32.71' S02° 58' 46"E L182 9.38' S34' 45' 40"W L202 39.52' S10° 00' 00"W L222 19.69' S10' 00' 00"W � � \ \� � L123 15.00' S41' 27' 20"E L143 17.09' S65' 04' 15"W L163 38.52' S55° 04' 38"E L183 10.00' SO4' 57' 46"W L203 3.00' S89' 05' 05"E L223 66.31' N10° 00' 00"W � � (� \� � 15 725 S . F . �� EX. PUBLIC ACCESS 8C � ' ,c� v ' p L124 10.00' N83° 32' 40"E L144 15.00' S24° 55' 45"E L164 17.45' S55° 04' 38"E L184 20.00' N85° 18' 32"W L204 6.00' N00' 00' 00"W L224 3.18' N68' 32' 40"E UTILITY EASEMENT ' �v�j�� \� � . 361 QC . /'" L125 10.00' S06' 27' 20"E L145 10.12' N65' 04' 15"E L165 16.87' S75' 00' 00"W L185 10.00' N04' 57' 46"E L205 3.00' S89' 05' 05"E L226 5.00' S28' 01' 35"W FINAL PLAT VOL. 9172, PG. 727 � � � / � L126 10.00' N83° 32' 40"E L146 14.78' N00' 00' 00"E L166 15.00' S15' 00' 00"E L186 2.95' N22° 55' 15"W L206 98.22' S00' 00' 00"E L227 10.00' S61° 58' 25"E (PG. 771 -778) S \ � � / QF 9�•�\ �� / L127 10.00' S66' 27' 20"E L147 15.76' N72° 06' 00"W L167 14.87' N75' 00' 00"E L187 170.79' N23' 32' 40"E L207 26.98' S45' 00' 00"E L228 5.00' S28' 01' 35"W � . • � I IU � L128 10.00' S23° 32' 40"W L148 19.63' S00° 00' 00"E L168 25.71' S60° 00' 44"E L188 16.08' N66' 27' 20"W L208 3.00' N45° 31' 12"E L229 42.47' S90' 00' 00"W � � � � WESTLAKE ENTRADA \\ 1 I ��'�� L129 10.00' N66' 27' 20"W L149 19.30' N00' 00' 00"E L169 15.00' S29' 55' 40"W L189 3.00' N47' 30' 40"E L209 6.00' N45' 00' 00"W L230 97.06' N61° 58' 25"W o / � L130 10.00' S33° 32' 40"W L150 10.00' N90° 00' 00"W L170 13.85' N60° 00' 44"W L190 37.92' NO6° 27' 20"W L210 3.00' N45° 31' 12"E L231 41.86' N28' 01' 35"E C/""�SEMENTS ANNOTATION ONLY � � \ \ � � �/ L131 10.00' S56' 27' 20"E L151 19.30' S00' 00' 00"E L171 10.00' N90' 00' 00"E L191 72.34' S42' O6' 31"W L21 1 72.12' S45' 00' 00"E L232 41.86' N28' 01' 35"E � � � BLOCK A, LOT 1, BLOCK B, LOT 1, BLOCK M, LOTS 1-3, o Dc� / / L132 10.23' N33' 32' 40"E L152 NOT USED L172 10.00' N00' 00' 00"W L192 41.62' S58' 32' 40"W L212 3.01' N40' 17' 24"W L233 97.06' N61' 58' 25"W �5• / >> BLOCK N, LOTS 1-6X &BLOCK O, LOTS 1, 2, 3X&4X L133 10.00' S48' 41' 02"E L153 NOT USED L173 10.00' N90' 00' 00"E L193 11.28' S23' 32' 40"W L213 9.00' N35' 44' 16"W L234 42.47' S90' 00' 00"W �, � � ��212 / A BEING A TOTAL OF 85.910 ACRES IN THE � 1�� C116 � L134 20.00' N41° 02' 40"E L154 NOT USED L174 10.00' N45' 16' 18"E L194 6.04' S54' 35' 26"W L214 123.21' N45° 04' 30"E L235 1.41' S00° 00' 00"E L'.M. THROOP SURVEY, ABSTRACT NO. 1510� � � ,�jOQj L135 10.00' N48' 41' 02"W L155 161.59' S84' S7' 48"W L175 20.00' S45' 00' 00"E L195 75.47' S00' 00' 00"E L215 67.37' N29' 55' 30"W W. MEDLIN SURVEY, ABSTRACT N0. 1958� z ` �\ �j��• L136 11.00' S12° 01' 00"W L156 18.27' S84' 57' 48"W L176 10.00' S45' 16' 18"W L196 10.81' S15' 00' 00"W L216 15.09' N20° 04' 30"E JOSEPH HENRY SURVEY, ABSTRACT NO. 742 � &WILLIAM H. PEA SURVEY, ABSTRACT NO. 1246 a � \ � � TOWN OF WESTLAl�, TEXAS TARRANT COUNTY, TEXAS � � NOVEMBER 2015 � Curve Table Curve Table Curve Table Curve Table o Curve # Delta Radius Length Chord Bearing Chord Length Curve # Delta Radius Length Chord Bearing Chord Length Curve # Delta Radius Length Chord Bearing Chord Length Curve # Delta Radius Length Chord Bearing Chord Length � � C100 045'00'00" 27.00' 21.21' S46'02'40"W 20.66' C111 025'00'00" 24.00' 10.47' S02'30'00"W 10.39' C122 006'15'17" 223.00' 24.34' S18'12'08"W 24.33' C133 023°33'16" 92.00' 37.82' N16'14'S7"E 37.56' � � � C101 090'00'00" 27.00' 42.41' S21'27'20"E 38.18' C112 020'00'00" 60.00' 20.94' N00'00'00"W 20.84' C123 040'59'26" 35.00' 25.04' N30'29'43"E 24.51' C134 090'00'00" 30.00' 47.12' S16'58'25"E 42.43' � C102 023'58'00" 57.00' 23.84' N54'28'20"W 23.67' C113 010'00'00" 24.00' 4.19' S05'00'00"W 4.18' C124 020'00'00" 25.00' 8J3' N00'00'00"W 8.68' C135 028'01'35" 30.00' 14.67' S75'59'13"E 14.53' � � C103 036'02'00" 60.00' 37.73' N24'28'20"W 37.12' C114 045'00'00" 24.00' 18.85' S22'30'00"E 18.37' C125 003'32'28" 59.00' 3.65' S08'13'46"E 3.65' Z �' C104 101'38'53" 24.00' 42.58' S57'16'46"E 37.21' C115 089'55'48" 60.00' 94.17' N00'02'06"W 84.80' C126 028'01'35" 54.00' 26.41' S75'59'13"E 26.15' a DEVELOPER OWNER SURVEYOR/ENGINEER � � C105 029'47'16" 116.00' 60.31' N57'00'09"E 59.63' C116 009'06'15" 63.00' 10.01' N49'42'36"E 10.00' C127 090'00'00" 54.00' 84.82' S16'58'25"E 76.37' � � � w � z � C106 016'26'09" 118.00' 33.85' S50'19'36"W 33.73' C117 028°22'27" 65.00' 32.19' S30'S3'16"W 31.86' C128 023'33'41" 68.00' 27.96' N16'14'44"E 27J7' Brown & Gay Engineers, IIIC. �o CENTURION AMERICAN MAGUIRE PARTNERS - 500 West 7th St. Suite 1800 F C107 035'00'00" 82.00' 50.09' N41'02'40"E 49.32' C118 075°00'00" 19.00' 24.87' N07'34'30"E 23.13' C129 040°28'31" 132.00' 93.25' S24'42'09"W 91.32' � , , ort Worth, TX 76102 w � 1800 Valley View Lane, Suite 300 SOLANA LAND L.P. � � • TeL• 817-887-6130 www.browngay.com } ' C108 015'07'13" 82.00' 21.64' N15'59'03"E 21.58' C1 19 050°00'00" 65.00' 56.72' SO4°5530"E 54.94' C130 013'32'12" 172.00' 40.64' S51'42'31"W 40.54' Farmers Branch, Texas 75234 �� 9 Village Circle, Suite 500 TBPE Registration No. F-1046 �s > C109 051'08'55" 24.00' 21.42' N17'00'56"W 20J2' C120 035'00'00" 77.00' 47.04' NO2'34'30"E 46.31' C131 016'23'22" 148.00' 42.34' S53'08'05"W 42.19' Contact: Michael Beaty Roanoke, Texas 76262 Copyright 2015 Z � Telephone: (214)-287-9009 � � C110 015'00'00" 60.00' 15.71' N07'30'00"E 15.66' C121 030'00'00" 173.00' 90.58' S00'04'30"W 89.55 C132 040'28'31" 108.00' 76.29' S24'42'09"W 74.72' �% m � THIS PLAT FILED IN INSTRUMENT N0._______________ SHEET 4 OF 5 OWNER'S CERTIFICATION: OWNERS DEDICATION STATE OF TEXAS � NOW, THEREFORE, KNOW ALL PERSONS BY THESE PRESENTS: COUNTY OF TARRANT � THAT MAGUIRE PARTNERS—SOLANA LAND, L.P., DO HEREBY ADOPT THIS PLAT, DESIGNATING THE HEREIN ABOVE DESCRIBED PROPERTY AS WESTLAKE ENTRADA, AN ADDITION TO THE TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS. THE EASEMENTS THEREON ARE HEREBY RESERVED FOR THE PURPOSES WHEREAS, MAGUIRE PARTNERS—SOLANA LAND, L.P., is the owner of a tract or parcel of land situated INDICATED, AND IN ACCORDANCE WITH THE EASEMENT DOCUMENTS FILED WITH THE TOWN OF WESTLAKE AND TARRANT COUNTY. THE UTILITY AND FIRE in the C.M. Throop Survey, Abstract No. 1510, the W. Medlin Survey, Abstract No. 1958, the William LANE EASEMENTS SHALL BE OPEN TO FIRE AND POLICE UNITS, GARBAGE AND RUBBISH COLLECTION AGENCIES AND THE PUBLIC AND PRIVATE UTILITIES Pea Survey, Abstract No. 1246 and the Joseph Henry Survey, Abstract No. 742, Town of Westlake, FOR WHICH THE EASEMENT IS RESERVED, AND AS SPECIFICALLY APPROVED BY THE TOWN OF WESTLAKE FOR THE USE OF A PARTICULAR EASEMENT. Tarrant County, Texas, and being a portion of Tract 2 as described in the Special Warranty Deed to THE MAINTENANCE OF PAVING OR ANY OTHER SURFACE ON THE UTILITY AND FIRE LANE EASEMENTS IS THE SOLE RESPONSIBILITY OF THE PROPERTY Maguire Partners—Solana Land, L.P. as recorded in Volume 16858, Page 176, Deed Records, Tarrant OWNER. NO BUILDINGS, OR OTHER PERMANENT IMPROVEMENTS SHALL BE CONSTRUCTED, RECONSTRUCTED OR PLACED UPON, OVER OR ACROSS THE EASEMENTS AS SHOWN. SAID EASEMENTS BEING HEREBY RESERVED FOR USE AND ACCOMMODATION OF ALL PUBLIC UTILITIES FOR WHICH THE EASEMENT County Texas, and being more particularly described as follows: IS RESERVED, AND AS SPECIFICALLY APPROVED BY THE TOWN OF WESTLAKE. ANY PUBLIC UTILITY FOR WHICH THE EASEMENT IS RESERVED, AND AS SPECIFICALLY APPROVED BY THE TOWN OF WESTLAKE TO USE A PARTICULAR EASEMENT SHALL HAVE THE RIGHT TO REMOVE AND KEEP REMOVED ALL BEGINNING at a 5/8 inch iron rod with yellow cap found for the southwest corner of Lot 2R1 , Block OR PART OF ANY BUILDINGS OR OTHER IMPROVEMENTS WHICH IN ANY WAY MAY ENDANGER OR INTERFERE WITH THE CONSTRUCTION, MAINTENANCE, OR 1 of the Westlake/Southlake Park Addition No. 1 , an addition to the Town of Westlake as recorded in EFFICIENCY OF ITS SYSTEM IN THE EASEMENT AND THAT PUBLIC UTILITY SHALL AT ALL TIMES HAVE FULL RIGHT OF INGRESS AND EGRESS UPON THE County Clerk File Number D209080990, Deed Records, Tarrant County, Texas, said point being on the EASEMENT FOR THE PURPOSE OF CONSTRUCTING, RECONSTRUCTING, INSPECTING, PATROLLING, AND MAINTAINING AND ADDING TO OR REMOVING ALL OR northerly right—of—way line of Solana Boulevard (formerly Kirkwood Boulevard (a variable width PART OF ITS SYSTEM, SUBJECT TO COMPLYING WITH ALL ORDINANCES, RULES, REGULATIONS AND RESOLUTIONS OF THE TOWN OF WESTLAKE, TEXAS, right—of—way) as recorded in County Clerk File Number D208427746, Deed Records, Tarrant County, AND IN ACCORDANCE WITH THE EASEMENT DOCUMENTS FILED WITH THE TOWN OF WESTLAKE AND TARRANT COUNTY. THE TOWN OF WESTLAKE, TEXAS, Texas, and being the beginning of a non—tangent curve to the left whose chord bears North AND THE PUBLIC UTILITY SHALL HAVE THE RIGHT OF INGRESS AND EGRESS TO PRIVATE PROPERTY FOR THE PURPOSE OF READING METERS, 48°21 '39" West, 229.46 feet; MAINTENANCE AND SERVICE REQUIRED OR ORDINARILY PERFORMED BY THAT UTILITY. NO GENERIC "U.E.S" (UTILITY EASEMENTS) WILL BE ALLOWED. NO EASEMENT WILL BE ALLOWED BY SEPARATE INSTRUMENT WITHOUT WRITTEN APPROVAL BY THE TOWN OF WESTLAKE. THENCE along the Northeasterly right—of—way of said Solana Boulevard the following course: NOTWITHSTANDING ANYTHING TO THE CONTRARY IN THIS PLAT, THE OWNERS, FOR THEMSELVES AND THEIR SUCCESSORS AND ASSIGNS, RESERVE AND RETAIN THE RIGHT TO GRANT OTHER RIGHTS AND EASEMENTS ACROSS, OVER OR UNDER THE EASEMENT TRACT(S) TO SUCH OTHER PERSONS AS THE In a Northwesterly direction along said curve to the left having a central angle of 9°13'00", a radius OWNERS DEEM PROPER, PROVIDED SUCH OTHER GRANTS ARE SUBJECT TO THE EASEMENTS TO THE TOWN OF WESTLAKE GRANTED IN THE EASEMENT of 1428.00 feet, and an arc length of 229.71 feet to a 1/2 inch iron rod with red cap found for DOCUMENTS, AND THE USES GRANTED DO NOT MATERIALLY INTERFERE WITH THE USE OF SAID EASEMENTS BY THE TOWN OF WESTLAKE FOR THE corner; PURPOSES SET FORTH HEREIN AND THE TOWN APPROVES SAID ADDITIONAL EASEMENTS OR ADDITIONAL USES IN WRITING. ANY DAMAGES TO FACILITIES LOCATED IN SAID EASEMENTS AS A RESULT OF THE USE GRANTED TO SUCH OTHER PERSON SHALL BE PROMPTLY REPAIRED BY SUCH OTHER North 53`03'15" West a distance of 32.60 feet to a 1 /2 inch iron rod with red cap found for PERSON, AND THE TOWN OF WESTLAKE SHALL HAVE NO RESPONSIBILITY FOR ANY DAMAGE TO SUCH OTHER PERSON'S FACILITIES IN CONNECTION WITH THE USE OF SAID EASEMENT BY THE TOWN OF WESTLAKE. corner, said point being at the beginning of a curve to the right whose chord bears North 43`35'55" IN ADDITION, NOTWITHSTANDING ANYTHING TO THE CONTRARY IN THIS PLAT, THE OWNERS, AND THEIR SUCCESSORS AND ASSIGNS, MAY USE THE West, 201 .08 feet; EASEMENT TRACT(S) IDENTIFIED IN THE EASEMENT DOCUMENTS, AND SHOWN WITHIN THE BOUNDARIES OF THE PLATTED PROPERTY FOR PAVING, In a Northwesterly direction along said curve to the right having a central angle of 18°54'41 ", a PEDESTRIAN WALKWAY, PARKING, LANDSCAPING AND AERIAL IMPROVEMENT PURPOSES (THE "IMPROVEMENTS"), WHICH DO NOT MATERIALLY INTERFERE radius of 612.00 feet, and an arc length of 202.00 feet to a 1 /2 inch iron rod with red cap found WITH OR PREVENT THE USE BY THE TOWN OF WESTLAKE OF SAID EASEMENTS FOR THE PURPOSES SET FORTH HEREIN. ANY DAMAGES TO FACILITIES LOCATED IN THE EASEMENTS IDENTIFIED ON THE PLATTED PROPERTY AS A RESULT OF SUCH USES SHALL BE PROMPTLY REPAIRED BY THE for corner, said point being at the beginning of a compound curve to the right whose chord bears THEN—CURRENT OWNER OF THE PLATTED PROPERTY THAT CAUSED SUCH DAMAGE, AND THE TOWN OF WESTLAKE SHALL HAVE NO RESPONSIBILITY FOR APPROVED BY THE TOWN COUNCIL OF WESTLAKE, TEXAS North 22°05'07" West, 339.24 feet; ANY DAMAGES TO THE IMPROVEMENTS IN CONNECTION WITH THE USE OF SAID EASEMENTS BY THE TOWN OF WESTLAKE. on the -------day of----------------------� 20---- In a Northwesterly direction along said curve to the right having a central angle of 24°06'S4", a THIS PLAT IS APPROVED SUBJECT TO ALL PLATTING ORDINANCES, RULES, REGULATIONS AND RESOLUTIONS OF THE TOWN OF WESTLAKE, TEXAS. radius of 812.00 feet, and an arc length of 341 .76 feet to a 1 /2 inch iron rod with red cap found WITNESS MY HAND THIS THE ____________ DAY OF 20____. ATTEST: ------------� for corner; North 10`01 '40" West a distance of 132.24 feet to a 5/8 inch iron rod with yellow cap stamped By: MAGUIRE PARTNERS—SOLOANA LAND, L.P. ---------------------------------------------- "BGE" set for corner, said point being at the beginning of a curve to the left whose chord bears a Texas limited partnership MAYOR North 32`53'20" West, 550.11 feet; ----------------------------------------------- B Printed Title: _____________ TOWN SECRETARY In a Northwesterly direction along said curve to the left having a central angle of 45°43'19", a y� ----------------------------- radius of 708.00 feet, and an arc length of 564.98 feet to a 1 /2 inch iron rod with yellow cap f o u n d f o r co rn e r; P ri nted N a m e: ______________________________________________ North 55°45'00" West a distance of 190.50 feet to a 1/2 inch iron rod with red cap found for REVIEWED BY: corner, said point being a corner clip for an intersection of Northerly line Solana Boulevard (a variable width right—of—way)and the Southerly line of Davis Boulevard (a variable width right—of—way); STATE OF TEXAS § ______________________________ THENCE along the Southerly right—of—way line of said Davis Boulevard the following course: COUNTY OF _____________ � TOWN ATTORNEY North 09`29'30" West a distance of 21 .41 feet to a 1 /2 inch iron rod with yellow cap found for corner, said point being at the beginning of a curve to the left whose chord bears North 26`34'42" BEFORE ME, the undersigned a Notary Public, in and for The State of Texas, on this day personally ------------------------------ East, 402.58 feet; appeared ________________________known to me to be the person and officer whose name TOWN ENGINEER is subscribed to the foregoing instrument, and acknowledged to me that he executed the same for In a Northeasterly direction along said curve to the left having a central angle of 16°09'S8", a radius the purposes and considerations therein expressed and in the capacity therein stated. of 1431 .56 feet, and an arc length of 403.91 feet to a 1/2 inch iron rod with yellow cap found for GIVEN UNDER MY HAND AND SEAL OF OFFICE, this the ______ day of _____________ 20____. corner; NOTES North 18°14'25" East a distance of 185.36 feet to a 1 /2 inch iron rod with yellow cap found for ------------------------------------------------- 1. Basis of bearing, horizontal and vertical position derived from the Texas WDS RTK corner; Notary Public, State of Texas Network—Texas State Plane Coordinate System, NAD83, North Central Zone (4202). North 16`29'40" East a distance of 322.70 feet to a 1 /2 inch iron rod with yellow cap found for 2. No Floodplain exists on this site. corner, said point being a corner clip in the Southerly line for the intersection for said Davis Boulevard and the Southerly line of State Highway 114 (a variable width right—of—way�; 3. Selling a portion of this property by metes and bounds is a violation of the Town Ordinance and State Law and is subject to fines and withholding of utilities and building permits. THENCE along the Southerly line of State Highway 1 14 the following course: 4. No generic "U.E.s" (utility easements) will be allowed. No easement will be allowed by SURVEYOR'S CERTIFICATE separate instrument without written approval by the Town of Westlake. North 59`33'30" East a distance of 44.59 feet to a 5/8 inch iron rod found for corner; 5. Unless otherwised noted, all boundary corners & lot corners are 5/8" iron rod set with South 71°41 '39" East a distance of 254.06 feet to a TxDOT brass disk found for corner; KNOW ALL MEN BY THESE PRESENTS: yellow cap stamped "BGE". 6. See Sheets 3 of 5, & 4 of 5 for dimension of street right—of—ways, centerlines, annotation South 77°57'00" East a distance of 747.19 feet to a TxDOT brass disk found for corner; That I, David F. McCullah, do hereby certify that I prepared this plat and the field notes made a part of �ots and easements. thereof from an actual and accurate survey of the land and that the corner monuments shown thereon South 71°36'25" East a distance of 1443.85 feet to a TxDOT brass disk found for corner; were properly placed under my personal supervision, in accordance with the Subdivision regulations of the Town of Westlake, Texas. South 63°07'25" East a distance of 404.34 feet to a TxDOT brass disk broken found for corner, said Dated this the ________ da of point being at the beginning of a curve to the right whose chord bears South 58°57'40" East, y -------------------' 20---- FINAL PLAT 393.11 feet; PRELIMINARY O� RELEASED 11-18-15 FOR REVIEW ONLY. THIS DOCUMENT In a Southeasterly direction along said curve to the right having a central angle of 8°19'09", a SHALL NOT BE RECORDED FOR ANY PURPOSE. � __________________________________________________ W E ST LA KE E N T RA DA � radius of 2709.79 feet, and an arc length of 393.46 feet to a 5/8 inch iron rod with yellow cap David F. McCullah � stamp "BGE" set for corner; Texas Registered Professional Land Surveyor No. 4023 BLOCKA, LOT 1, BLOCK B, LOT 1, BLOCK M, LOTS 1�, � � Ln South 54°48'10" East a distance of 399.24 feet to a 5/8 inch iron rod with yellow cap stamped BLOCKN, LOTS 1�X & BLOCKO, LOTS 1, 2, 3x&4x � A BEING A TOTAL OF 85.910 ACRES IN THE � "BGE" set for corner for corner; C.M. THROOP SURVEY, ABSTRACT NO. 1510, N o W. MEDLIN SURVEY, ABSTRACT NO. 1958, z South 64°52'25" East a distance of 56.55 feet to a 5/8 inch iron rod with yellow cap found for STATE OF TEXAS � JOSEPH HENRYSURVEY, ABSTRACT NO. 742 � corner, said point being at the beginning of a curve to the right whose chord bears South 43`46'50" COUNTY OF__________ � &WILLIAM H. PEASURVEY, ABSTRACTNO. 1246 � East, 107.32 feet; TOWN OF WESTLAl�, TEXAS TARRANT COUNTY, TEXAS � BEFORE ME, the undersi ned, a Notar Public, in and for The State of Texas, on this da ersonall g y y p y NOVEMBER 2015 � In a Southeasterly direction along said curve to the right having a central angle of 2°13'56", a appeared David F. McCullah, known to me to be the person and officer whose name is subscribed to the �' radius of 2754.79 feet, and an arc length of 107.33 feet to a 5/8 inch iron rod with yellow cap foregoing instrument, and acknowledged to me that he executed the same for the purposes and � found for corner; considerations therein expressed and in the capacity therein stated. � � THENCE South 89°27'05" West departing the Southerly right—of—way of said State Highway 114 and GIVEN UNDER MY HAND AND SEAL OF OFFICE, this the _______day of _______________, 0 20------- � along the north line of said Lot 1 , a distance of 2132.54 feet to a 5/8 inch iron rod with yellow � cap stamped "BGE" set for corner; Uw Z � THENCE South 51°27'05" West following the northeasterly line of said Lot 2R1 a distance of 1000.00 DEVELOPER OWNER SURVEYOR/ENGINEER � -------------------------------------------- w J feet to a 5/8 inch iron rod with yellow cap found for corner; Notary Public, State of Texas z� C E N T U R I O N A M E R I C A N M A G U I R E P A R T N E R S - Brown & Ga y En gineers, Inc. z o THENCE South 00`32'55" East following the west line of said Lot 2R1 a distance of 168.55 feet to � 500 West 7th St., suite �800, Fort worth, TX 76102 w , 1800 Valley View Lane, Suite 300 SOLANA LAND L.P. � � � the POINT OF BEGINNING and containing 85.910 acres of land, more or less. Tel: 817-887-6130 • www.browngay.com �� Farmers Branch, Texas 75234 9 Village Circle, Suite 500 � TBPE Registration No. F-1046 �s > Contact: Michael Beaty Roanoke, Texas 76262 Copyright 2015 z �, � X Telephone: (214)-287-9009 °% THIS PLAT FILED IN INSTRUMENT N0._____________________ SHEET 5 OF 5 m � TROPHY CLUB 1 ' GENERAL NOTES TO� N O� �� ESTLA�E GENERAL NOTES � o � J ��O O �w`� J 1. THESE NOTES APPLY TO ALL SHEETS IN THIS PLAN SET. 1. THE APPLICABLE STANDARDS AND SPECIFICATIONS, THE CURRENT VERSION OF THE "STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION" ��- �� c��G�'� �BOB JAMES PUBLISHED BY N.C.T.C.O.G. AND THE TOWN OF WESTLAKE ENGINEERING STANDARDS SHALL APPLY. IN THE EVENT OF A CONFLICT, TOWN OF WESTLAKE ��`' Medlin MEq00 s'� � � 2. CONTRACTOR IS RESPONSIBLE FOR, AND MUST OBTAIN PRIOR TO CONSTRUCTION, ALL NECESSARY CONSTRUCTION PERMITS REQUIRED BY THE LOCAL STANDARDS SHALL GOVERN. THE CONTRACTOR SHALL FOLLOW ALL APPLICABLE TCEQ, A.W.W.A., AND A.S.T.M. REGULATIONS. s�� Cemetery Golf � Y �, MUNICIPALITY. CONTRACTOR MUST HAVE A COPY OF THE LOCAL MUNICIPALITY'S STANDARD CONSTRUCTION DETAILS ON SITE.. ��RSNS�'( YG�J�/ FA/ CourseSEMINOLE T J = - 2. ALL MATERIALS AND WORKMANSHIP SHALL BE SUBJECT TO INSPECTION BY THE TOWN OF WESTLAKE. THE TOWN RESERVES THE RIGHT TO ACCEPT OR ��PH o�,2°9 �P �i��r �_ = o � 3. EXISTING UTILITY LOCATIONS SHOWN ARE TAKEN FROM AVAILABLE RECORDS PROVIDED BY THE UTILITY OWNER AND FIELD LOCATIONS OF SURFACE REJECT MATERIAL OR WORKMANSHIP THAT DOES NOT CONFORM TO THE STANDARDS AND SPECIFICATION OF THE TOWN. `"<" oo �'oo F FRESHMEADOw mw Z `� e APPURTENANCES. LOCATIONS SHOWN ARE GENERALLY SCHEMATIC IN NATURE AND MAY NOT ACCURATELY REFLECT THE SIZE AND LOCATION OF EACH 114 � s�ti r�, �� Ess a x I �' w PARTICULAR UTILITY. SOME UTILITY LINES MAY NOT BE SHOWN. CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ACTUAL FIELD LOCATION AND 3. ALL DISTURBED AREAS OFF-SITE SHALL BE SEEDED OR SODDED AS SHOWN ON THE CONSTRUCTION PLANS. � �NVERN PROTECTION OF EXISTING FACILITIES WHETHER SHOWN OR NOT. CONTRACTOR SHALL ALSO ASSUME RESPONSIBILITY FOR REPAIRS TO EXISTING \ � ��``r"�m i � Q Brown & Gay Engineers, IIIC. FACILITIES, WHETHER SHOWN OR NOT, DAMAGED BY CONTRACTOR°S ACTIVITIES. DIFFERENCES IN HORIZONTAL OR VERTICAL LOCATION OF EXISTING 4. THE CONTRACTOR SHALL HAVE ONE (1) APPROVED SET OF CONSTRUCTION PLANS ON THE JOB SITE DURING CONSTRUCTION. � � � = 2595 Dallas Parkwa Suite 204 UTILITIES SHALL NOT BE A BASIS FOR ADDITIONAL EXPENSE. WESTLAKE � � INVERNE � y, 5. THE CONTRACTOR SHALL NOTIFY THE TOWN OF WESTLAKE AT LEAST FORTY-EIGHT (48) HOURS PRIOR TO COMMENCING CONSTRUCTION. _ N 0 Frisco, TX 75034 __. _., 4. ANY CONTRACTOR / SUBCONTRACTOR PERFORMING WORK ON THIS PROJECT SHALL FAMILIARIZE HIMSELF WITH THE SITE AND SHALL BE SOLELY `�� RESPONSIBLE FOR ANY DAMAGE TO EXISTING FACILITIES RESULTING DIRECTLY OR INDIRECTLY FROM HIS OPERATIONS. SAID EXISTING IMPROVEMENTS 6. ALL PAVING AND UTILITIES SHALL BE CONSTRUCTED AND TESTED IN ACCORDANCE WITH THE TOWN OF WESTLAKE SPECIFICATIONS. � �' ,,..,_ � ,�' Tel: 972-464-4800 • www.browngay.com SHALL INCLUDE BUT NOT BE LIMITED TO BERMS, DITCHES, FENCES, AND PLANTS. ANY REMOVAL OR DAMAGE TO EXISTING IMPROVEMENTS SHALL BE `�t� �,, , TBPE Registration No. F-1046 REPLACED OR REPAIRED BY THE CONTRACTOR AT HIS EXPENSE AND SHALL BE APPROVED BY THE TOWN OF WESTLAKE. 7. AN ENGINEERED TRENCH SAFETY PLAN IS REQUIRED WHEN THE TRENCH DEPTH EXCEEDS 5'. K�Nc; Contact: Will Janney 5. THE CONTRACTOR SHALL MAINTAIN ADEQUATE SITE DRAINAGE DURING ALL PHASES OF CONSTRUCTION. THE CONTRACTOR SHALL USE SILT FENCES (OR 8. BASED ON OUR UNDERSTANDING AND THE INFORMATION PROVIDED BY THE TOWN, THE WATER AND SANITARY SEWER LINES COMPLY WITH THE WATER f f 114 � Tel: 972-464-4835 OTHER METHODS APPROVED BY THE ENGINEER AND TOWN) AS REQUIRED TO PREVENT SILT AND CONSTRUCTION DEBRIS FROM FLOWING ONTO ADJACENT AND SANITARY SEWER MASTER PLANS FOR THE TOWN OF WESTLAKE. � '"� �� Copyright 2015 PROPERTIES. CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE FEDERAL, STATE, OR LOCAL EROSION CONSERVATION, AND SILTATION ORDINANCES. � e�-�O �'� CONTRACTOR SHALL REMOVE ALL TEMPORARY EROSION CONTROL DEVICES UPON COMPLETION OF PERMANENT DRAINAGE FACILITIES AND THE �ATER NOTES a SOLqNq ESTABLISHMENT OF A STAND OF GRASS OR OTHER GROWTH TO PREVENT EROSION. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING PERMITS AND � ��r APPROVALS BEFORE CONSTRUCTION BEGINS. 0<0 1. CONTRACTOR SHALL PURCHASE A COPIE(S) OF THE TOWN OF WESTLAKE ENGINEERING STANDARDS, LATEST EDITION, AND FOLLOW SAID STANDARDS DOVE ROAD o,`'�`s 6. IT IS THE CONTRACTOR'S RESPONSIBILITY TO MAINTAIN NEAT AND ACCURATE CONSTRUCTION RECORD PLANS. A COPY OF THESE RECORD PLANS ARE DURING CONSTRUCTION. o �'�9,� TO BE SUBMITTED TO THE ENGINEER UPON COMPLETION OF CONSTRUCTION. = y''F 2. ALL WATER LINES, FITTINGS, AND APPURTENANCES SHALL BE IN ACCORDANCE WITH THE TOWN OF WESTLAKE ENGINEERING STANDARDS, LATEST �ood v�i 7. CONTRACTOR SHALL USE ALL NECESSARY SAFETY PRECAUTIONS TO AVOID CONTACT WITH OVERHEAD AND UNDERGROUND POWER LINES. THE EDITION. ALL WATER SERVICE CONNECTIONS TO BE FORD COMPRESSION FITTINGS. ALL BENDS TO HAVE RETAINER FITTINGS (MEGA-LUG�. USE DOMESTIC `�`t� a CONTRACTOR SHALL REVIEW AND VERIFY ALL DIMENSIONS SHOWN ON THE PLANS AND ALL FIELD CONDITIONS THAT MAY AFFECT CONSTRUCTION. DUCTILE IRON FITTINGS ONLY. `� 8. SHOULD DISCREPANCIES OCCUR, THE CONTRACTOR SHALL NOTIFY THE ENGINEER TO OBTAIN THE ENGINEER'S CLARIFICATION BEFORE COMMENCING WITH 3. ALL FIRE HYDRANTS SHALL HAVE ONE (1) HYDRA-STORZ CONNECTION AND TWO (2) 2.5" HOSE NOZZLES, SHALL HAVE A MINIMUM MAIN BARREL VICINITY MAP � THE CONSTRUCTION. VALVE OPENING OF 5.25", AND SHALL BE PLACED ON MAINS OF NOT LESS THAN 6" IN DIAMETER. ALL FIRE HYDRANTS ARE TO BE PAINTED PER (NOT TO SCALE) DEJELOPER ARTICLE IV, SECTION 2.H.5 OF THE TOWN OF WESTLAKE ENGINEERING STANDARDS AND AGREED TO BY THE TOWN. 9. CONTRACTOR TO DISPOSE OF ALL EXCESS EXCAVATION MATERIALS AS DIRECTED BY THE OWNER. CENTURION AMERICAN 4. UTILITY CONTRACTOR SHALL PLACE APPROPRIATE LOCATION MARKS ON THE CURBS PER THE TOWN OF WESTLAKE ENGINEERING STANDARDS. 1800 Valley View Lane, Suite 300 10. THE CONTRACTOR SHALL TAKE ALL AVAILABLE PRECAUTIONS TO CONTROL DUST. CONTRACTOR SHALL CONTROL DUST BY SPRINKLING WATER, OR BY OTHER MEANS APPROVED BY THE TOWN AND ENGINEER, AT NO ADDITIONAL COST TO THE OWNER. 5. ALL WATER MAINS SHALL BE PVC AWWA-C900, DR18, CLASS 150 UNLESS NOTED OTHERWISE. Farmers Branch, TX 75234 Contact: Michael Beaty 11. ALL EXCAVATING IS UNCLASSIFIED AND SHALL INCLUDE ALL MATERIALS ENCOUNTERED. UNUSABLE EXCAVATED MATERIAL AND ALL WASTE RESULTING 6. TOP OF WATER MAIN SHALL BE A MINIMUM OF 48" BELOW THE TOP OF CURB OR 48" BELOW FINISHED GRADE. METALLIC DETECTOR TAPE WILL BE Te1: 214-287-9009 FROM SITE CLEARING AND GRUBBING SHALL BE DISPOSED OF OFF SITE BY THE CONTRACTOR AT HIS EXPENSE. USED. VALVES TO BE EXTENDED TO WITHIN 1 OF GROUND IF MORE THAN 48 . 12. THE CONTRACTOR SHALL PROVIDE ALL NECESSARY ENGINEERING AND SURVEYING FOR LINE AND GRADE CONTROL POINTS RELATED TO EARTHWORK. 7. FIRE HYDRANTS SHALL BE LOCATED 6' BEHIND THE BACK OF CURB (MIN). 13. THE CONTRACTOR SHALL SALVAGE AND PROTECT ALL EXISTING POWER POLES, SIGNS, MANHOLES, TELEPHONE RISERS, WATER VALVES, ETC. DURING g, CONTRACTOR SHALL CLEAN THE WATER MAIN BY INSERTION OF "POLY PIGS" AT DESIGNATED LOCATIONS. COST FOR "POLY PIG" CLEANING WILL BE THE MOORELAN D ALL CONSTRUCTION PHASES. RESPONSIBILITY OF THE CONTRACTOR. Enginscrin9 • Devrlo�mcnt • ��o�:truCtir.n 14. BACKFILL SHALL BE FREE FLOWING, FREE OF ROCKS AND LARGE CLODS. BACKFILL SHALL BE PLACED IN 6 TO 9 INCH LIFTS AT OR ABOVE OPTIMUM g, ALL DOMESTIC WATER SERVICES SHALL BE 2" CLASS 200 POLYETHYLENE. MOISTURE AND MECHANICALLY COMPACTED TO 95 PERCENT STANDARD PROCTOR FOR ALL UTILITIES. 15. ALL PROPOSED GRADING WHERE ANY BUILDINGS MAY POTENTIALLY BE CONSTRUCTED SHALL BE AT OR ABOVE OPTIMUM MOISTURE AND MECHANICALLY 10. CORPORATION STOPS SHALL BE FULL OPEN PRIOR TO BACKFILL. COMPACTED TO 95 PERCENT STANDARD PROCTOR. ALL OTHER GRADING SHALL BE AT OR ABOVE OPTIMUM MOISTURE AND MECHANICALLY COMPACTED 11. CURB STOPS SHALL BE TESTED FOR FULL FLOW WHEN THE SYSTEM IS PRESSURE TESTED. � Q X TO 90 PERCENT STANDARD PROCTOR. CONTRACTOR WILL HAVE TO COORDINATE WITH THE UTILITY COMPANIES FOR ANY REQUIRED UTILITY ADJUSTMENTS AND / OR RELOCATIONS. 12. METER BOXES SHALL BE FURNISHED BY THE CONTRACTOR AND LOCATED 6' BEHIND THE CURB. � � � � 16. EROSION CONTROL DEVICES AS SHOWN ON THE GRADING AND EROSION CONTROL PLANS FOR THE PROJECT SHALL BE INSTALLED PRIOR TO THE START � Q � 13. WATER MAINS TO BE LOCATED PER THE PLANS. � > � � OF LAND DISTURBING ACTIVITIES ON THE PROJECT. 14. METER BOXES SHALL BE ADJUSTED TO FINISH GRADE AFTER PAVING CONTRACTOR COMPLETES THE BACKFILL OF CURB. U 17. ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED IN ACCORDANCE WITH THE APPROVED PLANS AND SPECIFICATIONS FOR THE PROJECT. CHANGES � � ? ARE TO BE APPROVED BEFORE CONSTRUCTION BY THE DESIGN ENGINEER AND THE TOWN OF WESTLAKE. 15. EXTEND SAMPLING POINT 2' ABOVE EXISTING GRADE AND END WITH A 1" CURB STOP. SAMPLING POINTS WILL BE DETERMINED BY THE CONSTRUCTION � 1 7 18. IF THE EROSION CONTROL PLAN AS APPROVED CANNOT CONTROL EROSION AND OFF-SITE SEDIMENTATION FROM THE PROJECT, THE EROSION CONTROL �NSPECTOR. ❑VERALL LEGEND � ` w O PLAN WILL BE REQUIRED TO BE REVISED AND / OR ADDITIONAL EROSION CONTROL DEVICES WILL BE REQUIRED ON-SITE. 16. PIPE SHALL BE TESTED AT 150 PSI FOR FOUR (4) HOURS. FH 7 � � � z 19. IF OFF-SITE BORROW OR SPOILS SITES ARE USED IN CONJUNCTION WITH THIS PROJECT, THIS INFORMATION SHALL BE DISCLOSED AND SHOWN ON THE 17. CHLORINATE WATER LINES AT 500 PPM FOR FORTY-EIGHT (48) HOURS. CHLORINATION IS ACCEPTABLE DURING THE PRESSURE TEST. � PROPOSED FIRE HYDRANT L � Q Q EROSION CONTROL PLAN. OFFSITE BORROW AND SPOILS AREAS ARE CONSIDERED PART OF THE PROJECT SITE AND THEREFORE SHALL COMPLY WITH � THE TOWN OF WESTLAKE EROSION CONTROL REQUIREMENTS. THESE AREAS SHALL BE STABILIZED WITH PERMANENT GROUND COVER PRIOR TO FINAL 18. FLUSHING AND CHLORINATION SHALL BE COORDINATED WITH THE CONSTRUCTION INSPECTOR. SSMH z -� U � � APPROVAL OF THE PROJECT. � MANHOLED SANITARY � ^ � � � 20. THE CONTRACTOR SHALL ABIDE BY ALL APPLICABLE FEDERAL, STATE, AND LOCAL LAWS GOVERNING EXCAVATION. THE CONTRACTOR SHALL PROVIDE 19. ALL TAPS ON EXISTING MAINS SHALL BE WET TAPS. NO SIZE-ON-SIZE TAPS ALLOWED. V �J O � N DETAILED PLANS AND SPECIFICATIONS FOR TRENCH SAFETY SYSTEMS THAT COMPLY WITH APPLICABLE LAWS GOVERNING EXCAVATION. THESE PLANS PROPOSED STORM INLET � J 20. EXISTING VALVES SHALL BE OPERATED BY CITY PERSONNEL ONLY. ONCE THE NEW WATER LINE IS ACTIVATED AND PASSES BACTERIOLOGICAL TESTING, W � � Y SHALL BE SEALED BY AN ENGINEER EXPERIENCED IN THE DESIGN OF TRENCH SAFETY SYSTEMS AND LICENSED BY THE STATE OF TEXAS. SUBMIT PLAN THE VALVES MAY BE OPERATED BY CITY PERSONNEL ONLY. w Z TO THE OWNER PRIOR TO COMMENCING WORK. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR ALL ASPECTS OF WORK RELATED TO Q-O PROPOSED STREET LIGHT � � m � _ Q EXCAVATION. - w SANITARi� SEn ER NOTESn EXISTING TRANSFORMER z � � � m � 21. THE CONTRACTOR SHALL COORDINATE OPERATION OF ALL EXISTING VALVES WITH THE TOWN OF WESTLAKE. THE CONTRACTOR SHALL BE SOLELY 1. CONTRACTOR SHALL PURCHASE A COPY OF THE TOWN OF WESTLAKE ENGINEERING STANDARDS, LATEST EDITION, AND FOLLOW SAID STANDARDS DURING `- EXISTING STREET LIGHT Q W w RESPONSIBLE FOR SITE TRENCH SAFETY DURING ALL PHASES OF CONSTRUCTION. � � � CONSTRUCTION. � 22. THE CONTRACTOR SHALL VERIFY AND COORDINATE ALL DIMENSIONS SHOWN INCLUDING THE HORIZONTAL AND VERTICAL LOCATION OF GRATE INLETS EXISTING GAS METER � � � AND ALL UTILITIES CROSSING THE STORM SEWER. 2. ALL SANITARY SEWER LINES, FITTINGS, AND APPURTENANCES SHALL BE IN ACCORDANCE WITH THE TOWN OF WESTLAKE ENGINEERING STANDARDS, � �^ O O LATEST EDITION. 23. THE SITE UTILITY CONTRACTOR SHALL PROVIDE ALL MATERIALS AND APPURTENANCES NECESSARY FOR COMPLETE INSTALLATION OF THE STORM SEWER. EXISTING ELECTRIC MANHOLE Z vJ � Z THE TOWN OF WESTLAKE SHALL INSPECT ALL PUBLIC IMPROVEMENTS. 3. THE SANITARY SEWER SERVICE LINE SHALL BE EXTENDED A MINIMUM OF 6 FEET PAST THE PROPERTY LINE. U � � O EXISTING SIGN 24. THE CONTRACTOR'S BID PRICE SHALL INCLUDE ALL INSPECTION FEES. AS AN ALTERNATE, THE OWNER RESERVES THE RIGHT TO PAY THE INSPECTION 4. SERVICE LINES SHALL BE 4" PVC AND SHALL BE PLUGGED AND PRESSURE TESTED WITH THE MAIN LINE. � � o FEES DIRECTLY TO THE TOWN. CONSTRUCTION STAKING TO BE PROVIDED BY THE CONTRACTOR, UNLESS OTHERWISE AGREED TO BY THE OWNER. 5. SERVICE LINES ARE TO BE LOCATED AT THE DOWNHILL SIDE OF THE LOT. � EXISTING FIRE HYDRANT � 25. THESE PLANS DO NOT EXTEND TO OR INCLUDE DESIGN OR SYSTEMS PERTAINING TO THE SAFETY OF THE CONSTRUCTION CONTRACTOR IS ITS THESE PLANS ARE ISSUED FOR �o EMPLOYEES, AGENTS, OR REPRESENTATIVES IN THE PERFORMANCE OF THE WORK. THE SEAL OF HEREON DOES NOT EXTEND TO ANY SUCH SAFETY 6. THE TOP OF SEWER PIPE SHALL BE A MINIMUM OF 48" BELOW FINISHED GRADE. THE PURPOSE OF PRELIMINARY �;; SYSTEM THAT MAY NOW OR HEREAFTER BE INCORPORATED IN THESE PLANS. REVIEW AND ARE NOT INTENDED � 7. THE CONTRACTOR IS REQUIRED TO PULL A MANDREL THROUGH SEWER PIPE. FOR CONSTRUCTION. 0 26. SEEDING SHALL BE BROADCAST SEEDING IN ACCORDANCE WITH NCTCOG SPECIFICATIONS ITEM 3.10 "SEEDING". WHEN ISSUED IN 8. A TV INSPECTION OF THE SANITARY SEWER LINES IS REQUIRED. FINAL FORM THEY WILL BE 0 27. FERTILIZER SHALL BE IN ACCORDANCE WITH NCTCOG SPECIFICATIONS ITEM 3.11 "FERTILIZER". 9. THE SEWER PIPE WILL BE PRESSURE TESTED IN ACCORDANCE WITH TNRCC LOW PRESSURE AIR TEST (SECTION 317.2 (a)(4)(B)). REFER TO MANHOLE SEALED, SIGNED AND DATED. Z 28. WATER, SEWER, & DUCT BANK WILL HAVE DETECTOR TAPE INSTALLED BETWEEN EMBEDMENT AND NATIVE BACKFILL. DETAIL FOR ADDITIONAL TESTING REQUIREMENTS. �, RESPONSIBLE ENGINEER: ; 29. THE CONTRACTOR SHALL VERIFY THE LOCATION, SIZE, AND MATERIAL OF ALL UTILITIES AFFECTED BY CONSTRUCTION PRIOR TO BEGINNING 10. ENGINEERED CASING IS REQUIRED WHEN CROSSING STREETS LARGER THAN COLLECTORS. BROWN & GAY ENGINEERS, INC. c�ii TEXAS REGISTERED ENGINEERING � CONSTRUCTION. CONTRACTOR SHALL CONTACT AND COORDINATE WITH ALL AFFECTED UTILITIES 48 HOURS PRIOR TO CONSTRUCTION. DIG TESS 11. NO SERVICES ALLOWED ON CLEANOUT STACK. FIRM F-1046 w 1-800-344-8377 WILLIAM R. JANNEY, P.E. 0 12. ELIMINATE DISCHARGE INTO THE EXISTING SEWER SYSTEM BY PLUGGING LINE AT CONNECTION. THE CONTRACTOR WILL BE BILLED FOR THE DISCHARGE TEXAS REGISTRATION N0. 108663 J 30. CONTRACTOR SHALL LOCATE AND ADJUST EXISTING UTILITY MANHOLE LIDS, CLEANOUTS, WATER VALVES AND OTHER SURFACE APPURTENANCES AS DURING CONSTRUCTION. NOVEMBER 23, 2015 Q REQUIRED FOR NEW CONSTRUCTION. CONTRACTOR SHALL COORDINATE UTILITY ADJUSTMENTS WITH OTHER DISCIPLINES AND THE APPROPRIATE UTILITY w AGENCIES AND PROVIDE FOR ALL FEES FOR PERMITS, CONNECTIONS, INSPECTIONS, ETC. THESE ADJUSTMENTS SHALL BE CONSIDERED INCIDENTAL TO 13. UTILITY CONTRACTOR SHALL PLACE APPROPRIATE LOCATION MARKS ON THE CURBS PER THE TOWN OF WESTLAKE ENGINEERING STANDARDS, LATEST � �CAUTION !! � THE CONSTRUCTION CONTRACT. EDITION. � Contractor to Verify exact location �, 31. THE CONTRACTOR SHALL PROTECT EXISTING PROPERTY MONUMENTATION AND PRIMARY CONTROL. ANY SUCH POINTS WHICH THE CONTRACTOR 14. PIPE MATERIAL FOR WASTE WATER LINES SHALL CONFORM TO THE NOTES SHOWN ON THIS DRAWING AND TO THE REQUIREMENTS OF THE PROJECT & Depth of Exist Facilities Prior to � BELIEVES WILL BE DESTROYED SHALL HAVE OFFSET POINTS ESTABLISHED BY THE CONTRACTOR PRIOR TO CONSTRUCTION. ANY MONUMENTATION SPECIFICATIONS. SANITARY SEWER LINE SHALL BE SDR-35 PVC IF DEPTH OF LINE IS 10' OR LESS AND SDR-26 IF DEPTH OF LINE IS GREATER THAN any Construction Activities j DESTROYED BY THE CONTRACTOR SHALL BE REESTABLISHED AT HIS EXPENSE. 10'. EMBED SEWER PIPE IN ACCORDANCE WITH LOCAL MUNICIPALITY DESIGN STANDARDS. CAUTION iii 0 32. BARRICADING AND TRAFFIC CONTROL DURING CONSTRUCTION SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR AND SHALL CONFORM TO THE CONTACT: 1-800-DIG-TESS a LATEST EDITION OF THE 'TEXAS MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES", PART VI IN PARTICULAR. TRAFFIC FLOW AND ACCESS SHALL BE 15. WATER AND WASTEWATER LINES SHALL BE LOCATED A MINIMUM OF 9'APART (CLEAR DISTANCE). WHEN SEPARATION CANNOT BE MAINTAINED, SANITARY 48 HOURS PRIOR TO CONSTRUCTION � MAINTAINED DURING ALL PHASES OF THE CONSTRUCTION. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING TRAFFIC SAFETY MEASURES FOR WORK SEWER SHALL EITHER BE ENCASED IN CONCRETE OR UPGRADED TO PRESSURE PIPE (MIN. SDR 26). 0 � ON PROJECT. � STORM DRAIN NOTESCI REVISIONS 0 33. ONSITE PLANAMETRIC AND TOPOGRAPHIC MAPPING TAKEN FROM DATA PROVIDED BY G&A CONSULTANTS CONFIRMED BY BROWN AND GAY ENGINEERS IN REV N0. DATE DESCRIPTION � JULY 2014.. 1. ALL CULVERT HEADWALLS AND INLETS TO HAVE STONE CLADDING. 0 0 34. ANY DAMAGES THAT MAY OCCUR TO REAL PROPERTY OR EXISTING IMPROVEMENTS SHALL BE RESTORED BY THE CONTRACTOR TO AT LEAST THE SAME 2. NO PRECAST CURB INLETS. a CONDITION THAT THE REAL PROPERTY OR EXISTING IMPROVEMENTS WERE IN PRIOR TO THE DAMAGES. THIS RESTORATION SHALL BE SUBJECT TO THE U OWNER'S APPROVAL; MOREOVER, THIS RESTORATION SHALL NOT BE A BASIS FOR ADDITIONAL COMPENSATION TO THE CONTRACTOR. RESTORATION 3. ALL MATERIALS AND WORKMANSHIP FOR STORM DRAIN CONSTRUCTION SHALL CONFORM TO THE NCTCOG STANDARD SPECIFICATIONS FOR PUBLIC WORKS i SHALL INCLUDE, BUT NOT BE LIMITED T0, REGRASSING, REVEGETATION, REPLACING FENCES, REPLACING TREES, ETC. CONSTRUCTION, LATEST EDITION, AND THE LOCAL MUNICIPALITY REQUIREMENTS. � > i 35. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR T0: 4. CONTRACTOR SHALL MAINTAIN DRAINAGE AT ALL TIMES DURING CONSTRUCTION. PONDING OF WATER WILL NOT BE ALLOWED. � � a A. PREVENT ANY DAMAGE TO PRIVATE PROPERTY AND PROPERTY OWNER'S POLES, FENCES, SHRUBS, ETC. 5. STORM PIPE SHALL BE CLASS III REINFORCED CONCRETE PIPE (RCP) 18"AND ABOVE IN DIAMETER AND SDR-35 POLYVINYL CHLORIDE (PVC) PIPE OR � B. PROVIDE ACCESS TO ALL DRIVES DURING CONSTRUCTION. HIGH DENSITY POLYETHYLENE (HDPE) BELOW 18"IN DIAMETER. DRAWN BY: � C. PROTECT ALL UNDERGROUND UTILITIES TO REMAIN IN SERVICE. � D. NOTIFY ALL UTILITY COMPANIES AND VERIFY LOCATION OF ALL UTILITIES PRIOR TO START OF CONSTRUCTION. GRADING NOTES� � 1. THE CONTRACTOR SHALL ADMINISTER SPRINKLERS FOR DUST CONTROL, EARTHWORK OR BASE CONSTRUCTION AS REQUIRED OR AS DIRECTED BY THE CHECKED BY: Y 36. CONTRACTOR SHALL MAINTAIN UTILITY SERVICES AT ALL TIMES DURING CONSTRUCTION. ENGINEER IN ACCORDANCE WITH THE LOCAL MUNICIPALITY STANDARDS. 0 � 37. THE CONTRACTOR IS RESPONSIBLE FOR KEEPING SIDEWALKS ADJACENT TO THE PROJECT FREE OF MUD AND DEBRIS FROM THE CONSTRUCTION. DATE: � 2. FILL MATERIAL SHALL BE COMPACTED TO A MINIMUM 95 PERCENT OF MAXIMUM DRY DENSITY AS DETERMINED BY THE STANDARD PROCTOR TEST, ASTM � 38. THE CONTRACTOR SHALL REMOVE ALL SURPLUS MATERIAL FROM THE PROJECT AREA UNLESS INSTRUCTED DIFFERENTLY BY OWNER OR ENGINEER. THIS D 698. IN CONJUNCTION WITH THE COMPACTING OPERATION, FILL MATERIAL SHALL BE BROUGHT TO A MOISTURE CONTENT RANGING FROM +2 PERCENT � WORK SHALL BE SUBSIDIARY TO THE CONTRACT AND IS NOT A SEPARATE PAY ITEM. POINTS ABOVE OPTIMUM TO +6 PERCENTAGE POINTS ABOVE OPTIMUM +2 TO +6. PROJECT NUMBER: �° PA111NG NOTESI 1 � 39 MUNICIPA IRYCTOR SHALL BE RESPONSIBLE FOR ALL COORDINATION, INSPECTION, AND TESTING AS REQUIRED BY THE OWNER AND/OR THE LOCAL 1. CONTRACTOR'S WORK SHALL INCLUDE PAVEMENT REMOVAL AND DISPOSAL REQUIRED FOR NEW WALK, DRIVE, CURB, GUTTER AND OTHER PAVING Sh eet N O. U 0° ?o FEATURES. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COORDINATION, INSPECTION AND TESTING REQUIRED BY THE OWNER AND/OR THE LOCAL �� 40. ALL WORK IN THE CITY RIGHT-OF-WAY, PROPERTY AND EASEMENTS SHALL BE CONSIDERED PUBLIC. ALL OTHER WORK SHALL BE CONSIDERED PRIVATE. MUNICIPALITY. G E N E R A L N 0 TE S wi Z 2. PAVING SECTIONS SHALL BE SAWCUT IN 15' X 15' SQUARES. k w`� 3. PAVEMENT REMOVAL AND REPAIR SHALL CONFORM TO THE LOCAL MUNICIPALITY REQUIREMENTS. CONTRACTOR SHALL MAKE AN EFFORT TO PROJECT �o CONCRETE AND/OR ASPHALT EDGES. QQ �N 4. CONCRETE PAVING JOINTS SHALL BE CONSTRUCTED AS RECOMMENDED IN THE GEOTECHNICAL REPORT NOTED BELOW. �� z ° 5. S I T E P A V I N G A N D P A V E M E N T S U B G R A D E S H A L L B E P R E P A R E D I N A C C O R D A N C E W I T H T H E G E O T E C H N I C A L R E P O R T N 0. M S 1 5 3 4 9 0 R 2 P R E P A R E D B Y E W I � AND DATED SEPTEMBER, 2015 mo DAV I S B LV D TROPHY CLUB o o � , i � �° o �.�' � �_ �-:.� � ��'� 0�- �,�,� � ,. U B - - ` _ ��EL � - 0 JAMES ��=-_--- (VARIABLE WIDTH R. O. W. ) B __ � � __--- . =� ��. Medlin MEA00� � ��n � — - __. - - 5�,,� Cemetery Golf � Y J —_=� �-! Course - __--=—_ \ gER� SE� G�,`�0 � o -� — - `'J� TR�PHY 2 FAIF�,q SEMINOLE �-� � v �� o�09 �P Viilq 1' �z z o v� �- -- \ 114 �� Gp� �O��crFRESNMEADO`t'� Wa Z � � --- --- --------- --- -' S�G U' �u� �N�ERNESS a x I � w „ , ----- -- - ------ „ � � � \ \ � � ----------- �% . Y — ---- ---- ��_�� z � a Brown & Gay Engineers, Inc. _ --- --- ---- - / _ , ------------- _ _ - � , � ---- ----- -- — y �. � � = 2595 Dallas Parkwa Suite 204 �,. ----- , �--- t � , `_`_- �__----�" � c� INVERNE � y� � � � _ __-- � � - - — — �N o �� Frisco, TX 75034 ,� - -- .__ � , _,___ � — �� ' Tel: 972-464-4800 • www.browngay.com '��_, � --E� — _.—� _ — — --�_ - __- __ _._ ___ --- � � s � �,� _ � �-- --- -_ " TB - 46 � � ____ _ _- - . -- ----- ��' '� PE Registration No F 10 �`�� STRIPING FOR PARKING _-- � �� K�"�� '` �--- , , � � � ��, � � Contact: Will Janney � --�� J�� ° � TO BE COLORED `�-" Tel: 972-464-4835 , __.�_ o 4` D� ~~ � , � � � � � o , LS �� ,D , o PAVERS (TYP) � o �� 114 , PY 9 . ._________ ._. . _ _ . . p ° ' v p ° p ° L S v v v � Co ri ht 2015 o p � � p � � � � � �� t p o o p � a SOLANA / , p p o � � �o � o v � � c D � ° o p ° p ° v D c 1 �Gr ��i ___._._- } � � � � � o> v o � � p � v p � ° � � o o c n p � p ° ��O !% LS , 9 � � v v o o � o p ' �� o � � � o � o p v °p o � p v o � g DOVE ROAD J �i�s� � �� ° � �TYP) o o � cc �C po - o � o � O �i9'f' . � o� 12 ,� o � pp o� o p o � o 0 o p o 0 0 = �,,F 1 v n � c p �i p � � n� v � o pp o ° v p o � p o D o p ° OOa N o � - ' o o � R108' ° � � o o .� `1��1 I o o D � v ° o o v p v ° v � v R 6 8 p o p o � � � o� p p p ��' Q ° o v � � � o ° � u � � � o ° � D � ' �� I� � i� ; o � � ° � � n v � p � � p � o � o o _ Dv vn � � p p � � � � v n o o � � po � � � ° o� � �� o � D � � � v � � �� 8 � VICINITY MAP � o p ,' I ``,, ��, °p �° o � p p� ° o ° � ` � 0 24' FIRE o 0 0 �o o ° � o 0 0 ° � � ,� ��o � � o J ° � ' � o, � ,� .,y,� (NOT TO SCALE) DE�ELOPER �� o � ' p v p ° � LANE o n D o o � po 0 0 � � p � � o � ° V i �, , � � o 0 0 �° , , � � � o o ° � g� �o , � � o�� , �� ° � � o , � n I� '� CENTURION AMERICAN l' k, o o� p p D � � o � o�D r v W n � o � �v � L 0 �J I V V �� /�J � V LJ ,t � o o � o � v �p } op op � , , p o o WHEEL STOP (TYP) ', � o o � � , � p , , o �� 1800 Valley View Lane, Suite 300 d-- j o , R30 � � , o ° � o � � , � �° p � o � , � �� o o P A R K I �I C S P A C E c '� Farmers Branch, TX 75234 � � � � p � p p � p o c D v p o '4 I� 'i,, , � , � � ° , ° � , � o� ' 0° o � � � ° o ° � ' o °o ' o , o� ' � Contact: Michael Beaty J N ` ° ` o � °� � o o � ° � ° � � � a °� � Tel: 214-287-9009 �0 f� f' � o ° o o p ' � ° g o ° o o � � `�� , R3�' �o0 o R 15' '� o Q � ° � p � ° � W �� o � , o�: °� , � ° o , � � 4' SIDEWALK o' '� o° ° � �, `� O N � v p �v � o ° V \ p V � L S e v ° v �� ( '� � � � �� MOORELAN D � . � � o v �o ° o V � \ \ ` \ o 0 0 � �o � � f� I � D c °o c V c � o � e, p � c ' \' ' v � ° o o ° v V � c ° � D �`4 � I I v � � o p D ° o �� n ° � � D v � ° p � c v p � o n o � �� O \ v ` Eng�n�or�n;y . ��vrl:,�.rt�:�nt • �,a�:tr.�c:�:n Z � � , � z � � [• w HC RAMP �o � � o v � � � � o � �� o pD p� \ D � g �9 �00 S� �l � I , e � � 4 SIDEWALK o o , , � � ! 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I o /,�� ' I � � � o 0 0 � D o � ° � �� p� � 6 V m ° n � . o e �N � � R 41.3" - _-�`"!� � , p , o o � � R 10' _�" , � � ` � ° � o ` � o ° ' ° � o ' � -=' THESE PLANS ARE ISSUED FOR � � ' \ ° � � � � ° B � � � � THE PURPOSE OF PRELIMINARY o 'i , ° o ' ° p v o F- o ° � c D .- f..--„"- = ii ' � ° � `R10' � ° ` � � ° � � � f� � ;�,__�.�- � „ o o - __,�-��-� REVIEW AND ARE NOT INTENDED a ,o o� o — — — — — — � � �� FOR CONSTRUCTION. � REMOVE 166 LF EXISTING CURB WHEN ISSUED IN � � � � � o � � \ �\ � � � \\ �\� INSTALL LONGITUDINAL BUTT JOINT FINAL FORM THEY WILL BE <V � � � � RETAINING 0 � " f I ' � � ' � WALL SEALED, SIGNED AND DATED. O 1 p � � p o � o � O �� , � � o p � p p � `V �� o � � o o ° �� ° �� o RESPONSIBLE ENGINEER: o � � � , ° Z o ' o g g , � ' � p BROWN & GAY ENGINEERS, INC. �� ' TEXAS REGISTERED ENGINEERING � � FIRM F-1046 °' � �� p ° � � �� / �� , ,� op I � � ! p i� -° + � �L' � , // WILLIAM R. JANNEY, P.E. U � j' � � n � � ' D°� J� , � O O �� ° ,, /'` NOTES: TEXAS REGISTRATION N0. 108663 Z o � ` � � � � FFE=666.G REMOVE 18 LF EXISTING CURB 1. ALL WESTLAKE ENTRADA INFRASTRUCTURE ASSUMED AS NOVEMBER 23, 20�5 J ` � e ° � � � � � ° INSTALL LONGITUDINAL BUTT JOINT a ° EXISTING FOR THIS PLAN SET Q � � � � ° ' c� o � � -f v 2. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS !!CAUTION !! a � o 0 0 � <� � pv � , � OTHERWISE NOTED Contractor to Verify exact location � I � , o , & Depth of Exist Facilities Prior to � r � , s o , R40 any Construction Activities `i i �_ po 0 0 ° �� TBM1 — "❑° Cut in median nose located N 700 feet southeast of intersection of Davis N / p ' � - °o o ' o „ � � Blvd. and Dove Road. Elev. 668.96 CAU TI ON !!! � , �. , � CONTACT: 1-800—DIG—TESS �� ° �� '�� 48 HOURS PRIOR TO CONSTRUCTION �� o ' p o � ' � ,;'� TBM2 — "❑° Cut in median nose at intersection of Davis Blvd. and Bull Way. � �,�� E� o p� o o ° o � Elev. 679.58 REVISIONS � 0 ° �� R30� � o � � �� !� TBM3 — "❑° Cut in median nose at intersection of Davis Blvd. and Bear Way. REV N0. DATE DESCRIPTION � � � �� Elev. 683.26 � J � REMOVE 87 LF EXISTING CURB � ' i FFE-666.7 'rJ o � INSTALL LONGITUDINAL BUTT JOINT TBM4 — "❑° Cut in median nose located N600 feet east of intersection of Davis Blvd. i =r and Dove Road. Elev. 648.47 � ' O �� P• rf.%"' X � �//� U .' � �//' y I � � C o O a / I j �i='''" � p JI v> , ° � --%'`r DRAWN BY: o ° o � p %'r �,f � � � � � � ' ' PAVEMENT LEGEND 00 �j ; � � ° , � -`"`'� (SEE GEOTECHNICAL REPORT) cHECKE� BY: y r r 0 � n � ,. `� ' ° � -��s CONCRETE PAVERS ABOVE 3/4" OF SAND DATE: 3 ' � � � " ° AND 5.5" 3,600 PSI CONCRETE W/ #3 � � ° � � �� BARS ON 18" O.C.E.W. ON 6" OF � � �; i o° :�,%�'` PROJECT NUMBER: � / ' � REMOVE 45 LF EXISTING CURB LIME/CEMENT TREATED STABILIZED � i c D �. m � , �' INSTALL LONGITUDINAL BUTT JOINT PAVERS�TYPEEA DR LOCATIONS FOR Sh eet N O. Z o ;- � ,�f `�� j� o PROPOSED SIDEWALK 4" 3,500 PSI P A VI N G P LA N �� w � %�� ° ` CONC. PAVEMENT W/ #3 BARS C�? 24" z w O.C.E.W ON 6" STABILIZED SUBGRADE �N �j' / ,�t zi w �� / QQ J �/ "/ / z� - C10 o a ' � r� �� ma TROPHY CLUB o o � ' � J O � J ��RF' � __I CRE�'��'�� BOB JAMES �� Medlin MEqO� �� 5�,� Cemetery Golf y � �F,Fz� 5��( ��JO Course � a o � _ ^ ^__ SV� TROPHY 2 FAII�, SEMINOLE 9-� � .r ,`. ---` C�� Q� Vl(�qGY Jx x �o � -- - ��4 �� G�� T��p�Y r FRESH MEADO`N m¢ m I�' Q / \� W � (n ) �G U' �� NVERNESS a x I Y i e _ --� � � O�m � Q � � �o z , J Brown & Gay Engineers, Inc. _ - -- s __ , D w"I� ��"D _,__ �- - -- � _ WESTLAKE � \ � INVERNE ' � 2595 Dallas Parkway, Suite 204 /`1 V r _, � � � _-----_ _ �� \ � ��, o Frisco, TX 75034 __� � (VARIABLE WIDTH R.O.W.) __ ----_``� � � ��-�_ � �---- �--- n�. � ' Tel: 972-464-4800 • www.browngay.com ;� I� � � �` `' ��` !t TBPE Registration No. F-1046 ---�--=_ -��-- _ �� -=- _ _ \° "'"� Contact: Will Janney " ' _-_----- _- __ - - � -- � - - � ; � _ , ,� . _ _ - �� Tel. 972-464-4 i�'�'�,II _ � �� C t 201 \ - g ------ PY %' --------�'-' -�--------- ---------- o �f 114 ' 835 _ _ \ , -- -- - - -- _ ,- -- -- _ _ - � � �- � i f' o ri h 5 - � - - � - - - -- , � � � � - -- -- - -_ ___ _- __=_ ____-___--�- ---- '', _ �� ; ��. - - - -,-- --__--�-- _-_- ---- � , � _ _ � _ _ � �� ----��` Q SOLANq ,l _ / _ ----� � � _ __�� ' ', --- "- o � �> - - � � I � " --------- --- ----- --- -------�------------ ,- _ _ '- ��o�°r � �, _�v--=� _ ` •, - _____ - ----�" --__ ---- ----�---- q� �,;` �, DOVE ROAD C'i�s� I � --- --'` ` _ -- =- _ _ � __ _�--- - - - --- - , _- �, � �__'--� ` ---- - - � � - __ o ��s�c^ � : - r� ' � ------ �� 0.191.6 � � , oa � _ , - 4------------ � �� ------ ;�' � _ _ - - . ------------- - --- - � - -- --- -- --- -- - o � � �------ 4 I�', .\��+ � - - ` � - - - _ _ � �1,'�, � / �� I � N -i- / �!. LS � - - � - -- f�x� �- ' _ ��. . _ . _ _ _ . , -- - - ' �' - � - _ VICINITY MAP - -k I _ � � � � � _ -- _ i I �' LS _ -- _ _ _ __ _ _ -- - - - - - - -,'= - - _ _ � � � NOT TO SCALE ` ; , ( ) DE�ELOPER . , I�� I � , - �'� � -- _ � �� CENTURION AMERICAN , � � ' - �i/ I I 6�� ^ � � �` ,� 1800 Valley View Lane, Suite 300 � i � � �.�^� � � 0.75 7.3 � A � AZ � � �� , Farmers Branch, TX 75234 �� ,i I I � ,' ��, � �� 0.22 1.8 � 4` �� i Contact: Michael Beaty ' � �� '.i o � � � I o � � Tel: 214-287-9009 � � ��, O - ' � - - _ -i _ i �°� O ' I � ,. � 0 0 673 � � I � o o O � /� � � � � ' g � �a i � 6�3 . � LS � P� �� " � e � � � � � �� . - � �� MOORELAND� i � e e , , , po � i � �.'��p,� \ _ � I y , , ` e , > > � P - - -- � � I ! , G �� " � �� > , , e o � � r , ° � v , � I nqintcrinq . eva oTn•,�nt • •:_o•�•.cr.�c;�cn I j ° ` , _ - r _ _ � � � � �� > , � G � r - � � � `a � �0 � ; � �- � i Ls I� � ; k / �`a_ � O�" ,c� ! 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N , � ' � t � � \ � � � _ �► ,, � Q � �� 6, �j 6, �� _� � 66� � /� � � � � � � � � � � + ,� �' � � �� g � � � � � , _ -__ -�/ � m Z Q ,,, I � � i � _ � 1 � I 6 � ��o , -- s � � J / 6 , �n - , � ' � rn V/ � I I I � '- _� �/ ' ��. � �/! ^ � � � 1 ,�' , ' �� __ ____ „_ . AR'�P►�- � z M W � i �� _ _ ,� , � � w _ �,, � ' � ,,_ � ._ ,` � �,_�� , , ° 0 � � � � � � _ �� ,. �� f �� a � � � � I ��` � � � � �;'� �� '� ,� � �� '� ! � � ! Z � � Z � � � � 6r° � � � �� i � �� , _ / � U Q - � �� ' ' � � � ,� � � ! c� o / � , � _ � , � � , � � i GRPpE � I I I I �, � � � � �=� / � � � � � � � � /� / ;� � p,�; �� _ _ i � � i , � V ' � �'�� THESE PLANS ARE ISSUED FOR z �I � � � F��`� o�� i� � I � ; I \ � � THE PURPOSE OF PRELIMINARY � � � ��P �� j � � � \ REVIEW AND ARE NOT INTENDED a � � ' I �� FOR CONSTRUCTION. ' � / 6�0�' � / � � � _ � � � WHEN ISSUED IN `i � ,� I� � � � I !�� `� � FINAL FORM THEY WILL BE � �j� ' � � _ � I = � � � � A � SEALED, SIGNED AND DATED. o � � � - - - - _ _ _ _ � � - - � � _ � � � ` N > � � � � « _ - - - �� , � � � � � RESPONSIBLE ENGINEER: z° % - -- --� ' - - - � � � � BROWN & GAY ENGINEERS, INC. �, ' � ' i - - _ _ �` \ \ � I TEXAS REGISTERED ENGINEERING -30 1 ' � ��=' i � � � V � � \ V � � � � „ FIRM F-1046 � 1 �, � � � � � � � � � � � � � I TBM1 - ❑ Cut in median nose located � 700 feet southeast of intersection of Davis WILLIAM R. JANNEY, P.E. i � � \ � \ � � Blvd. and Dove Road. Elev. 668.96 TEXAS REGISTRATION N0. 108663 �� `O � �� i i � � � V `, ', � � NOVEMBER 23, 2015 a ; � �� , � � � � � i :� � �� ' �, �,� � �i `� , F` �� \ � � � � � � TBM2 - "❑'� Cut in median nose at intersection of Davis Blvd. and Bull Way. � � ' � � ' � � � I , I !�CAUTION !! � � :� � � � Elev. 679.58 � � � � � � \ � \ V � Contractor to Verify exact location °' �` ' ' � / � \ � ` \ � � TBM3 - "❑° Cut in median nose at intersection of Davis Blvd. and Bear Wa . & Depth of Exist Facilities Prior to � � �� '� � � � � � � � / y any Construction Activities i �/ f � A � A \ � / Elev. 683.26 i f l ` � � �, \ �'` \ ` i CAUTION � � � - N rf � � ' r, k � �, � � - 66� - � - - - � � , TBM4 - "❑'� Cut in median nose located �600 feet east of intersection of Davis Blvd. CONTACT: 1 800 DIG TESS � , �� l � , ' � � , � � � � �� V � � ) � � � � _ 660 - - __ __ __ _ . 48 HOURS PRIOR TO CONSTRUCTION J � \ 1 � _ ` � ' � � ''''` � � � � i _ - _ - - - _ - J ' � _ - - -- - _ - and Dove Road. Elev. 648.47 , F59 o � � � � � I / / / � � � l - - F ` - - - - - - - - - - � ' U / / / / , / -- _ _ _ �S 7 - - _ _ _ - - - - - - - - - _ ,- � ,/� / lf� i � / � � / , / , _ - - _ - �- / � ( � � � � � / ' � / ' - - - - - - - - - - - - - 55F - - - - _ _ ' REVISIONS _ , , � � � � ; � l ' l l � - - _ - - - - - - � � � � � � � � / ; � - - - - - - - - - - 655 - - - - � - -- - � REV N0. DATE DESCRIPTION ' , �� - - o i ' � _- - - - - - , � r � v� � �u' ' I � � � �'J / � � � � � / - - - - - - - - - - - - - - _ - ' _ � o �� %� !+ � - �I o / � c � � � /pfa � � (f � /' � M� ,` , �� ^,, , LEGEN D � ,: > /� �` � '' U � � � % t,� �� DRAINAGE AREA BOUNDARY o i' �/ �/ , I , � � �� ,� ' � ,, EXISTING CONTOUR LINE in � I %� � � DRAWN BY: ol �� j � '' � s5o PROPOSED CONTOUR LINE w �'�`�._ � /% � � ;� � CHECKED BY: o� �'�. , � / / ! � ,°�� Table 1: Drainage Areas - - - - PROPOSED SANITARY SEWER " f�� 'f' ' Area Area Area Coeff Time of 5 YR 5 YR 100 YR 100 YR � t,.�` ' DATE: i � � � � � Designation (sq ft) (Acres) C Asphalt/Conc. Commercial Single Farnily Grass Concentration Intensity FL,OW INTENSITY FLOW ° _ _� �� ' _ ;�f o.9s a� o.6s o.3s T� (�inr� �cFs> (INixR� �cFs) �DRAINAGE AREA NUMBER � z � '�' PROJECT NUMBER: o �� f, / � � 1 2 3 4 5 6 7 8 9 10 11 l2 13 3.51 32.5 �100-YR RUNOFF IN C.F.S. o � � � ' A 1 8,130 0.187 0.75 0.037 0.150 10 6.82 1.0 11.55 1.6 �m ��, r� �� / a2 9,42s o.2�6 a�o o.z16 io 6.s2 l.o ilss l.s Sheet No. �� J� ; /�� A3 4,706 0.108 0.88 0.077 0.031 10 6.82 0.7 11.55 1.1 DRAINAGE AREA IN ACRES PROPOSED w� ,lj � / %"' A4 32,677 0.750 0.85 0.443 0.307 l0 6.82 4.3 1].55 7.3 w ' ` � � AS 22,139 0.508 0.83 0255 0.254 10 6.82 2.9 11.55 4.8 � DRAINAGE FLOW DIRECTION DRAINAGE AREA zW e �N �/ A6 71 992 1.653 0.78 0.517 1.136 10 6.82 8.8 11.55 14.9 M A P w , _ _ - - __ _ � - i ' � STORM DRAIN INLET �� Z �� N z� 11 � o �� m� DAV I S B LV D TROPHY CLUB o o � � i � �° o �.�' r __ - - - -: - _-- V A R I A B L E W I D T H R. 0. 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N J I > �; / 66� � --- -'��BW665.50 ;�� ;% � � � � EXISTING FOR THIS PLAN SET. Z � ` I I I I LQT 4, TW672.60 �� % � RESPONSIBLE ENGINEER: � �� L�� BW666.60� co� � � `� `� I I / /� �� IVE W RK \\ � � � / ALL SPOTS TOP OF PAVEMENT UNLESS OTHERWISE NOTED. TEX�ASNREGSTEREDGENGINEERN G > i � � � Q \\ � � FIRM F-1046 `i / '� '' 6 �`\�� / TBM1 - "❑'� Cut in median nose located N 700 feet southeast of intersection of Davis WILLIAM R. JANNEY, P.E. J f ,' ' � 3,� �� S� = " �� ' � � � Blvd. and Dove Road. Elev. 668.96 TEXAS REGISTRATION N0. 108663 � � `� � t / c /- FFE=666,_� _ _ _ � NOVEMBER 23, 2015 ' .� / �.�w ___ - / „ �� o I _ � TBM2 - ❑ Cut in median nose at intersection of Davis Blvd. and Bull Way. i i CAUTION !! a f'� °� P�E�� _ � / Elev. 679.58 � .. ! � ;� � � ��, G� o � _ � � _� � Contractor to Verify exact location °' '` s � / TBM3 - "❑'� Cut in median nose at intersection of Davis Blvd. and Bear Wa . & Depth of Exist Facilities Prior to � � � � r � �' / 66 ' `�� e�' �\ � / � � � y any Construction Activities / ��p. y � Elev. 683.26 � ' � � � � � � � � / CAUTION i i i ! �� E � ' - o - _�L � ` G�P�� fJ -�'' �o� \ TBM4 - "❑'� Cut in median nose located N600 feet east of intersection of Davis Blvd. CONTACT: 1-800-DIG-TESS � / ,�r LOT 5� / � "� O • / \ 48 HOURS PRIOR TO CONSTRUCTION � , / ,' � and Dove Road. Elev. 648.47 � � BLOC� N �6�� %�` � � � N � / � REVISIONS ° / / O�F I C E / �664.47 ,, / �� REV N0. 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Elev. 668.96 3 j � �' �` I \\� �<''� ��- �;-=-;- FINAL FORM THEY WILL BE � I,' `�� _ �� % �,-� Q � � , _ � � � � � �� SEALED, SIGNED AND DATED. � � i� � � � �� /� � � �� =_- �� TBM2 - ❑ Cut in median nose at intersection of Davis Blvd. and Bull Way. z � '��''� � � � � �� Elev. 679.58 a � � I y � I �� %�� -�--� ��'! \ BROWNS& GAYLENGINEERSR�INC. �, 3 �� ,� � / ( � �� \ TBM3 - ❑ Cut in median nose at intersection of Davis Blvd. and Bear Way. TEXAS REGISTERED ENGINEERING � 7� \ J � �� / �� / 55/ � r�- �' \ Elev. 683.26 WILLIAMRR. JAN EY, P.E. � � O G ^�" JJ � � \ TEXAS REGISTRATION N0. 108663 � i 1 3, � � � ' �x � � '� \ TBM4 - "❑'� Cut in median nose located N600 feet east of intersection of Davis Blvd. NOVEMBER 23, 2015 i l � l , �� F F�6.6 � �;�' � � � and Dove Road. Elev. 648.47 w '� 1 � - � � � \ � �CAUTION � � a � G // � � � Contractor to Verif exact location i `', � W �i � / ' � � � � � / � � G� � /� \ � & Depth of Exist Facilities Prior to � '' I 1 i . .: O yl / � I � � ; INSTALL � � �S � � �C r' � � " � any Construction Activities � 1� � � ,, S � � 6" FIRE �� 6� �� ' ' CAUTION !!! o � �� _ � SERVICE �� p,� C�_��; - �X� � � � � �� / � � �� O �� ' L E G E N D CONTACT: 1-800-DIG-TESS i o nj ,--,,., '" �" / 48 HOURS PRIOR TO CONSTRUCTION � , s �" � �� INSTALL 2„ f-�--'�� ' �� ; o � �� DOMESTIC 3 / / Ss� - �%; � FH� PROPOSED FIRE HYDRANT REVISIONS `i � �� /� ' �� SERVICE / /f, �,� �� ;� � �� REV N0. DATE DESCRIPTION o r ,% " + ' SSMH PROPOSED SANITARY r � ., ��- - _- - o � 2, �O� �� .-�-�"._ � �, � � � � � MANHOLE Q � � PROPOSED STORM INLET 0 � FFE_666.75 -" �� . 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FABRIC: GTF-400 9oz WOVEN MONOFILIMENT • •• � � � � � � � � � FABRIC SECURED WITH "J" CLIPS EVERY 8 INCHES. Contractor to Verify exact location N 3. GRAVEL BAGS: UV PROTECTED FILL WITH GRAVEL OR ON SITE DIRT. � �` � \ \ � \ _;� � 4. GRAVEL BAG PLACEMENT: ENDS, TOP AND CENTER. & Depth of Exist Facilities Prior to , ' __. �� i �� , � �� / any Construction Activities .�¢ � _- " `� � � \ , \ � ; � ,� , � � % � - � � � `� �� ` `� `� �� ADVAN TAGES: CAUT�oN !!! � 1� ' �' % � _- � A) EASE OF INSTALLATION a° 1 � ' ; �� I B) EASE OF MAINTENANCE 48 HOURS C RIOR 8 0 CONSTRUCTION I ,� � C) HINGED AT TOP AND BOTTOM TO FIT MOST CURBS o � ' � �/ ' D) CAN BE REUSED _ %// � � _ _ _ _ _ 5o' Min_ _ _ _ _ _ � REVISIONS o �/� � ' �� REV N0. DATE DESCRIPTION �I f � Concrete Boulder Type Rip Rap, � % ,� � � i�' � � Leav ng Siteevent Runoff from � H E A V Y D U T Y C U R B N �E T P R 0 T E C T O R o � / � ' I Filter Fabric I � r Q , � ' � , U� �� M / � � �� ' � RIA� '� - - a . � f , - % ��- , . 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'I � ; � REVIEW AND ARE NOT INTENDED ; ; FOR CONSTRUCTION. � � i � � � � � \��\ \ �� I � \�� ,,,\ WHEN ISSUED IN � � I �� SEIA ED F�S NED AND I DATED. o � C- J� �% �� i / � o � y � Z I RESPONSIBLE ENGINEER: 3 jj I � / BROWN & GAY ENGINEERS, INC. � � ��I ,% TEXAS REGISTERED ENGINEERING > '' ! ' / FIRM F-1046 `j � SEAN P. MERRELL, P.E. Z � TEXAS REGISTRATION N0. 95803 J �� ;'`� ' � � 1 � � � NOVEMBER 23, 2015 CAUTION Z � i � � � � ii ii �, � �� . .. � � I � Contractor to Verify exact location � j' ;''j � ;� �\ / / \ & D any Construct on ilActivites r to i �\ � — �.,----'' � ! '� �, .�� " �, C�NDUITAND C�NDU�T�R RUNS _ _ _ LEGEND CAUTION !!! o __ CONTACT: 1 800 DIG TESS � � � i � 48 HOURS PRIOR TO CONSTRUCTION ° I � ,�-;�' CQN DUCTQF� CQN DUIT PROPOSED LIGHT POLE � ! f'j REVISIONS N ' " �FEET� [FEET} REV N0. DATE DESCRIPTION � � � /� _ -_�`'�� RUN � BOOPW TH A RONA GROUND � I N. P V C Z I N. P V C o _�:,-� ' � � N�. #S #8 o �� Q , �, ig" HDP� SCH 4� - - PROPOSED CONDUIT o I �..�' ;f�:-'`�y BARE �HHW-2 � � O ...: B�RE TREN�H j '�} - ,s / ��" � TRANSFORMER (POWER � ,� � 1� �� SOURCE) o / � � � /�--�'` 1 3a G� �� v� ''� DRAWN BY: � \ ,�-��'''� Z 75 15Q 55 SERVICE METER o / .-,� � �� w =`� 3 �5 50 15 cHECKE� BY: Y � .�'/ .r � � /�'�% 4 �� 1�Q �� DATE: � j � Z� �� 1� � ILLUMINATED AREA (PHOTOMETRICS) o ` �' �� / �`� ILLUM INATION � � PROJECT NUMBER: ALL AREAS OUTSIDE OF SHAPES ARE 0 Y � , � LIGHT FIXTURE AND POLE DESCRIPTION 6 14� �� 13O ,\ � FOOTCANDLES, THE INNER SHAPE IS AT LEAST � / ,.- STRUCTURE ID 7 165 33a 15� �OOTOOTND EDLES AND THE OUTER RING IS 0.1 Sh eet N O. 0 "� J ELA LIGHTING - BROOKSIDE FIXTURE / P3012-14' / CR-24 / H3 / 40LED / 120 / DSFG C1 Zo ; �;� � i� ;i;�F ��__, s �.5 �0 5 L I G H T I N G �c �� ELA LIGHTING - BROOKSIDE FIXTURE / P3012-14 / CR-24 / H3 / 40LED / 120 / DSFG C2 9 14� Z9Q 135 Z� ' � ELA LIGHTING - BROOKSIDE FIXTURE / P3012-14' / CR-24 / H3 / 40LED / 120 / DSFG C3 P H O TO M E TR I C P LA N z N � ,' 10 �a sa 10 NOTES: �Z f � $,��; ELA LIGHTING - BROOKSIDE FIXTURE / P3012-14' / CR-24 / H3 / 40LED / 120 / DSFG C4 11 9Q 1$Q gp 1. ALL WESTLAKE ENTRADA INFRASTRUCTURE ASSUMED AS "J � / / � ELA LIGHTING - BROOKSIDE FIXTURE / P3012-14' / CR-24 / H3 / 40LED / 120 / DSFG C5 EXISTING FOR THIS PLAN SET � 2. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS z� ��'' �� OTHERWISE NOTED 15 ��o i °% ma TROPHY CLUB o o � � i � �° o �.�' r ��R� �j CRE�'��G�`'� c~—i BOB JAMES Project Name: Type: ��N� Ce eltery Golf MEqO� �y w — � � — � � 8ER`�5 SE'( ��,JO Course � � o � � � � '_ Notes: Order Matrix Number. � � '` 5V� TROpHY 2 FAIF�, SEMINOLE -� � v � � � � � � � � Ordering Matrix °��,� �P `��qcy J� _ � � ■ ■ ' ` ■ ■ ' ` 114 � o�o ��L r FRESIi MEADOw W a z � � � � � Environmental Lighting for Architecture, Inc. � � � Er�vironmental Lighting for Architecture, Inc. Brookside - BRK � s�� N �� NVERNESS a X � w 1 2 3 4 5 6 7 8 9 � ��o�=��'� z y � Q Brown & Gay Engineers, �IIC. Fixture / Size / Mc�unting / Optics / Ballast / Voltage / Lens / Color / Option � F = 2595 Dallas Parkwa Suite 204 WESTLAKE � � INVERNE � y, � ,_____ BRK / 18 / PT / H5 / 150PSMH / 120 / FG / CY / -- �� 0 �� Frisco, TX 75034 �� ,'� Tel: 972-464-4800 • www.browngay.com �O O Tj c T�r/ �-- 1. Fixture: BRK : ,8„z" \ �� ' ' �� `�, ; TBPE Registration No. F-1046 /- � • Contact: Will Janney �i\v 1 , ��i� /� L� � K�N�' Tel: 972-464-4835 % � " �� % 2. Size • _�' - - � - = -� -%� . : o �� 114 , Copyright 2015 • � .� 4, �, e�- The Broohside is an eight-sided lantern with a traditional "gothic" : o SOLANA %� : �o��r style. Suitable for pole, cross arm, wall, or pendant mounting � DOVE ROAD � o,�s� �, conditions the Brookside is the erfect s ecification for sho m ' _ ��F ' � p p pp g ' Matrix#: 18 a � . C)escription: �.��o `� malls,decorative street lighting,parking lots,government buildings, ; �Jotes: Max Wattage 250W �� . E:PA: 2.6 site and walkway lighting, libraries, museums, churches, high-end : VVeight: 401bs. VICINITY MAP � � 3. Mounting ; (NOT TO SCALE) DEJELOPER residenrial applications,and much more. ; �i �00 ; I ; � CENTURION AMERICAN ,;� ,� : �� 'u�' 1800 Valley View Lane, Suite 300 i; , , �. , Constructed of high grade cast aluminum and protected wi�h a : � `� Farmers Branch, TX 75234 � �� - Contact: Michael Beaty � ' Tel: 214-287-9009 durable powder-coated finish,the Brookside is built for the tou�;Ilest Notes: � M1llatrix#: CA cP PD PT sP ws f � � 1.Please consult factory for Poles,Wall � ' Brackets,and other mounting options. D@SC�IPt10�: C�OSS A�n'1 Chain Pendant Pendant Post Top Stem Pendant Wall Bracket of outdoor cond.itions. The Brookside can also meet the perfor�i�,�nce . 4. Optics ; Horizontal MO O I�E L AN D standards of today's high lighting demands. It's available with : p ; _ � � � �� Eng�n�or�n;y . ��vrl:,�.rt�:�nt • �,a�:tr.�c; :n Type III or Type V optics; with the horizontal lamp confi�w•aci�in ; ; Matrix#: H3* H5* providing a cut-off for Dark Skies applications. Available �i� u�� to ; Description: TYPE 3 TYPE 5 , a maximum 250 watt Metal Halide or High Pressure Soc.lium,-th� : Vertical w � � -� • X : �n Brookside can also accommodate today's Low-Energy..rtquireinrntti ; �l � �� v � � W . � � ,, . Q a .. with up to 75 watt LED or 250 watt Induction ,Si�urceti wliile still N°tes: • V ' Matrix#: V3�• vs � > � � • 150W max lamping. . Description: TYPE 3 TYPE 5 r l �-- maintaining excellent light output. •� Glass refractor required. • V U z - 5. Ballast ; ��escription:Pulse Start �Metal Halide High Pressure;Compact �Induction Induction - Induction Q ' � � • Metal Halide : Sodium :Fluorescent Bulb Type :Tubular Type :Circular Type (f� � _ ; (Watts/Type) :(Watts/Type) ;(Watts/Type):(Watts/Type) (Watts/Type):(Watts/Type)=(Watts/Type) � � w (� • IVllatrix#: 50PSMH :50MH 50HPS :13CFL 35iB* 40iT■ 40iC■ z � � z The Brookside offers a classic traclition.l��llll�: W�ll�l' Illl'f�N��r-�-ic��- ; 70PSMH 70MH 70HPS 18CFL 55iB* 70iC■ 7 U • 1 0 0 P S M H T 6 7 0 M H 1 0 0 H P S :2 6 C F L 8 5 i B* 8 0 i C■ high performance standards for lightin};. — : 150PSMH -100MH 150HPS �32CFL :100i6* � � � Q � 175PSMH T6 150MH 2O0HPS* 42CFL - . 200PSMH 250MH* �250HPS* Z � U � Q Notes: ' 250PSMH* Q � � � 1.Electronic ballast available for 50,70, . f , O � N � and 100 watt MH lamps. II1C211d@SC@!lt LED V ^ 2.Other wattages and ballasts available. • (Watts/Type) /Type) rnW * Consult factory. � INC 40LED w w1 � � v7 Y Fits vertical only. , C � m � ` Q ■ Fits optics horizontal type 5 only. . C 17891 Arenth Ave.,City of Industry,CA 91748•(800)423-6561 •Fax:(626)965-9494•www.ela-lighting.com•infio@ela-Iighting.corr, brookEldo-spoc•Pos�o 1 17891 Arenth Ave.,City of Industry,CA 91748•(800)423-6561 •Fax:(626)965-9494•www.ela-lighting.com•info@ela-Iighting.com brookside-spec •Page 2 � r�1 " 1 / / � � z uJ M ..i �� w W O p � � � � � � � : � � : � � � � ° � � : = Ordering Matrix � � : = Specifications and Elevated Scale w > J � � � � � Environmental Lighting for Architecture, Inc. Brookside - BRK � � � Erivironmental Lighting for Architecture, Inc. Brookside - BRK (� � � � � = 6.Voltage Matrix#: 120* 208 240 277" 347 480 Specifications E �OnlythesevoltagesareavailablewithLED. D@SC�Ipt10l1: 'IZOV 208V 240V 277V 347V 480V THESE PLANS ARE ISSUED FOR � Fixture Housing:One-piece sand-casting housing,cage,and hood. The castings shall be free of any foreign materials or cosmetic fillers. For wall THE PURPOSE OF PRELIMINARY N 7. Lens i� I�i � �'� and arm mounts,consultfactoryfor installation. REVIEW AND ARE NOT INTENDED �, FOR CONSTRUCTION. o Optics: For horizontal lamping, refle�ctor units shall be hydroformed or segmented sharp cut-off optics. SpecularAlzak optical segments are rigidly WHEN ISSUED IN ,I � �I� � .� � j mounted,which attaches to the housing as a one-piece module.Reflectors are field rotatable in 90°increments. For vertical lamping,units shall FIN AL FORM THEY WI LL BE N � � ,� �If ,:,I,;: ,, {I + utilize borosillicate glass refractors with open ends. Fully rotatable on site. SEALED, SIGNED AND DATED. � �, :�I:� � �� z � Electrical Module:All electrical components are UL and CSA recognized,mounted on a single plate and factory prewired. Quick-disconnect plug for �, � �� the ballast module is standard with all ballast options. Reference pages 2 and 3 forlamp characteristics,ballast types,and volfage technical data. RESPONSIBLE ENGINEER: � ti� —�'� �— y'� �— BROWN & GAY ENGINEERS, INC. � Matrix#: CG Clear Glass FG Frosted Glass OG O al Glass :DSCG Clear Glass :DSFG Frosted Glass Lens:All glass panels to be 1/8"thick tempered glass and shipped separately with gasketing supplied.The Dark Skies lens options shall be tempered � Description: CA Clear Acrylic FA Frosted Acrylic .OA Opal Acrylic (Dark Skies) (Dark Skies) glass,factory installed. TEXAS REGISTERED ENGINEERING � Notes: FIRM F-1046 � �.A��g�ass is tempered flat 9�ass. CP Clear PolyCarbonate FP Frosted Polycarbonate: SEAN P. MERRELL, P.E. ¢ Finish/Color: Finish is super TGIC tlnermoset polyester powder coat paint. ELA offers RAL color matches along with our standard color selection. � TEXAS REGISTRATION N0. 95803 0 8. COIOY Powder Coat Finish Hand-Applied Finish Custom and hand applied colors are available upon special request. NOVEMBER 23, 2015 � Matrix# Description Matrix# Description � Matrix# Description z AG Au ustine Green MG Malaga,Green CH Cracked.Hide Certification: Fixtures shall be listedl for outdoor,wet location.UL1598. IP rating 65. � ........,_._.9. .. _...._ ..,.. .... ._..... ............ .._., .. = GY„__,_ArchitecturalGrey MN__ __._ Midnight_ _.,__.. LV.. _____ Light_Verde !!CAUTION II � CC Charcoal PVV Pewter OR Old Iron CAUTION: Fixtures must be groundE;d in accordance with national,state,and/or local codes. Failure to do so may result in serious personal injury. Contractor to Verif exact location N CY ._. -Cla ._. .. ....,_, SS - Sand Storm,..... R...._._-Rust. . Y " ""� y " " �' "� " & De th of Exist Facilities Prior to _. _ ; DB Dark Bronze SB _ Statuary Bronze = V Verde P n HR . Harbor Blue _ VL _ _ _ Village Green_. . ELA RESERVES THE RIGHT TO CIYANGE SPEC/FICAT/ONS WITHOUT NOT/CE. any Construction Activities .._. ..........._.... _. Notes: HP Hammered Pewter W White % Consult factory for custom colors. . CAU TI ON !!! � � 9. Options 48 HOURS PRIOR TO CONSTRUCTION CONTACT: 1-800—DIG—TESS ° - - Elevated Scale U � p �' I � Notes: � �� . ,�� ; � � y 1)BBUoptionisavailableforfluorescent Suggested Poles and Arms REVISIONS _ 'amP°�'Y. ' I'� J for the Brookside Fixture REV N0. DATE DESCRIPTION 0 U 2)Test button location shall have visibility for BBU TB PCB PCR VR HSS testing on site.Consult factory for Photocell receptacle Vertical Glass � piaoeme�t iooano�. Battery Backup: Terminal Block � Photocell Button: House Side Shield Twist Lock by others : Refrector 0 QPhotocellOptions: � � U Photocell is available in 120 thru 480 volts. I Photocell receptacle onty fits some cross 24� 24 � arms.Consult factory.Specify when ordering. � 22 22 � Fixture Ordering Example: ,'�, � 20� 20 0 a � 18�� 18 � ;', � 11 16 _ k �1g DRAWN BY: � BRK/18/PT/H5/150PSMH/120/FG/CY 14 � �a 0 � �2 � �z CHECKED BY: o ��_ 10 � � 10 � � 1 2 3 4 5 6 7 8 9 $ s DATE: � Fixture / Size / Mounting / Optics / Ballast / Voltage / Lens / Color / Option s s " BRK / 20 / PT / H5 ! 150PSMH / 120 / FG / CY / - PROJECT NUMBER: -� a a o Brookside 20 Post Top Horizontal 150 Watt 120 Volts Frosted Clay - � Fixture Type 5 Pulse Start Glass Z 2 o Metal Halide i �h ��} �I O` U m i _ �� i i � i v , ,. , � ..... . ..... ................................. Zp - -- �� Fixture Ordering Form: Fixture : BRw�$nnig BRK/'18/PT BRK/18/PT BRK/18/CA BRK/18/CA BRK/18/PT BRK/18/WB F I X TU R E D E TA I L S ......,. . ._......._......................................................._._.. w� 1 2 3 4 5 6 7 8 9 9 9 Arm : BR2s CR10A CR26B PM601 BR13 -__.....__._�_...........--..... �.....�_,._....._.�.._......._... - ..__..........,_.................................__. -- w � FIXtUI'e / SiZe / Mounting I OptICS / Lamp I Voltage / Lens / COIOI' / Opt1011 / Opt1011 / Opt1011 POI@: P30�G1-8' P4014B-10' P3025D-14' P3020B-16' Z� _ - � _. -,-._ .._, _ UN _ .. . ._ . _ Options : zi �0 1. BRK / I l I l l l l l l Qz (�j Note:Modifications to the fixture and additional pole heights are available. � otS� 17891 Arenth Ave.,City of Industry,CA 91748•(800)423-6561 •Fax:(626)965-9494•www.ela-lighting.com•info@ela-Iighting.com brookside-spec•Page 3 17891 Arenth Ave.,City of Industry,CA 91748•(800)423-6561 •Fax:(626)965-9494•www.ela-lighting.com•info@ela-lighting.com brookside-spec •Page 4 � � Z � � � 0 �� mu .?'��.�+w.,,�'S. # � � h��^ '.- . { � °�k �°'� estlake Town Council �� }� �''��-..,,�,�-"r� TYPE OF ACTiON Regular Meeting - Action Item Westlake Planning and Zoning Commission Tuesday, December 1, 2015 ToPiC: Conduct a Public Hearing and Consider a Recommendation Regarding an Application for a PD Site Plan, Including Building Elevations for a Primrose School, for a Portion of the PD 1-2 Planning Area, Shown as Block M, Lot 2 of Block M, Generally Located on the Southwest Corner of the Entrada Development on the Final Plat. STAFF CONTACT: Tom Brymer, Town Manager Eddie Edwards, Director of Planning and Development Strategic Alignment Vision, Value, Mission Perspective Strate�ic Theme & Results Outcome Ob'ective High Quality Planning,Design & Development-We are a desirable Planned/Responsible Citizen, Student& Preserve Desirability Development Stakeholder well planned,high-quality &Quality of Life community that is distinguished by cxemplary design standards. Strategic Initiative Outsidc thc Scopc of Idcntificd Stratcgic Initiativcs Time Line - Start Date: December 1, 2015 Completion Date: December 14, 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 as well as the Town Council the ability to approve or deny a plan based on quantitative criteria as well as the qualitative criteria contained within the PD zoning for this property. The PD1-2 zoning Page 1 of 2 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. It also gives the Town opportunities to verify that the proposed development will reflect what was presented by the Developer during the zoning change application process and agreed to by all when the zoning as well as the Development Plan were originally approved. Staff and our consulting architect have spent many hours reviewing this site plan and building elevations for this Primrose School. RECOMMENDATION Staff recommends approval subject to the conditions contained in the detailed Staff Report attached to this agenda memorandum. It should be noted that approval of this site plan covers buildin� elevations and architecture of the Primrose School structure as well as lot layouut and desi�n. ATTACHMENTS 1. Staff report on this Primrose School site plan with Staff recommendations, including building elevations as recommended by Staff. 2. Primrose School site plan for Lot 2, Block M, including building elevations as recommended by Staff. Page 2 of 2 TOWN OF WESTLAKE, TX STAFF REPORT TO PLANNING & ZONING COMMISSION/TOWN COUNCIL PRIMROSE SCHOOL PD SITE PLAN FOR LOT 2 , BLOCK M, Entrada Date: 12-1-2015 Request: Approval of a Site Plan, Including Building Elevations, for Lot 2, Block M, Entrada. Agenda Item: Conduct a Public Hearing and Consider a Recommendation Regarding an Application for a PD Site Plan, Including Building Elevations for a Primrose School, for a Portion of the PD 1-2 Planning Area, Shown as Block M, Lot 2, Generally Located on the Southwest Corner of the Entrada Development) on the Final Plat. CASE INFORMATION Development Name: Primrose School. Location: The subject property is generally located at the southwest corner of the 85 acre Entrada development, near the intersection of Solana Boulevard and FM 1938/Davis Boulevard. The parcel's legal description is Lot 2 of Block M of the Final Plat for the Entrada development. Owner: Maguire Partners-Solana Land, LP (Mehrdad Moayedi) Applicant: Mehrdad Moayedi, Centurion American Developer: Centurion American Development Group Site Size: 1.256 acres Approved Use(s): The proposed use for this lot is a early child care school. Said use is permitted under Entrada's zoning as set out in Ordinance No. 703. Per this zoning for this district, this use must a Spanish architectural theme as set out in the district's zoning regulations, which include design guidelines. I. ZONING RELATED REQUIREMENTS FOR THIS PRIMROSE PD SITE PLAN All the requirements of Ordinance No. 703, which establishes the zoning requirements for this PD1-2 zoning district, apply to this site plan. This use as an early childhood school is a permitted use (not a special use) under this district's zoning because permitted and special uses for this district are quite broad in order to allow for a mixed use planned development styled after a Spanish village. Permitted and special uses include this use, office, governmental, retail, restaurants, hotels, as well as residential uses (single family residential detached, and villas or townhomes). Ordinance No. 703 also imposes certain requirements on building materials, roofing materials, and the pace of development of residential to commercial structures. Also included in the zoning regulations which govern development of this site plan in this district are: Page 1 of 6 • Development Guidelines for Planning Area 2, PD1-2 • Design Standards for Planning Area 2, PD1-2 • Residenfial Standards for Planning Area 2, PD1-2 • Roadway Design Standards for Planning Area 2, PD1-2 • Concept Plan for Planning Area 2, PD1-2 Also, at the time of the adoption of Ordinance No. 703 setting the zoning for PD1- 2, the following Staff recommendations were adopted by Council that apply to this site plan: • Solana Boulevard additional lanes on the south side of the subject tract shall be constructed by the developer as stipulated in a development agreement to be executed at site plan/plat approval (note: this development agreement is in place). • Dedication of water and sewer easements for public lines. All on-site and off-site water and sewer improvements necessary to serve the development are the developer's responsibility. • The developer shall pay, via a development agreement, a pro-rata share of the costs for signalization, per a traffic impact study approved by the Town, of the intersection at Davis Blvd. and Solana Blvd or any other intersections near or on his development. • A detailed landscape plan and parking plan must be submitted with the Site Plans. • A detailed streetscaping plan shall be submitted showing how it will be integrating and transitioning well in terms of aesthetics with the development at the southeast corner of FM 1938 and Solana Boulevard. • Sidewalks and trails internal to the site will need to connect by access points to sidewalks, trails, or pubic rights-of-way on the perimeter of the site as well as to sidewalks or trails on adjacent tracts. II. Recommendations Related to the Submitted PD Site for Primrose School as it Relates to the Approved PD1-2 Development Plan for Entrada The Town required the Developer to prepare a more detailed instrument, known as a Development Plan, for the entire 85 acre Entrada tract. With the Development Plan approved, the developer now can submit PD site plans for portions of his development. However, these PD site plans must comport to the approved Development Plan (unless the Development Plan is amended with the approval of the Town). The practical effect is that the Development Plan becomes a master site plan, meaning that all the site plans for all portions of the site must fit within the template created by the Development Plan. The Development Plan for Entrada that was adopted by the Council has several conditions attached to that approval in Ordinance 720, as recommended by the Planning & Zoning Commission. These additional conditions for approval of Entrada's Development Plan are: 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. Page2of6 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. 4. Attention must 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. Page 3 of 6 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. 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. All these Development Plan conditions for approval apply to this PD site plan for Primrose School on Lot 2, Block M, Entrada. III. Specific Requirements Relative to Primrose School Site Plan A PD (planned development) zoning district provides the Town strong aesthetic/architectural controls via design guidelines in the zoning regulations for this district. The Town receives this control while providing the Developer zoning entitlements (i.e. uses) that grant the Developer great latitude and flexibility in permitted Page 4 of 6 and special uses, as well as dimensional setbacks and no building FAR (floor to area ratio) setbacks, while providing the Town with land use it desires (mixed use in Spanish village archetype) in this zoning district. In that regard, the site plan for this parcel must comport to the Development Plan for the overall Entrada development. This site plan must comport to all the zoning regulations and conditions provided at the time of zoning approval. Further, the Staff has been working closely with the Developer in achieving site design, layout, and architecture not only for the Primrose School building, but adjacent and nearby buildings as well. Approval of this site plan approves both the architecture for the Primrose building and its location on this lot, but the location of other buildings around the Primrose building will be dealt with by separate PD site plan. The internal functioning of a day care center tends to yield a plain and boxy building mass (not unlike the CVS). In addition, fire exit requirements necessitate that the elevation have frequent exterior doors and windows serving side-by-side classrooms. Therefore, the architectural challenge is to visually overcome the external expressions of internal uniformity by manipulating the vertical plate height to create roof forms that will appear as multiple, more complex, and appropriately scaled building masses. This latter point is essential as the internal uniformity has generated a frame with exceptionally wide span...a span only possible with modern truss design and likely impossible to achieve in medieval times. Therefore, the more complex building masses created by manipulation of the vertical building plate restore an appropriately small sense of span to the architectural mass. From the front elevation, the extent to which internal functions drive an overtly symmetrical entry make the elevation have a "little red schoolhouse" appearance. While appropriate to a Day Care use, it is inconsistent with the more complex and organic qualities of the Catalonian Archetype. Therefore, our recommendations to the architect suggested a reconfiguration of the front elevation so that it is not so overtly symmetrical. It is important that the Town have a clear view of how these buildings work together and how the building-to-street relationship moves away from building on a lot that fronts a street, to building a defining street space. It is absolutely critical that the building-to- street relationship be accomplished if the outcome is to be viewed as something derived from a medieval archetype and not just a suburban proiect with Catalonian details. The Town is seeking graphic representations which show these interrelationships of projects and the street space they share. IV. Staff Recommendation Staff recommends approval of this PD site plan for the Primrose School building on Lot 2, Block M, of Entrada subject to the following conditions: Page 5 of 6 1. all the zoning requirements for this PD1-2 district set out in Ordinance 703 in addition to the conditions accepted by the Town Council set out in Section I of this report at the time of zoning approval (April 22, 2013). 2. all the Development Plan conditions for approval referenced in Section II of this report established in Ordinance 720 (adopted October 28, 2013) apply to this PD site plan for Primrose School on Lot 2, Block M, Entrada. 3. the site plan building elevations for Primrose School, as submitted and attached to this report as recommended by Staff, include the requirement that this structure meet all aspects of the Entrada design guidelines proposed to be reviewed by the Commission and adopted on 12-14-15 by the Town Council. 4. Town Staff will review and approve a materials sample palette that shall be presented at the time for building plans review for a building permit and said materials must comport to elevations as presented to the Staff and the Planning & Zoning Commission. 5. landscaping and planters used around the Primrose building per drawings submitted by the Developer's master architect, Merriman and Associates, be of substantial size, as shown on said drawings. 6. Fencing/wall around building and building site will be solid masonry, not wrought iron, although a wall that is combination half and half may be approved by Staff. 7. the understanding that this approval applies onlv to the Primrose School building, and that the other smaller buildings that may shown or adjacent to the PD site plan for this Block M will require their own PD site plan and building elevations to be approved at the time they are proposed for construction. 8. Solid waste collection area on this site plan will reflect a sheperd's hut" type architecture and will be approved by Staff at the time of building permit application. 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TEXAS REFIRMERED046GINEERING TOWN OF WESTLAKE w � SUITE ZO2 >. , �iY- __ _ __,. .',- .._ ' _.:_"�._ _ r=_...... -_� — WILLIAM R. JANNEY, P.E. z`'� �`�_� TEXAS REGISTRATION N0. 108663 c�N WESTLAKE TEXAS 76262 w � TEL: 817-430-0941 - � _ � i - - - NovEMBER 23, 2015 APROVED �o _ _ �� , _ - - - � -�. - _ � _ _ _ _� - _ - o�S� .^.., _ _�� - _ - _ � � _ � R-4-�_. N TI TLE z � �:. _,�_`��- -_ :� _ _ ��„ . � - o� .�� -_- �-_�" - �. � � � ¢�,�'_�*b�=.�:� ��.� - _. - - _ DATE �� m� TROPHY CLUB o o � � J � J '� S�� O �� Y �� CRE�� 0� �� c~—i BOB JAMES ��.`'� Medlin MEqO�� R�S�,S�� Cemete�0y Golf r Y J �� Course � J o � SUN TR�pF1Y 2 FAIly�,q SEMINOLE -n � v C'��i �P VI�1q Y w= = o v� FF9 O �'p� cF FRESHMEADO`N ma m �' Q 114 G� ��Y rN = a � � x \ s`�G �u� �NVERNESS Y � ��`�z"�� ? � a Brown & Gay Engineers, Inc. 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ALL WESTLAKE ENTRADA INFRASTRUCTURE ASSUMED AS U � -� O � / /� � - BEGIN � � / EXISTING FOR THIS PLAN SET � �, � RETAINING i o�J, r� � 2. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS n r'� � ; WALL � � � s ��,� � `�,�� OTHERWISE NOTED � �_, �� ' � �� , �, , � , ' ��-�" � � �� THESE PLANS ARE ISSUED FOR N / ? ! ° TBM1 - ❑ Cut in median nose located � 700 feet southeast of intersection of Davis THE PURPOSE OF PRELIMINARY � � > ' / � REVIEW AND ARE NOT INTENDED o � /� 'i � / � i / � Blvd. and Dove Road. Elev. 668.96 FOR CONSTRUCTION. o �- �,, � � � � _ � �� WHEN ISSUED IN > � � � �;' � � TBM2 ❑ Cut in median nose at intersection of Davis Blvd. and Bull Way. FINAL FORM THEY WILL BE z , �� r� � � / � / R20' �� Elev. 679.58 SEALED, SIGNED AND DATED. � ''�� \-� / , �o ` � � / „ „ � R34 � � � � TBM3 - ❑ Cut in median nose at intersection of Davis Blvd. and Bear Way. RESPONSIBLE ENGINEER: o �� ' � � - �� / � � � � � Elev. 683.26 BROWN & GAY ENGINEERS, INC. � ��` � �/ � / p� TEXAS REGISTERED ENGINEERING - ; ' � ` ,. � � ' �' � �� FIRM F-1046 � �� - �-� �S `Z� � i TBM4 - "❑° Cut in median nose located �600 feet east of intersection of Davis Blvd. WILLIAM R. JANNEY, P.E. °� / � � and Dove Road. Elev. 648.47 TEXAS REGISTRATION N0. 108663 a _ / o °° ,�� o �"� �( °� PL GROUND / / � �° � � G �`�-�� /j � p 1-3 � � NOVEMBER 23, 2015 0 � v � � " oo � �s. R3'(TYP.) / G'� / !!CAUTION !! � L ��, ,� � ` 5,� o S I�D EW`�'''�" `' � PROP / Contractor to Verify exact location � � , ` � / c,�'� � � o i FENCE a� _ DEVELOPER OWNER SURVEYOR/ENGINEER & Depth of Exist Facilities Prior to � - � �� `Z/ �/ / � v O � any Construction Activities � / � n' � � �� 4 � CENTURION AMERICAN MAGUIRE PARTNERS - Brown & Gay Engineers, Inc. CAUTION !!! a �� - , � � < / �S ___��-- � 500 West 7th St., Suite 1800, Fort Worth, TX 76102 U / ' � p � ,---_- -- - 1800 Va��ey view �ane, Suite 300 SOLANA LAND L.P. � = 48 HOURSC RIOR$0 CONSTRUCTION ` / � v LS / ` Framers Branch, Texas 75234 9 Village Circle, Suite 500 � TBPE Registration No. F-1046 � �� ° � � Contact: Michael Beaty Roanoke, Texas 76262 Copyright 2015 � � �/ �� , ' INSTALL 6'x2" Telephone: (214)-287-9009 REVISIONS o / � � �� O REV N0. DATE DESCRIPTION � �� DOUBLE GRATE � ��`' \ �� INLET v , � o �'� � �� .S, �OO j� � , J �1• � � LINE TABLE � � / r o O � � � FE=671 .00 �' � ,' o � �� ,.---`� C 1 � ♦ /� �� Line # Direction Length CURVE TABLE � ' �c� � � t � � ° � � i / / � � L1 N45° 04' 30.00"E 123.21 Curve # Length Radius Delta Chord Bearing Chord Length � LS / � / � \ i L2 N29" 55' 30.00"W 67.37 C1 25.46 54.00 27.02 N31° 34' 00"E 25.23 o / � \ / � �° C2 39.27 30.00 75.00 N7° 34' 30"E 36.53 DRAWN BY: � / �� \ / '/ %, L3 N20° 04 30.00 E 15.09 � � / C3 47.12 54.00 50.00 N4° 55' 30"W 45.64 w jj / � \ % L4 N 14` 55' 30.00"W 10.09 O CHECKED BY: i � , \ � � � � / L5 N 15° 04' 30.00"E 48.72 C4 53.76 88.00 35.00 N2 34' 30"E 52.92 _ � i � \ � • GrL / , DATE: � � / � L6 N90` 00' 00.00"W 205.47 C5 84.82 162.00 30.00 NO° 04' 30"E 83.86 � 0 �' \ \ \ \ � � WEST�AKE ENTRADA L9 SO° 00' 00.00"E 105.64 C6 2.57 212.00 0.70 N15° 25' 22"E 2.57 PROJECT NUMBER: � � / � Y \ � • • VO� . ________ P g . _______ L10 S45` 00' 00.00"E 105.09 C9 5.24 30.00 10.00 S5` 00' 00"W 5.23 Zo � � _ � '' P. 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I � � GOMPLI' UJITW lU�STL�IKE L. �,�ir�T (�� i�i�� c�+��u��1 � m � � � ��t � �uio�u��s +� � s � �� COLUMN � � � � .� a L �` o �iING� �GC�LLAR W/ � FIN. GRADE OR TDE' OF w ALUMINUNi FLAS � � � � � � � � � I'-�" I�'-&" GREAS� �ITTINGS � PAV�MENT. � GOLLAR � o -' � � �L. m � u a 2 P�R JA�IB b G�T E H I N G� fl�T A�L 1=1[�=1 I I a =1�1=1 I 1=� � �/�" �Q�� FOR ' 1=1 I I—I ' � g I I—I I I—I '' Q If� 2b �G� �� ;� �, TF�RU SflLT Z��X2"X1 4" 3�� t � I��.� � �� n ` .d � � �� I I I � a =' —_ �� x2 X3/C6 STL f�1VGL� f � � = e = _ � 4 - - - � � ��1.1 A�J �47.1 FRAME ALL 51��5 z F�� -)I I � I I I- — a d �_�—� 'Q�► � � _ �, � —I e I�� = I =II 6"QIA 5'��L �05 p,� o `� � . ° � G��1G. F�aTl�l� ��i � � �--- � t 8'� 4-1/2"X3"X 1/4'� � � � — — ! —� PLATE, W'ELDED �,, � � �Q � � °a , � — � TO 2 � FRAME �- _ . % f�lA. GALV. MACHINE i � � 4-11.2" ! O BOLT 10" LONG. �L�AG Ps�L� �ODi'IN6 NOTE: , � � a � ` G�NSTRUGTION F'ER THE AN1�7��O1^IER H�E �Li4G, �HE GLDEA�H�CyHT s�'H O�,`'� 1/4 THICK Nc�TE: Mf7UNT 48 A�OV� FIN9SHEC7 _ �LA6 P�L'� 'v`E�iDO� � INS�A!_LATIOhI I.?FZAWINGS. M�57 B� SE7 TO AN AGG�SSIBLE �P�GH PGATE, PAINTE[3 GRADE TO TOP OF PI�TE hw � 5 T� STOP PLATE i,_ „ ++�i�HT o� 4e° a.�.�. �, � IN�N� LA H � FLAC.� POI� AND LICs#-ITINCs WILI_. GC+1~�PL`t' WI�H tOWN O� d _ � � W�57LAK� CsUI[��LI1�fE5 � I � H��I��`�l,�fi�� L�T,�I LS �.T.�. 4 B�LL,�� o� ��.T� PaST) r��T��L 5 �L�C� �OL� I��T,�I L i�=i�_�a� Q .° � o L .� � U PS—MS14 �a' �J�`�-��_��_oa� '� PR-c �T� � CO X C3� w✓ f'') f[3 � - � ' � JN �' Q . ' ,� C7 � � � � � � r � � � �3 LJ� z3 �a GU1�G. SLAB i�, �;m CL' �� ENGL05�IRE WILL BE M�DR�6ED AS REQUIRED t� 4'-8" ;��.I 4'-8"' GQh'IPLY UJITI-I ENGLOSURE SEGtIC�hJ Il*1 TH� APPR�V�D `"� c�o Q 2 � -�- �' °' RIE�BED STD. D�51CsN CsLIIDEI�N�S � � a cn �o -� MEYAL SIUIN� - SE� I/2° UTA. xl'-b" L �" � � `�� NOTE #3 ABOVE GANEBOLT AT �f�GH GATE � � � L co � � STON� VENE�FZ ST�NE `,lEk��ER C.1 � � RE,4R �LE`�ATION ls�D� ��v��ioNs ,a� siMi�� RI�HT SI�E �LE�IATIUN � I�UM�ST�R PL�N � �L�'�`�Tt�l� 3f8��_i�_Q�� site: �ir�.nsE scHoo�. o� LANX�4NA 'FM 44`1 - JUSTIN ROA�D Lr4NT,4N�4, TX Bu'sldinc� Type: 2Qi4 TX-L Drawing Tftle: �� D�T}�I LS Dat�: L?rr�: N�DP I I 17/�C,�I 4 G kd: 1�17P Drawing Number: �� . I Revisions. j 2ll/2015 GONSTR�JCTION SET PLANT LIST COMMON NAME BOTANICAL NAME SIZE � existing tree see tree survey for species & size � Oklahoma redbud Cercis canadensis bklahomd 6'-8' hgt. �+�^/�y� � 1 / 1 � desert willow Chilopsis linearis 6'-8' hgt. �C..f � � � ,�"�y, {�} Italian cypress Cupressus sempervirens g'-10' hgt. � �.� Q OPossumhow holly Ilex decidua 6'-8' hgt. yaupon holly Ilex vomitoria 6'-8' hgt.;3 stems � � � / � � ;�� eastern red cedar Juniperus virginiana 10'-12' hgt. � 1 �/ � wax myrtle Myrica cerifera 6'-8' hgt. � O z VJ �� Mission olive Olea europaea �Mission� 6'-8' hgt. � W �T .J � �� V V J i T �� loblolly pine Pinus taeda 10'-12' hgt. � �, •� �\J ' � chinquapin oak Quercus muehlenbergii 3�� caliper � r�1 • � \J J � a live oak Quercus virginiana 3" caliper � �r L ` ' �i�'��.� live oak Quercus virginiana 6"-8" caliper; � ,� � � ��✓�� speciman tree � � � � O lacebark elm Ulmus parvifolia sempervivens 3�� caliper � � � � � 0 *� vitex �tex Angus—castus 6'—S' hgt. � 1 � i� a ° � � l= ink muhl rass /a •� � ; P Y 9 Muhlenbergia capillaris 3 gal. ^, W a a � lindheimer muhly grass Muhlenbergia lindheimeri 3 gal. � � � `�.� O o o O salvia a �� °-� o ° a ° a �� qQ � Q /J a d d Salvia greggi 1 gal. , / Mexican feather grass Stipa tenuissama 1 gal. � a a J _ � a � red yucca Hesperaloe parviflora 3 gal. � a a � a a a o � � trailing rosemary Rosemarinus officinalis 'Prostratus' 1 gal. � a a � O ceramic pot size varies c Thunder Turf Available through Native American Se d Company: � � buffalograss 82�; blue grama grass 17�: Date: 11-18-15 i a curly mesquite 1� a � Scale: 1" �2000" a Q vineyard muscadine grape vineyard ga. � a � � Q Project No.: , � d N public art/public art & gathering area Drawn by: SO X = n� seating, plantings, & shade structures will be provided NIC � � as each area is developed & approved Approved: � Q °d N � � public bench — typ. NIC Revised: J a � a n I a J /° � a a �" � � `�� THESE PLANS ARE ISSUED FOR e � PRELIMINARY REVIEW AND ARE NOT FOR CONSTRUCTION. FINAL �O OC� �� PLANS WILL BE SIGNED&SEALED. � ��' ��0��'�a , a �� a , a � � ° J � � d 4 � O `� \ Q O 4 O � O �� °J �� n a a� a b J i d a � a /J a � � d � Q � a�J \ � a � ■ � o / � � aa � � a � � � /J z � \ / a / � � ^ \ � � a� � � w c� � �� \ � � � � � � � � � � Q \ � � � cn \ � �S � � � � � / � � .� � o a \ a � � a a� aa ,a a � / w / /a a J / \ a i;\` / a � ° o a \ \ J /� / � \ a n � �. \ � ; ' �� s � � � � � � GENERAL NOTES � � �� `'� Sheet No. � � � PRIMROSE PD � � � � C' ALL PLANTINGS SHOWN IN PAVED AREAS WILL HAVE PAVEMENT REMOVED AS NEEDED. d � I � \ a ^�~ MINIMUM SIZE FOR ANY PAVEMENT CUT OUTS WILL BE 4' BY 4'. ' LANDSCAPE ALL LAWN AREAS TO BE BERMUDAGRASS SOD. a \ "KIDDIE" MULCH SHALL BE INSTALLED UNDER ALL PLAYGROUND EQUIPMENT. PLAN \ d \ a � a,� NORTH — ,� SPACE PLANTS PER PIAN 1/2 O.C. ��p DISTANCIA G e n e r a I N o t e s a n d S p e c i f i c a t i o n s ESPACIO ENTRE PLANTAS SPACING DEL CENTRO � � SEGUN PLANO � � � EXCAVATE HOLE 12"BEYOND OUTERROWOFPLANTMATERIAL 1 . The landscape contractor �S responsible for providing QII materials labor and � �, � ROOT SYSTEM. � O > > SEE PLANS FOR SPACING � c� � � � '.• �'' EXCAVARI2"FUERADELALINEA VERPLANOSPARAESPACIO � Z equipment to complete all landscaping work in strict accordance with the planting plan, ,i r DE LA BOLA DE RAIZ DEL ENTRE PLANTAS �? U d � � e /.'. �.' MATERIALAPLANTAR plant list, and all items described in these specifications unless otherwise noted. S E T T O P O F R O O T B A I L 1"A B O V E � ' .�— ' '�'- 1°COMPOST OR MULCH J d} EQUAL/ IGUAL � H W o ;�. :; - ,�% 1 2"M I N. z"DEPTHOFMUICH NOWEEDCLOTH a �'~ ¢ � g This includes but is not limited to fertilizer mulch stakes ties guy wires cables and all FINISHGRADE � ' �� .�j �. � ''r� � � � U O.C.SPACING � Z ¢ > > > r r r , � COLOCA LA BOLA DE RAIZ �';y 2"DE PAJA O PAJOTE(MULCH) 1"DE ABONO O PAJA(NO TELA C'1 p U � 1"ARRIBADELNIVELFINAL � � '��' PARAHIERBAMALA) w T Y P. F ] Q a o t her necessary equipmen t to comp le te t h�s wor k. PREPARE PLANTING BED WITH 2"OF A 50/50 Q p_ � FINISH GRADE � MIXTURE OF EXPANDED SHALE 8 COMPOST FINISHED LAWN W/EDGING ¢ � EQUIVALENTE O IGUAL � � -�� NNEL FINAL � � PREPARAR CAMA PARA PLANTACION � PER DETAIL OR HARD � U DISTANCIA DEL CENTRO � U vWi Z } � RELLENARSEGUNESPECIFICACIONES SURFACEW/OUTEDGING Qd OWW 2. The landscape contractor mu.Sl supply all plants a.S specified� �n the S�ZP.S and quantities MIN. CESPED TERMINADO CON BORDE Q d} X W� y B&B PLANT � CONTAINER PLANT SEGUN DETALLES O SUPERFIGE � �~ N ti O I I S lP.� O rI t h e I a n s. FINISHED GRADE - 3°HARDWOOD MULCH LONAYBOLADERAIZ PLANTADELCONTENEDOR �� DURA(BANQUETA,MADERA.ETC.) C'J U � NIVEL FINAL DESPUES DE 3"PAJA O PAJOTE DE LA PLANTA ` � � � �� w o Q � � V V COMPACTSOILBELOWROOTBALLS M I NA° ` I A A B A C K F I L L P E R N O T E S �v��Y v��v� �v IN 6"LIFTS,USING WATER&HAND M I N.4"T I L L E D O E P T H-A L L B E D S RASTRILLAR("REQUEAR) � `� :`• �`. „��x'� WITH2"OFA50/50MIXTURE 3. Su bs ti tu tions t0 an O f t he wor k ma teria ls Or @ UI men t ma IIO t be ma de Wl t�'IOU t ROOT BALL-PLANT 2"HIGHER THAN :;��I�i„�N+iV� RELLENAR SEGUN TAMPING. '� OF EXPANDED SHALE 8 COMPOST y ' ' a P y � O � �',i�'�;��j�' INDICACIONES DEJAR 6"DE TIERRA PREPARADA BAJO LA MINIMO REVOLVER O TRILLAR TODAS LAS FIRST ROW/ PRIMERA LINEA FWISHEDGRADE;REMOVEBURLAPAND ....I�� „MY:;�� NOTE:DIGONECONTINUOUSHOLEFOREACHSHRUBMASSING. BOLADERAIZ;COMPACTARLAUSANDO CAMASA4"DEPROFUNDIDADCONABONOO permission of the Landscape Architect. Z � � M � � EXISTING SUBGRADE TEST EACH HOLE FOR PERCOLATION RATE BEFORE INSTALLING � HARD SURFACE /�1 WIRE 1/3 THE DEPTH OF THE ROOT BALL AGUAYCOMPACTADORDEMANO ENMIENDASSEGUNESPECIFICACIONES � � SUBSUELO EXISTENTE O BACKFILL&PLANT MATERIAL. NOTIFY OWNER OF RESULTS OR LAWN ^ W BOLADELARAIZ-DEBEQUEDAR2° �, BEFORECONTINUINGWORK. `t. LGC��SCGpP. contractor and/or irrigation contractor shall verify existing conditions � � U � NATURAL , EXISTING SOIL SUPERFICIEDURAOCESPED T MASALTAQUESELNIVELFINAL, 2XDIAMETEROFROOTBALL NOTA:HAGAUNPOZPCONTINUOPARACADAARBUSTOOPLANTA. SUELOOTIERRAEXISTENTE On site. Any problems or discrepancies from the plans OI" specifications should be � � .� V, REMUEVA LA LONA 1/3 2 VECES EL DIAMETRO DE LA COMPRUEBE EL RANGO DE TRANSMINACION ANTES DE RELLENAR Y {. ' BOLADERAIZ PLANTARELMATERIAL. NOTIFIQUEALPROPEIRTARIODELOS TYPICAL GROUNDCOVER PLANTING . {::. �::;•�::.. reported lO the Landscape Architect. � RESULTADOS ANTES DE SEGUIR TRABAJANDO. +t;�w�^J'� �{�•:" � � B&B OR CONTAINER TRANSPLANTED TREE/ BOLA DE RAIZ CON ARPILLERA O LONA O EN SU CONTENEDOR (TRIAN G U LAR S PAC I N G) � • �:� � v! SHRUB BED PREPARATION & SHRUB PLANTING/ TIP/CA PLANTACEAN DE CUBIERTA DE TERRENO, .� � � . " �, ' 5. Landscape contractor shall comply with all applicable federal.state.county, and local � � TREE PLANTING DETAIL PREPARACION PARA CAMA DE PLANTAS YPLANTAC/ON �� (� � regulations governing landscape materials and work. ARBOL TRANSPLANTADO 2 DE ARBUSTOS O PLANTAS s (ESPACIAMINETO TRIANGULAR) � V � � �$ NOSCALE/ NOESCALA �a NOSCALE/SINESCALA �$ NOSCALE/SINESCALA 6. Plant material shall conform to local nursery and industry standards. All plant material � � N will have good structure and shape when planted and be free from pests or damage. � .� U � All trees will have a strong, well developed, uncut central leader. Any branches broken � i � in handling and planting will be removed using proper pruning techniques. � � O � _ 7. Landscape contractor will restore disturbed finish grades to original condition. � '� � � 8. Landsape contractor will confirm operation and coverage of new irrigation system in Q REINFORCEDRUBBER all planting areas. HOSE AT TRUNK REINFORCED RUBBER /� HOSE AT TRUNK MANGUERA DE PLASTICO MANGUERA DE PLASTICO • Wa rra n ty � ENELTRONCO ENELTRONCO ' g. LdC1C�SCCIp@ contractor C1SSU1"Yl@S Cl�� liability and replacement requirements Of materials 14GA.WIRETWISTED; `- 14GA.WIRETWISTED; ' • that are damaged, stolen, Or misplaced 011 the �Ob SIt2 prior t0 acceptance Of work. � OR CINCH TIE � ,, OR CINCH TIE � ALAMBRE CALIBRE 14 � ` .. ALAMBRE CALIBRE 14 � RETORCIDO � „ � e RETORCIDO . 10. All plants will be warranted for a period of one (1 ) year from the date of final accepatance. OSINCHOESTIRADO OSINCHOESTIRADO Owner will be res onsible for ro er maintenance of lants after final acce tance. TIGHTENING STICK OR J " e Q TIGHTENING STICK OR ' � w � p p p p p TURNBUCKLE � • w= � Durin warrant eriod dead and unsi htl lant material will be removed immediatel Onl one W � TURNBUCKLE • ' ', �� ,, 9 y p , 9 y p y• y ESTACAPARAAPRETARO �� ESTACAPARAAPRETARO ' �X Q o � .. � replacement per plant will be done. If the time of year or weather is not conducive to Date: 11-18-15 VARILLA GIRATORIA �`D Q O � VARILLA GIRATORIA � ' O Q � m O �s>2��X2��woo�oR o Q � � o • �� w Q � ,_o% � � planting, the plant will be replaced when conditions are suitable. Warranty excludes Scale: NTS METALSTAKESAT �� w Q � • =O � � k . � � dama ges caused b y vandalism, freeze, drou ght, insect infestation, or other acts of God. 120 DEGREES AROUND TREE �� ,z.,O � W Q N I E T A L 3TOOD OR • ' N~ N O g .• J a , P r o j e c t N o.: N N 0 g 1 2 0 D E G R E E S A R O U N D T R E E • S p2CIQI e qui pment re quired fOr re placement plants C'�U2 t0 QCC2SS problems are 110t t0 be included (3)B A R R O T E S 2�x 2"O . � ::• (3)BARROTES2�x2�o in the basic project costs. This is a negotiated item at the time of replacement only. Drawn by: SO ESTACAS ESTACAS � DE METAL A 120 GRADOS 2'x2' METAL STAKES CONSTRUCTI❑N FENCING� DE METAL A 120 GRADOS A roved: ALREDEDORDELARBOL ALREDEDORDELARBOL 6'-0' M N MUM ❑UTSIDE ❑F DRIPLINE � CH INRLINKNGE VINYL ❑R SOII Preparation pp 11 . Plantin areas should be backfilled with 75% existin soil and 25% soil amendments. Revised: 9 9 ' '� Soil amendments will be 50� organic compost and 50� expanded shale. B&B OR CONTAINER TRANSPLANTED TREE 12. All lantin areas will be raked to final rade and li htl com acted b waterin � �� P 9 9 9 Y P Y 9• ARBOL TRANSPLANTADO EN SU CONTENEDOR O MECHANICALTRANSPLANTED TREE AREA INSIDE CONSTRUCTIDN Lawn areas should be raked again and rolled before installing seed/sod. BOLA DE RAIZ CONARPILLERA O LONA ARBOL TRANSPLANTADO DE MAQU/NAL ORNHAVE ANY ACTIVIBTY occuRBiE. 13. Landscape contractor shall insure that the proper drainage exists in all planting areas. GRADING, STAGING OF MATERIALS, PARKING, ETC. THESE PLANS ARE ISSUED FOR 4 STAKING DETAILS/DETALLE PARA ESTACANDO 5 TREE PR❑TECTI❑N DETAIL Plantings „ PRELIMINARYREVIEWANDARE �$ N❑ SCALE 14. Where possible on site, tree pits will be dug a minimum of 12 wider but no deeper than the NOTFORCONSTRUCTION. FINAL �$ NO SCALE/ SIN ESCALA PLANS WILL BE SIGNED&SEALED. root ball of the tree to be planted per detail. Install tree ring and mulch with 3" of shredded hardwood bark mulch in lawn areas. Mulch will be kept 3" away from the tree trunk. 15. Loosen and fine rake areas to break up lumps and produce a smooth, even gradient I rri g a t i o n N ote s a n d S p e c i f i c a t i o n s free of unsightly variations, ridges, or depressions. Ponding of water in finished areas will not be permitted. Remove from site all stones, rock, and debris one (1 ) inch or larger. Final grading is subject to critical owner review only after repeated watering or rains to insure • Contractor shall provide an irrigation plan showing locations, equipment, and piping with sizes settlement has not adversely affected drainage patterns. and hydraulic calculations. The maximum flow velocity for all pipe in the system is 5 feet/second. 16. Shrub plantings will be installed as shown on the planting plan and detail. Verify planting areas • Comply with all requirements of utility supplying water for backflow prevention and have been provided as indicated on the plan. Remove all surface rock or debris deposited by backsiphonage. previous work operations or excavations performed to create bed. Beds will be mulched with • Comply with all requirements of the State of Texas for irrigation systems. 2" of shredded hardwood mulch. • Verify the static pressure of the supply piping is the same as the design pressure listed on the 17. All plant material will be deep watered upon planting and soil tamped around root ball drawing. to remove any air pockets. • Provide installation of the approved irrigation plan per the following guidelines: �awn Installation �� Install pipe in accordance with manufacturer's instructions. 18. All areas not shown to have shrub plantings will have common bermudagrass seed installed. � �� All 3-inch and 4-inch pipe shall be trenched into place. Circuit piping and 2-inch and Soil will be tilled to 2" deep, raked level, have any rocks, sticks, or debris over 1 " diameter removed, smaller pressure piping may be installed by trenching or using a vibratory plow. and rolled lightly. Area will be watered thoroughly and kept consistently moist until seed germinates. Q � �� Thrust blocks and gasketed fittings are required for all piping 3 inch and larger. Clean—up Q r� —� Copper Tube: Type L water tube, annealed and drawn tempers, with plain ends. 19. Remove all debris generated by work operations from the site daily. � -� Polyvinyl Chloride (PVC) Plastic Pipe will be Schedule 40 or SDR21 , Class 200. � . � � Flexible Polyethylene (PE) Pipe may only be used for pipe sizes 1 '/4" and smaller. 20. All paved areas will be cleaned daily by washing and sweeping. Remove tire markings � �� Provide 18 inches cover over top of buried pressure piping; 12 inches cover over and o�l drips from all surfaces. � � circuit piping; and 24 inches cover over sleeves. � Install any piping under sidewalks and paving in sleeves. 22. All planting areas will be in a raked level condition, free of debris and paved surfaces will be � � �� in a broom clean condition ready for final acceptance by owner. _ � �� Flush dirt and debris from piping before installing sprinklers and other devices. z � Install other equipment per included details. � �� All equipment shall match existing unless otherwise approved by Owner. � � �� All wire shall be Type UF, No. 14 AWG minimum, solid copper conductor, insulated �--� � cable. w � � -� All wire splices shall be in water tight direct bury spice kits, located in a round 10" � .�.r � valve box. � �_� The top six (6) inches of trench backfill shall be topsoil with all rocks, sod, and sticks Q -I--+ removed. Dress all areas to surrounding finish grades. J � (n �=� Remove waste material, resulting from Contractor's operations and activities, daily � � from site. • Protect the public, visitors, workers, adjacent properties, surFaces, and surrounding areas to � (n preclude harm during work of this project. � ' \ • Protect unfinished work when stopping for the day. / • Perform operational testing after installation is completed, backfill is in place, and sprinklers � are adjusted to final position. Q Sheet No. PRIMROSE PD DETAIL SHEET — GENERAL NOTES TOWN OF WESTLAKE GENERAL NOTES TROPHY CLUB N o � J ��O O _w`� J 1. THESE NOTES APPLY TO ALL SHEETS IN THIS PLAN SET. 1. THE APPLICABLE STANDARDS AND SPECIFICATIONS, THE CURRENT VERSION OF THE "STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION" �� c�� 0� G�v �BOB JAMES PUBLISHED BY N.C.T.C.O.G. AND THE TOWN OF WESTLAKE ENGINEERING STANDARDS SHALL APPLY. IN THE EVENT OF A CONFLICT, TOWN OF WESTLAKE ��`'� Medlin MEqO�� `' �� 2. CONTRACTOR IS RESPONSIBLE FOR, AND MUST OBTAIN PRIOR TO CONSTRUCTION, ALL NECESSARY CONSTRUCTION PERMITS REQUIRED BY THE LOCAL STANDARDS SHALL GOVERN. THE CONTRACTOR SHALL FOLLOW ALL APPLICABLE TCEQ, A.W.W.A., AND A.S.T.M. REGULATIONS. �5�,� Cemeter�y Golf �"r Y ,, � MUNICIPALITY. CONTRACTOR MUST HAVE A COPY OF THE LOCAL MUNICIPALITY'S STANDARD CONSTRUCTION DETAILS ON SITE.. ��R�NSE'( YG�J � FA/ CourseSEMINOLE 9-� _ _ - 2. ALL MATERIALS AND WORKMANSHIP SHALL BE SUBJECT TO INSPECTION BY THE TOWN OF WESTLAKE. THE TOWN RESERVES THE RIGHT TO ACCEPT OR 5 ��PH �'�,2°9 .P �i��Y �_ = o � 3. EXISTING UTILITY LOCATIONS SHOWN ARE TAKEN FROM AVAILABLE RECORDS PROVIDED BY THE UTILITY OWNER AND FIELD LOCATIONS OF SURFACE REJECT MATERIAL OR WORKMANSHIP THAT DOES NOT CONFORM TO THE STANDARDS AND SPECIFICATION OF THE TOWN. `�<" oo �'oo F FRESHMEAD�`N wW Z N Q APPURTENANCES. LOCATIONS SHOWN ARE GENERALLY SCHEMATIC IN NATURE AND MAY NOT ACCURATELY REFLECT THE SIZE AND LOCATION OF EACH 114 �' s G�' v�� 4?� �N�RNESS a x I v' W PARTICULAR UTILITY. SOME UTILITY LINES MAY NOT BE SHOWN. CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ACTUAL FIELD LOCATION AND 3. ALL DISTURBED AREAS OFF-SITE SHALL BE SEEDED OR SODDED AS SHOWN ON THE CONSTRUCTION PLANS. PROTECTION OF EXISTING FACILITIES WHETHER SHOWN OR NOT. CONTRACTOR SHALL ALSO ASSUME RESPONSIBILITY FOR REPAIRS TO EXISTING \ � ��``z"�� z � Q Brown & Gay Engineers, IIIC. FACILITIES, WHETHER SHOWN OR NOT, DAMAGED BY CONTRACTOR°S ACTIVITIES. DIFFERENCES IN HORIZONTAL OR VERTICAL LOCATION OF EXISTING 4. THE CONTRACTOR SHALL HAVE ONE (1) APPROVED SET OF CONSTRUCTION PLANS ON THE JOB SITE DURING CONSTRUCTION. � � = 2595 Dallas Parkwa Suite 204 UTILITIES SHALL NOT BE A BASIS FOR ADDITIONAL EXPENSE. WESTLAKE � � INVERNE � y, 5. THE CONTRACTOR SHALL NOTIFY THE TOWN OF WESTLAKE AT LEAST FORTY-EIGHT (48) HOURS PRIOR TO COMMENCING CONSTRUCTION. N � Frisco, TX 75034 4. ANY CONTRACTOR / SUBCONTRACTOR PERFORMING WORK ON THIS PROJECT SHALL FAMILIARIZE HIMSELF WITH THE SITE AND SHALL BE SOLELY � RESPONSIBLE FOR ANY DAMAGE TO EXISTING FACILITIES RESULTING DIRECTLY OR INDIRECTLY FROM HIS OPERATIONS. SAID EXISTING IMPROVEMENTS 6. ALL PAVING AND UTILITIES SHALL BE CONSTRUCTED AND TESTED IN ACCORDANCE WITH THE TOWN OF WESTLAKE SPECIFICATIONS. �-�. Tel: 972-464-4800 • www.browngay.com SHALL INCLUDE BUT NOT BE LIMITED TO BERMS, DITCHES, FENCES, AND PLANTS. ANY REMOVAL OR DAMAGE TO EXISTING IMPROVEMENTS SHALL BE �� '� TBPE Registration No. F-1046 REPLACED OR REPAIRED BY THE CONTRACTOR AT HIS EXPENSE AND SHALL BE APPROVED BY THE TOWN OF WESTLAKE. 7. AN ENGINEERED TRENCH SAFETY PLAN IS REQUIRED WHEN THE TRENCH DEPTH EXCEEDS 5�. K�NG Contact: Will Janney 5. THE CONTRACTOR SHALL MAINTAIN ADEQUATE SITE DRAINAGE DURING ALL PHASES OF CONSTRUCTION. THE CONTRACTOR SHALL USE SILT FENCES (OR 8. BASED ON OUR UNDERSTANDING AND THE INFORMATION PROVIDED BY THE TOWN, THE WATER AND SANITARY SEWER LINES COMPLY WITH THE WATER 114 Tel: 972-464-4835 OTHER METHODS APPROVED BY THE ENGINEER AND TOWN) AS REQUIRED TO PREVENT SILT AND CONSTRUCTION DEBRIS FROM FLOWING ONTO ADJACENT AND SANITARY SEWER MASTER PLANS FOR THE TOWN OF WESTLAKE. � �� Copyright 2015 PROPERTIES. CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE FEDERAL, STATE, OR LOCAL EROSION CONSERVATION, AND SILTATION ORDINANCES. � e�-�O CONTRACTOR SHALL REMOVE ALL TEMPORARY EROSION CONTROL DEVICES UPON COMPLETION OF PERMANENT DRAINAGE FACILITIES AND THE WATER NOTES: a SOLqNq ESTABLISHMENT OF A STAND OF GRASS OR OTHER GROWTH TO PREVENT EROSION. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING PERMITS AND � �r APPROVALS BEFORE CONSTRUCTION BEGINS. 0<°� 1. CONTRACTOR SHALL PURCHASE A COPIE(S) OF THE TOWN OF WESTLAKE ENGINEERING STANDARDS, LATEST EDITION, AND FOLLOW SAID STANDARDS DOVE ROAD o,`'�`s 6. IT IS THE CONTRACTOR'S RESPONSIBILITY TO MAINTAIN NEAT AND ACCURATE CONSTRUCTION RECORD PLANS. A COPY OF THESE RECORD PLANS ARE DURING CONSTRUCTION. o �'�-r,� TO BE SUBMITTED TO THE ENGINEER UPON COMPLETION OF CONSTRUCTION. = y''`� 2. ALL WATER LINES, FITTINGS, AND APPURTENANCES SHALL BE IN ACCORDANCE WITH THE TOWN OF WESTLAKE ENGINEERING STANDARDS, LATEST �ooa � 7. CONTRACTOR SHALL USE ALL NECESSARY SAFETY PRECAUTIONS TO AVOID CONTACT WITH OVERHEAD AND UNDERGROUND POWER LINES. THE EDITION. ALL WATER SERVICE CONNECTIONS TO BE FORD COMPRESSION FITTINGS. ALL BENDS TO HAVE RETAINER FITTINGS (MEGA-LUG�. USE DOMESTIC `�`t� a CONTRACTOR SHALL REVIEW AND VERIFY ALL DIMENSIONS SHOWN ON THE PLANS AND ALL FIELD CONDITIONS THAT MAY AFFECT CONSTRUCTION. DUCTILE IRON FITTINGS ONLY. `� 8. SHOULD DISCREPANCIES OCCUR, THE CONTRACTOR SHALL NOTIFY THE ENGINEER TO OBTAIN THE ENGINEER'S CLARIFICATION BEFORE COMMENCING WITH 3. ALL FIRE HYDRANTS SHALL HAVE ONE (1) HYDRA-STORZ CONNECTION AND TWO (2) 2.5" HOSE NOZZLES, SHALL HAVE A MINIMUM MAIN BARREL VICINITY MAP � THE CONSTRUCTION. VALVE OPENING OF 5.25", AND SHALL BE PLACED ON MAINS OF NOT LESS THAN 6" IN DIAMETER. ALL FIRE HYDRANTS ARE TO BE PAINTED PER (NOT TO SCALE) ��/ELC��R ARTICLE IV, SECTION 2.H.5 OF THE TOWN OF WESTLAKE ENGINEERING STANDARDS AND AGREED TO BY THE TOWN. CENTURION AMERICAN 9. CONTRACTOR TO DISPOSE OF ALL EXCESS EXCAVATION MATERIALS AS DIRECTED BY THE OWNER. 4. UTILITY CONTRACTOR SHALL PLACE APPROPRIATE LOCATION MARKS ON THE CURBS PER THE TOWN OF WESTLAKE ENGINEERING STANDARDS. 1800 Valley View Lane, Suite 300 10. THE CONTRACTOR SHALL TAKE ALL AVAILABLE PRECAUTIONS TO CONTROL DUST. CONTRACTOR SHALL CONTROL DUST BY SPRINKLING WATER, OR BY OTHER MEANS APPROVED BY THE TOWN AND ENGINEER, AT NO ADDITIONAL COST TO THE OWNER. 5. ALL WATER MAINS SHALL BE PVC AWWA-C900, DR18, CLASS 150 UNLESS NOTED OTHERWISE. Farmers Branch, TX 75234 Contact: Michael Beaty 11. ALL EXCAVATING IS UNCLASSIFIED AND SHALL INCLUDE ALL MATERIALS ENCOUNTERED. UNUSABLE EXCAVATED MATERIAL AND ALL WASTE RESULTING 6. TOP OF WATER MAIN SHALL BE A MINIMUM OF 48" BELOW THE TOP OF CURB OR 48" BELOW FINISHED GRADE. METALLIC DETECTOR TAPE WILL BE Te1: 214-287-9009 FROM SITE CLEARING AND GRUBBING SHALL BE DISPOSED OF OFF SITE BY THE CONTRACTOR AT HIS EXPENSE. USED. VALVES TO BE EXTENDED TO WITHIN 1 OF GROUND IF MORE THAN 48 . 12. THE CONTRACTOR SHALL PROVIDE ALL NECESSARY ENGINEERING AND SURVEYING FOR LINE AND GRADE CONTROL POINTS RELATED TO EARTHWORK. 7, FIRE HYDRANTS SHALL BE LOCATED 6' BEHIND THE BACK OF CURB (MIN). 13. THE CONTRACTOR SHALL SALVAGE AND PROTECT ALL EXISTING POWER POLES, SIGNS, MANHOLES, TELEPHONE RISERS, WATER VALVES, ETC. DURING g, CONTRACTOR SHALL CLEAN THE WATER MAIN BY INSERTION OF "POLY PIGS" AT DESIGNATED LOCATIONS. COST FOR "POLY PIG" CLEANING WILL BE THE � r 1��1 '� � A L L C O N S T R U C T I O N P H A S E S. RESPONSIBILITY OF THE CONTRACTOR. E"q'"`�""� • �`"'w��"'�"t ' C""'t�"`r'�" 14. BACKFILL SHALL BE FREE FLOWING, FREE OF ROCKS AND LARGE CLODS. BACKFILL SHALL BE PLACED IN 6 TO 9 INCH LIFTS AT OR ABOVE OPTIMUM g, ALL DOMESTIC WATER SERVICES SHALL BE 2" CLASS 200 POLYETHYLENE. - MOISTURE AND MECHANICALLY COMPACTED TO 95 PERCENT STANDARD PROCTOR FOR ALL UTILITIES. 15. ALL PROPOSED GRADING WHERE ANY BUILDINGS MAY POTENTIALLY BE CONSTRUCTED SHALL BE AT OR ABOVE OPTIMUM MOISTURE AND MECHANICALLY 10. CORPORATION STOPS SHALL BE FULL OPEN PRIOR TO BACKFILL. COMPACTED TO 95 PERCENT STANDARD PROCTOR. ALL OTHER GRADING SHALL BE AT OR ABOVE OPTIMUM MOISTURE AND MECHANICALLY COMPACTED w � TO 90 PERCENT STANDARD PROCTOR. CONTRACTOR WILL HAVE TO COORDINATE WITH THE UTILITY COMPANIES FOR ANY REQUIRED UTILITY 11. CURB STOPS SHALL BE TESTED FOR FULL FLOW WHEN THE SYSTEM IS PRESSURE TESTED. � w Q ADJUSTMENTS AND / OR RELOCATIONS. 12. METER BOXES SHALL BE FURNISHED BY THE CONTRACTOR AND LOCATED 6' BEHIND THE CURB. Q vJ Q W 16. EROSION CONTROL DEVICES AS SHOWN ON THE GRADING AND EROSION CONTROL PLANS FOR THE PROJECT SHALL BE INSTALLED PRIOR TO THE START 13. WATER MAINS TO BE LOCATED PER THE PLANS. U � � ,= OF LAND DISTURBING ACTIVITIES ON THE PROJECT. � � � z 17. ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED IN ACCORDANCE WITH THE APPROVED PLANS AND SPECIFICATIONS FOR THE PROJECT. CHANGES 14. METER BOXES SHALL BE ADJUSTED TO FINISH GRADE AFTER PAVING CONTRACTOR COMPLETES THE BACKFILL OF CURB. ARE TO BE APPROVED BEFORE CONSTRUCTION BY THE DESIGN ENGINEER AND THE TOWN OF WESTLAKE. 15. EXTEND SAMPLING POINT 2' ABOVE EXISTING GRADE AND END WITH A 1" CURB STOP. SAMPLING POINTS WILL BE DETERMINED BY THE CONSTRUCTION � � � � 18. IF THE EROSION CONTROL PLAN AS APPROVED CANNOT CONTROL EROSION AND OFF-SITE SEDIMENTATION FROM THE PROJECT, THE EROSION CONTROL �NSPECTOR. ❑VERALL LEGEND Z � 7 w O PLAN WILL BE REQUIRED TO BE REVISED AND / OR ADDITIONAL EROSION CONTROL DEVICES WILL BE REQUIRED ON-SITE. 16. PIPE SHALL BE TESTED AT 150 PSI FOR FOUR (4) HOURS. � � L � F- 19. IF OFF-SITE BORROW OR SPOILS SITES ARE USED IN CONJUNCTION WITH THIS PROJECT, THIS INFORMATION SHALL BE DISCLOSED AND SHOWN ON THE FH� PROPOSED FIRE HYDRANT J � U Z 17. CHLORINATE WATER LINES AT 500 PPM FOR FORTY-EIGHT (48) HOURS. CHLORINATION IS ACCEPTABLE DURING THE PRESSURE TEST. � � Q Q EROSION CONTROL PLAN. OFFSITE BORROW AND SPOILS AREAS ARE CONSIDERED PART OF THE PROJECT SITE AND THEREFORE SHALL COMPLY WITH w � � THE TOWN OF WESTLAKE EROSION CONTROL REQUIREMENTS. THESE AREAS SHALL BE STABILIZED WITH PERMANENT GROUND COVER PRIOR TO FINAL 18. FLUSHING AND CHLORINATION SHALL BE COORDINATED WITH THE CONSTRUCTION INSPECTOR. SSMH z O � APPROVAL OF THE PROJECT. � MANHOLED SANITARY � � � � Q 20. THE CONTRACTOR SHALL ABIDE BY ALL APPLICABLE FEDERAL, STATE, AND LOCAL LAWS GOVERNING EXCAVATION. THE CONTRACTOR SHALL PROVIDE 19. ALL TAPS ON EXISTING MAINS SHALL BE WET TAPS. NO SIZE-ON-SIZE TAPS ALLOWED. U - � Q N � DETAILED PLANS AND SPECIFICATIONS FOR TRENCH SAFETY SYSTEMS THAT COMPLY WITH APPLICABLE LAWS GOVERNING EXCAVATION. THESE PLANS 20. EXISTING VALVES SHALL BE OPERATED BY CITY PERSONNEL ONLY. ONCE THE NEW WATER LINE IS ACTIVATED AND PASSES BACTERIOLOGICAL TESTING, PROPOSED STORM INLET � � U J Ur W SHALL BE SEALED BY AN ENGINEER EXPERIENCED IN THE DESIGN OF TRENCH SAFETY SYSTEMS AND LICENSED BY THE STATE OF TEXAS. SUBMIT PLAN THE VALVES MAY BE OPERATED BY CITY PERSONNEL ONLY. w Z Y TO THE OWNER PRIOR TO COMMENCING WORK. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR ALL ASPECTS OF WORK RELATED TO Q-O PROPOSED STREET LIGHT � � O �^ W Q EXCAVATION. Q J vJ � SANITARY SEWER NOTES: - EXISTING TRANSFORMER M m � 21. THE CONTRACTOR SHALL COORDINATE OPERATION OF ALL EXISTING VALVES WITH THE TOWN OF WESTLAKE. THE CONTRACTOR SHALL BE SOLELY � z w W � W RESPONSIBLE FOR SITE TRENCH SAFETY DURING ALL PHASES OF CONSTRUCTION. 1. CONTRACTOR SHALL PURCHASE A COPY OF THE TOWN OF WESTLAKE ENGINEERING STANDARDS, LATEST EDITION, AND FOLLOW SAID STANDARDS DURING - EXISTING STREET LIGHT � � N � > CONSTRUCTION. � 22. THE CONTRACTOR SHALL VERIFY AND COORDINATE ALL DIMENSIONS SHOWN INCLUDING THE HORIZONTAL AND VERTICAL LOCATION OF GRATE INLETS EXISTING GAS METER O � AND ALL UTILITIES CROSSING THE STORM SEWER. 2. ALL SANITARY SEWER LINES, FITTINGS, AND APPURTENANCES SHALL BE IN ACCORDANCE WITH THE TOWN OF WESTLAKE ENGINEERING STANDARDS, � � � � Q LATEST EDITION. z 23. THE SITE UTILITY CONTRACTOR SHALL PROVIDE ALL MATERIALS AND APPURTENANCES NECESSARY FOR COMPLETE INSTALLATION OF THE STORM SEWER. EXISTING ELECTRIC MANHOLE Z � � THE TOWN OF WESTLAKE SHALL INSPECT ALL PUBLIC IMPROVEMENTS. 3. THE SANITARY SEWER SERVICE LINE SHALL BE EXTENDED A MINIMUM OF 6 FEET PAST THE PROPERTY LINE. w - O � � _° EXISTING SIGN U � -J O � 24. THE CONTRACTOR'S BID PRICE SHALL INCLUDE ALL INSPECTION FEES. AS AN ALTERNATE, THE OWNER RESERVES THE RIGHT TO PAY THE INSPECTION 4. SERVICE LINES SHALL BE 4" PVC AND SHALL BE PLUGGED AND PRESSURE TESTED WITH THE MAIN LINE. � � � FEES DIRECTLY TO THE TOWN. CONSTRUCTION STAKING TO BE PROVIDED BY THE CONTRACTOR, UNLESS OTHERWISE AGREED TO BY THE OWNER. �' EXISTING FIRE HYDRANT N 5. SERVICE LINES ARE TO BE LOCATED AT THE DOWNHILL SIDE OF THE LOT. `� 25. THESE PLANS DO NOT EXTEND TO OR INCLUDE DESIGN OR SYSTEMS PERTAINING TO THE SAFETY OF THE CONSTRUCTION CONTRACTOR IS ITS THESE PLANS ARE ISSUED FOR � EMPLOYEES, AGENTS, OR REPRESENTATIVES IN THE PERFORMANCE OF THE WORK. THE SEAL OF HEREON DOES NOT EXTEND TO ANY SUCH SAFETY 6. THE TOP OF SEWER PIPE SHALL BE A MINIMUM OF 48" BELOW FINISHED GRADE. THE PURPOSE OF PRELIMINARY � SYSTEM THAT MAY NOW OR HEREAFTER BE INCORPORATED IN THESE PLANS. REVIEW AND ARE NOT INTENDED , 7. THE CONTRACTOR IS REQUIRED TO PULL A MANDREL THROUGH SEWER PIPE. FOR CONSTRUCTION. Z 26. SEEDING SHALL BE BROADCAST SEEDING IN ACCORDANCE WITH NCTCOG SPECIFICATIONS ITEM 3.10 "SEEDING". WHEN ISSUED IN � 8. A TV INSPECTION OF THE SANITARY SEWER LINES IS REQUIRED. FINAL FORM THEY WILL BE � 27. FERTILIZER SHALL BE IN ACCORDANCE WITH NCTCOG SPECIFICATIONS ITEM 3.11 "FERTILIZER". 9. THE SEWER PIPE WILL BE PRESSURE TESTED IN ACCORDANCE WITH TNRCC LOW PRESSURE AIR TEST (SECTION 317.2 (a)(4)(B)). REFER TO MANHOLE SEALED, SIGNED AND DATED. � 28. WATER, SEWER, & DUCT BANK WILL HAVE DETECTOR TAPE INSTALLED BETWEEN EMBEDMENT AND NATIVE BACKFILL. DETAIL FOR ADDITIONAL TESTING REQUIREMENTS. � RESPONSIBLE ENGINEER: a 10. ENGINEERED CASING IS REQUIRED WHEN CROSSING STREETS LARGER THAN COLLECTORS. BROWN & GAY ENGINEERS, INC. � 29. THE CONTRACTOR SHALL VERIFY THE LOCATION, SIZE, AND MATERIAL OF ALL UTILITIES AFFECTED BY CONSTRUCTION PRIOR TO BEGINNING TEXAS REGISTERED ENGINEERING o CONSTRUCTION. CONTRACTOR SHALL CONTACT AND COORDINATE WITH ALL AFFECTED UTILITIES 48 HOURS PRIOR TO CONSTRUCTION. DIG TESS 11. NO SERVICES ALLOWED ON CLEANOUT STACK. FIRM F-1046 Z 1-800-344-8377 WILLIAM R. JANNEY, P.E. Q 12. ELIMINATE DISCHARGE INTO THE EXISTING SEWER SYSTEM BY PLUGGING LINE AT CONNECTION. THE CONTRACTOR WILL BE BILLED FOR THE DISCHARGE TEXAS REGISTRATION N0. 108663 w 30. CONTRACTOR SHALL LOCATE AND ADJUST EXISTING UTILITY MANHOLE LIDS, CLEANOUTS, WATER VALVES AND OTHER SURFACE APPURTENANCES AS DURING CONSTRUCTION. NOVEMBER 23, 2015 w REQUIRED FOR NEW CONSTRUCTION. CONTRACTOR SHALL COORDINATE UTILITY ADJUSTMENTS WITH OTHER DISCIPLINES AND THE APPROPRIATE UTILITY N AGENCIES AND PROVIDE FOR ALL FEES FOR PERMITS, CONNECTIONS, INSPECTIONS, ETC. THESE ADJUSTMENTS SHALL BE CONSIDERED INCIDENTAL TO 13. UTILITY CONTRACTOR SHALL PLACE APPROPRIATE LOCATION MARKS ON THE CURBS PER THE TOWN OF WESTLAKE ENGINEERING STANDARDS, LATEST � �CAUTION !! �, THE CONSTRUCTION CONTRACT. EDITION. r Contractor to Verify exact location "j 31. THE CONTRACTOR SHALL PROTECT EXISTING PROPERTY MONUMENTATION AND PRIMARY CONTROL. ANY SUCH POINTS WHICH THE CONTRACTOR 14. PIPE MATERIAL FOR WASTE WATER LINES SHALL CONFORM TO THE NOTES SHOWN ON THIS DRAWING AND TO THE REQUIREMENTS OF THE PROJECT & Depth of Exist Facilities Prior to � BELIEVES WILL BE DESTROYED SHALL HAVE OFFSET POINTS ESTABLISHED BY THE CONTRACTOR PRIOR TO CONSTRUCTION. ANY MONUMENTATION any Construction Activities " DESTROYED BY THE CONTRACTOR SHALL BE REESTABLISHED AT HIS EXPENSE. SPECIFICATIONS. SANITARY SEWER LINE SHALL BE SDR-35 PVC IF DEPTH OF LINE IS 10' OR LESS AND SDR-26 IF DEPTH OF LINE IS GREATER THAN � 10'. EMBED SEWER PIPE IN ACCORDANCE WITH LOCAL MUNICIPALITY DESIGN STANDARDS. CAUTION !!! a 0 32. BARRICADING AND TRAFFIC CONTROL DURING CONSTRUCTION SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR AND SHALL CONFORM TO THE CONTACT: 1-800-DIG-TESS LATEST EDITION OF THE 'TEXAS MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES", PART VI IN PARTICULAR. TRAFFIC FLOW AND ACCESS SHALL BE 15. WATER AND WASTEWATER LINES SHALL BE LOCATED A MINIMUM OF 9'APART (CLEAR DISTANCE). WHEN SEPARATION CANNOT BE MAINTAINED, SANITARY 48 HOURS PRIOR TO CONSTRUCTION � MAINTAINED DURING ALL PHASES OF THE CONSTRUCTION. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING TRAFFIC SAFETY MEASURES FOR WORK SEWER SHALL EITHER BE ENCASED IN CONCRETE OR UPGRADED TO PRESSURE PIPE (MIN. SDR 26). � ON PROJECT. � STORM DRAIN NOTES: REVISIONS 0 33. ONSITE PLANAMETRIC AND TOPOGRAPHIC MAPPING TAKEN FROM DATA PROVIDED BY G&A CONSULTANTS CONFIRMED BY BROWN AND GAY ENGINEERS IN REV N0. DATE DESCRIPTION o JULY 2014.. 1. ALL CULVERT HEADWALLS AND INLETS TO HAVE STONE CLADDING. 0 � 34. ANY DAMAGES THAT MAY OCCUR TO REAL PROPERTY OR EXISTING IMPROVEMENTS SHALL BE RESTORED BY THE CONTRACTOR TO AT LEAST THE SAME 2. NO PRECAST CURB INLETS. o CONDITION THAT THE REAL PROPERTY OR EXISTING IMPROVEMENTS WERE IN PRIOR TO THE DAMAGES. THIS RESTORATION SHALL BE SUBJECT TO THE N OWNER'S APPROVAL; MOREOVER, THIS RESTORATION SHALL NOT BE A BASIS FOR ADDITIONAL COMPENSATION TO THE CONTRACTOR. RESTORATION 3. ALL MATERIALS AND WORKMANSHIP FOR STORM DRAIN CONSTRUCTION SHALL CONFORM TO THE NCTCOG STANDARD SPECIFICATIONS FOR PUBLIC WORKS � SHALL INCLUDE, BUT NOT BE LIMITED T0, REGRASSING, REVEGETATION, REPLACING FENCES, REPLACING TREES, ETC. CONSTRUCTION, LATEST EDITION, AND THE LOCAL MUNICIPALITY REQUIREMENTS. .` i 35. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR T0: 4. CONTRACTOR SHALL MAINTAIN DRAINAGE AT ALL TIMES DURING CONSTRUCTION. PONDING OF WATER WILL NOT BE ALLOWED. � � ai A. PREVENT ANY DAMAGE TO PRIVATE PROPERTY AND PROPERTY OWNER'S POLES, FENCES, SHRUBS, ETC. 5. STORM PIPE SHALL BE CLASS III REINFORCED CONCRETE PIPE (RCP) 18"AND ABOVE IN DIAMETER AND SDR-35 POLYVINYL CHLORIDE (PVC) PIPE OR N B. PROVIDE ACCESS TO ALL DRIVES DURING CONSTRUCTION. HIGH DENSITY POLYETHYLENE (HDPE) BELOW 18"IN DIAMETER. DRAWN BY: � C. PROTECT ALL UNDERGROUND UTILITIES TO REMAIN IN SERVICE. � D. NOTIFY ALL UTILITY COMPANIES AND VERIFY LOCATION OF ALL UTILITIES PRIOR TO START OF CONSTRUCTION. GRADING NOTES: � 1. THE CONTRACTOR SHALL ADMINISTER SPRINKLERS FOR DUST CONTROL, EARTHWORK OR BASE CONSTRUCTION AS REQUIRED OR AS DIRECTED BY THE CHECKED BY: Y 36. CONTRACTOR SHALL MAINTAIN UTILITY SERVICES AT ALL TIMES DURING CONSTRUCTION. ENGINEER IN ACCORDANCE WITH THE LOCAL MUNICIPALITY STANDARDS. 0 � 37. THE CONTRACTOR IS RESPONSIBLE FOR KEEPING SIDEWALKS ADJACENT TO THE PROJECT FREE OF MUD AND DEBRIS FROM THE CONSTRUCTION. DATE: � 2. FILL MATERIAL SHALL BE COMPACTED TO A MINIMUM 95 PERCENT OF MAXIMUM DRY DENSITY AS DETERMINED BY THE STANDARD PROCTOR TEST, ASTM � 38. THE CONTRACTOR SHALL REMOVE ALL SURPLUS MATERIAL FROM THE PROJECT AREA UNLESS INSTRUCTED DIFFERENTLY BY OWNER OR ENGINEER. THIS D 698. IN CONJUNCTION WITH THE COMPACTING OPERATION, FILL MATERIAL SHALL BE BROUGHT TO A MOISTURE CONTENT RANGING FROM +2 PERCENT � WORK SHALL BE SUBSIDIARY TO THE CONTRACT AND IS NOT A SEPARATE PAY ITEM. POINTS ABOVE OPTIMUM TO +6 PERCENTAGE POINTS ABOVE OPTIMUM +2 TO +6. PRO,IECT NUMBER: �° PAVING NOTES: � 39 MUNICIPA IRYCTOR SHALL BE RESPONSIBLE FOR ALL COORDINATION, INSPECTION, AND TESTING AS REQUIRED BY THE OWNER AND/OR THE LOCAL 1. CONTRACTOR'S WORK SHALL INCLUDE PAVEMENT REMOVAL AND DISPOSAL REQUIRED FOR NEW WALK, DRIVE, CURB, GUTTER AND OTHER PAVING Sh eet N O. U 0° ?o FEATURES. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COORDINATION, INSPECTION AND TESTING REQUIRED BY THE OWNER AND/OR THE LOCAL �� 40. ALL WORK IN THE CITY RIGHT-OF-WAY, PROPERTY AND EASEMENTS SHALL BE CONSIDERED PUBLIC. ALL OTHER WORK SHALL BE CONSIDERED PRIVATE. MUNICIPALITY. G E N E R A L N 0 TE S wi Z 2. PAVING SECTIONS SHALL BE SAWCUT IN 15' X 15' SQUARES. k w`� 3. PAVEMENT REMOVAL AND REPAIR SHALL CONFORM TO THE LOCAL MUNICIPALITY REQUIREMENTS. CONTRACTOR SHALL MAKE AN EFFORT TO PROJECT }o CONCRETE AND/OR ASPHALT EDGES. QQ �N 4. CONCRETE PAVING JOINTS SHALL BE CONSTRUCTED AS RECOMMENDED IN THE GEOTECHNICAL REPORT NOTED BELOW. �� z ° 5. S I T E P A V I N G A N D P A V E M E N T S U B G R A D E S H A L L B E P R E P A R E D I N A C C O R D A N C E W I T H T H E G E O T E C H N I C A L R E P O R T N 0. M S 1 5 3 4 9 0 R 2 P R E P A R E D B Y E W I � AND DATED SEPTEMBER, 2015 mo I e TROPHY CLUB o o � � � � �° o �� r �� CRE�� 0� �� c~—i BOB JAMES I � ��.`'� Medlin MEqO�� R�S�,S�� Cemete�0y Golf r Y J �� Course � J o � I ' c,uN TROPHY � FAIly�,q SEMINOLE -n � v C'��i �P VI�1q Y w= = o v� 1 I F`F9 p T,Q� cF FRESHMEADO`N ma m � Q I 114 G� ��Y rN = a � � x � s�G '�� NVERNESS W � � ��`�z"�� ? � a Brown & Gay Engineers, Inc. i � � � = 2595 Dallas Parkwa Suite 204 WESTLAKE � � INVERNE � y, I �� o Frisco, TX 75034 �� 1 � Tel: 972-464-4800 • www.browngay.com � �� TBPE Registration No. F-1046 KING Contact: Will Janney I � Tel: 972-464-4835 � �� ' � � 114 Copyright 2015 ' N �� a SOLANA � / i ,�O � `" ' /%'�' 30' �`°� DOVE ROAD ni�'S,� I REMOVE 75 LF EXISTING CURB � ,,�°� ,� o � , o �,9� INSTALL LONGITUDINAL BUTT JOINT� �`"° � o o = y''F / J , '� o o � v o od v�i / n � o ��t�'�� //�` � \ v n v o ° v o Q � � — P ° � / � / ��o � o � � � � o ° �� \ — _ � � , o� ° o ° o �� ° � o ` VICINITY MAP ' / � � G9 � � , , , ' � \ � o o ° ' o (NOT TO SCALE) �� o ° � p � � p V p o / ,� R3o' � � ° CENTURION AMERICAN f � s� � � � � c � D �o v � p n �% o ' � ' o o STRIPI.NG F°OR PARKING ` ° � 1800 Valley View Lane, Suite 300 � "' � � �� ° � ' oT0 B�,�C�LORED � ' � o Farmers Branch, TX 75234 i REMOVE 78 LF EXISTING CURB � / , INSTALL LONGITUDINAL BUTT JOINT �� ' � � ��o g'� °p PAVERS �TYP� o � ° � �� Contact: Michael Beaty � i' f� ,� ' \ , , � s 'v-�2 p � , ° � ° o� , � � Tel: 214-287-9009 � 6- ' � � �' � ../ �g , � � � , `� >, � � '� ,p o ° f / / � , o ° R 10' , ° �,,' o ° , � , o � � o � � � o� ��L�� o ,. � , / ° o ` p � o � o � � v \V o v ��' 'a � � e o � � op �� o � o� e O � p o � v \� ` �T5{�IP1QCf7ff� , �cve1�pmnnt • d4`�'1S:f'il{t�G'f1 �/ �� o � \ p V / D � � G / v � � o \ � v o o � c o �' �° �°v n � V C O � pp O 0 ��„!� n o o p e V p ° �V (��o / � �V \ � v � o � � i� \ c V V n 0 n^ o ^a V � � � o 0 o S �\ o v � \� �"K v \ W V l / o � � p � ° p �' n p V v � � / p �v �� o n � / � � ' � � � �� v � ^� ' \� �o �� o � � � 1 1 1 Q 1 � � � p o / Q �o / ' � �� ` o ° � � � a`�(' � Q W `� I ! � � p ° � o � \�� j`�19�0 o i � � �� / / � / p c \ p ` o� o�V � � D (' `' .. � � \ v �' o o V o ° � � V O � � v � � � o° ° ' '' � Q H � / � \ � � � ° Q o � ° � � �� o � � o � � � . �� o R1 �� , o , , � — � 5 � z � �� f�� ,� / � 1 � O � , �� ° o\ ' o , ° ��" Horizontal Scale: 1" 20' G � O o � � � Q � � o 0 0 , o � , o � Z n/ (n � � Q � �,'� f'' � / � o R5d � � � �� ° �� 0' 20' 40' Q � � �� o \� � ov � v \ D � z � � � ' ' o _ �o o � J L.L� v z � �ll / � � �� o � � ��'' � p ��\ ° °�,, ,o v EXISTING � Q Z O , o � o � Q � J / �� / / °o RETAINING WALL w � W d� � / v [ ff��11 ' °' -� Z / i\� ;%�` n �� 8 � p o � D � o � p� � o � OT � / �//� p o0 0 � � � � � � � V� � �/ � ff(Jf / / / ��IW� � p �� / O \D� � � ��J//J�' Q � O � / / � � O� f� � p O !a � � _ I W � � � �� Q� �� C� o � � � �e � �`� - W � � � Z Y � o v o ..;. ,. ...: ...: 1 2 0�0 S� o 0 0 � � ��s c6 Q �' O � w � / 9 ~f � \ � � , MAX � STUDENTSo �04 p° � ��, wHEE� sTOP � z W m W � � � � STA��e 17 �e � �5 __- - � � w o `— # _ �p �� N � � � FFE-669.00 0 � � O � , � iE � � � � � � / �� z ° � � Q z � o0 � / ° R30 � �� e U � —� O o � � , ; , , . 0 0- ~' _ / REMOVE 68 LF EXISTING CURB �� ° n INSTALL LONGITUDINAL BUTT JOINT `" � � � r��`' p , ov o �� THESE PLANS ARE ISSUED FOR N � �� , THE PURPOSE OF PRELIMINARY o � / � � o � � REVIEW AND ARE NOT INTENDED � i o N ;� � , / FOR CONSTRUCTION. o � / ' , �� ° , j � WHEN ISSUED IN � � p � o � , f � �, Z � � o � o � � FINAL FORM THEY WILL BE j' � � , SEALED, SIGNED AND DATED. � o R20"� � o ; � /., 3 �' � '' � / , o � o o R°34� '� �� RESPONSIBLE ENGINEER: ------ BROWN & GAY ENGINEERS, INC. \\ �/ � TEXAS REGISTERED ENGINEERING o ,'� i=% � � � � � P al \ /\ / � � // LS � � � `�D` '� G� % NOTES: WILLIAMIRR. JAN EY P.E. � / � �o g , � � ,� , `�° '�o° �v � ° , � � 1. ALL WESTLAKE ENTRADA INFRASTRUCTURE ASSUMED AS TEXAS REGISTRATION N0. 108663 � � G� o �; '� � , ° �� o � L3 � EXISTING FOR THIS PLAN SET NovEMBER 23, 2ois `� � � 2. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS > p \ p O ! � ' � ,p o p � p o � �,,° ` � R�'(TYPo) o ,� m � , � G-5 � �~ OTHERWISE NOTED !!CAUTION !! � , � o � � o � °' �� / � ' ° � , °� �' � , o ° � � Contractor to Verify exact location � j �' ° �' �' � o�o ° ' �� \ '' TBM1 — "❑'� Cut in median nose located � 700 feet southeast of intersection of Davis & Depth of Exist Facilities Prior to N �� '��2� , , �' ° � o �� 4 $ � �F�` / Blvd. and Dove Rood. Elev. 668.96 any Construction Activities a % / � � � o� ° o , � o \�"� o CAUTION !!! � �f o `' o � ° � TBM2 — "❑'� Cut in median nose at intersection of Davis Blvd. and Bull Way. CONTACT: 1-800—DIG—TESS ; � � � o�' � � � ' � �� L S ` i Elev. 679.58 48 HOURS PRIOR TO CONSTRUCTION i 1� � ° o o / �'�-�� , ° v , � , ° �" g , TBM3 — "❑'� Cut in median nose at intersection of Davis Blvd. and Bear Way. REVISIONS o / �V p o � / �� o � � D ,� o � o , , �,e° O � Elev. 683.26 REV N0. DATE DESCRIPTION i _��-- --�--_ o � , ° o � ,�'` /� � �/.•--''��j "'�`` �� p � o ��, � � � o ,° � / � � / / TBM4 — "❑'� Cut in median nose located �600 feet east of intersection of Davis Blvd. � / �� f�= ,�n , ,� � � � � Q and Dove Road. Elev. 648.47 o .�, J � � J� o 0 0 � �� FE=671 .00 �' '�-° ' � N f � C1 \ � ` � o ,� � � � o � � .� , o 0 � � � � ' \ LS °D � � � / � f v \ a��` / DRAWN BY: �; %� �� `� � � � �-` � PAVEMENT LEGEND ; / � ( � � / - '/ (SEE GEOTECHNICAL REPORT) CHECKED BY: � o � � % � \ GZ / r�-y�� , , CONCRETE PAVERS ABOVE 3/4" OF SAND DATE: � � � AND 5.5 3,600 PSI CONCRETE W/ #3 � BARS ON 18" O.C.E.W. ON 6" OF \ � \ / PROJECT NUMBER: � — LIME/CEMENT TREATED STABILIZED � \ SUBGRADE. SEE ARCH. PLANS FOR Z o � PAVERS TYPE AND LOCATI ON S h e e t N O. —U / �� \ 6.5" 3 600 PSI CONCRETE W 3 BARS P A V I N G P L A N � # w� f \ � � Ca? 18" �O.C.E.W. ON 6.5" OF z� z N \ LIME/CEMENT TREATED STABILIZED w , SUBGRADE. QQ \ \ z� � ° ° CONCO PAVEMENTAW 4'3 3BARS � I24" C� � ° `\ �\ � f �� # o� O.C.E.W ON 6 STABILIZED SUBGRADE m� e � � �; • � I � � \ � � � � f � - PH LUB � o � // // I;� I ' , � �-... _"\ � �.. --.-_-_ __' \ ` \ ` \ / � � �J � . 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Elev. 668.96 � _ � ° i i � � o � / ; —� � , , , � _ _ — .. n " / i- �� TBM2 — "❑" Cut in median nose at intersection of Davis Blvd. and Bull Wa � \ I � � A4 � /i � y' THESE PLANS ARE ISSUED FOR � \ / / � � _ � /66g o � / /� / � /� Elev. 679.58 THE PURPOSE OF PRELIMINARY ° // REVIEW AND ARE NOT INTENDED N / �/,�v '� I ! 0.37 3.� � / / TBM3 — "❑'� Cut in median nose at intersection of Davis Blvd. and Bear Way. FOR CONSTRUCTION. N �, � =.� �/� P� o � � Elev. 683.26 WHEN ISSUED IN , � � �% `' ° � � FINAL FORM THEY WILL BE Z / � � �,� � � 6r° / / / „ „ SEALED, SIGNED AND DATED. � � \ / � � \� Pp � / �� TBM4 — ❑ Cut in median nose located �600 feet east of intersection of Davis Blvd. � 3 � � � �� N � /� / \ p � , f � / / / � and Dove Road. Elev. 648.47 RESPONSIBLE ENGINEER: o � / ' ��-� ��"' BROWN & GAY ENGINEERS, INC. i � �;�` �� \ p �, � �� -� � �� TEXAS REGISTERED ENGINEERING � �„/ � i � /, I f. � — � _ �/ G �/ � � ,/ � � WILLIAMRR. JAN EY, P.E. o p � / p `'` � ' ,' � � ` / LEGEND TEXAS REGISTRATION N0. 108663 � " � � �� NOVEMBER 23, 2015 � � �/ ` '� o �� ; /i��/ !� _ ��- - - - - - - �� DRAINAGE AREA BOUNDARY � o � / ; ,� o � � � / � ! �CAU TION !! � o �, , � . N � ' ,1 / �� ` '____, _ — '� , � � / / �� EXISTING CONTOUR LINE Contractor to Verify exact location � � � / � � � � / � & Depth of Exist Facilities Prior to � �� ; _ � � � - � � / / any Construction Activities / � s5o PROPOSED CONTOUR LINE o � � � — � � � \ � � � i A � � � � _ _- � � � =� \ CAU TION !!! 6� PROPOSED SANITARY SEWER CONTACT: 1-800-DIG-TESS ' / � � - - - L - - - - - — — � �� - - - - ° / � A5 \ � � \ - 48 HOURS PRIOR TO CONSTRUCTION ` � ,,,� / � �� 'ss / � � � o ° f ? � � � � ` � -� REVISIONS � j A Q 0.17 1 .3 O P3 �DRAINAGE AREA NUMBER o � " ' O `' o /' REV N0. DATE DESCRIPTION o � � ' � � / �� \ `� �.�4 �.3 p ` � , � � r 3.51 32.5 �100—YR RUNOFF IN C.F.S. M� � - _ .� � Q' ;,� , � � o / _; 1 � � �o �� /� DRAINAGE AREA IN ACRES � � � � � �� / ♦ DRAINAGE FLOW DIRECTION N / . ,. . .. - .. O � i � \ �i / � � // � STORM DRAIN INLET �� / / � / oi _ / / \ _ � ��a� / // DRAWN BY: � � ` / p i — �� _ � ��_.��>�� r�� ``'� j/_ ! �—� � \ \ / \ � / � CHECKED BY: � � o � � � � � � ; / / \ � \ � \ \ `� DATE: _ \ � o _- ' \ - _ /i %�/ \ � _ \ \ ° � � � \ � � � � �i PROJECT NUMBER: c� \ o / , � �\ � � /� \ � -� - — -- � � � - _ � � ; � � � - _� � // � --- � Sh eet N o. Zo ; � \ \\ - \ \ ;J ; �� , � �� \ ��,i PROPOSED �F � / �� __=� DRAINAGE AREA `� � � � �/ . .. M A P Z , // � w � �0 � � \ z� , �� , C6 . , °% 'i � m� / ' / j �� / ��\ � _�� /C � J `` / �/ / % � / / / / ` � � � I \ \ (n O � � � � / / � I ' I �I ,� � �� \ g j� \ \ \ / �� 6 �O � �/ / � �,�,��o ��,�- F I I I / "6/ � � / // �� CRE 0 � �BOB JAMES / � / I . 669 � `\ 6,0� \ � � � /� , / �� ' ��5� Medlin MEAOOs� �, c��,� � � I I \ � I \ � \ � \ \ � / ��1 �j / � �� / � � � R�S�,,� � Cemete�0 Coulrse � a o = � � \ � I I I l I � �� \ � \ \ � � // // // � / /� / / 7 / � ��5 N`'�TROPHY G�'��pi �P ��qy w � � h / I I I \ � \ � V � FAl SEMINOLE �-n = / I I I / / � 6 \ � / c � � \ � � � / _ 668� � \6 9�� `� �/ � � // %6/�� ' 114 ��9 00° '��ti r FRESHMEADO`N wa Z � � � � � / I � � � \ � � � � � / S�G U' �u� �N�ERNESS °' X I W � � \ � I I � J � _ \ � � � � Gj ��O 'r° \ � � � � o,�� `� � � , ` / � I � � � _ _ � � � � � �j /�j i��,� �o``z � ? s � a Brown & Gay Engineers, Inc. / I / � � / 66�- _ - � � �/ // � WESTLAKE � � = 2595 Dallas Parkwa Suite 204 � \ J / I � � / / �� INVERNE � y� � ' / / / / � - -' // � o Frisco, TX 75034 , / I / / 6 � � - - - 666 -� 5 �/ � I cn // � I / �4� ,_ / - � Tel: 972-464-4800 • www.browngay.com I � � � / � � � � � �, �� KIN TBPE Registration No. F-1046 � � I / � � / � /` / � � �� Contact: Will Janney ' / � � � � � � l � �� 114 Tel: 972-464-4835 � / / / / / � � � 0 1 � Copyright 2015 / ' ' / / � � i N �� // / / / /� / Q SOLANA � / � �o`°� � / �` TC665.12 � / / // / � -�' 663.74 � / � O TC664.82 �r ��o � // I / / / / / ��,,.�-`' I DOVE ROAD J ni�'5,�9 � � � � � � / / � � � � / _ ��TF � 6� oa � / / / o, � � / 663.97 �.'� % �� .tµ'�° � � l � � � l � / � � I r� /� i TC665.97 � � i � . �� TC664.56 / � - ,� / / / / � / � �° f� , � ' I G664.23 �� VICINITY MAP � � l � l / � / Q� ;�� -- � � � � � � r 665 � -- -- -- �92g (NOT To sca�E) ��C��R � � � � o � � � � � -� - - -_ ___ � � CENTURION AMERICAN � / / / � / � � % TC666.06 --- 1800 Valle View Lane Suite 300 / I � /v � � / � / _ - � � ^ � ,, ' � J �0 665 � TC665.52 Farmers Branch, TX 75234 / / � TC665.29 ��,, , - TC665.92 ^ � � � � � � � � � � ��`� / _ , � � � TC665.55 � � ��Tea�214-287-9 09 tY � v � / � � � � � � � � � � 665 , � � � TC666.91� 666 � �, � � � � � � � ��`� �o �� BWf 66.�20 ° TC665.39 �� ('�'�I� � � � ' �� `� ��.J�� I i o _ �, � _ � /% / / / / / / � / � \� \ �nqinccr,nq , �cve1�pmnnt • ��:truti�cn / / / \/ , _ / / � o / / TW668 � y,r � TW668.97 PROP RETAINING � 667 �' / / / � . o o BW665.64 ! � \ ��81° � o WALL � � � - �� ' =�� ; � , / �_ TC667.82 TC668.10 , LL� (� � � � TW668.80 �6�, � �r � Q � � � � o 0 �� '' � � �/�,� � � BW668.80 ° � ��'� '�, �, ` � X � � � i � � � � � � BW668. 3� � TC665.90 � (f� � Q � � , � � , �D� r� / / , I ` TW668.97 TC668.59� O Q /� �'�/ / / � / / BW666.00 / / � � � \ TC666.38 ) � 66"1 - U LL Q � v � ,, � , I o o TC668.46 rn / - - Q / / ° cA Z � 5 � �� . f�{ ,� / / � ,/ / o � � �°�g � o ` � / / / Horizontal Scale: 1" = 20' � G � � 0 /� f/ � � ° O ; TC668.27 '� � � - � � O cy • / � � / / � PROP RETAINING \ \ / z � w (� � Q � ��' t'� � l WALL '66� � .�� TC666.20 � / 0' 20' 40' Q z � � � ff � / / , � / � / J � w Uz � - � � o� �� / � I . � o ,, � �' � / � � � Qa � z � ,� / / � � �o � ` , � � O}.J, / I I �- ,;� �TC668.54 0 � � � � � / , z � w � � � v /�� f,i / / I o �� , TC666.45 l � Q w � � Q _/ � � ° TC667.91 � � � / U � � � _� ,/ � � 1 _ � �� ` , _ `s Q N � ,f/ , / / I � � O� � � - - , i / � � U J � w �' � / ,�� / / � � � O �� i w p � z a _ _ _ / / � � / o ° ,/ _ i 2� o�o s� � � , � � � � � w J ' �,�` -- � � � TW668.3 � 66a � °�'� �/I A X �TU �E� T�o ��4 � � ° TC668.18� � � ��. Q � m H �� BW � � # S TA��e 1 % ° � � �-ress�.s5 � �° ��=- � ,, � W m W w � �- v , � � , , � � - C� �j � �. / �� `� /,�� / � FFE=669.00 p �� /� � .�-� � � ��- � O N � °/� � � % - �` � � � � � � O r� `� � � ' ^ z � Q z =�= O � � � 668.32 0� o o � �� \ - o � I / 66 �� ` �� / ��- LLJ � � f � � � _ � � � U � -� O � � � � �=��i � � � � a , i o , , , � � o x��: � , r � � / / i � � , ��{� � � THESE PLANS ARE ISSUED FOR � ' � �'°�� THE PURPOSE OF PRELIMINARY N � I � � /' 66g TC669.66 , o ° ��"° � �� \� REVIEW AND ARE NOT INTENDED o � � � � �� FOR CONSTRUCTION. �, /cv � 669.22 � � � � � �� i�� / �� WHEN ISSUED IN / i � / � `b ;%" NOTE: FINAL FORM THEY WILL BE � \ � / F,�// � , °6 / �-%^ / /� / ALL WESTLAKE ENTRADA INFRASTRUCTURE ASSUMED AS SEALED, SIGNED AND DATED. o \ \ � \ ` G�j�/ TC668.93 0 � �'� � i/ �/ � � p - � , �� = EXISTING FOR THIS PLAN SET. RESPONSIBLE ENGINEER: � / � �� -� �..�, :- a TC670.35 ` �,:�_= �'� ALL SPOTS TOP OF PAVEMENT UNLESS OTHERWISE NOTED. BROWN & GAY ENGINEERS, INC. Z �� \ \ , �/ i �, ., TEXAS REGISTERED ENGINEERING � �� /� ,__ ^ �= FIRM F-1048 � i ' � � �.- � ; / WILLIAM R. JANNEY, P.E. � � � J �` / ° / � � � / TEXAS REGISTRATION N0. 108663 ,� / , ,,�� _ � o i�: o � � � � � � � �ij �� „��''�� NOVEMBER 23, 2015 � � ,� o � �° � ,� �. 670 80� %r:" - _ - � � � � ___, ; �/ � TC668.93� � '�-� � � „ !!CAUTION !! y o p � , `� � o , �° � /� ! a � � TBM1 - ❑ Cut in median nose located N 700 feet southeast of intersection of Davis �y r %� " Blvd. and Dove Road. Elev. 668.96 Contractor to Verify exact location `i / _ __ _--- � ^C � �� & Depth of Exist Facilities Prior to i `� � TC670.08 �� any Construction Activities � ,' - � / � � ' \ �;x` � � � '� � TBM2 - "❑" Cut in median nose at intersection of Davis Blvd. and Bull Way. I I I / ,- �' TC670.40 rn ��' � a Ir ` � - _ -_ � TC668.75 J�` �- Elev. 679.58 CAUTION ... o r � - -- -- -- p cfl ��; � CONTACT: 1-800-DIG-TESS � ' � / TC670.30 /,r' � � „ ,� 48 HOURS PRIOR TO CONSTRUCTION 1, � � ��,, � ��. TBM3 - ❑ Cut in median nose at intersection of Davis Blvd. and Bear Way. � � �� o � 669.49 TC668.57 r�" ,� � �' Elev. 683.26 i ��, � � � � \�'92g- �✓, �� / �, � REVISIONS � � - - �� \`� , i r,�� f O \ TBM4 - "❑" Cut in median nose located N600 feet east of intersection of Davis Blvd. REV N0. DATE DESCRIPTION � 66 _ � � � o`' � „��" � and Dove Road. Elev. 648.47 � 9 /� � �� ° TC669.19 �G668.00 � � / � � / '�` -� ;,_ � ,�� f��1(1 `�� o TC668.33 � i �� '` TC670.09 _ � \ � - �� FE=671 .00 �' � ' / � � / � / � - � ��_ _ ° � ;�� Q� �� LEGEND .� � � � �F S? - � / / � -_ � �M7�� `� \ � � � � � �� `-��,�. � TC669.55� i:" � � FH �� PROPOSED FIRE HYDRANT � � �� \ � �, `� �� . %�� , 65� ��j' o �- �� \ �� .,w �9'37 TC668.83� ��`� � � � � � SSMH PROPOSED SANITARY �RAwN BY: -� / -� ��, /� � � � � � � --� \ '�'fi=� � / / � .--� MANHOLE � � � � � �� :_ � � / � CHECKED BY: w � � � � � "�` � � PROPOSED STORM INLET � / / � � \ `��` � '� � \ _--'' � � / � � � � � �--''� �- � EXISTING CONTOUR LINE DATE: ; � \ � • � - � �. - � � � � � � � \ �r O i ° =� � � � � / O 650 PROPOSED CONTOUR LINE PROJECT NUMBER: � � � � � / � � � \ / � o � � � � / _ g _ \ � � , � 5� _ � � P �m �� / G � Sheet No. z- I � � _ � -� � � �� i `� � /� � � GRADING PLAN � � w , \ � _ �� • z� / � / '\ � � I / w N / \ � \ \ 657 % , / I ♦QnZ \ \ � \ � / v J \ / �N % � � , Z� / \ � C7 � � . \\ � �;' ! �;� °% m� - �.� TROPHY CLUB W � ; ; ; � , _ , , o / _ o r / �- - _--- � � , � _— I � i �' � J �o �,e- � � 'C'' J / I I � � � � '� ' _ � CRE�� 0� �� BOB JAMES / /� � � � � �, � �` � � ��-U� �� / 3��,`'�� Medlin MEA00� `i. �� I f \ � � �5�,� Cemetery Golf y � � � // '',_ . ,r _ � � ' gER SE� ��,JO Course � a o � � l t� 1 �,., '< ,j� = _- SS� �I e� `'JN TR�PHY p��i Q. �Ily�,q y SEMINOLE w ?n� � h a, �/ / I / y `' � \�.I� � I \ , � " O � ��V S' �' � �F`F9 Gop T,Q�ACF FRESIiMEADO`N wa Z o rn � � � � � / / I I � � � � i �' / 114 s�� rN �� N�ERNESS °- X � w � i � � ' �y� � \ � � � � Q � � � � � , � / �' � �� i � ��o`�z"�� ? s J Brown & Gay Engineers, Inc. � — , � � � /`�� , i � �l / j ,� ,�, I / � � WESTLAKE � � NVERNE = 2595 Dallas Parkway, Suite 204 / i o � � . � � � � / � I i " \ �,/��/ �� 55 '�� o Frisco, TX 75034 � � I � / � / o � o �,- JJ � � � Tel: 972-464-4800 • www.browngay.com � �� " �� kcP� ' �aX � -! � �� K�� TBPE Registration No. F-1046 � ; o � ' � ,I � � Contact: Will Janney � � ,�. / , � � ; , � � % o Te1: 972-464-4835 � , � J �� o �� 114 Copyright 2015 / / � ,' / � � �� o r� � � � � , /� . / /n � / 1 �, /% �, � )� "d V1 �� I k '�, Q SOLANA � � � � l;+` � � � � _ - � � �� 7 � �o�,cr / ' � G> l I C I PcX �:' / O � �iF , /�G� DOVE ROAD ni S,� l � � . . � O � �l I I O . J r� / n . � '.::. � n / %� .�"/'/'��... __. � O `y�F I � /T 1 ! � � ` W S`J t (� �oOa � / l �, r� ` � " -� �`tµ a � I / /i: :as-� � ' �) � - � o -' _ , . , 1 " � � � / _ �' �% � � ��Q� INSTALL 6'x2" VICINITY MAP ' � / � c � �-' _ � DOUBLE � � / � � � - / � � � �n � 1 GRATE INLET (NOT TO SCALE) �� r " /� � � � " Ji � / � � � / a / � \ � � � CENTURION AMERICAN � � / � � / - � � � J'J, INSTALL 51 LF � 1800 Valle View Lane Suite 300 / �� ,' � e / �� :. � `' � � � \ 18" RCP Farmers Branch, TX 75234 � s o � � ♦ s / \ �" � � ' / � � / ��y / �`�°' � �,� � Contact: Michael Beaty � ,, �� / � c � i � O � ,� �' � � \ Tel: 214-287-9009 `� � � � i �G,s - , \ � � INSTALL / �� i .�= / o �,� � \ 63 � 6" SS � � l '� , �,, A � o�, � „ I � INSTALL FIRE , �� /" / � � � / / � ' /� , ' DEPARTMENT o INSTALL � -�j, \ ��`�' cP.\� Enq�ncc�,�� , �sve1�pmnnt • ��.:��ct,cn ` ,� � EXISTING FIRE � CONNECTION 139 LF 8" WATER �� / � / c � HYDRANT �o � c�� \ - o� � / � ; � ,,� FDC � ' � SSMH � �� — � !'� �� j � �'�� ' V � ss \ � � W u� . � � / ��0 � � � p � , �o � � � �� Q ;� s� p � a � Q � , , � �' / � � � � �� p p � � � ��—;-`� 1' � / � � � U � r v � l i � / � M �� Q � Q �- � � � P�� . � �, � / / �� o, � INSTALL 6" `'L � � � � \� � INSTALL 386 LF Horizontal Scale: 1" = 20' � _ � Q� � � FIRE SERVICE � ° \ 18" RCP Z � ~ � � C� 1 / � / � oc� \ � 0' 20' 40' a Z W � � � � � INSTALL 2" � � ~ 0' � � ° DOMESTIC SERVICE � � � / � J w U \ / � \ '� � / � � Q � � � _ � � � ,.� o� 0 � / Z � w o � % �/ v /�. ,� � / / / o� �� , o � Q w � � Q -� �� j �j �� / �� '� ` / � / (� ~ � Q N ~ 0 � _ � � O� � � � � � U J c� W � ° / � / / � ...:�:...::: O �� i w � I— z a � �� n� � 2, �� S� / � � � / / ��W�-� � � � � �/1 W J � � � � MAX � � I U �EN I �o �'U4 %�� ° � � Q � "� M � � � � o � z W m W "� `� ' � \ STA��e � 7 INSTALL i i � w� � w °' � �� / � ROOF DRAIN ,c � / � ss — � � � � _ / � � �� ,� FFE=669.00 CONNECTION �� ° � � � � ' � . :� � SS�� Q N � , �� ,� / �� / — � � � � o � � ; j � � � � � � � / SS � ��— z z 0o � Q � N oo , /�� / i / � f0 SS w — O � c� / / INSTALL � / , /� s ,, v \ � ROOF DRAIN � � �� Ss �� NOTE: ALL WESTLAKE ENTRADA INFRASTRUCTURE ASSUMED AS U � —� O o �° / � CONNECTION v � �� EXISTING FOR THIS PLAN SET 0- N / � � ,f-"-i=�- `� i a / Z ��'' C ` \ /� v� � , �/ , / � �� , � � THESE PLANS ARE ISSUED FOR � � �� „� J , / , , �j THE PURPOSE OF PRELIMINARY � �o � % � INSTALL � � '� / REVIEW AND ARE NOT INTENDED � \ � �., � ROOF DRAIN � � � � / �� TBM1 — "❑'� Cut in median nose located N 700 feet southeast of intersection of Davis FOR CONSTRUCTION. � / ,, � / ,� / CONNECTION ,;� / `��` WHEN ISSUED IN � � � � j j 7 /�l � .�, / �I / � / Blvd. and Dove Road. Elev. 668.96 FINAL FORM THEY WILL BE a , v � � / � � � � /' SEALED, SIGNED AND DATED. a �� C` \ � � �� ! , J`; � � / / TBM2 — "❑'� Cut in median nose at intersection of Davis Blvd. and Bull Way. i / � / � — � Elev. 679.58 RESPONSIBLE ENGINEER: � � ,_� � � �� ' /� / � � � � �� BROWN & GAY ENGINEERS, INC. � � � � � 55 / TBM3 — ❑ Cut in median nose at intersection of Davis Blvd. and Bear Way. TEXAS REGISTERED ENGINEERING � � �� / �� Elev. 683.26 FIRM F-1046 , � W � �� WILLIAM R. JANNEY, P.E. v~i � / p ,� , � p �` ,° � ` �"�-- � W � / // TEXAS REGISTRATION N0. 108663 w � � o� / �; �� i / i 55 TBM4 — "❑'� Cut in median nose located N600 feet east of intersection of Davis Blvd. NOVEMBER 23, 2015 \ 1 / / � � , � �� and Dove Road. Elev. 648.47 � � o � s�,,� � � s� � � �, o s � �CAUTION !! � Contractor to Verif exact location � �� %; , � �' -' ' , , ' FH �M j `J�iP / � / ss ` Y � /� � � INSTALL ° � � � �� & Depth of Exist Facilities Prior to N ; c� � � � � � � 5 LF 6" SS o INSTALL 56 LF '� ,�/SS/ � �� any Construction Activities o � � �� 2j�� a � INSTALL „ 18" RCP ��,, / N� � � � CAUTION !!! � � y INSTALL 2 � �� .� � /� / FH DOMESTIC SERVICE ° �'c>�� \ � `Q G,�� — LEGEND CONTACT: 1-800—DIG—TESS 48 HOURS PRIOR TO CONSTRUCTION . o � � � � INSTALL 6" �� o , �' ��1'�— � FH� PROPOSED FIRE HYDRANT � FIRE SERVICE - � REVISIONS i / � > „ / � o c� // �'�� INSTALL 6 x2 O j�� / , REV N0. DATE DESCRIPTION � � � � �� DOUBLE �' / SSMH o � �/ � � o Q � �� p GRATE INLET , .� �' � / / / � MANHOLED SANITARY /.,_. U � � / � 1 � � �, �OO J� ,� / � ' / �j PROPOSED STORM INLET o �� W FE-671 .00 � � � � ,,, �� / / � , � ` / FDC,u. PROPOSED FIRE DEPARTMENT CHECK ' / /� \� '� � � a � a � � / � W PROPOSED WATER LINE / � �w \ �_�r` , e� / �S � N � i,� � ss PROPOSED SANITARY SEWER DRAWN BY: o � w � / � � / � � � `\� � / / � SS ' — — / � PROPOSED STORM SEWER � � � ��\, / / ' CHECKED BY: � � � ♦ \� \ � `�-�—� r / ' / / �l — � � _ p. , � � a / � \ �`� � / / � � I \ DATE: � � � \ � W � ; � / o / % � �� SS % ,,.. O � �.= � 7 \ � � � � / O PROJECT NUMBER: � \S / / � � . , � S , � / o �� , /- , Y i /r � � - P o � , �, �,SS SS , � G � �� / �� , J ,- /�,� Sh eet N o. Z o / � � � / �' / -N � \ � �� % � ` �� ^ r/�i f � � WATER , STORM , w \/ \ � � — � ' , � FIRE COVERAGE Z w / � /' — ,� � /�r-- D U C TB A N K 8c c�N �� wo � ' � � �� i/ � SEWER PLAN �; ;� � \ � / � /f °�� / � � C� �° � .��/ � �� , i��: � 1!� o� � � m� TROPHY CLUB o o � � � v � o � �RIA� ; / _�, J O � J_ 50' Min. A � �-� � �,�s��o �� r � Concrete Boulder Type Rip Rap, � �R BRIc� � � � / / �'w„_ -- ` �� 5,�,�� CRE � �� BOB JAMES FA � � / / v Medlin MEqO� �� Grade to Prevent Runoff from ��`� = �� 5�,,� Cemetery Golf y � _ -� - = ,�, � � �� - ER`� E� �,JO Course � a � � Leaving Site I ' � � / % �-__�� 0 NS G p y Filter Fabric • y _ - � " SV TRppHY 2 AIly�,q SEMINOLE -n � � �F P�S pPART J� � � ��j�� / �G � � � ` ��F`�.9 O P T��qcF FRESH M 0`N ma m � � � e A�I�JG��FEE � �� e , ,� �-� � 114 0° °°ti ,- eAo w z � ,o � 6• \ ( ) �� -- /- -. s�G U' �u� �N�ERNESS a X I Y 5 BE � FILTER FABRIC MATERIAL SECURELY __ � � � � � . 1� FASTENED TO THE POSTS OR IF USED � � / �� _ i �/ � �' �z�m� � � Q °, , � �� THE WIRE MESH. � � ' � �� - � � BPOWII 8c Ga EIl I11@@1'S, IIIC. - / ' �� • ��---�''� a s / / � � � r J � , � � , ' • ' � s�E� Posr , � � � � �, � � i ,�� . � ' � � � z 2595 Dallas Parkwa Suite 204 � ; / - � �, /;- ., ' s____--- WESTLAKE � � INVERNE � y, � v /. _/ �' '� _.1--� �N o Frisco TX 75034 Existing Grade APPROXIMATELY 8" OF FILTER \ � \ � 4' � � '� � Roadway FABRIC MATERIAL MUST EXTEND � � '" '` ' PROFI LE \ �c,� — — ` INTO A TRENCH AND BE ANCHORED \ �� :_�`` i ' � � �-----��" Tel: 972-464-4800 • www.browngay.com � ��`°- FOR ADDI110NAL STRENGIH� / WITH COMPACTED BACKFILL MATERIAL � �__ � \ c'p� � I �'� "' - � FILTER FABRIC MAlERIAL MUST / - �� ~ `�\�,� TBPE Registration No. F-1046 � �Q-�� BE ATTACHED TO A 6-INCH RUNOFF � � ' � � \ KiNG (MAX.) MESH WIRE WHICH HAS -� � � ' / - � �.��-�--9�" e Contact: Will Janney i BEEN FASIENED TO THE POSTS. ��',�i � �� -- -- � � �.. �� Tel: 972-464-4835 � _ _ 50' Min— — — �' ' \ � � �� _ �� Q 114 .� �\�� Z i �5 o Copyright 2015 • ��\� � � APPROXIMATE 4"X4" i � , �',�� ,� I Transition to Roadway . �� TRENCH ,_ � "�' > SO � i � � ~ /� \ � / - / _'_',,v� aQ LANA � — �i =I • / o \�� . �� i ��r � � • r — — \� ��o �;, N . y �, � � DOVE ROAD n��s,� � _ � � INSTALL STORM INLET � 9 " %s�1 PROTECTION = �yrF . • � N STA�L N G A F LTER FABR C S LT FEN CE o�a � Radius (5' Min.) � � O �d�'� Q � � � .� R.o.w INSTALL STABILIZED � S VICINI� MAP � PLAN VIEW � CONSTRUCTION ENTRANCE 66� (NOT TO SCALE) �� .-!- CENTURION AMERICAN STAB L ZED CON STRU CT ON EN TRAN CE � �- � LEGEND 1800 Valley View Lane, Suite 300 �� , � Farmers Branch, �'� � �� F � ��,_� TX 75234 � - � � � � �� / � � � � � � � �' �,/ \ � 665 "- — � � � � � � SILT FENCE Contact: Michael Beaty ' �� / � � � � _- �" I N STaL L- ' 2>,__ �% � � � � ;�� '� � �� ___ Tel: 214-287-9009 , - ,d�� -� DOUBLE GR -- - � �, - - — � � STORM INLET PROTECTION � /� � � _� � � / ♦ � — �� o � - " IN�ET C65 � i i � / � o � � � �� ; � � � � ` � ��Q � i � / �� `�"� � �� STABILIZED CONSTRUCTION ENTRANCE / � � �' ♦ �C�' � � � � � � ♦ �o �� En�inacranq , �cvele�prne�nt • �'��::ruci�c�ra o � � � �� - , � �� ' � � � � � !�� 665 � . �� 666 ��, �rn � � o � �� _ ' � � � �, � / ' � � � � � � � � � .-� �, ; - �, . O� � n ��(/ � . v � ��V � � �� j � � '� � � � �, � � � �\ Q � W � � �� v ' a � � � � 667 � FURNISH & INSTALL: � W � �� _ _ -_ �� 693 LF OF `�A Q (f� � W �'' � - �� \ � � SILT FENCING � O Q � � ' � � v - �'�, '� � , o �� ' ° \ '� a s U �/ ,��o = / �� ° 66 �o \� 66� Q I..L Q I-- � / � , � / '� � � � � 6�'�' , � � � � Q - s , � , o _ co ; - , � �' ^D� ;- ,; f = ' � / � '° p � � � � �� Horizontal Scale: 1" = 20' z �/ w O , � 7 ; � O /. . �� , / Q � L , � W � � � N � � r ° k � ° � � � � J Z /'�` �� ,� � � ��g � , � cA � � - 0' 20' 40' � � � � � � R� . � �Q � � ; � ' � / � � � ,' � � � � � � � / o , �i► / o � �� o � z w � W o � `v �,� �� 66� _ � / / � Q � a, Q _ � � /�• �/ / � � ! rn � � � . I , Q � � o � / U � Q N � Q � � , o � � J W �� = Q /,� ' I p v � 0 w Q � � z Q � � _ ° � ��t' � � �� V �' �� ,'�' I�� I � � �� `' �� , � �� NOTE: ALL WESTLAKE ENTRADA INFRASTRUCTURE ASSUMED AS Q � � � m H � ;� � � ��, ; � , � �� ° ,. � �� EXISTING FOR THIS PLAN SET Z W m W W � � � ' I � �'� � � �� O .. / I .... :...� � �� o � . — � �j � � �'� � � �,� I ' i � ,, �= � N �. o c / �a :::� .. . : : .: � � � � � 1 ? 0�0 S� O � , ; : ... .. --- / �, •�:::::. °. -- , � / � � 6g � ' TBM1 - "❑" Cut in median nose located � 700 feet southeast of intersection of Davis � Q , ,� � - �' 668 �° M ,�X �y S TU �E� T�� 5 Blvd. and Dove Road. Elev. 668.96 z � � Z - I' \ � O � � ,, �'/ � � � / ,�� ,� �TA�Fo 1 � � � �� W — � _ � ' � l �0� TBM2 - °❑" Cut in median nose at intersection of Davis Blvd. and Bull Way. (� � J � � r+ � FFE=669.00 � � � � � ii �� S ' �' � Elev. 679.58 � �- 0 � � P FURNISH & INSTALL: % �, j` � � � I �� OF � � �� 693 LF OF � TBM3 - °❑" Cut in median nose at intersection of Davis Blvd. and Bear Way. 0 0/ �' ! � F�� 66°' ��, � SILT FENCING 5 'J Elev. 683.26 THESE PLANS ARE ISSUED FOR c "� / G �I THE PURPOSE OF PRELIMINARY � � v J � REVIEW AND ARE NOT INTENDED o 'r �� p � � , � � TBM4 - "❑" Cut in median nose located �600 feet east of intersection of Davis Blvd. FOR CONSTRUCTION. � �� a ' � � � � � �� and Dove Road. Elev. 648.47 WHEN ISSUED IN , , ;__ � � � 4 sd � � ` , � ' - � � e�� FINAL FORM THEY WILL BE � � / �C /"� � � � " ��" SEALED, SIGNED AND DATED. v , p ,� . o . �� v / 669 � o � /", �� '� � � �� ` � RESPONSIBLE ENGINEER: a� � o p� �� BROWN & GAY ENGINEERS, INC. J cj,` ;°� =�� P � o � �. ��4 !i TOP VIEW TEXAS REGISTERED ENGINEERING a `j� � � � 66 / FIRM F-1046 � � � � � � Q�' '� ' ,��/' A WILLIAM R. JANNEY, P.E. � �ANY LENGTH PLUS 12 TD SEAL ENDS� Z / � nj� , G�P , ' o� � TEXAS REGISTRATION N0. 108663 � i`' � ''� / � �`' — ,� / . .�� NOVEMBER 2 2015 o •�' ' '`� , �/,,,,� :;; .,,,; :,,,� :;; :,,; :,,; � ' w , , ' � � � / � � � � 7� 3 >a / p ,, _ - /' � . ,�, . ;,� . ,�; . ,%; . ;,� . ;,� :;; . N ,° . _ I / — � ,�; , ;�; , ,�; , ,�; , ,�; , ,�; . ,�; , ;, !i CAUTION i i �. ' � — —� G ,// � . � . � . � . � . � . � . I • "`� r / / � / / 19 Contractor to Verify exact location N ` p ' �� ,i__ . - C � ,l % %/�/i � //�, %/�j ii%' �, i%%%i/ �j i/i/i �i/i N L � . .. . . N ,�y /j (A �.9 . . v� .. � .... V� . o° � � � .. � �-� / � i �� i i � � i� � i �� i �� i �� i � � i - � ) • o i , _� - ; � . ; � . ,' � . ; � . ; � . ,' � . ,' � . ; & De th of Exist Facilities Prior to o � ' `", � i � � -,_ , . , . , . . , . � � � 3 % � , � , � , � , � , � , � , � � � CJ � , G � ' / � . / /,/' �i� ��i��i��i��i��i i� i� 12� O y Construction Activities / � � � / �' _ - � / / / � / / � / � �/ / � �/ / � � / / � / � � , � v \� � cn � ��y, � ��"/ � - - � �/�/i�'��/�� .� �/,�.� �/ �.�,�/ �/ �/ :�/ / � � a / � ,o , � G� �� CAUTION i i i ... � � �� , � ° o ° ��' �' � � �� CONTACT: 1-800-DIG-TESS � ° � \ < / G � � �♦,� � / cfl � �I`�� , , , , , � ,_, 48 HOURS PRIOR TO CONSTRUCTION N /^!�� 1� � / � � /� � �/ / � � / � �, / � � � � � � � � � /� � � /� � � � C "J ` ' _ v \ � D N / / , / / / / / , / / ' , / / / 11 � \v �� \ O ,,. / --_ .. � \ ' � A / f � �� '- � � � _,_ � a, V— � � � � � , �� , � , , � , � � " ' REVISIONS % l' ,, yi/ � _ �/ __. - � � G �— \ '; . ;,� � ;; . ;;; ;,�; ;,�; ;,�; ;; 4' � � REV N0. DATE DESCRIPTION Q --- - - ---- -- - � � — _ � '; � ',� � '; � � � ,� � ,� � ,� � � .--r . ; � ` `� 6' U � / � �� Z �' INSTALL 6'x2" l r�� ss � �� ouB�E cRaTE � �� SIDE VIEW END VIEW � � � / / � o �:�� o � � INLET �� O �� 1 , NOTES: C� � �� ' / 1. STRUCTURE: 1/4" GALVANIZED HOG PANEL FRAME. j �� / �, �— `�� , � ♦ � / \ 2. FABRIC: GTF-400 9oz WOVEN MONOFILIMENT o ,� / / � � y r- � � 1 FABRIC SECURED WITH "J" CLIPS EVERY 8 INCHES. ' --' F'0 0 �� `ti � / 3. GRAVEL BAGS: UV PROTECTED FILL WITH GRAVEL OR ON SITE DIRT. a� C/ !, C,� FE=67� .OIH� v� v ' 4. GRAVEL BAG PLACEMENT: ENDS, TOP AND CENTER. in � DRAWN BY: ,' � o � - �� " / , � � � ADVANTAGES: � � L �' %` � � i'�� A) EASE OF INSTALLATION w � ��' � � � � ' B) EASE OF MAINTENANCE CHECKED BY: � / , ._s f ' INSTALL STORM INLET C) HINGED AT TOP AND BOTTOM TO FIT MOST CURBS o PROTECTION �) CAN BE REUSED � � 3 / �1 DATE: i �� > � , —� ! -�_ ,, 1 � �� -� � � ��, �� ,�`� H E A V Y D U T Y C U R B N L E T P R 0 TE C TO R PRo�E�T N�MBER: \ _ - � , � � ♦♦ � - _ /', -� � � � , �m � , \ � c2 / , � Sheet No. Zo , , � � — � , �� - ��" ' � � \ � ` \ � � , , ' ," �� ,� _ � EROSI ON CON TROL w � � � / — — �-�� \ DEVELOPER OWNER SURVEYOR/ENGINEER Z� � - - - --- �\, � � P L A N �N i w ' F ' ' � \ \� � � �"� CENTURION AMERICAN MAGUIRE PARTNERS - Brown & Gay Engineers, Inc. �Z � � \ ��_� �� 500 West 7th St., Suite 1800, Fort Worth, TX 76102 �g \ \ �� 1800 Valley View Lane, Suite 300 SOLANA LAND L.P. � � �� Framers Branch, Texas 75234 9 Village Circle, Suite 500 � TBPE Registration No. F-1046 C g oZ � y Roanoke, Texas 76262 a ' / \ Contact: Michael Beat Copyright 2015 �� / Telephone: (214)-287-9009 mo TROPHY CLUB W � 0 0 I; ,'; I � _ - � / � o m _� ' �_: J ��o�.� ��'� � I , �� CRE 0 � c�BOB JAMES / � I � j �, � / � / �� Cemeltery Golf MEA00� `i. c�� W � � � � � � �R`�SN�'( �,JO Course � � o � � �� .� / 0 ��S ��Y � _---�� 5 �ROpHY�' � SEMINOLE -n o�� P 11 qY ' / � � �(_ / � � -9 \ �� 2 ' _-- qc o �n � \ \ / C f C � ' �_.,.. � ��4 �� Gp� �po� Y FRESH MEAD�w SS wa Z �� w � \ � I i I G�/�\�, / _ � \ s`�G `n �u� �NVERNE x � _-- Y � , � � � � , , / �'� � � ti � � ;,j� � ! _ ---� � ��`�i"�� Brown & Gay Engineers, Inc. _ ` � � �/ �" o � _ -�"�� WESTLAKE � � � � INVERNE � 2595 Dallas Parkway, Suite 204 � I" I �� o Frisco, TX 75034 „ � Tel: 972-464-4800 • www.browngay.com � ' � � � � �� I � ' E S �� TBPE Registration No. F-1046 �. � � KING Contact: Will Janney / � �. /� � ' ( � �� Tel: 972-464-4835 , � 0 114 Copyright 2015 � , I � / '' � �, N e�O / / > SOLANA � � I / � \' o o � � � G`� � � ( � �� pP � C " 1 � � DOVE ROAD o��'S, � � `� f /� = �' � �` � ` 4 '''� � � � � � �� O ��9 � � � � � �� o ��F � / � \ � _ �, ` �ooa � � � / � � ,�`�µ a � \ \ � / �/ o / � � / _ /� (, o (\ / li i / ��\ ,,\ _ ---__� VICINITY MAP ' o / P � — (NOT TO SCALE) �� r C, i / �� ' � �� o , ,� — , � CENTURION AMERICAN � �� j� o � � � � 1800 Valley View Lane, Suite 300 ;�' � � � � % � '� P 1 , � Farmers Branch, TX 75234 f� . .r ��7 / , . .�� /. �/ 9 � \ I \ / � P 2 1 Contact: Michael Beaty � ' � l � Te1: 214-287-9009 � � �� / �� / � `� � ;,�� ° � � � / , � \ � � � � ' �� ° � � / � o � ;�� , � � - � ��_ — ___—� ; �'1��REL,�rJ D � S1' � � �-��/� ' � � � En�inacranq , �,rve1�prn�snt • ��::ruci�s�n �_i' �� ' � � � � � � c � o o �. � 0 . � O� �� . � � � � � � � �� n l � � ° ` � � � o � � �l o'' � � �o �� Q � / -j � o / � � c� W X / � � Q v� Q w O � -� �� i � � � � ,�� % � o � �� _ =� � o 0 � � � �� Q � Q � v �, � / �� 5 � z � � � � � o o ` \ Horizontal Scale: 1" = 20' G � , , O �— o � � � � ;,'' / � ; ° _, � z � z w � ; � Q �. — � 0' 20' 40' Q � w � � � J Uz , �-- / °/ �---, �� Q _ � `�� ° � / � � �� `� �� / �� A Q � � � � � � � �� ° ` � � � � Z W � W � � � �/ ,�� ; � � � � � �� ° � P 3 � \ , � � � Q � � �' � � ; � � � � z`� � � / � o � ... � �� ` ° , � �� Q N . ..:... . , � � cn .,:: ,� Q i i � U C� � � � � �� o� � � •� 0� �� o � � � � _� __ . W � � Z Y �/ � � � � � ° � 1 2, �7� S� o � � � �� i Q �' � C� W � � � � � MAX � �TUDENT�: -'04 � ° �, �' � j !� � � m �J.J °� u� ; � ' �'' STA��o 1 % ' ` ,�i � W w , � � , — � , � � �ry � ` FFE=669.00 0 ,.p � � i , �-- �� _ --- ; � O N � - __ o - - � ___ � ; o� _ _ _ / , /� ` `� � i �� z � ~ z � i�� °� � — � Q � � � w � � / / / U � —� O ° ' ; � , � � ' , � � �- � �� o � o / � � N . � / / . / /�_—' � �, � '� � �� , � � = THESE PLANS ARE ISSUED FOR o J � , /;- " THE PURPOSE OF PRELIMINARY N / � o� -' �' ° � i � " REVIEW AND ARE NOT INTENDED � " ` � / � � FOR CONSTRUCTION. ' � / WHEN ISSUED IN z � �'' ' � -�� / FINAL FORM THEY WILL BE � , .� / //' � / SEALED, SIGNED AND DATED. o �� \. / �— o � �° � / , � ; � . �� /; �� o � � � /' . � � RESPONSIBLE ENGINEER• � / � /.'� BROWN & GAY ENGINEERS, INC. � -s— -_- '� a / // � � � TEXAS REGISTERED ENGINEERING i �/ / j Q �� /� � ,' FIRM F-1046 � � `� � � � �� '�� '�� SEAN P. MERRELL, P.E. � `� ,� � �� ( ,° � � � � � TEXAS REGISTRATION N0. 95803 z � �� ° ° , � � o i,% � � � � � � NOVEMBER 23, 2015 � ° � � � � � c� , � , � � � ,o � % � � � i i CAUTION i � � o � � / �Q N D UI T AND CD N D UCTQ R RU NS �ontra�to� to �er;fy exa�t ,o�at;on ° �` �� / ` � ° � \� � P 4 `i �� ,� � � � � � & Depth of Exist Facilities Prior to � � �� any Construction Activities I ` /��` �� j� i� � � � �QND�JCTOR CONDUIT � � � -- CAUTION !!! _ _� a �� ` \ � � �,, ,, �FEET] �FEET} CONTACT: 1-800—DIG—TESS � � � �� Q� � �� RUN 48 HOURS PRIOR TO CONSTRUCTION � , � IN. PVC 2 IN. PVC � � / � �� , p�� 10 � � N0. #8 #8 LEGEND REvisioNs o �C / �� ,� � � /,� � O H D P E SC H 4O REV N0. DATE DESCRIPTION � /'� � � \ , � gA R E 7C H H IN-2 �� Q � � � �� ,� BDRE TREN�CH -�' �� PROPOSED LIGHT POLE ; _� �� ,9 �n o �� o�� -- ---- j � �� 0 15 3a 5 �� '� � �', FE=671 .00 �" � PROPOSED TYPE A GROUND � <1' �c� ,�� ` , Q � 1 7� 1�Q �� 0 BOX WITH APRON % /�' / � � � 2 25 50 15 o � — — PROPOSED CONDUIT a / � 3 25 50 15 � , N � \ � TRANSFORMER (POWER DRAWN BY: o / \ '/ i 4 75 150 65 o � � / � SOURCE) : ` � � � � �S 10� 1S CHECKED BY: w / //, , � // � o � � � =` \ � --� � �� 1�� , SERVICE METER DATE: � �� \ � � 110 ��0 100 , � �rf � � \ \ s 30 120 �o ;-:� PROJECT NUMBER: o ,; � / i i o �� 9 195 390 185 �� , ILLUMINATED AREA (PHOTOMETRICS) Sh eet N O. m \\ ALL AREAS OUTSIDE OF SHAPES ARE 0 z o � ��-�� FOOTCANDLES, THE INNER SHAPE IS AT �� , / �� 1� �S Z�O 55 LEAST 0.2 FOOTCANDLES AND THE OUTER �� . � LIGHTING �c w , �� 11 5.� 110 45 RING IS 0., FOOTCANDLES. P H 0 TO M E TR I C P LA N Z� ; w;' j'� � � � � -�; � � NOTEs: �Z � 1. ALL WESTLAKE ENTRADA INFRASTRUCTURE ASSUMED AS �g � � � / � EXISTING FOR THIS PLAN SET z� / \, � , ; OTHERWISE NOTED C � O 2. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS ; °% . m� Prajaci Nama: Type: — � � — � � � � -� - � = : �� No[es: Order Matrix Number: — ■ � - � � - ,r � � �„ ,� C7rdering M�trbx � ' � � En�iranmental Lwghting far Architecture, Ir�c. � � � Enaironrnental Lighting for,4,rchitecture, Inc. Br�vkside - BRK 1 2 3 4 5 6 T 8 9 Fix4ure I Size I Mounting 1 C3ptics 1 Ballast 1 Voltage I Lens 1 C�lor f �pt�on s��t r �s ! PT � �5 � ��oPs�nH i �zv r F� � +c�r � -- Brown & Gay Engineers, Inc. 2595 Dallas Parkway, Suite 204 1. Fixt�re: gRK - �$��Z� Frisco, TX 75034 B R p�3�S I D� ' � Tel: 972-464-4800 • www.browngay.com 2. Size � ti� TBPE Registration No. F-1046 , �;��, � �� '�� Contact: Will Janney ; Tel: 972-464-4835 The I3r-caol;sicl� is ��r� �i�ht sicle�l l��nrern ��lit�� 1 tr�c�itional "gc�thic"' : ' r '�� Copyright 20�5 : '�, stylC. �Ll1Cal�lE fnr p�ile, cr�s� ar�n, iti��il], c�� nclant m��untin� ' � _ : cc�nditic�n5, t1�e Pr��c�l�si��e is tl7c ��erfe�t sp�cificatic�n f�r sh�Pping ' hAatrix#: ' �s . a�scription: ►�3lls,�ec��rati��e street�ig��tin�,parki�l�lot5,�,u��ei�ni�e:nt 1�uil�lings, � Notes: IVfax Wattage 250W . �Pfl: 2.6 sir-r ��i-�cl �t��aTk�r�a�� li�,htin�, li�}raries, museun7s, chur�hes, hi�;h-en� + we�yn�: aaibs. ,�,,,,�, 3. M€runt�ng ; _ � _ if+' �' r�sidlntial a�plic��ti�-�ns, :ai�d much mare. ; ;; � -a i�j � � �� ^ � , � - `.�� ! y S ' ��. "�� CENTURION AMERICAN ,�' � + ,,,,., r , 1i�� 1800 Valley View Lane, Suite 300 ' _ � C�instructe� af l�i�;h �;racl� ��5t a[i�rninurn E�ncl ��r�-�t�ctecl ��irh � : � , . .,i.. , � d � =` � - - � Farmers Branch, TX 75234 clur��f�l�ptn��r-tnated linish,the�3ro�ksi��is l�uilt for the tc�ughest Notes: ' 1h�atrix#- CA cP P� PT sP we Contact: Michael Beaty f 1.Piease consull factory for Pples,Wall � " � Brackets.and oiher mounting 4pSions. DESCfIp[I0�1: GI'QSS Af111 Chain Pandan�4 Pendant Post Top 5tem Pendant Wall Bracket Tel: 214-287-9009 � ��#«�itd�-�or�c�t�ditic�t�s. Th� Brc��l�sicle rt�n�1��rrr�ei th��crf��rtn�nc� : 4. Optics , Hcrrizontal stG�ntlarcis �-�f tc�cl.iy'4 lii;li li�htin� cle�nan�ls. ]t'� a��;ilal��e ��ir� : �� '� �� 7' 7" r 1"� � 1 �}� C[7I1�1 T" t11�13 • �� 1� �1, �nqinccr,nq , �sve1�pmnnt • r��,s:ruti�cn � �Yl-�- I11 �i TyE�e 1 �� ri�s; ��itll t�j� hc r��ntal lzmp gu a , �.,. _�,�, ' Makrix#: H3' Ff5* 17CL7L'1C�111��,, '�l CIlC-ll.��{CbT darli ��:tl'S �1�7�I�LC4lL1��11S. !�L'��lable in up t�� • Deseription: TYPE 3 TYP€5 ` . , -- � a mt�tximGtiz� ?5�� ti�°.itt �fttal Hali�:�� r High Ptessurc S��clium, t�1e " Verticaf w � :'' C� w Q a I�rc��l�:5icl� ��in E�Is�, ��cc��nm��date t�,clay's L�,��•-Encr;y� re�{uirements '� �l l� a W ��"� � �► (� Q � G1'lt�l Li�� C4l (� 4�'�Ztt �__�� {�1" ��1� 1,�-�ltC IC�L:�E.lCtLi�rC1 yCLll"C�S 1,�•'lil�(� SCI�l Nexes: � � d Matrix#: V3"" V5 � O Q � ' t56W max lamping. � � Description: TYPE 3 1"YpE 5 U 11�:2111t:lllllll�„`7,,t�CL'�1t11C �It;izt��urput. •• Giass�etraciar�equ��ed. • - � � � �-�— �e �J. Ba�laS� , �QSCription:Pulse Start Metal Halide I ligh Pressure Compack IRduction Induction Induction � 5 � z • Nletal Fialide Sndium Fluorescent Bulp Typ� Tubular Type Circuiar Type ` � O ; 4Watts f Type� {Watts 1 TypeJ (Watts f Type} (Waris I Type) (WalCs 1 Type� {Wat#s f Type} (Watts 1 Type) 7 � � w U • Nfatrix#; 5aPSMH S�MH 5€OHPS 13CFL 35iB* 4(�iT■ 40iC ■ L TI'1��T't�O�ZSiC��LIf��I'S tl L'I�lSS3L' iTtlCl1t10I"1��IC1�3k t�']'lll�171L-'�tlll�t�+C�Z�''S ; 76PSMH 7dMH 7QHP5 1$CFL 55iB* 70iC r a � z • 1QOPSMH T6 7QNaM tQUHPS 26CFL 85i�* 8aiC a J � w U hiR h �r fnri��ar�cc st�nc iar c i5 f�,r lt�l�tin�. . 1 5 0 P S M H �o a n�M �3 a H�s 3 2 C F L �n o��* � � Q t' p � � ' 175P5MH T6150MH 2�OHPS' 42CFL Q . 2U[fPSMH 256MH* 25UHPS' w � � Notes: ; 25[1FsSMH' Q U„� � � � Q 1.Electronic baltast ava+lahle for 50,70, , Incandescent LED � and 100 watt MH lamps. f , • � 2 nther waitages and ballasts auailahle. + tWat$5 I 7ype} {Watts 1 Type} v � � Q (V � Consul!Factory. ' �� 0L� � �' FiIS VectiGc I Df9Ey. � �FJ� w � � � Y ■ Fiis aplics horizonial type 5 only. . � � O � � Q 1789t Arenth Rve..Ciiy of Industry,CA 91748•{8�0}423-5561 •Fax:(B26j 965-9494•w+,vw.ela-lightin�.cam�info�[I�s-li[�I'rCia�y.r;p�p 6rookaude-s�ec•Page'I 1783i Arenth Ave.,City of Irrduslry.CA 91748•[8b0}423-&561•Fax:{E2fi}965-9494•wwnwr.efa-lighling.cqm•inio[,a'ela-lighting.corn hrookside-spec •Page 2 Q � J � � � � W m w W � � N �j � � ■ r► � ■ �► O � ■ ■ r�► ■ ■ ,�' � � � � o ■ i '�''�l t7rde�ing Matrix � '� � 1 ��ci�icat��s �r�d �levated Sc��e z � Q Z g w _ � � _ � � � EnWironmental Li�hting fqr Ar�hit�cture, I�c. Brof]kside - BRK � � �► Er��ironrr�entc�l LigFrting for Architecture. ln�. Brvvkside » BR14 U � O � � �- � N f.VOItS�� Matrix#: 120* 248 240 277' 347 480 . . . � CYescriptian: 120V 2p8V 240V 271V 347V 48�1V ��f��'E,�t�� 'Jnly these vo]tages are svailable with LE6. o THESE PLANS ARE ISSUED FOR N Fixture Housing: Dne-piece sand-casting hausing,cage,and hood. T�e castings shall pe free vf any fareign materials or casmetic fillers. Far wall THE PURPOSE OF PRELIMINARY o �• L�n� and arm maunts,consult factory for installation. REVIEW AND ARE NOT INTENDED , r: r=, r-� r; r� FOR CONSTRUCTION. z° ` Uptics:For horizvntal lamping,refleetar units shall be hydroformed c�r segmented sharp cut-aff opties. Specular Alzak optical segrraer�ts are rigidly ��r � �� .;;� ��: WHEN ISSUED IN �� . �� ,,�"� �", .�� i mounted,which attaches to the housing as a one-piece rnodule. Reflectars are field rotatable in 90°increments. For vertical lamping,units shall FINAL FORM THEY WILL BE � , '� ,� t �i� ii� , c i , _ ^,��r,_� .�'f--�+'' utilize bor�sillicate glass refractars with open ends. Fully rotatable an site, SEALED, SIGNED AND DATED. � � � �� i� I �'� �°� �i; ��,;� ` n ,�,;f o �' �lectrical Madule:RII e�ectfical camponee�ts are UL and CSA reec�gnized,mounted on a sing6e plate and factQry pfew�red. Quick-discflnnect plug for � `�- _ . � � �'- �-. °'�- �'". "-__�� the ballast rnodule is standard wiih all bal�ast�aptivr�s. Reference pages 2 and 3 for Iamp characteristres,6allast types.�nd valtag�technicaJ data. RESPONSIBLE ENGINEER: � a � Matrix#; CG Clear Gfass FG Frosted Glass OG �pal Glass �SC�G Clear Glass D8FG Frosted Glass Lens:All glass panels to E�e 1f8"thick tempered glass and shipped separately with gasketing supplied.7he Qark Skies Cens Qptions shafl be lempered BROWN & GAY ENGINEERS, INC. Q Description: CA Clear Acryfic FA Frosted Acrylic OA Opal Ilcrylic {Dark Skies) {Rark Skiesj �lass,factory ir�stalled. TEXAS REGISTERED ENGINEERING No�eg; FIRM F-1046 w i.nu lass is tempered fiat iass. ��' Clear Polyearbonate FF Frosted Polycarbanate � s SEAN P. MERRELL, P.E. � FinishlColar: Finish is super TGIC thermaset poiyester powder ec�at paint. ELAoffers RAL color matches along with caur standard color selection. TEXAS REGISTRATION N0. 95803 z S. Colar p�wd�:r Coat Finish Hand-A,pp9ied Finish Custom and hand applied colors are availabfe upor�spe�ial request. NOVEMBER 23, 2015 = Matrix# Description Matrix# pescriptian Matrix# description J AG Augustine�reen MG Malaga Green CH Cracked Made Certificatian: Fixtures shall be listed for autdoor,wet Iocatian.UL3598. IP rating$5. N GY Architecxural Grey MN Midr�ight LV ��9nt v��de !!CAUTION I I � CG Charcoal PVY Pewter QR �Jld Iron CAUTtON: �ixtures must be grounded in accordance wsth nalianal,stale,andlor local cades, Failure ta do so may result in serious personal injury. � CY Clay 5S 5ar�d Storm R Rust Contractor to Verify exact location � ❑B C�ark Bronze 5B Staluary Bronze V Verde & Depth of Exist Facilities Prior to N HR Harbor Blue V�, Village Green ELA RESERVES THE RIGHT TO CHRNG,E SPEClF1CRTlONS WITHOUT ND710E. any Construction Activities o wotes; HP Hlammerad Pewter W White a Gansull factory fpr cusiom�nlprs. CAUTION !!! i ° 9. C]p#ions 48 HOURS C RIOR$0 CONSTRUCTION U y -_ � - Elewat�d �cale �jMotes: � . . . . . � I 1)�BBUapti��onisavalla6leforfluereseenl � , , . �uyy�� r�� a�� REVISIONS o I�mp anly. , 0 2}Yestbuttonfocationshallha�evi�si6slilyfor �BU �B. P�� PC� �,�,�� - � H�$ for the Braakside Fixture REV N0. DATE DESCRIPTION p lesiing an si[e.Consult faclory for Pho6acel[recep6ac[e VerNcal Giass pfacemenl location. Bc�Itef�/��CISL1�3 Terminal Block Phatocell Butlon House Side Shield U Twist Lock by o[hers Refractor �'`> Phatucell Qptions: 0 / Pfaoloce7!is availa6le in 120�fhnr 980 volts. o Photocall recepSac�Q on�y�!s sume erass Za � am�s.Cansu7t factory.Speclfy when arderi�g. 2� � zz - zz � Fixture Ordering Example: � :� 2o zo a �� 18 i�d( 18 :; ,,� `j '�,i� � 18 ��.��{�'� 16 DRAWN BY: �� ; o �� ' BRKi181PTIH51150P5MHI1201�GICY �a � " �� ; iz � � , �� 2 CHECKED BY: 0 � �a � - � 1 Q D A TE: 0 1 2 3 4 5 6 � 8 9 $ � $ o �Fixture J Size 1 Mounting 1 �ptics 1 Bal9a�t ! 'Vr�ltage 1 Lens f Gc�l�r ! �ptian s �--:-', s � -- PROJECT NUMBER: o g�tK 1 2U 1 PT ! H5 1 "150R�MM ! 12D I FG 1 �Y ! - 4 �� `� -�- � �, 4 s Braokside 20 PDSt Tpp HpriZpntal 154 Wati 120 Va1t5 Frasled Cl�.ay - � o Fixture 7ype 5 I'ulse 5lart Glass 2 � I i i � , 2 S h e e t I V 0. U m Medal Halide � , , , �_._.._ _ . , Z p . . Ju�l . . . . . . '. _ . ��U FIXTURE DETAILS Fixture ardering Form: Fixture : 8��B�wB BRKfi 81PT �RKii s��T ��t�i a�ca s��i stc� aR�t��s��r ��arw� w � 1 2 3 4 5 fi 7 $ 9 9 9 Arm : BR26 CR1�A CR25B PM5�1 8R�3 z� Fixture I Size J Mounting ! aptics ! Larrap ! Voltage ! Lens ! CoIQr I Optiar� f Qption 1 Optian Pole: �soa�-s� �ao��B-�a• Psoz�o-�a� �s��aa-�6� c�N z i Options : w �Q 1. BRF4 1 ! 1 f 1 1 f ! I f o2S� Nofe:Mndificafror�s tr�!he�rfure and addHionat pc�ie 7�eighfs are avadab7e. 0 1 1 Z u"i 17891 Arenth AWe..City af Industry,CA 91748•(80ff}423-6561 •Fax:(826)965-9494•www.ela-lighting.com•into@ela-ligtrting.com brookside-spec•Page 3 47891 Arer�th Ave.,City af Industry,CA 9�748-(8aQj 423-5561-Fax:(826]965-9494•www.efa-ligh[ing.com�info�a ela-lighting.com 6rookside-spec •Page 4 ��o �� CO C'J £��a.wy�� #7,��• ' )� Y r k r p` estlake Town Council } } 4��`'��wr��.i TYPE OF ACTION Regular Meeting - Action Item Planning and Zoning Commission Tuesday, December O1, 2015 ToP�c: Conduct a Public Hearing and Consideration of a Recommendation Regarding a Zoning Change Request to Amend the PD 3-5 Zoning District Located at SH 170 and SH 114 on a Tract that is a Portion of What is Generally Known as the Circle T Ranch, by Dividing Said District into Two (2) Separate Planning Areas, to be Identified as PD3-SA and PD3- SB, and Adding 186,000 Square Feet of Office Campus Use in the New PD3-SB Planning Area. STAFF CONTACT: Tom Brymer, Town Manager Eddie Edwards, Director of Planning and Development DECISION POINTS Start Date Completion Date Timeframe: December 1, 2015 December 14, 2015 Funding: Amount- None. Status- �N/A Source- N/A Decision Alignment VVM Perspective Desired Outcome N ' `, CF.Enhance and Maintain a Sense - -A Sense of Place Custoiner Focus of Community Strate�ic Issue Outcome Staff Action Strate Comprehensive � Planning and N/A SA 09D1: Ordinances Management of Natural Resources -��.�� Strategy Map or VVM Connection � Strategic Issue Connection .. s Page 1 of 2 EXECUTIVE SUMMARY This is an application by the property owner, Hillwood Properties, to amend the zoning of planned District 3-5 (PD3-5), a 153 acre (+/-) tract located at the intersection of SH170 and SH114 on the Circle T Ranch. The owner and applicant are requesting that PD3-5 be amended to: • create two (2) separate Planning Areas, to be identified as PD3-SA and PD3-SB • and adding 186,000 square feet of office campus use in the new PD3-SB Planning Area. This application is filed in order to develop the new planning areas in a manner associated with Project Blizzard. This project involves a major cotparate office campus far a financial services com�any, as well as a mixed use develo�ment with urban livin�units, i.e. multi-familX or apartments, office and retail uses. This application only deals with creating the 2 planning areas referenced above, as well as adding 186,000 SF for the office campus use. The applicant has indicated they will deal with the mixed use component of urban living units (multi-family/apartments) at a later time. It should be noted that exi.stin�zoning entitlements contained in PD3-5 already include office and various retail uses, as well as 275 residentia] dwelling units (i.e. single family attached, detached and zero lot lines, examples- townhomes, garden homes). There are no multi-family zoning entitlements in this district at this time. The owner has indicated that urban living (multi- family/apartments) are an important component of this project to the corporate user that will occupy the campus office portion. See below for a brief history of zoning in this district. ORGANIZATIONAL HISTORY This zoning district has a long history, known most recently as the "mall site". Zoning in this district was amended in 2004 in anticipation of development of a shopping mall at this site. Zoning uses amended as a part of the process of pursuing this mall included removal of multi- family housing as an approved use in this district. The mall was never developed at this location. Existing zoning entitlements for this district are shown in Ordinance 452,pages 9-18 (attached). RECOMMENDATION Staff recommends approval of this zoning change application for the reasons set out in the attached Staff Report. ATTACHMENTS 1. Site Location Map 2. Ordinance 452,passed 3-22-04, amending the zoning in PD3-5 in anticipation of mall development and establishing the current zoning entitlements in PD3-5. 3. Staff Report. 4. Power point presentation given by Hillwood Properties at Nov. 9, 2015 P&Z Commission workshop meeting. Page 2 of 2 /� mni�u �i'�:,,�lMIT �`j TOmv �ciMiT �� -�`� EXISTING PD LOCATION MAP , — — �----- -� �� PD3-5 � \ / � � � 153.3+/-Aares ^ \ O � � �� ,•�� S.y` 'C�� LAK➢ i 77�� TOB,N PD3-9 � TURxEx � �' \\\ �� ,__— . / PD3-4 �� _ � R_> f� R-, a ��, ,�� u� PD3-6 _ I'z PD3-3 �; PD3-12 PD3-3 Part 1 Part 2 � �38+/-Aores � � 128.8+/-Aares R-2 R � M4HOETA F R-2 BOONE �� ';A� _�s 6��aE� CC✓E I -r FN � aU"6' aN�.`i �T�ARV LIMIT � °s . . � 1 a °a . � � — R-1 � �^R ocu ao�r % 6FOOKE RRE p . �RAVEN � �/� �RATI�N .wYOK ' Ci 1 ,� y '� ,� � �� I SH 11��,� �\g# , ,- ;� -_ .F � : - Q ,� � - � � . � `�� . , :�� ._ ------- � . � ��,�° - —_------ — —__ �'�E � ,��'� , ,— —��"� ; `\`��,or � , ^ � �--------'� /i� �\� �� \ ,J'---- � �--� ��, 5A- Troct 1 � ' S7.4 Acres �I li � � , , ' � , � � - ,- , � , , �y� , , ,_ , ; �-; ,� � , , ,, �,, ,� � I, I v � 5B �' '` � "I � ; �'; 72.1 Acres � ,� ��, , �, o � � �� a i a � \� a // � I ii � � � Mq f - � �+r► � �'S,'� � TRFFr� � 5A- Tract 2 � 26.3 Acres � , DENTON COUNTY ' '- ` ___'1-T�-__---'u; ,__ __ ---- ------------'----- __ __------__ TARRANT COUNTY i� ,1, � ' '--- --- ---____-_=__ �::\\ y� �\� � �� ' - �� r � � �� + a�,, �-`f Y �y, �� ` � � I � � I 1 � I � � '�� - _ ` '��.. II .-��, ! �. "THIS DOCUMENT WAS PREPARED UNDER � X 22 TAC 663.21,DOES NOT REFLECT THE �-'J � � X RESULTS OF AN ON THE GROUND SURVEY, � AND IS NOT TO BE USED TO CONVEY OR � ` � �* a ESTABLISH INTERESTS IN REAL PROPERTY /� I S/� � � Q � o EXCEPT THOSE RIGHTS AND INTERESTS �-" i I1 q ��, Q m IMPLIED OR ESTABLISHED BY THE CREATION ' a � OR RECONFIGURATION OF THE BOUNDARY Of � � �n T H E P O L I T I C A L S U B D I V I S I O N F O R W H I C H I T o WAS PREPARED." ------" ---'----_ I ry �'_ ''� M "� � �� 0 600 1200 " � � � ��'— � � � �� , _� �- i� �- � '.�� w � J -�" �� , �� / A- Tr 1 ; `�'�' --- GRAPHIC SCALE IN FEET o � � ��, , - 5 ac t i � �� 57.4 Acres � � ,-� � m -� '� �" � Point of Beginning m �' ,�' , ,�' ,�' i ' 5A- Tract 1 } m � ; o �� I Y i� � �i � _ - � �� L3. C�G^QD� �MG3dC��I �' � J. �M440�1 �NJG�MG�I � � � �,'� �'� G^QC3��G3G^�C�� aMft�[3C�6� �3fl�3 X i I G^Q[3�4G3QC�� MN1f�[3C�G3 ��g4 � �i a� i, ,� a� I � ¢i I m ,i'� :� I � ,;�"/ M9jti'�. I � ,;- sr ��; _ � � Point of Beginning � � 9F T� 5A Tract 2 � o F 26.3 Acres � 5A- Troct 2 i DENTON COUNTY � _ _ — — — — — � — — — — — — — — — — TARRANT COUNTY o •� �n -- -------------------=-r�� Q c __—_'—__—" \` = v �� X \� � W ``I Q a N I� � f � m �I o O 7 m N �� ` � m a 'I O Z � � � n � � a e N SH � � � N �0 ��4 � � � X m � J r � 5� �� O � w � SitQ � w o j� An Exhibit of J o Y ' � o �"s� N i TWO TRACTS OF LAND W ` � ' '9�n� Vicinity Map � ^ J � p r N.T.s. I Situated in the R. Eads Survey, Abstract Number 393 � � Q ond the J. Sutton Survey, Abstract Number 1154 — o = Denton County, Texas .o.o.o..� x o TBPLS Firm Re No. 10177700 Co p yri ght c 2014 Peloton Land Solutions, Inc. � � � "THIS DOCUMENT WAS PREPARED UNDER J �- 22 TAC 663.21,DOES NOT REFLECT THE ��' � RESULTS OF AN ON THE GROUND SURVEY, �'" \�'� � a AND IS NOT TO BE USED TO CONVEY OR ESTABLISH INTERESTS IN REAL PROPERTY � I \ �� MPLEED OR�ESTABL S ED B�Y I THER CREATION � / i Sy 114 \ � a ^ OR RECONFIGURATION OF THE BOUNDARY OF i� � � in THE POUTICAL SUBDIVIS�ON FOR WHICH IT — WAS PREPARED." -- __ -_— —_=—--_-__ I b� N --�" _�_--- '—�':�� c�i --I---------- � /��- I �`\ ` \ T � ,�'� ,,:%-�' ' ��_; .o� 0 600 1200 F � I � i ,�� —J -----------1 �� " I �-,J___--- " m �'� � GRAPHIC SCALE IN FEET ° � �� ti� �% �. �a�� N��d[�� j i ,� � �'� G^QD�4G3G^QC�� aNJ�I[3C�Gi �3��3 ' j �, � I � � '� I � �' �%� , r i' i� � m � o i !� �,� Y ,'" �� Point of Beginning = o ,' �,� 5B Ni � o �.� �� 72.1 Acres Qi � a, a -p ,'!' �� `° ,;�" i �'� j d. �M440� �l��d�� ,�'" j . � G°Q[3�4G3QC�4 f�Mf�[3C�G� ��4 m ,�i� i M9jti �` I � � i" ' S' � � � o I ' 9FFT � � � i ,�\ � /._ i " DENTON COUNTY �� — — — TARRANT COUNTY � � � o I \, � �n � �-__-_-_-_-=_-_-_-_-_-_-=.� � �/ _ � ��\ ,I; � w I �,,I� m a; � I I�� ° � '�i o 0 M � I�� z h � a ,ii� O Z � 3 � _ �,I� o � � � � sN ''Ir N ° t ~ _ �0 4 �� n m �� I!+ O J � � 4 � I 0 � SitB I� N w o J Y � "�9ry � �'� An Exhibit of = � D W � � SFF, N:TYS. � , A TRACT OF LAND � � o T'fl Vicinit Ma I � � Situated in the R. Eads Survey, Abstract Number 393 � a and the J. Sutton Survey, Abstract Number 1154 = S = Denton County, Texas o.00 o:� Y m � o TBPLS Firm Re No. 10177700 Copyriqht c�2014 Peloton Land Solutions, Inc. � ' � TOWN OF WESTLAKE ORDINANCE N�. 452 AN QRDINANCE AMENDING THE COMPREHENSIVE ZONING �RDINANCE OF THE TOWN OF WESTLAKE, TEXAS TO REZONE AN APPROXIM[ATELY 154-ACRE TRACT OF LAND GENERALLY LOCATED IN DENTON COUNTY, TEXAS FROM A "PD" PLANNED DEVELOPMENT D�STRICT AUTHORIZING OFFICE, ENTERTAINMENT/OFFICE, RETAIL, ENTERTAINMENT/RETAIL AND MALL USES AS ESTABLISHED IN PD ORDINANCE N4. 311 TO A 4GPD" PLANNED DEVELOPMENT DISTRICT AUTHORIZING OFFICE USE AND MIXED-USE DEVELOPMENT; PRDVIDING EXI�IBITS SHOWING THE A�tEAS BEING REZONED, PROVIDING FOR A CONCEPT PLAN PRiOR TO ISSUANCE OF A SU�LDING PERMIT AND A LEGAL DESCRIPTION; PROVIDING FOR GENERAL REGULATIONS; PROVIDING FOR DEVELOPMENT STANDARDS; PROVIDING FQR AREA REQUIREMENTS; PROVIDING FOR THE AMENDMENT OF THE �FFICIAL ZONING MAP; PROVIDING FOR A SEVERASILITY CLAUSE; PROVIDYNG FOR A SAVINGS CLAi1SE; PROVIDING FOR A PENALTY CLAUSE; AND DECLARiNG AN EFFECTIVE DATE. WHEREAS, on August 24, 1992, ihe Board of Alderm�n (the "Board") of the Towta of Westlalce, Texas (the "Town") adopted a Comprel�ensive Pia� (the "1992 Comprehensive Plan") for the Town; and WHEREAS, on November 16, 1992, the Bnard adopted a Cornprehensive Zonir�g Ordinance (tl�e "Zoning Ordinance"); and WHEREAS, on Septem1�er 15, 1997, based on the recommendations of the Plazaning and Zoning Commission (the "Comrraission"), tl2e Bo ard axnended the Z a��ing Qrdinance arad the subdivision regulations by adopting a Unifiad Development Code {the "UDC") �'or the Town; and WHEREAS, the UDC has been amended, with the �ost recent amendment� being adopted on August 23, 2003; and WHEREAS, there is located within the corporate limits of the Town an approxitnately 154 acre tract of iand (comxnonly known as Planning Area 5 and hereinafter sometimes referred to as the "Planning Area"); and WHEREAS, because of improvements to State Highway 114, further urban gro�vth throughout the region, and other changed conditions that affect the region, the Town believes ther0 are unique and signif cant opportunities for office, retaiJ and mixed-use d�velopment including hig�x end owner-occupied single family residential within the Planning Area that wzll be consistent with the Town's lang-term developi�nent vision; and WHEREAS, the Commission has recommended to the Board that the hereinafter described praperty be rezoned to "PD" Plaianed Develop�l�ent District; and WI�EREAS, the Board believes that the interests o� t�e Town, the present and future residents and citizens of the Tovvn, and developers of land within the Town are best served by adopting this Ordinance, rnrhich the Board has determined to be consis�ent with the 2004 Land Use Plan, Thorough�are Plan, Open Space and Trail Plan, Water and Sewer Plans, Drainage Plan, and Zonir�g Map all as amended. NOW, TH�REFORE, BE IT QRDAINEB BY THE BDARD OF ALDERMEN OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: That the recitals set forth above are hereby incorporated herein, ad.apted by the Town and declared�o be true and correct. SECTION 2: That the Cornprehensive Zoning Ordinance of the Town of Westlake, Texas, Q rdinance No. 2 00, is he reby a mended b y t his P D O rdinance, h y a mending P lanned Development District No. 3-5 within the praperty descri�ed in Exhibit 1 attached hereto by reference for all purposes. This PD will be subject to the approval a Concept Plan and all develapment standards and ather regulations attached hereto. SECTION 3: Upon the adoption of this PD, the Towr� Manager or his designee shall prainptly update the Town's Of�cial Zoning Map, to include an amended Planned Devela�ment on which entry shall include the abbreviated designatian "PD No. 3-SA" and the date that this Ordinance was adopted by the Board. I SECTION 4: It is hereby declared to be t�e intention of th� Board, that sections, paragraphs, clauses and phrase� of this Ordinance are severable, an�. if any phrase, eiause, sentence, paragraph ar section of this Ordinarzce shall �e daclared u�constitutional by the valid judgment or decree of any court of cornpetent jurisdiction, such unconstitutionality shall not affect any af the rern.aining phrases, clauses, sentences, paragraphs or sections of this Ordinar�ce since t�e same would have be�n enacted by the Baard without tl�e incorporatioz� in this Ordinance of any sueh unconstitutional phrase, clause, sentence, paragraph or section. SECTION 5: This Ordinance shall become effective upon its passage. PASSED AND APPR4VED BY THE BQARD O�' ALDERMEN OF THE TOWN O� WESTLAKE, TEXAS, ON THIS 22��DAY OF MARCH, 2004. �� --�-°' � � �, ATTEST: Scott Bradl y,Mayor �� G"�ing� �rosswy�,T��e�retary Trent ��tt , own ager APPRO� l O F��RM: ,,� - � v.._ � ;; �, _.. w_... . �� L. tanton I��o �To ttorney CIRCLE T PLANNING AREA 5 TABLE OF C�NTENTS Pa�e ARTICLE �. GENEI�AL PROVISION�....................................................................................b SECTION1 SHORT TITLE ..................................................................................................6 SECTION2 PURPOSES........................................................................................................6 SECTION 3 GENERAL DEFINITIONS...............................................................................6 Sectian3.1 Usage..............................................................................................................6 5ection 3.2 Words and Ter�ns Defined.............................................................................6 SECTI�N 4 PD SUPPLEMENT............................................................................................7 SECTIQN 5 APPLICABILITY OF EXISTING REGULATIONS .......................................7 Section 5.1 Applicable Town Ordinances ........................................................................7 Section 5.2 General Approval Criteria..............................................................................7 SECTION 6 CONCEPT PLAN, DEVELOPMENT PLANS, AND SITE PLANS...............$ Section6.1 PD Concept Plan............................................................................................8 S�ction 6.2 PD Development Plans.....................................................................•............8 Section6.3 PD Site Plans..................................................................................................8 Al2T�Ci�E II. �J1SE�..........o..........e.........................................................................................e......9 SECTI4N1 LAND USES......................................................................................................9 Section 1.l Land Use Schedule .......................................................................................9 Section1.2 Municapal Use...............................................................•.............................13 Section1.3 R�sidential ..................................................................................................13 SECTION 2 ACCE�SORY USES AND STRUCTURES...................................................13 ARTICLE IIL DEVELOPMENT STANDARDS....................................................................14 �ECTION 1 DENSITY ........................................................................................................14 Sectian1.1 Off ce Uses...................................................................................................14 Section 1.2 Mixed Use Developm�nt Area.....................................................................14 Section 1.3 Residential Uses...........................................................................................14 SECTION 2 MII�IIMUM LOT SIZE....................................................................................14 Section 21 Residential Areas .........................................................................................14 Section2.2 All �ther Areas............................................................................................14 SECTI[)N 4 MAXIMUM BUILDING HEIGHT.................................................................14 Section 4.1 Mixed Use Development Area.....................................................................14 Section4.2. Residential Uses.........................................................................................15 Section 4.3 Exceptions to Heigl�t Requirements.............................................................IS SECTION 5 MINIMUM BUILDING SIZE.........................................................................15 SECTION b FRONT YARD SETBACKS...........................................................................15 SECTION 7 REAR YARD SETBACKS.............................................................................15 SECTION $ SIDE YARD SETBACKS...............................................................................13 SECTION 9 SLOPE REQUIREMENTS .............................................................................16 ARTICLE IV. M�XED USE DEVE�,OPMENT AREA STANDARDS................................17 SECTION 1 ROADWAY STANDARDS............................................................................17 SECTIDN 2 LANDSCAPING.............................................................................................17 �ECTIDN 3 LAKE EDGE........................................................................�..........................17 SECTION4 ROOFS.....................................................................................................�.......17 SECTION 5 CONSISTENT FIRST FLOOR HEIGHTS.....................................................17 SECTION 6 STREET LEVEL ENTRIES AND OPENINGS .............................................].7 SECTIDN 7 STOREFRONT SPACING..............................................................................17 SECTION 8 STREET LEVEL FACADES..........................................................................18 SECTION9 PORCHE�........................................................................................................18 SECTION 10 SIDEWALK COVER[NGS.............................................................................18 SECTION 11 DIVERSTTY OF U�ES....................................................................................18 SECTI�N 12 MID-BLOCK PASSAGES..............................................................................1 S SECTION 13 PAV�TG MATERTALS...................................................................................18 ARTICLEVL EXHIBITS..........................................................................................................19 EXHIBIT 1 Legal D�scription of PD District EXHIBIT 2 Mixed Use Developm�nt Area Maximum Building Height EXHIBIT 3 Building Height - 4ne Story EXHIBIT 4 Building Height- Two Story EXHIBIT 5 Building Height - Three Stary EXHIBIT 6 Building Height - Four Story EXHTBIT 7 Building Height - Five Story Mixed Use Development Roadway Standards EXH�BIT S Street "A"—Przmary Road EXHIBIT 9 �treet "B"—Town Square EXHIBIT 10 Street "C"—P�rimeter Road EXHIBIT 11 Street"D"�-Interior Road EXHIBIT 12 Street "E"---- Service Lanes EXHIBIT 13 Lake Edge ARTICLE I. GENERAL PR4VISIONS SECT�ON 1 SHQRT T�TLE. This ordinance shall be known and may be cited as the "Amended Circle T Planning Area No. S - Planned Development Zoning District", or siz�ply as the "PD Ordinance". SECTI�N 2 PURPOSES. This PD Qrdinance is adopted to provide for a s�perior design o�lots or buiidings; to provide for increased recreat�on and/or open space opportunities �or public use; to provide rural ame�ities ar features that would be of special benefit �o the property users or community; to protect or preserve naturai amenities and environmental assets suc� as tre�s, creeks, ponds, floodplains, slapes or hilis and viewscapes; to proteet or preserve existing historical buildings, structures, features ar places; and to provide an appropriate balance between the intensity of develo�ment and the ability to provide adequat� supporting public facilities and services. SECTION 3 GENERAL DEFINITIQNS. Sec�ion 3.1 Usage. For purposes of this PD Ordinance, certain nun�bers, abbreviations, terms, and wards shail be used, interpr�t�d and defined as set forth in this Section. Other terms and words are defined elsewh�re in this PD Ordinance. Unless the context clearly indicates to the contrary, words used in the present tense include the futur� tense, and words used in the plural include the singular. The word "shall" will be interpreted as mandatary, and ihe word "may" as permissive. Sectiom 3.2 Words �nd 'I'e�r�s Deffined. Applicab�e Town Ordinances rneans the UDC and all other ardinances, rules, and regulations that are acio�ted by the Board and that are applicable to development within the PD District. Board means the Board o�Aldermen of the Town of Westlake, Te�as. Co�ntnissian means the Planning and Zoning Commission of the Towr�of Westlake, Texas. 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 i� a building or in a separate structure {wheth�r below or above grade) used for the parking of motor vehicles, (ii) courts or balconie� open�o the sky, and {iii)roofi area used for recreation. Masonry means brick, stone, cast stane, concrete, glass block, split-face concrete masonry uni�, or other masonry rnaterials approved by th� Board. Mixed Use Develapment Area means the areas w itllin the PD District that are developed in accordance with Article IV of tl�is PD Ordinance. PD D�strict means the planned development zonin�; district established by this PD Ordinance. February 23,2004 Article I. General Provisions PA 5 -Mixed Use Page 6 a�auvar�ce PD Cance tp PIan �eans any one or more of the drawings that must be submitted and approved by the Planning and Zoning Comrnission and the Board Aidermen prior to, or si�nultaneous with a preliminary plat. PD Ordznance means this planned development zoning district ordinance, including any approved PD Concept Plan. PD Su�plement means that certain Circle T Planned Developtnent Zoning Distric� Supplernent contained in Ordinance No. 307 and adopted by the Board. Residential area means an area within the PD District consisting o�approxirnately 50 acres and devoted ta single family residential uses, as identified in the Land Use Schedule in Article I� af this PD Ordinance. Tovsrn means the Town of Westlaka, Texas. UDC means the Town's Unified Develaprnent Code, as amended. SECTION 4 PD SUPPLEMENT. Concurrently with the adoption of 1'D Ordinatace No. 311, the Board adopted the PD Supplement. Th� PD Supplement includ�s addrtional standards that are applicable wit�iin this PD District. Tlie PD Supplement establishes additional standards for the following: {i) concept, informatipnal, development and site plans; (ii) signs; (iii) landscaping; (iv) roadway constructzon, parking and loading; (v) fencing; (vi) lighting; (vii) other special standards; and (viiz) illustrations. SECTTON 5 APPLIC'ABILITY OF �XI�TING 12EGiJLt�`�`IONS. Sec#ion 5.1 Applicable Torvn Orda�ances. Exce�t to the extent provided by an approved PD Concept Plan, this PD Ordinance and the PD Supplement, development within t�e PD District shall be governed by least resirictive of ihe "R" Retail oz� "O" Of�'ice Park zoning distxict standards and the uses listed in Article II of this Ordinance. Except to the extent pro�id�d by an appro�ed PD Concept Plan, this PD Ordinance, and the PD Supplement, the Applicable Towra Oardinances shall also govern developrnent r�rithin the PD District. In the event of any conflict between (a) an approved PD Concept Plan, this PD Ordinance and the PD Supplement and (b) the Applicahle Town Ordinances, the terms, provisio�s and intent of an approved PD Concept Plan, this PD Ordinance and the PD Suppiennent shall control. Except as provided �elow, in the event of any conflict between tl�e UDC and the Applicable Town Ordinances, tha t�rins, parovisions and inten� of the UDC shall control. Section 5.2 General Approval Criteria. To the extent, if any, that the Applicab�e Town Ordinances (and, in particular, the subdivision regulations of the UDC) grant tn the Board, the Commission, the Town Mar�ager, or any ather Town eznployee or consultant, the authority to approve any aspect of develapment within the PD District (including, but not limited to, prelizninary or final plats ox any aspect t�iereof or any agreernents or permits relatecE th�reto) Fei�ruary 23,2004 Arficle I. General Provisions PA 5 -Mixed Use Page 7 OR�INANCE ba�ed on conformity with the Town's Comprehensive Plan, Qpen Space Plan or T�oroughfare Plan (or with the objectives, goals or policies of �uch plans), then such authority shall be exercised ta the extent necessary to determine whether the aspect of development being approved is consistent with an approved PD Concept Plan, this �'D Ordinance, the PD Supplement. SECTI4N 6 CONCEPT PLAN, DEVELOPMENT PLANS,AN� SITE PLAN�, Sectian 61 PD Concept Plan. A �D Concept Plan fox this PD Distr�ct shall be appraved prior to the approval of any developznent plans and site pians required by this PD Ordinance. The PD Concept Plan shall comply with the Camprehensive Land Us Plan the Open Space azid Trail Plan, the Mast�r Thoroughfare Pian, the Master Water and Sewer Plar�s, and the Master Drainage P1�of the town and the UDC. Section G.2 PD Develop�ne�t Plans. PD development plans are required �or development within the PD District. The UDC governs the p rocess by which PD development plans are submitted and approved. Section G.3 PD Site Plar�s. PD site plans are required for development wi�hin the PD District. Article I, Section 3.4, of the PD Supplement governs the proc�ss by which PD site plans are submitted ancl appro�ed (inciuding, but not limited to, the submittal rec�uirernents, approval criteria, ar�d conditions). February 23,2004 Article L General Provisions PA 5 -Mixed Use Page 8 ORI]1NA3�FCE ARTICLE II. USES SECTION 1 LAND USES. Seetion 1.1 Land Use Schedule. Buildings, structures, and land within the PD District shall be used only in accordance with the uses permitted in the following "Land Use Schedule". The symbal "X" shall mean that the use is permitted as a principal use by right. The symbal "S" shall mean that th� principal use is permitted only after �irst obtaining a"Specific Use Permit" as set forth i� t�e UDC. The symbal "A" shall mean that this use is specifically permitted a� an aecessory use ta a n�ain use (this does not exclude ather land uses which are generally considered accessory t o t he p riinary use). A b lank s q�are s hall m ean t hat t he us e is no t a llawed a s a p�incipal use. PLANNING AREA 5—MIXED USE ILAND USE SCHEBLTLE X=Yermitted PERNCITTED i:SES 5=Special Use A=Accessory Use AGRICULTURAL USES P3ant Nursery(Growing) X Pfant Nursery(Re#ail Sales} � Far33�s General(Grops) X I�'arms Ge�ieral{Livestock,Ranch) X Veierinarian(lndoor Keniiels} }; Veterinarian(Outdoor Kenneis) Stables(Private IJse) 5 Stables(As a$usiness) S RESIDENTCAL USES Single Family Detached X Single Faanily Attached—Zero Lot Line X Single Family Attached X I3uplex Cm�dominium 1-�ome pccupation � Se�vants/Caretakers Quarters A Temporary Accommodatiqn for A Emp[oyees/Customers/V isitors Swimming Pool(Private) q Detached Garage(Private) A 3port/Tennis Courts(Private) r1 February 23,2004 Article II. Uses PA 5 - Mixed Use Page 9 ORDINANCE X=Permitted PEFi117ITT'Eb U5ES S—Special Use A=Accessary Use IN51"ITUTION�L and GOVERhMEI�TAL UBES Emergency Arttbulance Service X Post Officc(Governmenial) x Mailing Service(�rivate) X Hcl i port HelistnpNerti-stop S Telephone,�:lectric,Cab1e,and Fiber Optic X Switching Station Etectrical Substation g Utility Distribution Lines` X Ufility Shop and 5torage S WaYer and Sewage Pumping Station(below X grade) Water and Sewage Ps�mping Station(abo�e S grade} Water Storage Tank��d Pumping System S (Elevated or Abo�e Grade) Water,Sewer,Eleciric,aa�d Gas iVieters X Electric Transformers 7z Private StreeCs/Alleys/I7rives X Retiremeni Home X Nursing/Convalescent Home Hospice Hospital Psychiatric I-Iospital Clinic X Child Daycare(Puhkic;7 or more) X Child Daycare(Private;7 or more) X School,Ii-l2(Public or Pr€vate) Schoo](Vocational) A Col�ege ar Elniversity X Comnzunity Center(PiEb]ic) X Ci�ic CluS X Church or Place of Worsliip X Use Associated with a Religious Tnst. X Governcttent Building X Potice Station X Tire Station � l„ibrary � Data Center x February 23,2004 Article II. i7ses PA 5 -Mixed Use Pag� 1 p OKDINANGE X=Permittcd PF.RMITTCD[18ES �Special LJse A=Accessory ilse 'CQMMERCIAL I1SE5 Offces{Generai) }{ Studio ;{ Banks and Fina�cial lnstihrtions X Infornsation Processing X Hatel�atel X HotellMotel wi#h Conferencing Faciliry X I.,aundry/Dry Cleaning(<3,6fl0 S.F.} X Lam3dry/Dry Cleaning(Drop/Pick) X Par�ing Structures X 5hoe Repair X Beauty Parlor/I3arbershop X Clotlaing 5tore X Quick Copy/Duplicating Services X Personal Services X Liquor Store Micro-brew�ery and Wine Production and S Sales(<30,000 S.P.) Grocery(With alcoholic beverage sales) 5 Convenience Stare(with alcoholic 6everage S sales) Grocery' X Co�veniencc Store X Variety Store X Bakery Sales X Slationery andlor Book Store X Anfique Shop X Ar�Gallecyltvluset�ms X liardwarc Store X Sporting Goods X Paint ar�d'LValipaper X Cloth Store X Retail Stores-General X (Excl��ding Second Hand Goads) Restaurant,Cafe or Dining Facility X Restaurant,Cafe vr Dining Fac€Iity serving S alcahol Auto/Tru�k Parts and Accessories X Household FurniturelAppliances(including X Sales and Service) Farmer's Marteet S Peb�-ezary 23,20�4 Article I!. Uses PA 5 -Mixed Use Page 1! axr��v,�vc� X=PermitCed PCRNIITTEb USES 5=Special lJse A=Acccssory Use Feed Store Parking Structure � Cafeteria(Privafe) q Job Printing,Lithography,Print€ng,or X 82ueprinting Vehicle Display and Sales(inside} X Medacal Laboratory p li&�LaF�oratory g Conference Center X Live Thaater X Motion Pichtre Theater X Custom Business Services }{ �lectronic Appiiances Store andCompu€er X Sales and Service Tavern,Bar or Lounge s T]ance Ha11s/Nightc�ubs g Golf Course(Pu61ic or Private) X Park or Ylayground(�'uhlic or Private) X Sateilite Dish X Noa�-Commercial Radio T'ower Race Track Operatio�t Recrcatio��acility,Health Studio(Public) X Country C1ub(Private Membersl�ip) X Golf'C�ubhousc(Public or Private) X Coarantun€Cy Center(Private) X Recreation Center(Private) X Hike,�3ike,and Equestrian Trails(Pubtic or X Private) Colf Maintenance Facility A Golf Pro Shop }{ Health/Spa Faci[ities(Private) X Athletic Fields(Frivate) A Athleiic Courts(Private) � Equestrian Center x Athletic Courts(Public) ,� Commercial Amusement(inside) X Lake CruiselWater Taxi � 7'rucklTrailer Rental s Auto Body Repair Auto Mechanical Repair g Quick Lube/OiE Change February 23,2004 Article lI. Uses PA S -Mixed Use Page I2 ORDINANCE X=Permitted PCRMITTED USES 5=5pecial Lise A=Accessory Use Vehicle Maintenance(Private) }� Vehicle Fueling(Private) s Warehouse/Storage(Inside) Warehouse/Storage(Outside) Scrap/Waste Recycling Collectio�t andlor Starage Gas/Chemical BuEk Storage Light Manufactur9ngJAssembly S Apparei Manufacturing Packaging andlor Distribution Printing,Engraving and rela{eci I2eproductive Services bistribution of Books/Other Pri��ted Material Machine Shop Welding Shop Temporary Batching Plant g� Temporary Construction Oftice Xz Temporary Construction Materials 5torage XZ Temporary Sales flfFsce �{'- �o��S: I. lncluding water,sewer,electric,gas,cable,telephone, fi6er aptic,and ather public and private utility distribution lines. 2. Limited to period of construction. Section ]..2 MuniciPal Use. There shall be a two-acre municipal site reserved for a DP8/Courts use within the PD District. Section 1.3 Residential Area. T1�e ma�cimum number of residential units allowed in tl�is PD District is 275 uni�s. A constr�etion schedule must be approved by the Board of Aldermen prior to or szmultaneous with the f ling of a preliminary piat. SECTION 2 ACCESSORY USES AND STRUCTURES. An accessory use or structure which is customarily incidental to the principal use or structure, and which is located on the same lot or tract of las�d, shall be perrnitted as an accessory use without being separately listed as a permitted use. February 23,2004 Artic�e II. Uses PA 5 -Mixed Use Page E3 OItbINANCE ARTICLE III. DEVELOPMENT STANDARD� SECTI4N 1 DENSITY. Seetion 1.1 4ffice Uses. T he m aximum a ggregate f loor area f or o ffice us es o utside o f a Mixed Use Development Area in tllis PD District is S$4,505 square feet. I Section 1.2 Mixed Use Develop�ent Ar�a. The rr�axiinum aggregate floor area far all uses within a Mixed Use Developme�t Area in thi� PD District is 1,305,p60. � Sectior� 1.3 Residential Uses. This PD may cantain a rnaximum of 275 owner occupied, single family dwelling units. SECTION 2 MINIMUM LOT SIZE. Sectio�n 2.1 Residential area. The mini�num lot size for a resid�ntial detached unit within a Mi�ed Use Development Area is 5,000 square feet. There are no minimum lot sizes for Residential attached units. Sectio� 2.2 Mixed �Tse Development Area. There are no minimum Iot sizes witl�in a Mixed Use Development Area except as described in S�ctian 2.1 above. Sec�ioz� 2.3 Office. The rninim�un lot size for office uses outside a Mixed Use Development Area shall be 100,000 square feet SECTIQN 3 MINI1VIiJNVI LOT WII3TH Sectian 3.1 Resi�ie�tial area. The minira�um Iot widths for residential detached units located within a Mixed Use Development axea of t�e PD District shall be 50 feet. There are no �ninimurn Ilot widths for attached uses within a Mixed Use Development Area. Section 3.2 Mixed Use Development Area. There shall l�e no miniixa�am lot widths within a Mixed Use Development Area, except as noted in Section 3.1. Section 3.3 Of#iee. T�ie minirnum lot width for Office use outside of a Mix�d Use De�elopment Area shail be 200 �eet. SECTION 4 MAXIMUM BUILDING HEIGHT. I Section 4.1 Mixed Use Developmen� Area. The �naximum height for all struetures �vithin_a Mixed Use Development area shall be four (4} stories or 60 feet. Buildii�g heights are illustrated by Exhibits 2 throu�h 7. Buildings are to be built to human scale and will not exceed a building height-to-street widtl�ratio of 1:3. The following additional standards apply: A. Adjacent buildings within �he same �Iock must be varied in height; hawever, the height differential between buildings cannat exceed one floor. B. Heights are measu�ed from the sidewal�C to the top of the parapet or roof eave. �ebruary 23,2004 Article I[I. Development Standards PA 5 -Mixed Use Page 14 OIiDINANCE C. Sloped roofs shall not exceed a pitch af 8 inch rise for every 12 incl�es of run. D. Attic space under the roof may he occupied. E. Vaulted and cuzved roofs are perrz�itted but sl�all not exceed an apex height of greater t�an 16 feet a�ove the parap�t or eave line. Section 4.2. Reside�tial Uses. The maximum height for all residential s�ructures is 35 feet. Secti�n 4.3 All Uses Outside a Mixed Use Development Area . The rnaximum height for all structures shall b� the lesser of four (4) stories or 60 feet. Section 4.4 Exceptions to Height Req�iremenfs. The height lirnits imposed by this Section 4 shall not apply ta (a) chimneys and vent stacks, church spires, towers, cupolas, sloped roofs, entry features, sl�ylights, or other archi�ectural featur�s that are not intended for occupancy ar storage; (b) flag poles and si�ilar devices; ar (c) heating and air conditioning equipment, sola� coll�ctors, and si�nilar equipment, fixtures and devices provided such equip�nent, fi�tures, and devices are sereened from view with a salid wall that is architect�rally consistent with the design of the building to whfcl� they are attached. SECTION 5 MINIMUM BUILDING SIZE. � The minimum residential dwelling unit size shail be 1,500 square feet. The minimum buildin� size for all �thear uses shall be 5,000 sq�are feet. SECTION G B�TILI� TO L1N�S. Sectian 6.1 IVlixed Use Deve�opmen� Area There shall be a 15 foot mini�um build to line for attached r�sidential use� in a Mixed Use De�elopment area. Detached residential in a Mixed Use Development area shall have a 20 foot minimum front yard setback. There are no minim�m front yard setbacks for other ar�as in a Mixed Use Developzz�ent area except that sidewalk zones and lar�dscaping will be consistent with the PD supplement. I Section b.2 Th� minirr�um front yard far off ce uses not within a Mixed Use Deveiopment Area shall be SO feet SECTION 7 REAR YARD SETIiACKS. Tkere are na minimum rear yard setbacks for uses within a Mixed Use Development Area. The minimurzi rear yarcl for all uses outside of a Mixed Use Development Area shall be 20 feet. � SECTION 8 SIDE YARD SETBACKS. �ection 8.1 Mixed Use Development Area - Residential Attached. Each attached singleT famiiy dwelling shall have only one five-feet wide side yard, The side ya.rd requirements shalI apply to only one side yard pf the �irst and last attached houses in each set of attached houses. February 23,2004 Article IiI. Develflpment Standards PA 5-Mixed Use Page i 5 o�nnv.�vc� Section 8.2 Mixed Use Development Area — Residen�ial Detached. Th� side yard requirer�ents for residential detach�d in a Mixed Use Develapment area shail be I01fee�. Sectian 8.3 There shall be no side yard setback requirernents for any other uses within a Mixed Use Development Area. Section 8.4 Office The rninimurz� side yard for office use outside the Mixed Use Developznent area shall ba 25 feet SECTION 9 SLOPE REQUIREMENTS. The height of nan- aresidential structures within a Mixed Use De�elopment Area shall be lirriited to 60 fe�t. Where non-residential structures are adjacent to residential structures within the same block, the heigl�t shall be lirnited to 35 feet. February 23,2004 Article III. De�elapment Standards PA 5 -Mixed Use Page 16 ORDINANCE ARTICLE IV. ADDITIONAL MIXED USE DEVELOPMENT AREA STANI)ARDS Sl�CTIOI�T 1 ROADWAY STANDARDS. The general roadway standards applicable within a Mixed Use Develop�nent Area are established by the drawings labeled "Mixed Use Development Area Roadway Standards". Street sections for such roadways (including on-str�et par�ing) are illustrated on Exl�ibits S thraugh i2. ISECTION 2 LANDSCAP�NG. All landscape requirements for this PD District are established in: (i) the Roadway Standards af this ordinance {See Exhibits 8 through 12); {ii) the Lake Edge Stand.ards (See Exhibit I�); anc� (iii)the PD Supplement. Ir�the event that any landscaping standard is not addressed by {i), (ii) or (iii} above, then the landscaping standards contained in the UDC shall apply. SECTION 3 LAKE EDGE. The s tandards applicahle t o t he de velopment o f t he Lake Turner s k�oreline a re il lustrated o n Exhibit 13. SECTION 4 ROOFS. Commercial raofs will be predominantly flat wi#h sloped roof architectural features. Residential roofs will be predominantly sloped with flat accent roofs. Sloped roofs will not �ave a height-to- length ratio greater tl�aaa S:�2. Curved roofs wiIl be no taller than 16 feet above the plate ar cornice lane. At1 mechanical units must be screened from view. SECTION 5 CONSISTENT FIR�T ��,00�2 HEIGHTS. Abave a given block, the first floor heights should be similar in adjacent buildings, particularly as reflected in the exterior spandrel between the �rst and seeond floor. On comrnercial streets, the heights of the frst floors and adjacent buildings should not vary by more than one faot. Likewise, heights of canopies and colonnades covering the sidewalks should match from building to building alang a given block frant, with a maximum heigkt of 14 fe�t. SECTION 6 STREET LEVEL ENTRIES AND OPENINGS. Cornmercial ez�tries along the street shauld be recessed at least two feet from the building �ace. Residential entries may be recessed or may he covered with a protective rain covering such as awnings and canopies. SECTION 7 STOREFRONT SPACING. At least one building entry or passage shall oecur every 25 feet on average in any block, but no f�rther than 40 feet apart along any comrnercial facade. February 23,2004 Article IV. Additional Mixed Use PA 5—Mixed Use Page i 7 De�elopment Area Standards SECTION $ STREET LEVEL FACADES. Blank stretches of street level, street facing facades (those without windows or entries) should be minimized; however, stretches of ten feet are acceptable. Blank stretches b�tween ten f�et and 20 feet aare permissible, but should be limited. Blank stretches over 20 feet are not allowed. SECTIQN 9 PORCHES. � Where first flflors are used foz� residential purposes, first floor porches must be elevated at I8 inches above tl�e sidewall�. SECTION �0 SIDEWALK COVERINGS. Canopies and colonnades are permitted and encouraged. SECTION 11 DIVERSITY OF USES. Diversity of uses is encourage throughout a Mixed Use Development Area. Mixing uses vertically within buildings is also encouraged. SECTION 12 _MII)-BLOCK PAS�AGES. Mid-block passages wl�ich connect the street to the i��teriar af blocks and t�e parking therein are encouraged. These passages �ay be enclosed or open air, but must remain open to public pa�sage. These passag�s shouid be enhanced with landscaping. Pedestrian circulation s�ould be encouraged and eill�anced. SECTION 13 PAVIN� MAT'ERIALS. Roadways a�d papking 1pts wili be concrete, asphalt, with brick, stamped co�crete, paver or sto�e crasswalks and concrete curbs. Entire sections of iinportant roadways �ay be brici�. Sidewalks shall be concrete andlor bric�. Other paved areas, such as courtyards and plazas, may be brick, conerete, or stone, as appropriate. SECTION 14 PEDESTRIAN ACCESS. Pedestrian access must be maintained throughout the PD. AIl buildings and apen space rnust be joined by sidewalks that follow the standards established in the PD Supplezxaent, the UDC and the Trails and Open Space Plan. Sidewalks are also required to link recreatianal and entertainment uses to parking areas. February 23,2004 Article IV. Additional Mixed Use PA 5—Mixed Use Page 1 S Developtnent Area Standards ARTICLE V. EXHIBITS EXHIBIT 1 Legal De�cription of PD District EXHIBIT 2 Mixed Use Development Area Maximum Building Height EXHIBIT 3 Building Height - One Stoxy EXHIBIT 4 Building Height - Twa Story EXHIBIT 5 Building Height - Three Story EXHIBIT 6 Building Height - Four Story EXHIBIT 7 Building Height - �'i�e Story 1Vl�xed iTse Development Roadway Standa�-ds EXHIBIT 8 Street"A"—Primaxy Road EXHIBIT 9 Street"B"—Town Square EXHIBIT 10 Street"C"—Perirneter Road EXHIBIT 11 Street"D"—Interior Road EX�IIBIT 12 Street "E"—Service Lanes EXHTBIT 13 Lake Edge February 23,2004 Article V. Exhibits PA 5 -Mixed Use Page 19 o�nrr�aNc�, L��A.L DESCRIPT�ON PD 3-5 1'�2OPC?S�p �p�TING "MiXED �ISE" BEING a tra�ct of land situated in the Ricl�ard Eads �the�J. i3a�Con�Survey, Abs�a t Nurr�her Cflunty) and Abstract l�umber 49? {Tarranl Cc�unty), l 5�i5 (Denton County), Abstract Number 2026 (Tarrant Cauyxty), tl�e M.E.I'.& P.RR. Survey, Abstract Nurnber 923 (Denton Ca�nty) and the Iesse 5uttoa� Survey, Abstract Number 823 �D�ntc�n Cou��y) and bcin�a portEon of that tracl af land conveyed tc� AIL Investments, Ltd., reeorded in Volume13275, Pade 54'? of Deed Records Tarrant Cc�unt��t�'�Texas and beingQnorE Clerk's Nutnber 98-R0052437 af Rea�Property Records, i�ettton Co y parti�ularly descrit�ed by metes and bounds as fol�ows; BEGTNNII�TG at the northeast��rn ords tTarranttCounty�;Te��ed tfl Sam Lee recorded in Volume 575, Pa�e 5$0 of Deed Rec , TH�NCE N 89°1�'35�W, 11.21 to the sautheastezly r'sght-of way of St�te Highway 17� (a ��ariable width rightWof way); '�'��1��E wit� said sout�ieastcrl}r rigf�t-of-uray the fol3owin�courses and dis�ances; I� 34°39'39'°E, 368.2'3 feet; � 75°�t'23"�� 5�.50 feet; N 89�52'23"E, 42.06 i��et; N 03°l 7'17"E, 181.$4 feet to the beginnin� of a non-ta�lgent curve ta the xighi; THEII�CE vaith sald non-tangent cur�e i� the right, an arc distance of 33�8.72 feet,thrau�h a �entral angle of b7°38'4$",havin� a radius of 28�4.79 feei, the lon�; c�aord�f which b�ars � 7Qa4Q'p9"E, 3167.01 fcet ta the south right-o�v�ay of State high��ay 13� �a variab�e width z�ght-of-way}; �� 75°49'�?U"E, 108.13 f�et; THENCE S 7S°16'13"E, 7�.00 feet; THEhCE S 67�10'I?'>E� 317.59 feet; TI�E]�TC� � 00°31':s8"�, 57,12 Feet; THENCE S ��°23'15"E, 25.80 feet; THEI��E S i;o`'S'4�"�', �76.6$ feet, dep�rtia�g saiti so��.]�erl� ri�l�t-c��-ua�', tc� i11� be�innin.�: o� a curve to t�1e left; Tra�k��1g I�a. �11A �&B .�ob N�. U] [4a0,501.1.0�49 �=ebruary I9, 2004 S#CTR Pa�e 1 of ? ,f:110B1�?11�OD�g1SLTRI��JPILEGIPD_3-S.leg.doc T�1��i�G wita said cu�-ve ta ihe lbft, an arc dislan�e ��d of��t�ch bea s�S 07 59 09�u�le of l8°49'11", having a radius of 2582.50 �`eet,the lon�, $44.4b feet to tl�e beginnin�;c�f a curve to the ri�;ht; THENCE with said curve to t�►e sight, an arc disca�7��hord of 98}ic37 be�a s S l8°O1�'S0��ic o� 38°S4'34", havir�g a radius of 1017.50 feet, the lon� (�7�,'�$ f�et to the beginnin� of a cun�e#o t��e ieft; THENCE v�riih said c�rve to the Left, an arc distance af 345•g� �ich k�ea s S 29°O6'26��V4'�� of 1 G°45'2],,, havir�g a ra dius o f 1 1 8 2.5 0 f e e t, t h e ]o n g c h o r d ��w h j44.59 fcet t� the east line of thak tract of iand con�vsyed ta Roaz3oke L�d�c No. 4?i, recorded i�i Vo4u�ne 82, Page 532 of said Real Property Re�or , 'I'�-IENCE N 00°47'S9"W, 2�1.59 feet with tl�e east line�f saici Lodge Traci; THENCE N 89°5�€'�0"iIv', 8�3.58 feet wifh the north line of said Lad�;e Tract; THENC�. 5 �l°��'��'�E� �1�.4? feet�vitl�the�'e5�lin� of saici Lod�e Tract to thc appraxi�nate centerline c�f Otting�r RQad {a paved,traveled road�'ay c�f und�termined r�'idth, no recard found); �'HENCE wit�� said ap3�roxirz�at� centerline the fallowing bearings and distances; N 89°59"37"W, 630.18 feet; N 7b°3 3'43"��T,2]O.I2 feet, N 41°18'15"'�', 717.i6 f�e#; N S6°49'Ib"Vd, 9?3.63 feet; S 00°37'4�"E, 73-C 1 f��t ta t33e north line of aforeme��tioned Lee Tract; THENC�N 84°�(�'�5"W,284.94 feet to the Point nf Beginnir�g a��d cc�ntaining 6,G79.54� square feet ar 15�,� acres of land more or]ess. ,��"his c�ocutnert! �vus�re�urc�d under Z2 TAC.� b6�estah�h�h�inter�ts in�r af�r�op�t��exce�t thr�se grvund.5'urve��, at�d is ►�o� to be usc.d do cnn�ey rrglzts ut�rc]interests in�plied or establi.shed by t�re creuLivn t�r 1-ecu3�ftgurat[of� t�f the hounc�ur3' o.f �he pnlltictrl suhdrvrsanr��or�a�hich it v��as preperrca. �"ra�k.in�No. N!A C&B Job No. �l 14D0,501.1.0�49 F�bruary 19, 2004 S#CTR 1'age 2 of 2 3:1�pB10114�0591SUR1�'�'P1LEGIF'D_3-5,]eg.doC BU�LD�NG�IEIGHT� Gea�eral Nntes ■ Buildings will be var�ed in heiglat. The height differential between adjacent buildi.ngs on a street sho�ld be nv more than on� floor l�eigl�te � Heights are measured from the sid�walk to tl�e top of the �arapet Qr roof eave. � Slaped roofs, towers, cupolas and other architecturai elements n�ay reasonably extend laeyond tlle maxin�um l�e�ghts. * Sloped roofs sball nat exceed a pitch of 8 i�aci�rise f�r every 12 incl3es of�-un. � Attic space under�he raof may be occupied and will not be counted agaxnst tlxe floo.r. count. ■ Vaulted a7ad curved roo�s are permitted but shall not exceed aza apex heigl�t of greater than 16 feet a'bove the parapet or eave Ii��e• EX�1�1�: Z �ui�ding J�Ieights �ne S�ory One S�o�y (Maximum Slapa) �� u � C� � �� C � � b � � N � � t � Ex�1��it 3 L'Lu�dxng Heigl�ts � Two 5to ry � Tvvo S�ory {Meximum Slope) �2 8� � m � � � � � � � b' �X�11b1t �- Bui�dizag He�ghts Three Story � rI'hree Stc�i y [Maxlmum Slope} �� $� i \ — � �C EO � � � � � � 'V' � � � �xhib�t 5 �3uilding�l�e�g�ats Four Stor� � �ou�° S�oiy {Meximum Slape) '�Z �� X (� � � � � � �xh�� 6 �uild��ag I�eights Fi�e Story � F��p ��o�^'El (Meximum Siope) v irw ,i2 $�/. � r X � � � � � �X�1I�71� � � ` � � ��j ' \ ^ ��"''�.,l O�:�+t �-�s ri,1n•j _. �" -�N� STREET A PRIMARY ARTERIAL � i � `� i �' ;�. € � ri'' � f , , I � � . Typically Street A is tl�e m�in boulevaxd running � � � � �� I iI; �i� ��i ,��; through th.e areao It will be �'our�anes and d.ivided '"• � ' �1 ` \ rhi.:'� ,,',•.,,� ' F�"n I.�l � Y where it passes through tl�e mixed us� development and be ur�a� iii cllaracter. Tl�e tnedia�a wi�l be � / � : ��arrovv, on-street�arlc�ng will be allowed, sidewalks N. , �,',,,� •^ .,• will be close to the street edge and traffic lights will �°�:., �^,=� �� f�'t. be more frequent if requ�red. Speed limits wilI '� � �� lower�n th�� stretch to allavv for pedestrzar� � ,� c _: :. � � � crossings and street ii7tersectio�is. � �.9 4 �.h"'�� . n;Yti �^" � Y'. .`+'s'�� .�."�r StreeE Ci�aracter Street A will Ue prim�rily coz�txzra.excial. Tllere will \ � � � r be high t��affic volttn�e, b�� it will remain��edestriaz� � ' : i'rie»dl . ' / Y Building ��eights Building l�eights will be no less tl�a��two stories a��d Street Plan r�a more than faur stories. Sic�ewa[k Zon�l The deptl�of the sidewalk and"�L111LL-1O59 line will B�tildmTa-Li�xes be a�inimwrn of 15 feet frotn tlle face of ti�e c�.ir�. �� ar�ki�rg Angled and parallel stree�parking w�11 be allowed �� • an botl7 sides. k�' � �,: ,� �� '�, -�U �►. �,andlscaping Street trees are re4uired alang sidewalks and �n meciians p�aced at a maximuin spacing of 2S feet. \ .�� , .,. .. , -.� \ IY 29' z4' 16' 24' 2�' d5' � i34' � �.._�� tr8�t�BC�fOfl �X�i�b�� f�-�� ' � . ��' ^��---� � pP.. �7�+ �7-+ ��t �+ �7A7�� - - -'�'rt ' - c � STl\.l1�T B 1 o YY 1\ �.7Q 4J�]RAr ., . � ' '� � - e •`��F � Town Square rnay be a one-way street wit3�in tile �� . � �� ' xnixed use develo�ment. It�s prxxnarily �retiail � �..�, �, 1 �' I I i �liopping street wifl� slow �raffic. There wi11 be � ` � �,; �M1.��. ,�;-� � � k.<^ '" _. paxallel par�ing on tl�e inside cu�b nex� to tlae _ �= Square and angled pa��king on tl�e outside curb next � . ` ,.�-,�. to the shops. ° : ,r,�:�ir�,` � ,[�;'••; rn�., , . "�5 �treet Cllaracter Town Square wili be primarily cammer�ial, witll . ' . � • � �'�`"'� '�' -�'`� �ctive pedest��an areas. . e . .--��'�`•y. �~�� • t:ti.�,=-- -� �7 f � Buildii�g Heights Bui.�ding heig�its wi11 be n:o Iess than twa stvries aud -.� ` 14 �'" � 1.r;,;�"�,.. :��- no mor� tl�an four. . . . - Sidewalk 7otie/ The depth of t�e sidewalk and "buzld-to" line st�atl Build-To-Lines 6e 1 S feet franl the curb. All buildings facing Tawn - Sql�are must b� built 1�0% tfl the buzld-to Iine wit� Street Plan tl�e exception of civic bu�ldings, builcli»g entries, througll-bl.ock passages, and required bu�ldia�g ar�iculations. �;�, _ �� `� � �� 1P�rking �1ningled parkin�will be allowecl on the oi�tszde �f r�-�. '�-� �, •-� - �`� �':�' .�� =�� the street and�paralle�parking will he allowec� on :�„ ;. .,�� y°�-,. .,. � �,.;��:;�_ . z�.� �. . � � ., . • tlie inside n�x�ta ti�e squaree •r �,andscaping Stree�t�ees are requzred along sidewalks a�a �� naxizn�r.n spacii�g of 25 feet. ts e� �s� zo° t�° �3� Str�et Sectian �xh�bit 9 1 r � ��i�' r��:-�l STREET C PERl:METER RO,A.l] �.� � , -.,<< . '�^ 0 � The perimeter�oad parallels tk�e boundaries of the � site and may form �lie oute�ring of the mixed�ase k ' �'•.� �:�' ,e� • .�.,. . develfl�ment area's street systema �� is a 4wo-way � � � stree�witl��arallel �parking provided or�bntl� sides. .• :.ti ,. � - `' , r� � �. ,�: .,1 � Street Character The portions of tl�e pexiinetez raad nearest to retail n �� and offiee areas are pi-imary comn�ercial. The a 0 � `"'"�''"' remai��der is prirnarily residential wrtl� occasio��al •., � . sl�ops or cafes �nixed in at street level. � � 'r-��r '��;� �-� Buiiding Heights �uilding�eig��ts vary but are generally on� to tliree staries. �� , • .�`: �'° ��`•`� �. . �+��''�'- .-��h'� SidewaIk Zo��e/ "�'l�e depth of the sidewalk zane �djacent to Build-To-Lines reside��tial�,�ses sl�all �e 1D feet from El�e curb, a��d Streek P�er� adjacent to all other uses shall�e 15 feeL from the curb. Tl�e "bu�ld.-to" line f`or resiclential tiises shall be a rr��nirnur�� of 20 feet fro�n the curb and a maxirnu�of 40 feet from the curl�. The "b�iild-to" �'r line £or�11 other�.ise� shall be 15 feet fram the curb. r��.�-'`� �-'" �• � -.� Parkii�g Para11e1 parkrtng will l�e provided on both sides of �- ��,� `; ? � ,1� �;�.; . '=.��f� '� �:�lfi' S11'�.'e�. ' - ) � . ��. ��• . � , \\� \ \\\ \ �.�ndscapirag Stree�tr�es are rEquired nlong si.dewalks at a ��, ��, �q, �, 20, s, �5, gnaxi�n��n spacir�g o�25 feet, �4, In Commercful Street Sectian �X�11U1� �0 \ �,�� ,� � r� �� •,�,.. ,.; O � �.. . �, STR�ET I� INTEI�iOIt�T1�E'I'S :�5�' • �=,'.�� I��terior streets are two-lane streets with �n-sireet parking. � ��,_�;� h r �tll' �C.l-`� '�i �sy. Street C��aracter Interior Street is an active shopping, business �nd � � � r� residential street. Its residential areas are generally ��r ,,,,,, �,. above the street level, b�it some are on tlie g;�ound `�� ,,� � —_:�,�,•``�, ` floor level as vveil� B�ilding Heights Bui�ciing l�eigl�ts vary fronl oale to fo�r star�es. \ �^�� _ � , . ��' '�� Sidewalk Zonel The deptl� of sidewalk zones and"�uiid-to" lines � J�t�i�d-To-�,i��es sl�all vary from 15 feet in residential aareas to 25 feet Str�e�Plan in dense retaf� �reas. �'arkir�� 'aral.le� paxking is allowed o��botlz sides ofthe •� `� , �� .° s�reet. �`r `�T f`' �. � � � s Landscaping Stree�trees are required along sidewalks at a � � . ,.� �:.� � � niaxim�m spacing mf25 feet. ; s -�.,,. 3 t�� .�`� � i a � � . � i ! i _ � � .�_i \ �.. R�: �e�m,rt�&�n L�. � [5' 8' Z4' S' [5° 25' ee�.�ns.�u.��.,��,��. ��Y 3 5� Bu�een f.QAvhore Lr.&P1rr �$ Street S�ctian �xhiba� � 1 ._.�.__.�� ` � � _ _ ._ _ r .r' � f - . �,�� S7C[tEET � SERVICE LANES .• ' R � ` `\ fr. Service I..anes are two-way!t�vo-lane sexvice � corridor midway betweex� blocks �vati�in�he mixed 1', , '., �;�' � servzce vellicles ta \ � �� `�i � use areas. It provrdes access �or � � parking �reas and nearby�uildings. � �� `� � : Street Cl�aracter T11e Service Lane is a s�nall,vehicie-oriEzated alley � � t � � _ with s1.aw traf#"ic throughout. It zs not designed to �� .�'� �� encoura e a hi h level of pedestrian traf�ic, but rt �� .� ` �� .\. g � ,.,_. �._� . . . will accom��odate then�. ' Building��ei��ts B�.iilding heights vary from one to four stories. Street Plan Sidewa7k Zone/ Tlie de�tl� af sidewaik zanes and"biiild-to" lines Bt�i1d-To-Lines sl�all be five feet from the curbe Pa�•lcing There is na on street parking with tlae exception af occas�onal loading zones. ~ ` �t" �z� � '�'� .� �.-.. Landscaping Street trees are not required. �""�.'�. � \ � S' 8' 24' S' A2' (32'�rr. w/o Laadir�g T.oneJ 5treet Section �X�.11�?I.� �� l � I � , \ .,�z . e � : .�� ;�.. . : LAKE EI)GE ��-. ,, ' � . �� -� hore alan Lake Tum�i' i5 a VVateTfront area to �`� ��lf �.' � The S g be e�ijayed by all the residents and visitors o� �-: �� - -' � Westlake. A continua�ts pat��way, �?0551�I� � "� � _ � . : � portion of the Town's trail systenz, runs along the . ;` shore. � , ) � � - � 1 ...,�r-; . . . • Building Il�ighYs Bu�ldings along tlae Lake Edge wi11 be one to three , � ��' , r'"'`� : stories. � ' i �� ,� � i' f� � `� •1 n�ll��Y� ^ r_r�� tl ' _. 'i�:.p'�_ ' Patl�way Zo��e/ The continuvus pathway sha11 be at least six feet � ` r � �» +�°:�u• , " � �* . B��ild-To-Lii�es wide. The pathway rnust be at least 35 feet frotn 1 . • an buildin face but ��a be ad'acent to a builc�ing � '�� Y � � Y J � face). Buildi�ngs must be set back at least 5D feet from ti3e ,�lioreliue. 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' � �� & �`�� .�,�p�� Iy Com�a�ssi�n Expires: - � 1 4 e ;��2�� a,,Q��a��r`��`i?€�;. w'?e,"��. � e ,,< <e �rc9;�<:, ..:�r�; � T'HE S`I'A'TE �F Z'�XI-�S � ) �OLTI�'I'�' OF T T ) � � I, � ��'; �� `-� , ';�;��.�{ �'.�;�`��'`�_ ,P�.7�I,IS�IER�f the Alliance Regional I�Tewspapers of I�aslet, Texas, a newsp��r of gen�ral c�rculation v�rhich has been published in L?enton County and Tarr�nnt Cr�unty regularly and cantinuc�usly for a perlod of one year prior to the first day of publication of this notice, sol�mnly svaea�that the n�tice heretc� a�ached was published in the Alli�nc�I�egi��a� Newsg�ap�rs, on�hhe followzng dates,to-wit: Apri12, 2004 'Tovvn of�J�stlak� Public I-��a�ng Ordinanc�452 � P bllsher SIT��CRIBEI� SWO TO befare flne�n�he da��f �' ,��Q to ce�tify which�tness iny hand�nd official seal. �� _ - �,��;��- � ��.��'"��'�'�� a��i�`��'��V�� l��TAIZ�PLT�LT�, �Tf�'�'��l� TE�A� =ot `��;� r��t €�� r�"; ��t� c,� �'e�� !�t SN�;. Q � ��V� �'°;�rFOF�'�.'�•°Gornrrt. �x�. ��-��- �y�O �SS1011�X�1T�S: t�'', �— � � � � �� :..��,��s=��;�;�� TOWN OF WESTLAKE, TX STAFF REPORT TO PLANNING & ZONING COMMISSION/TOWN COUNCIL I. CASE INFORMATION Case No. Z-11-12-15 Date: 12-1-15 Request: Applicant is requesting approval of the following: Transfer of Development Square Footage X Transfer of Development Rights Severance of Development Square footage Severance of Development Rights Conversion of Development land use X Revision of or addition of Zoning Districts X Development Name: Project Blizzard Location: SH170 at SH 114/ Trophy Lake Drive/ Ottinger Road Owner: Westlake Retail Associates, LTD Developer: Hillwood Properties Zoning: PD3.5 Proposed Use(s): Importation of additional Office square footage, creation of additional PD District Phasing: 5 proposed phases Page 1 of 19 II. STAFF REVIEW COMMENTS RELATIVE TO COMPLIANCE WITH THE RECOMMENDTIONS AND INTENT OF THE COMPREHENSIVE PLAN 1. General: a. General intent of Citizen Goals and Priority Statements as documented in the Comprehensive Plan: The Forging Westlake 2015 Comprehensive Plan identifies 19 goals, supported by priority statements which flow from those goals. The goals include goals related to i. Views, Visual Image, and Preservation seek preservation of present vistas of naturalness, pastoral/ agricultural character/ sense of openness. ii. Quality of Life, Seeks preservation of "slow paced Life style" iii. Urban Form, Development Form seeks to create a holistic town form, town center, town linkages, protection of residential areas from commercial encroachment, and greater levels of amenity. iv. Accessibility, Vehicular Circulation/ Traffic, and Alternate Modal Movement seeks connectivity, functionality, and capacity in the trail and roadway network as well as containing major traffic increases in the northerly portions of the Town. In addition, reduce vehicular trips and promote pedestrian safety. v. Land Use seeks to clearly separate residential and commercial areas in ways that reinforce single family values and neighborhoods. vi. Value/ Financial Sustainability seek to increase the ad valorem base and thereby continue to serve the Town's financial needs. vii. Academy Sustainability and Education seeks to meet the future educational needs of the Town population and make Westlake a major educational center. viii. Waterways/Waterbodies/ Natural Systems seek to create more and more usable water amenities for the Town of Westlake. ix. Infrastructure/ Public Facilities have infrastructure and emergency facilities to assure the continued health and safety of the Town's full-time and day-time population. x. Environmental Sustainability and Conservation seeks to promote water conservation and environmental preservation. xi. Parks/ Recreation seek to establish distinctive recreational and park opportunities. Page 2 of 19 These goals guide the formulation of the Comprehensive plan elements listed below. The proposed Blizzard Development is consistent with many of these goals as follows: b. Application compliance with Citizen Goals and Prioritv Statements as documented in the Comprehensive Plan: v � � � '� � v � � � c� c � � c� c � N � � � � � � �, o a- �n � o Q- � � � �� o `^ +� � � � � •N v v � � � � � � - +, v •- +� o � � Q v � � Q v COMPREHENSIVE PLAN � � � � c � o � c GOALS °- � J � � � � � � COMMENTS Views YES NA YES Density placed in a receiving area and transferred from a sending area Visual Image Reduction of density toward Dove YES NA YES Road through importation and establishment of distinct project identity. Quality of Life Reduction of commercial NO NA YES development in close proximity to single family residential Preservation Density placed in a receiving area and YES NA YES transferred from a sending area; Turner Lake maintained/enhanced Urban Form YES YES YES Gathers commercial entitlement to the north Development Form YES NA NA Makes edge of Lake Turner available to Public Use Accessibility YES NA NA Provides place of Regional Trail Convergence Use of Ottinger as southerly access Vehicular Circulation/Traffic links commercial traffic directly to Dove Road in later phases this could YES/NO NA NA mean more cars. Elimination of high trip volume Mall use may reduce trips, overall. A TIA should be performed to confirm this statement. Alternate Modal Movement YES YES YES Mixed use reduces trips.Trail connections present. Land Use Does not encourage home-ownership NA YES/NO YES Within the development but does protect existing single-family areas through transfer of commercial Page 3 of 19 squarefootage. Value/Financial Sustainability YES YES YES Captures full value potential in development intensity Academic Sustainability The effect of Urban Living as a NA YES NA replacement for small lot SF as it pertains to Westlake Academy needs further study. Education NA NA NA Water Ways/Water Bodies/ YES YES YES Turner Lake Edge developed for Natural Systems pedestrian use Infrastructure and Public No provision of public emergency facilities NO NA NA facilities or over sizing of public utilities. Environmental Sustainability NO NO NO No inherent water conservation and Conservation measures presented Parks and Recreation YES NA NA Major public gathering space presented 2. The Thorouqhfare Plan: a. General Intent of the Thorouqhfare Plan: The Thoroughfare Plan establishes a coherent traffic system which anticipates the trip generation potential of Town build-out to 70% of entitlement. In addition, the Thoroughfare Plan: i. Establishes a north-south/ east-west street network system with capacity to accommodate 70% build out of entitlement. ii. Mitigates limitations to Freeway/ Interchange capacity due to regional traffic flows iii. Improves Town connectivity between live, work, shop, entertainment, and amenity. iv. Establishes a framework for growth that more evenly distributes commercial value and protects residential values v. Accommodates pedestrian and bicycle movement vi. Diverts a substantial portion of the commercially generated traffic from residential segments of Dove Road vii. Identifies Design Focus and Special Consideration points within the proposed system. viii. Establishes a Town-wide Street Typology b. Application compliance with the Thorouqhfare Plan: Page 4 of 19 Q � � � N � � O � '� N � C d 4! CA � � � l0 v�i Q � � � � THOROUGHFARE PLAN v °. � v COMMENTS (n J J (n North-south/east-west Provides Regional Arterial as illustrated street network on the Thoroughfare Plan and sets up extension westward as per the YES NA YES Thoroughfare Plan. Shifts Ottinger connection as indicated by thoroughfare plan to east side of Lake Turner to be addressed at a future date Mitigate limitations to Mitigation of Freeway limitations is Freeway Interchange capacity dependent on off-site thoroughfare connections. Later phases may encounter LOS impacts without such connections. Initial phases should work NO NA NO With streets shown but a TIA is needed. Conceptual Plan does not show SH114 ramp from the north as it connects to the existing service road...ingress/egress study needed to understand regional and local traffic flow along service road as it relates to development. Town Connectivity Sets up connection with Plan identified off site street extensions, provides trail YES YES YES connections to major amenity features and commercial/work elements, and integrated live work related land uses. Framework for growth Transfer the major places of development value away from the freeway service road to internal streets, thereby setting up YES NA NA pattern for continuation of such non- freeway fronting development. Development capture is not ties to freeway but moves into the Town fabric. Pedestrian and bicycle Concept site plan appears to connect movement YES YES YES regional trails to work and entertainment destination as well as primary lake front amenity. Divert from Dove Requires off-site system connections to POTENTIAL YES NA prevent traffic from using Ottinger to Dove as the non-service road route. Page 5 of 19 Mixed Use reduces trips which relieves traffic on Dove. Resolves points of Design The issue of Design Focus#1 (as Focus/Special Consideration identified on the Thoroughfare Plan) is NO NA NA not affected by the thoroughfare proposed,thereby pushing resolution of this issue to the east side of Lake Turner. Establish Town wide Street Plan implements the Regional Road Typology Connection to 114. The street ROW for YES NA NO the Regional Road needs to match Comp Plan (no scale or design provided at this point). 3. The Land Use Plan: a. General Intent of the Land Use Plan: The intent of the Land Use Plan is to create a fabric of Community Types that: i. Protects and coincide with the 5 view conditions (Vista Points, Vista Termini, View Shade, View Shed, and View Corridors) ii. Establishes a desired built character of the community type that guides density re-distribution iii. Establishes a desired land use dominance of the community type iv. Aggregates value to support the Town's Ad valorem base requirements. Promote attainment of threshold entitlement build out while still supporting the view protection goals. v. Facilitates and encourages re-distribution of development square footage through transfer and not rezoning. vi. Conceals vertical disruption, ground plane augmentation and form deviations associated with more intense development densities. vii. Minimizes displacement of important natural fabric. viii. Coincides with identified sending and receiving areas b. Application compliance with the Land Use Plan: � � � � U � � Q O l0 '� � � L U d � -Q � � tn •- _ � 7 � C Q l9 tlA �n d N O Q � O v •+, Q +J Q L ia � � C v � +' +�-� N • V H i' Q p�p OC � C '6 Q N ��n � � U � N C LAND USE PLAN o � � � � � c°� COMMENTS °� � � � �n c N J N Q � a� N Page 6 of 19 Protects/coincide with the Lies in a View Shade Zone concealed associated view condition YES NA YES by land promontory north of Westlake Academy...and RC-D district Establish desired built Lies in a Regional Commercial character for the Community District, which is the most intense Type commercial district designation in YES YES NA the Land Use Plan. Includes structured parking,taller buildings, and active building-to-street relationships. Establish desired land use Commercial dominance. dominance for the Commercial aggregation is "deemed Community Type a land use objective"when it NA YES NA promotes lowering density in a view sensitive zone. Commercial development is regionally associated, attracting trips related to its 114 association. Aggregates value, promotes Corporate headquarters that will attainment of threshold ad create substantial industrial cluster valorem capable of stimulating vertical and YES YES NA horizontal expansion which will attract more aggregation of commercial use. Establishing commercial cluster creates value center for Town. Facilitates, encourages Development flexibility redistribution through accommodates the more intense transfer YES YES YES development needs of a corporate center and encourages continued importation of development square footage from sending areas. Conceals vertical disruption, Pedestrian street and significant ground plane augmentation, central open space as well as lake and form deviations of YES NA NA edge development creates a intense development meaningful ground plane which is supported by building placement. Minimizes displacement of Located on lower ground below the important natural fabric more complex natural settings to the YES NA YES south. Contains an appropriate level of lake edge development that does not over develop the natural asset. Coincides with identified YES NA YES Conforms to the RC-D area sending and receiving areas configuration. 4. The Economic Development Plan: Page 7 of 19 a. General Intent of the Economic Development Plan: The intent of the Economic Development Plan is to promote a robust economic environment for Westlake through: i. Supporting attainment of a sustainable and adequate Ad valorem base. ii. Promoting and furthering attraction of, or providing for, Corporate Headquarters to Westlake. iii. Promoting and/ or providing specialty retail iv. Facilitating and enhancing ability for targeted recruitment v. Facilitating and contributing to industrial cluster formation. vi. Providing for infrastructure extension to desired areas of future development, facilitating circulation, and providing for information dissemination. vii. Providing locational value for development in close proximity. viii. Enhancing Town identity. ix. Providing increased amenity. x. Providing desirable associations. xi. Enhancing education. xii. Supporting a rational land use context. xiii. Supporting corporate retention. xiv. Supporting employee retention. xv. Implementing opportunities for office-driven mixed use. b. Application compliance with the Economic Development Plan � � v � � +� n � +, +' co Q � � i N � � U � � tn C � '� � � � � U � � � � d � � C C C OC a.., � �p LLJ � Gp � +� O � -� v ECONOMIC DEVELOPMENT o � � ° v � � 0 PLAN � � � Q o o � � COMMENTS cn � cNa Q U d vi d Attainment of sustainable/ Aggregates high value use enhances adequate Ad valorem base YES YES YES locational value identity Attracts or provides Builds on and extends Westlake Corporate Headquarters YES YES YES assets and provides locational identity for financial services industries. Promotes/provides Specialty NA YES NA Urban shopping street and vertical Retail mixed use with upper income Page 8 of 19 occupants. Facilitates Targeted Provides critical mass to establish Recruitment YES YES YES Westlake as a desirable community for financial services. Facilitates/contributes to Combined with Financial Services industrial Cluster Formation already in place, establishes a critical YES YES YES mass of financial services that will support vertical and horizontal expansion...thereby supporting growing cluster formation. Provides infrastructure Putting main line utilities that can extension,facilitates continue to other sites with ROW circulation and information YES NA NA extensions. This was discussed in dissemination. presentation but not clear in submittal documents. Provides value for locations Defines a value gradient emanating in close proximity. YES YES YES from the corporate headquarters center. Enhances Town identity YES NA YES Conforms to the RC-D area configuration. Provides increased amenity Provides natural and plaza open YES NA NA space features with trail connections indicated on conceptual site plan...should be labeled. Provides desirable Major Financial Services Home/ associations NA NA YES Regional Office is an association sought my many components of the industrial cluster. Enhances Education NA NA NA Supports rational land use The sequence from mixed use context freeway edge to corporate office YES YES NA interior. Importation of square footage from PD 3-3 promotes density gradient from freeway to residential, south of Dove. Supports corporate retention Strengthening Financial Services Industrial Cluster maintains YES NA YES Westlake's importance as a Financial Services location. Supports employee retention Generous open spaces, lake edge YES YES YES development, and mixed use favors employee retention. Implements area opportunities for office YES YES YES driven mixed use Page 9 of 19 5. The Housinq Plan: a. General Intent of the Housinq Plan: The intent of the Housing Plan is to protect and define high value submarkets for Westlake by: i. Consolidating dispersed price points into definable sub-market zones. ii. Supporting/ protecting current price point distinctions. iii. Providing new housing choices for emerging empty nester, retiree, and young family/ young professional markets, unique to this area, seeking higher price point housing options. iv. Providing housing choices for changing housing needs among Westlake's own population as they grow through life style changes. v. Mitigating value encroachment from neighboring lower price point sub-markets and preserve value. vi. Implementing housing market type gradients as portrayed in the Westlake Housing Plan map. b. Application compliance with the Housinq Plan: � a, � � � Q co •� +� N v v c v � o � � � � � � � � -� C p � -� C tn (0 '- C t0 Q- +-+ � c6 �p � -� (6 d � � (6 d a-�-� � N � � (6 � � +� O � U � O � � � � � Q � � � Q � � u v .N u v HOUSING PLAN v � � Q- � � � Q- � COMMENTS :� co � Q- o � � Q- o cn � co Q C.) 2 �n Q U Consolidate disperse price The conceptual plan suggests a point housing types rental product and the NA NA NA application suggests a single- family product,therefore it is unclear as to impact on this recommendation. Supports/protects current Application does not remove price point distinction "single-family" use, only"owner- occupied language. Conceptual Plan alludes to a rental housing type. If the MF use in PD3-9 is NA NA NO transferred to PD3-5, one could say the rental housing type as submitted could be a higher-end version of the garden style MF in PD3-9...However,this scenario is not specified as part of the application submittal. Any Page 10 of 19 rental housing product if proposed should be of exceptional quality to ensure contribution to overall property values. Provide housing choices for Westlake does not currently emerging empty nester, offer an upscale Urban Living retiree, and young NA NA POSSIBLY rental option with low family/young professional maintenance and high security. markets seeking higher price This issue needs to be more fully point options. evaluated. Provide housing choices for Upscale Urban Living component changing housing needs meets needs of certain Westlake among Westlake's own populations wishing to stay in population as they grow NA NA YES Westlake even if they are at a through life style changes. place in life where low maintenance and high security is desirable. Mitigate value encroachment Combined with Financial from neighboring lower price Services already in place, point sub-markets and establishes a critical mass of preserve value financial services that will NA NA POSSIBLY support vertical and horizontal expansion...thereby supporting growing cluster formation. Continued higher income daytime residents can support home values in area. Implements housing market Implements market type type gradients as portrayed gradient, BUT entitlement in the Housing Plan Map. NA NA YES requires a transfer of MF use from PD3-9, which is not specified as part of this application submittal. 6. The Parks, Open Space, and Trails Plan: a. General Intent of the Parks, Open Space, and Trails Plan: The intent of the Parks, Open Space, and Trails Plan is to protect natural resources, protect distinctive natural settings, and provide for recreational needs of a future population through development that: i. Preserves important natural features and systems. ii. Provides sufficient recreational opportunities for future population. iii. Protects Westlake's Ecotone from over development. iv. Preserves Landmark Landforms. v. Protects Rural Ranch Landscapes. vi. Provides Open Space Connections. Page 11 of 19 vii. Provides Recreational Open Space, Parks, and/ or Recreational Facilities. viii. Connects Town and Regional Trails. ix. Provide applicable park type recommended for general location of development. x. Implement the Open Space Plan as configured on the Open Space Plan map with aggregated open space areas. xi. Implements the Trail Plan as configured on the Open Space Plan map. b. Application compliance with the Parks, Open Space, and Trails Plan: � v � .� N � � � � � � � °A o � '� � � � a� � � � o � Q �, N. ti° Q � � �, `° v PARKS,OPEN SPACE,AND �, �, .� � � a, ° � a� o cn � TRAILS PLAN � � � � � Q � COMMENTS cn `_° v�, Q oc O v3i Preserve natural features/ YES YES YES Preserves lake Turner and develops systems its asset potential. Contributes to provision of Provides Ball Diamond, Soccer Field, sufficient recreational YES NA NA and Tennis Courts. Also provides opportunity for future amphitheater. populations Protects Westlake's Ecotone NA NA NA Not located in Ecotone Area. from over development Preserves Landmark Landmark Landforms are not located Landforms. NA NA NA in this area of Westlake. Protects Rural Ranch Urbanized setting not rural.This Landscapes. NA NA NA development is not within Rural Ranch Landscape area as delineated the Parks and Open Space Plan. Provides Open Space Provides Lake Turner Connection as Connections YES NA NA shown on the Open Space Plan Provides Recreational Open Provides Ball Diamond, Soccer Field, Space, Parks, and/or YES NA NA and Tennis Courts. Also provides Recreational Facilities amphitheater. Connects Town and Regional Provides trail connection from east to trails west north of Turner Lake (not a YES NA NA recommended trail location in Trail Plan but not discouraged).Trail along regional street right-of-way should be considered as per the Trail Plan. Provides applicable Park Type YES NA NA Provides Mini/ Urban park as Page 12 of 19 recommended for general indicated on the Open Space Plan. location of development Implement the contiguous Provides Lake Turner Connection as open space configuration as YES NA NA shown on the Open Space Plan. shown on the Open Space plan map. Implement the Trail plan as Provides trail connection from east to configures on the Open YES NA NA west. Trail along regional street right- Space Plan Map of-way should be considered. 7. The Urban Desiqn Structures Plan: a. General Intent of the Urban Desiqn Structures Plan: The intent of the Urban Design Structures Plan is to consolidate a coherent image and comprehensible legibility for Westlake through development that: i. Implements the applicable Street Typology streetscapes as presented in the Urban Design Street Type map. ii. Implements the applicable Intersection Typology as presented in the Urban Design Plan map. iii. Implements the applicable Trail Typology as presented in the Urban Design Plan map. iv. Implements the applicable Edge Typology as presented in the Urban Design Plan. v. Provides applicable active or other open spaces as shown on the Urban Design Plan map. vi. Implements recommended design standards for applicable design settings. vii. Adheres to the recommended thematic plant list. viii. Implements Town monument recommendations. ix. Implements focal points and portals as identified in the Urban Design Plan. x. Adheres to thematic forms and material recommendations of the Urban Design Plan. b. Application compliance with the Urban Desiqn Structures Plan: � v � � '� � � � � � � � �� v � � o � Q � v � � � � dn Q v +, v, � � U � URBAN DESIGN v � * °1 0 * STRUCTURES PLAN � � � � `—° � COMMENTS � v in � � ¢ oc � Page 13 of 19 Implement applicable Street Plan shows a Regional Arterial as Typology specified with organized landscape YES YES NA patterns as recommended...need specifics, including ROW dimensions and detailed design. Implement applicable Intersection enhancement is shown Intersection Typology YES? NA NA but design is not sufficiently detailed to identify. Implement applicable Trail Plan does not indicate recommended Typology UNSURE NA NA Regional Trail within Regional Road ROW Implement applicable Edge YES NA NA Plan shows Highway 114 edge setback Typology and landscaping. Provide applicable active or YES NO NO Plan shows Major Plaza and central other open spaces open space feature Implement recommended Not sufficient detail to determine design standards for UNSURE NA NA applicable design setting Adheres to the Not sufficient detail to determine recommended thematic UNSURE UNSURE NA plant list Implements Town Sample of freeway signs is shown but monument UNSURE NA NA monument locations and elevations recommendations are not provided. Implements focal points and Portals and focal point monuments are portals as identified in the NO NA NA not indicated or provided Urban Design Plan 8. The Storm Water Conservation Plan: a. General Intent of the Storm Water Conservation Plan: The intent of the Storm Water Conservation Plan is to protect natural areas/ systems and promote conservation practices through development that: i. Implements applicable Storm Water Best Management Practices/ ii. Implements applicable Water Conservation Practices. iii. Furthers implementation of Storm Water management or Water Conservation programmatic and policy initiatives. b. Application compliance with the Storm Water Conservation Plan: Page 14 of 19 � v � � �� c� � c � ao �, � '� � � v N � � � Q c v � � � � wo Q v +, � v STORM WATER v � � � o � CONSERVATION PLAN � � � � `—° � COMMENTS � � � Q � � Implement applicable Storm Not sufficient information or detail Water Best Management UNSURE UNSURE UNSURE Practices Implement applicable Water UNSURE UNSURE UNSURE Not sufficient information or detail Conservation Practices Furthers implementation of Not sufficient information or detail Storm Water Management or Water Conservation UNSURE UNSURE UNSURE programmatic and policy initiatives 9. Facilities and Town Hall Plan: a. General Intent of the Town Hall Plan: The intent of the Facilities and Town Hall Plan is to provide emergency and municipal services for the current and future 24 hr. and daytime population through development that: i. Supports/provides funding of improved services. ii. Provide facilities or a facility site within the applicable service area. iii. Provides a Town Hall site or facility. b. Application compliance with the Town Hall Plan: � v � � �� o N N �� v �, � o �a a c Q � � N � u.o EMERGENCY FACILITIES � U � � v v � � O � AND TOWN HALL PLAN � � � � `—° � COMMENTS v� � � Q o�c v�, Supports/provides funding UNSURE UNSURE UNSURE Not sufficient information or detail of improved services Provides facilities or a Not sufficient information or detail facility within the applicable UNSURE UNSURE UNSURE service area Provides a Town hall site or UNSURE UNSURE UNSURE Not sufficient information or detail facility Page 15 of 19 III. STAFF REVIEW COMMENTS RELATIVE TO DEVELOPMENT AND DESIGN 1. General: If the site is developed, all on and off-site infrastructure necessary to serve the site would be the developer's responsibility. 2. Utilities (includinq on and off-site extensions and easement dedications): Utility information not provided. Water and sewer would be provided by the Town of Westlake. 3. Stormwater (includinq on and off-site facilities and easement dedications): Storm water Management design not provided in application 4. Setbacks/Buildinq Lines: Urban street is generally consistent with Town Square street sections of Ordinance 452 5. Parkinq/Fire Lanes: More detail needed. 6. Solid Waste Collection Facilities: Details not provided, concept only 7. Traffic Access Manaqement/Internal Site Circulation and Connectivitv to Adjacent Property Tracts (both owner's and non-owner's tracts): TIA and traffic analysis needed 8. Site Desiqn A. Materials, Building Design, Architecture, and Hard Screening Details not provided, concept only B. Landscaping and Landscape Screening Details not provided, concept only Page 16 of 19 C. Signage Details not provided, concept only D. Lighting Details not provided, concept only E. Water Features/Public Art Details not provided, concept only F. Pedestrian Circulation (within the site) See Comp Plan comments above G. Pedestrian Access (around perimeter of and to the site) See Comp Plan comments above H. Trails/Open Space See Comp Plan comments above 9. Density and Land Uses The applicant is requesting the addition of a rental residential use (as indicated by representation of "residential" on the conceptual plan) as well as the following development intensity augmentations Permitted Requested Difference Land Use Office 884,505 sf. 1,070,505 sf. 186,000 sf. additional Residential 275 Owner 850 Urban Living 575 additional Occupied Single rental units (as rental units Family Units indicated on the conceptual plan). Note: this application is for office sq ft only, MF uses not included in this application. Mixed Use 1,305,060 sf. 590,000 to 715,000 sf. less (includes Urban 610,000 sf Street retail, Page 17 of 19 hotel, cinema) Max Height 60 ft. 9 stories or 117 5 stories more ft. IV. STAFF RECOMMENDATIONS 1. Site Plan and supporting documents: Based on the above analysis of the application and supporting documents, the proposed project generally conforms to the intent and recommendations of the Comprehensive Plan Elements with a few exceptions as noted in the tables above. 2. Land Use and Development Square Footage: The additional office square footage (transferred from PD 3-3 to PD 3-5) is generally consistent with the intent and recommendations of the Comprehensive Plan Elements. It is recommended and encouraged that future transfer of office square footage be taken from PD3- 3. 3. The applicant has indicated that the corporate office user of the campus commercial space in this development would like to have an urban living (i.e. multi-family/apartment) mixed use (retail) component to this project. The current zoning entitlements do not include the urban living (i.e. multi-family/apartment) uses and are not addressed in the Staff recommendations at this time pertain only to this reauest for additional office campus square footaqe in this district. 4. Building Height: The height additions requested are generally consistent with the intent and recommendations of the Comprehensive Plan elements. 5. Road Connections to the South: As the proposed phases of this project are implemented, a TIA for each phase will be needed to determine the extent to which off-site road extensions/ connections may be required to maintain a Level of Service (LOS) D or less. The Comprehensive Plan recommends a maximum LOS of D. The Comprehensive Plan Thoroughfare Element sought to bring Ottinger north to 114 east or west of Lake Turner. Approval of this application displaces the Ottinger Road issue to a future date when the need for such connection may be more material. 6. The conceptual plan does not include the SH114 ramp connection to the service road on the north property boundary. This connection should be considered in the future TIA/traffic studies. 7. Creation of 2 PD Sub-Districts: The applicant is proposing to create 2 sub- districts within PD3-5. It is unclear where the boundaries for this are located. It appears that the boundary would separate out the Urban Center Mixed Use from the Corporate Center along the Regional Roadway, which would make sense transactionally. However, it is unclear as to how the unused mixed use Page 18 of 19 entitlements would be assigned between the planning areas and how the developer intends to use those entitlements in the future. 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DEVELOPMENT TEAM HILLWOOD PROPERTIES HOWARD HUGHES CORPORATION CONSULTANT TEAM General Partner Limited Partner Gensler • Privately owned and founded in 1988 • Emerged as a public company in a by Ross Perot, Jr. spin-off from GGP five years ago Corgan Associates • Operations worldwide; headquartered • Based in Dallas, TX with nearly 1,000 Peloton Land Solutions in North Texas employees and market cap of approximately$5 billion Burns & McDonnell • Acquired Circle T property in 1993 • Develop, own and manage premier • Long and active relationship with the commercial, residential and mixed Town of Westlake use projects across the U.S. • 56.7 million square feet developed; • Signature projects include The 41 .7 million square feet currently Woodlands in Houston, Summerlin in owned and under management Las Vegas, the Seaport District in Lower Manhattan and Ward Village • Signature public-private partnership in Honolulu projects include: AllianceTexas, American Airlines Center, U.S. Air Force • Mission is to create timeless places Memorial and extraordinary experiences that inspire people while driving sustainable, long term growth and value for our shareholders Circ�� TConcept Plan � 4� �,``�- _��-- - � ��;; _ . � '- . f` ,:� ��±�� _�a . . - _. ,,,a ,�� - 3} ' ' ��, . _ �}y�� y. 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I T- � �•`"� � s� ,�,�'.,�J ., �� '�,"l fi �t.{`& J y�• qi '""` �r ��. _/� v '� } �.� i� `�yr•� -i;wa -1� r 't� . ;'� . 1 -7 '�•�,/! t � � .1.... _ :. . 6 J�. �'L!y-:' �� .�'� - �°'.�eh*s+..y►},L�' -� F. },�� _� ---��°'� `�/��. r'` �� a'�r � S r1� — j .�f - _."�� ,r.4fr ,;��,s ..�x�'.' .�� y��'1$.,�,�� #4 t�_l � e �. _ .—�'�`�'�.,.r.y"�'� .�:""' ,�C� �l_�.�yiyti"�� =.s s,��'�.�'.`'�� c.'� � T � .i' �, - � ... .- -�� - 'a7� . -�r � � ��`�� - �,w��f��--.� ��''� ,��,y,a t "? - I , .��f :1a`' i}�'W ` - �:�;�,_. x: x..: �,�: � } .� �� - .`�� -� �� ._ {ry� �r'r�� f'•'"�/ � � � ? .x� 4'"� .��= �.-�t�� — �`�`�:,�'' ?� � T� « h� y __�� ✓.fI' �l.. I � 4..� � ti� � �� _ .. ' � �� . _� J � � . � 6 P ,Ir h' \ ..-�, „y.�_�- � .� - '..a. � � P�. ��'r�l,��:-� '� 4 j�� . . J ` � � [ f i �f \\ �f/f. f l � y�0�� '�� -. - _ I '`�pk `� r� Y\ �• _. � ' � � "` „�+ .- �`' j � � p � ' '"' .. : , r\ •�, � `. � -. � � � � �� .�.�} �i.�� "'`"_�I1 �� {�r. .._ -- � --- � � � �'�� .1! �� `,�-,, � �� / � -- - 4 �� .,��-- ..� ,- -: � �? i__— )�� ': � �'�pi __; _ - � y� -� �, �,�� __ �`--- � ,�C� ��---F - - �- r �� _ r��-- � � � � � � �� v�� Site is located along SH 170 and SH 1 14 In an area identified for Regional Commercial and Higher Density, allowing for more verticality. Surnmary of Circle T Ranch PD 3-� Proposed Zoning Use Unit Proposed Current Blizzard(r-70 Acres 1 Partnership(---58 Acres) PD-3-5 Net Difference SF TJnits SF Retail/Entertainment SF - 80,000 - 80,000 Office/Office Campus SF 1,060,000 780,00� 884,505 955,495 Amenities SF 100,000 - - 100,000 "Mixed Use"Retail and Office SF - 350,000 L,305,060 (955,06C1) Hotel(Allowed in Mixed Use) Keys(SF) - 200 150,000 - 200 NTunicipal Use Reservation AC - 2 2 - Urban Living Units(SF) - 750 675,000 275 475 Net SF difference(not including hotel(s)or residential) 180,435 - } _ - SlTE , ',7�''S d4r`�! �'sQ'li� .;.,_�q x��.A-_`�"` _t � ,�` n1-„�__ �'�r,�� ' � * r.� ��a� a�id1'.r ��s �\� Y �� S c �• Y �. s�_ _ . .� ,� ';.. � ', � . � � , � ,;� , ; �+ n..�`"'' • �Y r Af � d "'a��r��/�f �t-`��.'��i ��'.C7 �'.�'~ � .�� / �,�= <,��.- �k,�� _-_ — I .. E � 377 h' �,'�c •x� ,� - , '��a� �;�,,� ` �,t�`,.,�'��,� t�1 " ' mx-'� ��;: ,�+�#�,,,,��, ` ` ' f � ` �, �1�''1�P��r�s � ,�', ` �' �� . � . .� . yf4,�w.��,. ' ^,.�, d��1 , �� . �h '+,�� * F.� { �. ,��' �_ . � . �� , � PD 3-TI- �r+s��':` V �� PD 3-9� �F�a .;� Ma t�, � =� . , .- i, Pf.� 3-4 .�>- � � "� �� ,, ; ;' �,�, ' � � _.4-:. � �. •f t �," •• + y� f �. •^y ,�' -- . � ��; _ . .: _ .. PD 3-ra . '{ .. , ',� : . , i-;� . ! ':�• �, , ��o R. � � "� . � �, ,- .. : , , . � , .: . — _ _. _ .. . _- -�- -: �� •-- D��.\ /. l----- _ _ '�.t` �v�" �� sq PD 3-6 �, ,.� �j �� PD - ��• � ,� ' f 3 a� �f � PD 3-3 Pl7 3-3 ��• �� ?� �� - � ' ' R-� : �t • . �- � ,�� PD 3-8 � R-� R 2 ;y,� � � , ,� r ,� #�;;:�.'�� -�w.�ka�� i`—. . _ � s `�. ,��w r�-` t�^�°"� �� - .. ,•�� ;�. '� .fF•' :ry � 'ht � ��'�dF: ,� ��p.�:•��ry- � � .� �Y•�;.:. �L` k '��.� ��.Jl, ��F� � !i n ` l�''�R J .�„-= PD 3-7 �f��`; , �, r:`;r � ��R r,� ' k� iY`' .., �— .�}r .� ' � .. +S� � ��Y 2�' , . �. � f� �- !+El� 1 -� � .'}c� �''� �,s.`. -� i �r.'�,�A� — � �� '�. �� , . �� , ..�. - c PD 3-8 � �._ ..� � ., � '_��• r,�r. � � � t , ,�� `.�' c a` $§ f: �,� �{ � ��.. re �bc , wS�,�s._ y j.� ��.. ��' _ � . c ... �� .� !r :, � � •; � � x 2" _ � a � � ;¢:... . -. .y � }�� , -�-:.,��.�� _ � ,� .i� •�1,� `�'�.��'d �'�� • 377 - s � . �• - - / �• �`�t � a r!�:?-e� [� `' � �� -� � l ;.j ,.�* , , �:, , iM r-. � �� .7�# �'� .�. : ' .� :4 �A . . �'�' �: r ; . , .. . �� .�A':.;��P..:.�:e`'�4��. .�•�d .:.:.'��. �SeL&+ _'t'�� ... .� . .__._,��..�3:� . ,��.� A,� _..... � _ :....:�.�9 `*'`?C� �� `�_ Existing Planned Development Boundary Existing Ranch Boundary - } _ - r a v , x-� ,... �� ,Y�- _ •<�"' . .�`�,,i;,;#`�. ,;�, N � � ,,�; � ,�;,'�� ' � �.'< R�;;� �' � �'� �" �; -r"'� ..``�cs,_�* ,�€:_. f � 3.y or. ' . r •,�fi ,F n ,. _.,�',. + �>`� �� `'�� ?��, - +�^��r � kti��;-��.. <r ' ��zz., �' - . . �b#� � " �� y,,,�r.. '.iw': - - - - -- . .�... . - . - � - � ., _� . ., . ... _. . . .. , . �.�. • , :.. �+,.�. � . �- , _ ..,� .. � �.� .,•:��' - . - � - �, � ...,;,,... . .�.. .. . � �., . .�.. , . _ ��. ._...- �;�` ' s � — _ - ,.:"„ !� ,�- �. ,�� - '�'-'`! . ,�_, ; -. � -. . '�� f� .�, .��:.�. '!,`� : , f �;-� � � '��: - `l '� .. . _:.��, � '„ �f' Ti-�� S f. "�'` �r +� ,E��dr r . - � _-_ - - :�� ..r. 3 �,� :<.- .I,�� .$s� .y ,�lC�1� "R„ - fi-_ i �� r� -� i>, 1�. ,d. - f�� ,7Y �-,�' S� � { � y-j � . � " — — --� - .- . . x ,',. , .. .. �h�'�. ..:}.R ,_J S-' .�fE�: t�.- �(dx,,: � -j'.': '.�d lR' .�, �?;Pl�,t'�y� . ��js� �� Ju ;.r � , � i� �; �A' ,'' Ik r ^ � rtY • 1 . , .,�,". . T rt. R £��a.wy�� #7,��• ' )� Y r k r p` estlake Town Council } } 4��`'��wr��.i TYPE OF ACTION Regular Meeting - Action Item Planning and Zoning Commission Tuesday, December O1, 2015 ToP�c: Conduct a Public Hearing and Consideration of a Recommendation Regarding a Zoning Change Request to Amend the PD 3-3 Zoning District Located along Dove and Ottinger Roads on a Tract that is a Portion of What is Generally Known as the Circle T Ranch, by Transferring 186,000 Square Feet of Office Campus Use from PD3-3 to the New PD3-SB Planning Area. S'rAFF Co1v'rAC'r: Tom Brymer, Town Manager Eddie Edwards, Director of Planning and Development DECISION POINTS Start Date Completion Date Timeframe: December 1, 2015 December 14, 2015 Funding: Amount- None. Status- �N/A Source- N/A Decision Alignment VVM Perspective Desired Outcome �� Sense of Place Customer Focus CF.Enhance and Maintain a Sense of Community �'- � Strategic Issue Outcome Staff Action Strategy Comprehensive (Q] Planning and N/A SA 09D 1: Ordinances �� Management of Natural Resources �4�G`� Strategy Map or VVM Connection � Strategic Issue Connection Page 1 of 2 EXECUTIVE SUMMARY This is an application on behalf of the property owner HW 2421 Land LP, by the Developer, Hillwood Properties, to amend the zoning of Planned District 3-3 (PD3-3), a 266.48 acre tract located on the Circle T Ranch along Dove and Ottinger Roads. The owner and applicant is requesting that PD3-3 be amended to transfer 186,000 sq. ft. of office campus use to the new PD3-SB. This application is filed in order to develop the new planning areas in a manner associated with Project Blizzard. This is�roject involves a majar corporate office campus for a financia] services company, as well as a mixed use develo�ment with urban livin units i.e. multi-familX or apartments), office and retail uses. This application only deals with moving 186,000 sq. ft. of zoning entitlement for office campus use from PD3-3 to PD3-5. The applicant has indicated they will deal with the mixed use component of urban living units (multi- family/apartments) at a later time. ORGANIZATIONAL HISTORY It should be noted that existing zoning entitlements contained in PD3-3 include primarily office uses. In 2008, as a part of the Deloitte University project, PD3-3 was amended to create PD3-l2 for Deloitte University (Ord. 591). As a part of agreements pertaining to the development of Deloitte University, PD3-3 was also later amended to remove single family residential uses and additional office entitlements (i.e. square footage) were added. Originally approximately 329,320 SF of entitled office space was in PD3-3. When PD3-3 was amended in 2008, the office SF increased to 1,200,000, all SFR entitlements were deleted, and the hotel use was decreased from 750,000 to 500,000 SF RECOMMENDATION Staff recommends approval of this zoning change application for the reasons set out in the attached Staff Report. ATTACHMENTS 1. Site Location Map 2. Ordinance 600, passed 10-28-08, amending the zoning in PD3-3 to remove single family residential uses and add office campus square footage. 3. Staff Report. Page 2 of 2 /� mni�u �i'�:,,�lMIT �`j TOmv �ciMiT �� -�`� EXISTING PD LOCATION MAP , — — �----- -� �� PD3-5 � \ / � � � 153.3+/-Aares ^ \ O � � �� ,•�� S.y` 'C�� LAK➢ i 77�� TOB,N PD3-9 � TURxEx � �' \\\ �� ,__— . / PD3-4 �� _ � R_> f� R-, a ��, ,�� u� PD3-6 _ I'z PD3-3 �; PD3-12 PD3-3 Part 1 Part 2 � �38+/-Aores � � 128.8+/-Aares R-2 R � M4HOETA F R-2 BOONE �� ';A� _�s 6��aE� CC✓E I -r FN � aU"6' aN�.`i �T�ARV LIMIT � °s . . � 1 a °a . � � — R-1 � �^R ocu ao�r % 6FOOKE RRE p . �RAVEN � �/� �RATI�N .wYOK ' Ci 1 ,� y '� ,� � �� I SH 11��,� �\g# , ,- ;� -_ .F � : - Q ,� � - � � . � `�� . , :�� ._ ------- � . � ��,�° - —_------ — —__ �'�E � ,��'� , ,— —��"� ; `\`��,or � , ^ � �--------'� /i� �\� �� \ ,J'---- � �--� ��, 5A- Troct 1 � ' S7.4 Acres �I li � � , , ' � , � � - ,- , � , , �y� , , ,_ , ; �-; ,� � , , ,, �,, ,� � I, I v � 5B �' '` � "I � ; �'; 72.1 Acres � ,� ��, , �, o � � �� a i a � \� a // � I ii � � � Mq f - � �+r► � �'S,'� � TRFFr� � 5A- Tract 2 � 26.3 Acres � , DENTON COUNTY ' '- ` ___'1-T�-__---'u; ,__ __ ---- ------------'----- __ __------__ TARRANT COUNTY i� ,1, � ' '--- --- ---____-_=__ �::\\ y� �\� � �� ' - �� r � � �� + a�,, �-`f Y �y, �� ` � � I � � I 1 � I � � '�� - _ ` '��.. II .-��, ! �. 'r+CIWN ()F tiVES'�`LAKF +DftD�NANCE N�. b{9� AN ORDII'�A1�iCE .4ME:"+�TI7►'�N�G T�� C+DMFREI��,NS�VE �FJI�IIV'G +DR��i�Ai�CE []F THE T`(7'GV1'�1 �F V4'ESTLAI�E, TEXAS Ti[] RF�+[J►l'V� Al'�rD �IVIENU '1'HE 1�E'I'ES AND �O�UNllS �F Al"�' �'�P�'�()�MATEi.Y 27G ACR�' 7'RACT +iDF L�'iNI? GEI�TEI�ALLY LOC:4TED Ii`r1 TARRAN'T C+D�.TN�'�fc', `TEXAS, WHI+CH It,EFLECTS A "PI}" T'LANI'�ED DEVEL�3�Ml��1' :�31'�T��CT A�.TTH(3RI�IlYC �OLF, RESQRT ��(]TEL, (}FFICF ANI7� �t�TAI�} LJS�S; Il�FIN�I'wiG �C:Efft"1'AIN TERMS; I3ESGR�i3I1�+IG AN;�I I�"�iTERPI�ETI�TG THE PD C(3NCEPT' Pi�r�►\i; RFG[TLATIIVfG YE1tMlTTED USES, HEIGH'�', �,,+QT SIZES Al�'D 131.�ILI]�NG L1i�iES, TfITAL F�,Q+DR AR.�,A, PA�ZKI�1G, �,(}ADI��: AND (}TI�FR DEVE�QI'ME�"T STANDARU�, LA`'�i7SCAPTNG, FL(}(�D �'LAI�i, ANI) �31rAI��a[�E; �1tC3VIDlI'�+iG FQR TH�+ AM�i"�il7rtl,�'�NT +DF THE O�FICIAL 2C}?�iil�G MAP; PR�3�'L�I�iG A SA'�'I1�GS C'LA�IS�; A.�'❑ DECLAItIi'�TG Al"` �F�'�C`I'IV� D�iT�. �4�TIER.�A�, on ,hugust 24, 199"?, the Raard of Alderm�i� (SflI71C�BT13�.5 t�E��TYeC� lCy aS 3.�1e '"Soarc�'"} t7I0 ihe Tti«rn af 'Wes�lake, Te�as (tl�e '"Tnwn"}, ad�pted � Comp�ehcnsivc �'Iai� {the "�93� Compret�e�7si��e Pla.n"} [�ar the Toi��; a��.d �iH�RFA�, an 1Vaveznber T5, I99Z, ihe l3Uard adt��.�ted a Ca�nprehensi4�e Z�r►ii�g �Jrdinance (tlae "Lnnin� t�rdinarace"}; ai�c� WII��EAS, the Zonir�g C)rdinai�c.� has �ieen rx�mended by thc Bc�ar� alter re�ei��in� rect�mrrienc�aticrn� frc��n ihe Pl�nning and Zc�nin� C�nn�mission(tl�e "Cn�ssion"'}; a�d Vi�-IEI�E�IS, an �ep�emt�er 15, l�97, based c�n the recammendatic��s oi'il�e Cc�mmission, th� Rnarct arne�Ided tkie 'Loni�g (�rdina��ce and the sub�i�risic�n re�ula�ions �ry ths a�ic��tiia� «f a Unit�ec� I7e�relnpment Go�ie �the `"L]DC"} for the T�v�m; and W�IEI�EAS, the UI3� l��s be�n �inencied, wi:th the most rcccnt amendmei�ts heii�g ad��ted un Au�ust 23, 2403 ai��d W�i��LAS, therc is l�cat�d wrthin th� c�rpor�te limits of the To��n an ��prc�x�rt�ately 27fs �cre tract oi�land (cc�innaonly kna��r� �s �'lannin� Area 3 - Resnrt and hereinafter sometime� referred ta as the "Plaiinin� Area"); and WH�RIrAS, the Bc��r�i Clf A�i��i'tTi�Il agree th�.t th� hound�ries far Pl7 3-;_ inust bc americ�ed 7nd certa�n uscs cl�rified in u�-der tc� a�ecom�nc�d�te the rezc�ning nf�djaec:nt properties; a��d WHLR�!-LS, the Rc,ard �aeii�►res t�Ya� thc intcrests of the Ta�w�7Y, tl�e presen� aiid future residents an�i citizens of the Tc7��n_, ai�d �ew�elc�p�rs a#' land E�ithin thc '1'Qwn are hest ti�8"V�C� I7y ac�cr}�ting tha� Qrdinance, which the Bna�-d '�as r�et�rn�i��ed tc� �7e cc�nsistent wit�a t��. 2U04 5egtem'�er 19,?[}t�4 PII 3-Res�t�t�nd Off:ce Pag� 1 aR�rr:,�,r;cr: Compa•el�ensive Plaa�, the T]1c�rou�;hiare Pla�7, �geii Space Pl�r�, a��i Maste�• ��ater and Sewer f'lan ail as�riacr�dcd; `+iOVV, T�IE�F(lR�, I3� IT U�A,t�{�1] B'�r' '�"HE B(J►ARD {fJF �3�I]EFtM�N OF THE Ti7WN (�]iF WFS'TLAKE,'-f`EXAS; PARTI `�hat the rec�tals set fai-�� r�bove are hcrcby �nc�rpora�ed herein, �dc�pi�ci by li�e Tc��i arz� declarc:€1 1:o be true a�ci ccarrect. FAR-f II That the C'�m�rehe�lsil��e Gonirt� Urc�inance e�I�ihe T+��rn �f� Westla�:e, Texas, ()rdinance I�o. 3(}9, is herek�v a�t�enc�ed t�y ChiS Pk� t�rdin�-�ce, by an�cnding the ��r[��erty described in the attach��l ��:hibit 1 attached heret�n hy refer�nce f«r all purposes. This �'�? t��ill bc sub;�ct #a tlae cance�t �lan, c�e��e�r�p��e�at stanc�ab•cis, and c�ther regulatini�s attaehec3 heretn. PART II� [J�c�n the adc�ptioa� ai�tlus PU, the 3"Qwza '��crct�ry :�hall ��rc��npt�y en�er Che i�ew �lartned I)evelc�prnent ot� t�e 'Town's []Cficial 7.�7nix�g Map, ��rhich cntry s��a�[ ir��JLi�i� the ��Y�rer��iated c�esi�nation "I'D No. 3-3 '" �dICI t�l� t��L' $�73f.f�"li5 C}1"C�1�]�il7C� 1�L�as ac�Uptec� h�=the Bo�rcl. PAI�T IV It is h�reby decl��ed to lac thc intentian �r1� the Sc�aa-d c�f A�der�nen c�f the Town af V�estlal�e, Texas, that sec�iores, �ara�rapl�s, c��uscs anc� pl�a��s c�f�his (�rc�inance are severable, and if a�iy phr��e, clause, sente�l�e. pat�agraph or sectiof� af this {��dina��c:e 4h�11 be c�eclar�d �xncc�r��titutic�nal by the �Talid jractg2nent c�r decree t�f any� court of cc�rnpetent jurisdictian, s��Gh �ur�e�n�tiiulic�n�lily sh�.11 not affect any of thc remaining �hrases, c➢ause�, sentences. para�raphs or se�tic�ns �f th�s (3r`dir��nc.e since the same wc�uld ha��e lacer� enacted �}� the �raard Qf Alderrnetr of'the Tc�wn 4f`��''estlalce ti�ithv�fk t�ac `rncc�rporatic7�� ir� tiiis Urdinance af any such unconstitutional phrase, clause, �enten�e,pa�°agraph or section, PART V 'I°his Urdiz�anc+c s11a11 �aeco�ne e�fecti�e upon its passage, S�pternbes� 19.2f3�18 PA.3 -I�esort and[lffice Page 2 c��nd�v.�uc'� PAS�L;U AI�r1) +APPR�JV�D O� THIS Gcn �pAY��" CICT+DI3�,R 200f3. �� .;, ATTFST: Laura eat, �a�ror � ,,�;�' �' �� ,��.�'�'�' _ Ki;� S�akte�;TItN�C', 'I'ni��n Sccrctary homas E. r�jrner, cr�Fn anager I APPTtC)VED AS TO I' . ,�fi �� `�j- r .F _ r%�� '�.�..� ��-� ` � �. �., �htoil I;ci ��,,'�'o �i�Att ney 5eptember 19,20Q8 PA 3 - Resort�nci Q�fce Pa�e� C�l:1311iAh�L'E CIRCL�T PLAN:YING �REA 3 RE�[)RT A�D �FFICC AF�TICLE I. iGENERA�l PR+Q'L='ISI�DNS..--•...................................�------............,...............,........I :��CTi[7i`�i 1 SII��T TIT'LL .............................................................................................�-----.....1 SCC'TI(�N 2 YU�C3S�S..........................�-�--..........................................,...�-------.........................1 SLL"1'I[3I'�1 3 G�',I�iERr'�,I, DEFI�'+�ITi47�1'5..........................•---�--........,..........,,........----•�---.....,........1 Sectic�n ,.1 Us�gc............................................................................�---�--�---.,........,..........1 Secti+�n 3.� Vw�nrds and Ternzs €]ctir�e�............................................................._.-----.......1 SECTI[�N � Pl) SLTPP�.EMCN'I'..................................................................................................2 SECTIC7I�; 5 �P�"LICASILITY C)F �XISTTf�iG 1�GGL,�"�.T7C}NS..............................................2 S�L'�]{)ll .`].� ��pplicablc��'�rn�n t7t-dina.nces.......................................................................� S�.ctic�n �.2 Gener3l Appro�,�al Critcria............................................................................3 :�FCTi(�N G C�IVf_".�,P�1' �'I_Ahi, DEVEL�]PM��TT PLILi`+�5, �,?�1T� SITF. PLANS...-•................3 Sectian �.] �'I) �C`onccpt k'lan........................................................•-�---.....................-�-----� 5ection �.Z PI7 I]ev�iapment Yians................................................................................3 Section6.3 PD site plans ........................................�...................,.,..............................,..3 A�t"['if'I��; iI. �JSES......................................................................................................................4 SECTI{71� Z LAND iJSE S�'Ii�I�UL�.........................................................................•---...�.,..,..4 S�C''!'I(JN � ACCESS�3RY USES A�I1� STI�LJCTtiI�L:S...........................................................� ART"IC�E III, DEVF;L[)PME1V�' S1'A1�DARI)5..--------•............................................•----....,...10 SECTInh1 i]E;�iSITY...............................................................................................................lU Section1.] C3�'tsce ....,.,----�----�.....................................................................•-----.....,.......1[� Section 1.2 Rc:sc��-�t Hotel ............................................................................................•..1 t7 S�CTI�JN 2 14ITNIN[L?l� LU'l� SILL•:..................................................................•---.....................�Cl Se�tian 2.1 Cifii�e ................�--..................----�--..........,..........,..................,...----,...._.......1(� Sectioia 2.? P�esnrt Hotel ...........................................�----.......,....,...............,..................I�? SE�CTIO�I 3 MIN[ML'M LaT VdIv`I'1�....................�..,.,............,.......,.,..............--�--�---�.............la ;ection 3.1 C7ffice .........................................................................................................I[3 Sec.licm 3,? l�.esart Hotel ...............................................................................................10 S�CTION 4 �v'IA�IIW1[JiVf 13LTILI)1NG 1-ILItii--�T............................................................•---,......1 Q Seition�.T C7ffic� ............................................................�---.................,................,......10 Se�r�Lmber 19,2�0� Table of Contents f�1L 3 -Resori and�7ffic.e Pags:i o�r�r;�.�,r�cr. �cctic�n 4.� R�sort Hotel ..............................................................�---.......,................�....It] Sec�ic�n�.4 Lxccptians to Hcight R�c�uirements...........................................................�t] SECTICIN 5 NTII�IMU�vI �ll�LaIT�iG SIZE...........................................................................•--.11 Sectit�tl 5.1 (3ffiee ............. ............................................................................�--�-------.....2 l S�ctir�n 5.2 Resort�-Ic�tel............................................�----�----��--�-.,....,.,.............,............� 1 SECTI(]�i G I'I�f��:T Y��L7 S��I'BACKS.................................................................................11 `iectic�n �.l C)ffice .........................................................................................................� i Section �6.? Resnrt Hc3te1,.....................-._........,..,,.,.......,,.,......-------..............,..,.......,.....� 1 Sectian6.4 General............................................................................. __...........11 SE�'TIf�N 7 RI;�,.R 3'C�RD S�'TBACKS...................•...............,........ .......................................I 1 Sec;tir�n 7.1 Uffice .........................................................................................................11 �ecticrn 7.2 Rescrrt IIotel..............................................................•----.....,.........,..,......---� 1 Sectian7.4 Gcneral._..-�...............................................•--•-•----.....,........................,..,....,.12 Sk,G"['I�N �3 SIDE YARD SETBACKS.....................................................................................12 5ectian �.1 O��ice .........................................................................................................�2 Sectio�n 8.2 Ttcsor� Hot�� ...................................................................�--.........................12 Sec#tian K.4 �GeYlerai._.---��--•..................................................................................•----�--..�2 5�CT1(71�3 9 SLC]PE liJ=.[�UI�.k,MENTS....................................................................................I3 �e�tic�n 9.1 Residential 51ope .............................�--....,,......,.,............,...............,...............13 S�C�FC7I1}.Z R(7�[�VV��! Slc�pe..............................................................................................13 ARTICI.E IV. E�H181T5 ....................................................................................................•---�14 �XHI131T � I.egal T}e�criptio�Y of�ll L)istrict EXHIBIT Z Dove Raad t�o Aec��s 7�ne EXIIIBIT 3 lloue Rc�ac�gufFer September 19,20[l8 7'ahle raf Cvnte�ts PA 3 -Resort a��ci Offce P��e ii C1I�ll3NrLNC.E ARTI+�� . �EN�RAL YI2flVISIi3h�5 SECTI(3N 1 SHI-Ii[IIRT�'I'�'LF "1'his ordinancc s�aYl bc kn�r� ar�e� may be cited as the "Circle T Pla:lning Area 1'�a. 3 - I�esort ai�c� (7fiice P�a��ed Ue��•elopin�nt L.c�ning Distr�ci ClydinazYce", nr simply as the "PD Clydinance". SECTI(7�P�T 2 �CiRP�I7SES "1'his Yll (�r�li�ancc is adople� t� pro�ide for a superiar desi�n c�f lc}ts c��•}�ufldin�s;te� pr��,=id� f�r increase�i reereation andlpr op�n s�aace ��arlunities for public use; ta prnvide rura� amenities or teat�ires tha.t wc�uid he �af special benctit ts� thc pa-U��erty �isers t�r �ommunit�°; to �roteci ��r preser��e natura� amenities ��c� env�re,��nental �ssets sucl� as �rees, cree�.s, ponds, floodplait�s, slc�pes ar hills a��d �•ie��scapes; t�a prc�tect c�r preserve e�istin�, histaa~�cal bt�iic�iilg�, s�k-�actures, fcatures �r pi�c�s; and to pa•a�idc �i appropri�t� halance between the intensi�� af�evelcfpanent ancl the�brlity �o pr�nr��i�le aaeclu�te su�partii�g pu6lic facilities and se�vices. SEiC'fi'If)iti[3 �EN�;1�tAL DEFI:vITi(]:�IS 5ection 3.l Us�ge Foi•puiposes of this k��] C3rdi��.nc:e, certais�numbers, �bbreviatic�ns, terms, a�d w�ords shaCl !�e us�d, inter�rete+d �1d �lcfincd as set [c�rth i�� ihis S�etiaia. [�}ther terms �nd wc�rds are de#in�d else��rhere in this PI] Drdinance, Uz7le�s the c�al��exi clearly iradicat�s to #he cantr�ry, ti��c?rc�s used. in the present tensc: ir�cluc�e tlle fut�re tcnsc, �nd tivords us�a i►� the pl�ral includc th� singul�r. The word "shall"` will be int�a�-s�-eted as in�aid�tary, ar�d thc wcrrd "may�" as pennissive. Section 3.2 Wards and "1'erms I3efin�d. Ap�licabie Tc�w��Drdinancc� mc�izs the UDC' a.iid all attler orc{inan�es, rules,anei�eguia�ic�ns that are �.dopted '�y� tlae Rc�ars� and th�.t arc a�plica�le it} c�e�edc�pmei�t withui the P� D�strict.. Rc�ard means the I;aard of A�de�7�nen c7I�the Tati��n of V��estlake, Te�:as. Buff�r Gai�c means �an area c�f l�tad #o be used anI� fs�r emerg�tzcy acce�s, a�cessory structures oi tw��-h��ndred (2�U) sc��aare fee� c�r le�s ui�der raof, and lan�sca�sing. Ti�i:� area ina�° be used for puc-�c��e� �af'm��tin� apen spac�c arc:a req��irement.s w�ithin a zonin� distriet. Car�u�r�issian incans t�� P➢annii��a.��c� �t�rung �Carnmissioii c�f the Tc�w�� of Westla�C�, Tcxas. �i��r Area ntean� the total area �f all flonrs e�f aal huil�iin�;s�n a Iot nr uniticd der�elc�prnent site ineasurcc! bc�w�cn �he c��t�r perirneter w�lis €�f th�e h�i�d�ngs excludin� (i} area i�a bui�c�in� or ir� a separ�te str�c:turc �wh�ther t��lcrv�f Ur abav� grade� used fc�r the parkin� af mator t�ehicl�s, (ii} cc��r�s �r l�alccar�ies open t�thc sky, and{iii)rc�c�f area used for recrea€ion. 5eptember 14,2�Yti$ Articte I, Ge�cr�l Fror�isio�s PA 3 -Resort and+Office Page I oRui w,�xc� Mas�r�-�� mcaTls brick, s#vnc, cast stonc, cor�cr�tL, glass blc�cic, s�lit-face c�ncrete �nast�nry unit, or ot��ez�m�sonry materials apprQ�red �y tlae Boai-d. PI3 Uistrict rneans the pl��cd dc��clopin�cnt zoning district esfablished by ihis PT� C3rdinance. PD Cc�ncept Pian mea��s a pldn ior �eaelc�pment ��hich enable� the tt��n�n ic� e�aluate inajor irr�pacts of a prop�scd zot�in� district csr plantte��d�ve��p��ermt district. PD �Jrditia�ec mc�als this plal�ec� de�elo�me��t zc�ning district ordinance, in�luding any° apprc�ved PL] Ccar�ce�t�'lau. FI3 Sup�fetnent mcan� that c�,rtair� C;irs�lc T Flanne� Devela�mei�t Zoiling I7isfrict As c�dified in. the Platzned 17e��e�n��mei�t �t�ppletrrer�t. To�vn 1r�eans Ehe `�'mwn of�lest�ake. '1'�.xas. LTDC means the 'I`awri's Unifie� Develo�n�ent Cade, as �me��de�. SECTIUN 4 PD SUPPLEMENT C+�ncurrently �vi�h the �d�ptac�n of+�rdinan�e 349, the Sod�-ci a�ic�pteci th� PD Supplemet�t. The P� :�u�plement i��cl�c�e� adclitiaai�l stai7�i�rds that are a��ala�able ��ithiil this PI7 District. The P� 5up�lement e�tabfish�� ad�iiii��nal sta��dards for the fc�llowin�: (i) c�ancept, in�'a�-matic�nal, develo�rment �nci site plan�; (ii} signs; (iii� ianciscapin�; (iv) ro�du�ay constnicti+n�t, parkin� ai�d kaadin�; (�'} �encir��; (ui) lightin�; ��'ii) n#her s�eciai sta�clards; �tld �r�iii) iliustratiQns. '�ECTI(?l� 5 APPLIC.A,$ILITY G1F E�STII`+IG R.EGtiLA"F�():�i� Se�:ti4n 5.1 A�Plicable Town 4rc�inan�es Ex��pt[a the exteiit provi�led 3�y� the �17 C�onc�pt Pian, �his PI� C}relina.rtce and t��e 1'll 5tapplerric�i, ac;�elc�prnent within tk�� PD Distriet shall be goverriecl by the #mllc�vvir�g I3I3C staY�darc3s; 5�pten3�ier 19,2(Jtl�i Articic l. Gerieral Pro►�isions F'A ; -Resort�nd r�ftice P3�e� C7RD1�l+�,NCL- A. Wiih res�,ect to the c�f�ce use at`ea, by the "O-Office 1'ark" zc�ning district st�nda�ds; B. With respec:t tn the resc�t-t hote! use area, by t�le "K-L.oca1 �etail" Fxce�t ta ihe exter+t pro�ided �y the Y1� �Qncept Plan, this PD +ClydinanGe. and the �'D �u�plcaneY71, �3e�•��npm�ent ��rithin the Pa Di�triet shall als� be �c�veri�ed '�y the Ap�rlic.al�le Tnwn [�rdi�anc:es. lr�thc cvcnt at any cn��f7ict het��ree� {i) the�'D +Conc�pt Pian,this PD �]rdinance and tk�e PT7 ;u�p��ment and �ii) the Applicablc 'J�ov�rrr C)rdir�ances_ the t�r�ns; pravasions ai2d ii�t��it of the PD Cc�nc�pt PI�ir�, this Pi� {ardinai�ce �v�d the YI] Sxxpplcm�nt shall cant�-ol. E�cepl a� provided below, in the e��ecit c�f �n�� cc�n��ict �SetweeY� the �LTI�C and the �pplic�ble Tr�wn �rdi��ances, the �ei-rns, provisions and i��tent af the i]'DC �hall �:c�ntre�l, S+ectic�n 5.2 G�neral Ap�ro►r;�� Cri#eria T+o the exter�t, i� any, th�t tl�e Appli�ak�le Tawn �rdit��nces (��ld, in pa�-ticu�ar, th� �ubdivision reg�lations Qf th+e UD��) �,rant t� the Soard, th� Cc�mmissi«r�, i�Ze T��vn NT�na�er ar �I]3' (]tI'lCl' T()'v�71 er�}plc�yee �r cUnstaltant, tl�e authc�ri#y to appro��e any aspect c�f de��el�pn�eilt within the �'ll B7istrict (inc�uciin�, bul nc�t lirnited #t�, ].7T�IlI]11I°1c�ty or final �lats c�r a��f as�ect therec�f c�r any a�i-ee��ents ar permit� r�latea theretc�� bas�� c�i7 r.r�nf'�ar��ity ��ith tl�e To��n°s Carrrtprehensive Pl�n, (�pen S�ace PI�1 c�r °�'horaL��,hfarc Plan (or v��ith th� �fl�jectives; �o�Is or policies ot suc'� �l�ns), tlien �;uch a�at��arity sl�all be exer�is�� a the ��t�nt ncccssary tc� �e��rmine whether the as�ect 4f de��elapn�ent hcin�a��}3-c��ed is consistent v�=ith tlae PI) �'oncc}�t Plan, this PT3 Qrcli�lance, the PD Sup�lement and t11e ob�ectives, �n�is, and p�ol��:ies of`s�'ch plan, orciis��nce an�i suppl�meni. SECTIQ:� G Ct);'+�iCEPT PLAN, DEVELflPM�F�T �LAlr1S, A]VQ SITE PLAi�S. Sccticyn G.1 PD Concept �'l�n. A PI� cc�nie:�t platl ta�• this PI3 District sl��Il �c approti�cd pt•i�r ta thc approval r�i�a�1y �e�•elc�pt��ent plai�s and site �la�s rec�uire� hy t]Zis PL] t7rdir�at�c�. T$ie YI3 cc�ncept pl�� sh�li comp[y ��iih the �'can�prehensive Land �;se Plan, th� [)pen S�race am�d Trail F'l�n; the Maste�• Tliorau�hfare l�lan, tp�e Ma:ster VV�ler �anc� Sewer Plan a�` t�e �"o��n and the ivlas[er Drainag� P��n c�t�the toura��ncl the U1]C'. Sec#ion 6.2 PD DeueI�r�rt�en# Flans A PD Develvpmctit �lans are r�yumrec� F�ar de�elc?pr�aent within the PD District. TI�E L1pC gc�v�r��s tl�e pracess by which �'1] dc��etapmeni �la1�s ar� su�brnilted ar�s� �.p�rr��-eci. Sectian 5,3 P'�➢ Site Plans PD site plaanss are rec{uired far�e�el��p�nent within the I'I3 I3istrict. ?►rticle I, Sectic�n 3.4, vf thc PD Su�aplemen� go�erns the proeess t��• wh�ch PI7 si#� pl�ns a�re submitte�I and a�ap�•c�wed (incluc�in�, ��.�t r�ot li�-��ited t��, t}�e subr��itt�.l re�uiiements, appra�,�al criteria, ar;d c�nditia�ns). Septeznber 141,2OU8 Article I. Generai f'ravisio�s PA 3 -Resart and flffce Pa�e a (7l�L�iNrliJCE ARTiC�.� �L L�SES SECTI{3�V 1 L�.�IO USE �+CH�DULE Suiidings, Stt"LiCtLtP'�S, �nci la�ir3 wilhin the sul�-are�ss identifcd s�n thc �'L? �.n�nce�t Plan sha�l he used crnly in accardance uTith the uses pe�-n�ittec� in the f�l��ving '�Land Use Sehcci��le". `tAhe syn7tnc71 "X,� shall mean ihat tl�e use is permitted as a princip�] us� hy ri�ht. The �ymhol ��S" shall mc�n t�ia� the princi�al use �s �aer�mittec� c��-a14� afQer firs�t obtainin� a '°Spe�ific Use Perniit'" a�s set ��z-th in ahe iJT]C'. `I'he s��n�bol ""A" shall mcan that this use is �pe�i�iGally p�rmitted as an accesson��.tse tn a m�in �rse {this dc�es z7�t exclude ot��land �scs �:hi�l� are gene�-al2y�� .c�nsicie�•ed aecessc�r-�� tQ the primary use}. � Y�lank square sh�ill me�n th�t thc usc is not allowec� as a princi�sal use. CIRCL� 'f PLA,l�INIh1G AREA 3- 1�E�+[?RT L.�I�D USE SCI-�EDLL� PERMITTEI) USES �'ermitted °�X" rS�]CCI�I U58 "�'� ATeessary "A" A�G[tIC�LIL'1 Uff.�'IL LISLS Clrcfeard ?i Pl an['�liirsen'�Groct ii�21 7�. Plant`JurSer�•(�2ctaif tit�lcsJ X 1':�anis�ener:�l�;Crt�psl X r�risas Genera!(I.avest�,c�., ?ti� Ftanch} Vcterinarian{Z ra�uor f�enneEs} Ucicrin�riai�{C3uld�or kenrizis) 5tahles{Pt ivate t:se) 5 titabl4s[,4s�IIlosiocss} 12F'4iEJ�.l1'f'ihl_�.�"i�5 4in�l. F��mi6y 17e[a�Eied Siry�9e t�umilv ter�Lat l.i�sc 5iai�le Pan�ily.�ttache� T�u�}iex B foi�tc C7ccr�p��ian Sei�•antslCaret�l:ers Quarlers September l9.i0(l3 Article ii. L�s�s PA i -F�esort ar�d Oftice Pa�e� C}nDINANCC :�ccorxanzodatinn tnr A F.s�ipin�.ee��Custflmersl4'isiiars ;��vimming Nnc}I(F'rivatc} ;1, Uetached{;araye(YrivateJ :1, 5p�i�rt"Ter�t�is Ctsurls(�'riv�sle) ;y 1�15TiTU"TI[]INAL��ci Gt��rRN141G1�iT�i.l?51-�S Lincr�eo��s�.Asnl�adarrce 5er�,�o�;e X i'ost i3fticc{Gawcnu�iciiEs�}j X ;�4:utin�Service(Yri�ate� ?� �3eli ort � I le!i;tap�Wertiastn,p ;5 Tcle��l3e�€3r.�:lectriw,Cahle,ancl Y riher�ptic SnsEctsm��Saatinn Elec�rlc��Sutrsla[ion S Utilit}'�istribirliun Lines2 '�; 1;tiriYt'5hap and 5tora�c A L4'wt�r BF�d SCt�'&�C�'itn1�f11� � Station ibetun'gracic} +�'4'at4r:�r�d Sce��agc Pwnping S Stazion f,aUnk�e�rac�e) �1�atcr 5tur�e�'�arsP;aitid S - Pusri�ricisR 5y,tenri(L:le��dle�l srr Ahnve t�r�c3c} Lb'aier,Sei�er.F�leclaic.�ncl(�as !C h�leter.4 L-iectsic Trunsfcrrazaen � f'ri��ate SVeeL�:'.41P�}'slDrives �C Rciirtimenllir��oie Nuesit�eiC'oii��icscs;crt i iume H65�?iC-C HcssO�ikai P,�chsairic HUs�rttzl C�lii�i�: ,4 Cha1rJ I)�}•care{Puhlic;7 srr rnr�re) Citild I]aycare 4Frivate:7 nr ,�1g rnrru:} SchonL K-I2{N�ihlie nr I'ri�,�atcl Septen��ier 19,2OC1$ ,hrticie II. Ltses f'PA 3 -Resort and ditice Pa�e 5 c-�Ki��.avt� Scianrr!(4'ncatiy�nal) Ci�liege or Llni�ersity ti CU[itlt➢.0.lititl'CCII[L`f{�tab91i:} C�14'IC'L.jll�7 .�1'i C'hur�;h or�'lace af 1�'orshi� � Use r'lssociatecl tc�a Reli;;inus ;l fasl. C7�Vf;Cllil]Clil QLIIIf�ill',� k Peli�c Statia�� X Firc�Tation X Li�r�n� X �3atr�t'cnter ;i C(7hiP�I�RGI.�t.i15�5 h•3tia�tila�ni]y(A�artmerzts} [3ffices(f�cizcratl � Studio X F3anks 7mai FinTnc�al Dnstit��tioiu Y la�forE�7s�tic�n i'rn;xssintr :� I-intell'Mntcl X Hotel!h�c�te1«ilh C'unGerencine X 1�'aciiiEl• y i.aaaJn�IC)ry C:leaniR� :� {��,(�0�7 5.I'.} La�rndi);'�ry C1e�uziae .'1 (Di c�p;Ti ci:} Slt�c RC�aie :'1 13e��in ParladL�arLk;rst7up :1 Civthi�e Skarc A f�aiick Copyi[7uplicating � �cn�iccs 1'ersonaP 5er�•ices ,� E.iquc�r:4torc fV6icra-bre«eer ai��!Wir�e S F'rcad�sction and 5alcs(y3Q,fl60 S.F.} (ir4ccn� C`nnvcstico7c;e 5tore A SCfI�'1CC�E21111)T9 5e�tea�ber f 9,2048 A rticle II. [Ises F'A� -Resart ai�d L�ffice Ya�e b QRC71tiAtiC'G y L}ru�Stvre .A 4'ariety SFore :� 13t�ken�S�CeS �, Saatinnzn��tAriinr F3�avk Storc :i ;�aitique S9�c>p :�.rt Geilcr}y1�4useurtis :1 !lardware Ste�ee SpOCE197£�'iQil(�S �'1 I'ai o�t�nd'��al 1paper C[c�tlj St�rc RetaiY Sfores-C;eneral A [ClGI41(I1RU Scc�nigcl Hand{.ionds) Restaur�at,Cafe nr iliaiin} Y F`acilit+r . Restatir�urt.C�fe nr[]ininti S !'aGi2il�^k��iih uicohol s��P�s �'�utnlTruck ParLs ancl Accessories 39truseltnld Fumivare/Apploamces �inclird'ei��Srilcs and 5crviwcl F'arnicr'�;d�1:�rket Fccei Sltarc {'ar�;in�:Structtarr �1 Cafeteria tPriatete} ;'� �olt f'rintin�.Littic��rap0iy�, ,1 Priratir��,ur Lilueprinlin� Vei�icle t7is�la}•�nd Salcs (insiJe) F.Ieili4al Latxarate�ry R�D La}��ratury Afi - - C��nfcrcncc Ccnteo k Live"I'heater :'1 h4oticm I'iature'i hc�tc[ A C'�stnm f3usancsti 5cn ices h �:leelrc�zt:c Ap}�oiances til�rr za�d f'nm�eitc:r�<d;:s�nc�S�n•ice f'skw°cni, k3�r t?r I.�t�ngc S l]ance HallsiN'i�=h�cl�r�is S 5epte►nbcr 14,20()S :d►rtiele [f, Uses P11 a -Resoa�t anci C)ffrce Pa�e 7 oa�runrrcr tar�L sLu�n:�r�r�ec�r_�arrc�r� f3nYf'C'c�i�rse{Pu6fic ar�'riv�te} �; Pur�;ur I']r�!,��rer�and(F'uf�lic ar X f'riw zte} Satel['rtc L}ish ?i i�i�3ii-Cosniatercial ft�dita Tocti�er Rac.c:Traek�U�er�ir�n Itccr�ation Facility.l]calti� � SIFSf�iU(�1F�7�y1C.� Coun4rr CI�iU{�rivate Y h9e�riberstiiP) Cic�l#�Cl2ibhuus�(Puhlicnr � YriE�ale) C'ont�3tuizity Centee{Frivate) �: ltecreatian Ccntcr{F'rivate} X Hrks,L3ik�c,anci Equestsian � 7raiis�Pu1�1ic ctr Private) Ciolf;�9�intcitiarice I'acility :� I C"ioff['ro Sho� ,�, Heal1l��5��a Fxcilitics(Private) A Al9nl�[ic F�ePs9s(Rro�•atej :1 tithle4ic G�url..s(Yrsvaiti) A Ec�ues�ri�n{'enter ;1 :�ltiilcti�C«ur�ti{Puhiic) A C'�n�mcrcial:�i�uscment(]r�sidzl A �,a6:e Cruiseli�'atcr Tazi Af;I"CD 5F.lZV1CL5 �l rucl:%I railcr 1tcr�taP r'lutce 13nc�y Rertx�r :tulia h4e�i�arii�al kepf�ir .� (�uic�Lul�e.rOil Cl�ar=�e VehicEe h�iaintcnance{Privale} � Vciricic Fucling(Paiva�e) ;1 w��H(7L.f�SrYL�'iRA[?E: 1�G'aeel�nuse,'Stnra�;c{fnsizl�) 1S'areliouse.�54c�ra_ur{C}utsidel Scpt�inU�r 14,2048 Art�cle�l. Uses P.n � -Rest��t and Offce Pabe 8 [JRllfR!11��"� 5crta�/Wa::it Rccyclin� C"blle�:�tion a�r�'or Stor.�5e �i`�.Sr��'�1C11�1iC��613�5�(�C�°l' Lirsiil Manuiacturin;;'As}cmt�d� Ap�as�l Manu�acturin�� 'ac�:agin�,ars�+'�r Distrik�ut�cxn � 6'rintii�g.Lnara��usg ai�ci eelate�i Rcpr�ductive Servic�s �isiributia�a uf L�uo}�siC?tiFee Printitl A1aEeri�al Maehir�e Slio� W'cldia7g tiiop 'I'eni�e�ran F3�i�cli�oz:;lilaisz 5 �"e�nptarary C+�nslrut;liian C)Fticc �3 Tem��rary�Cons�ructinn \3 hlalesouPs 4l�rr��e Tzmperrary�ales t)ffice Y4 1. Irsciivid�aal retail oc�upants(except:,�r�c�ry siare and�liug szc�re}canncal cxce�d 25,0f]0 4quare feet. ?. [nclue3nn�ti�°aler,sewer,elech�s`c,gas,cable,te3cpf�anc, fihcr captic,and otl�er puhlic a�id privat�utilit�� distri�utioit lines. 3. Limited to�eri�ac�of con�#ruclion. 4. l.ir�iteti tc�"�uild-out" �eriod. 5. "Pri��te„shall 6e deerroed ta inc➢ude a day�care that is made avaiEable t�:�ny cm��txy�:c nr�tlie�rn�aer�ry. 6, Lin�itetl i4�+��hite callar a-�search�nc➢develop�nent(i.e.,n�n-in�lustriai,n�i�-chen�i�al,and non-waler praeessin�). sF e.T�Q� z Acc�,��c�� us�s.��rn sT�tUc�rra�s Ar� accessory use or stnacture u��ZiG�� is custc�marilv inci�iental tc� th�c princi�al �rse �r structure, and ��hi�h i� �c�c:��ec� t�n ihe same lot or tr�ct nl' lai�d, shall be permit�ed �s an �cccssvr�� usc vs�itho�t bein�, �cparately �isted� a penriitted use. Se}�terr�ber 19,2{308 Article II. Ilses l'A 3 - E�esart and Of(iee Pa�re 9 C7�lll ti.�[�C`k:' y �R'TiCLE llt. ,D�VELC]►PM�:�i'F STA�"VllAHD� SECT�ON 1 DEI'�ISI`l'Y Section 1,1 (�ff�c� The maxiir�um F�uild�ii� sc�uarc Facrta�� [or the affice use shall be ],2aU,�4(l square feet. �ectior� l.2 Resort Ha#el The Ii1��li?1L1111 build�ng sq�are fti�ta�e for the res�art hc�ie� use shall 6c SUU.U�J(l square feet. SECTI+I"�N 2 NTINiMUM L�T SiZ�; Section �.1 +Dffce The n�ir�im�i�3� i�c�t size fr�r the officc �zse area sl��ll be ��Q�},�]{]� sc�uar� feet. Section 2.2 T�es+�r-t Hvtel The n�inimtrir� le�t size for the resort hc�tcl use �rea shall be?pfJ,QO[1 sq�are fcct, SECTii[}N 3 M�NII�ILIM LC]�'I' WIUTI3 Seetic�n 3.1 Uffiee Thc rninimu�n ]c�t v�idth for th�: oftice use�1-�a sh�l� be ZUt] feet. �e�tin�n �.2 Re�ort I-Iotel Th� irriiaimiim lc�t «ic�th for the reso�-t I��tcl use zu-ea �hall �e 20U f�ct. SFCT'IOl�r 4 MA1�.lMU�'I BIJiLD�I'�TG ��IG1�T Sectiaz� 4.f l7ffice �'xcept as prQvidcd bcic�w�, the maximum hei�ht for all strLictures w�ithin the c�ffice us� area shall b�e the iesser c�f�fiw�� starics flr 75 Fee€. �ection �.2 R��Urt Ylatel ,Except as pra►riaed belov��, thc maxirnurn hei�hi l�r alI structures wit�iin thc re�ort��rtei use�r�a sY�all be the less�r a�Iive stories or 75 fect. S�etion 4.3 Except��ns to Height Requirements The h�i�ht limit� imposed abavi �ha]I �zut ap��ly it� (a} chit�leys ar�d ac��t stacl�:�, cl�urch spires; cupo�as, eniry feat�res, sky�lights, or other arc�titeetural features that arc raot intcna�e� 1ar r��:cupaa�cy or stora�e; (b) flag pc�l�s anc� �imilar de�►fices; or (c} h�,ating and air cc��iditia�in� cquipr��ent; sc7lar cc�llectc�rs, and similar eq�aipment, fi�ture� anc� c�evices pravided such ec�ui�an�e�t, fixt�ares, and de�ices are s�reened fram vie`�%witty a svlid v��ali that i� �arehitecturally co�isistent wit�i th� desi�n af the buiiding ta �r�71[:�'9 L}l�y �1T'� r1�aC}1�(�. Se�a�emher 19,2Qd$ Artiele III. Deveiopme:�t S#andarda F'�3 Resor#aaid�ffice Page 1 U iJ&ZL7iNANC'E: SECTI(�1�5 �T�iIMI.IM �3LI�L1)1N�� SIZE Seeti�n s.l Uf�ice The miniin�in i�uildin�; siz� fox�n�Ff�ee use shall be 3,0(�(� s�lu�-� te�t. Sc:ction S.2 3�esnrt Hotel '1'he mi��ia-n�un �uilc�in� si-r.e fc�r the resart l�ot�l shall be 3,d7{}0 sguare feet. S��G'T�OI�6 F�[�1NT YARD SETBACKS Section 6,1. �ffi+�e "!'Hc mini�r�um �'i-c�nt yard �'r�r the flffice lgs�e ai•ea sha�l be 50 feet. Section 6.2 Resort Hotcl T��e rnir�im�un frt�nt yarcl l:c�r �he resort ht�tel iBse �rrea shall �ae 1 a4 feet. Secti�n 6.3 General A. I�e��ired fro�at yards rnt�si be apen and ut��bstnicted e:�cept �flr feiac�s ai1c� siga�s allc�ti��ed by this PI7 �Qrdbn�ncc; prntiric�cr�, hower�er, c�r�inary prc�jections flf window si�ls, '�elt cours�es> cnrnic��, anci other v�chitech�ra� tcatt�res �nay �iot prc��ect mc�re than 12 itaches tntc� the rec�ttired tront yard. A firepla.ce chimizey m�y projcct �Ep tc� iw�u �eet intc� ��e a-ec�uireci froni ��aa•d if its area nf prnjectic�n daes no� excecd l2 square leet. Ca��tilew�ered. rac�f�ea�•es aiid balcc�nies rnay prcaject u� to fi�e feet ir7in th� re+�uirecl frc�nt 5'��- B. Tlie F1'4llt �c3]'C� S�'�}I�CI. is mcasiGr�d trorrl �he �1'C)Il� �fll Ill1L OP �TLlil7 tI7� T'�C"�L1IPECI ri�ht-4t-way, w�iehe�Fer ereates the grc�t��•setb�.ek. C`. if� 1�at ru�is fi•om one st�eet ic� �n�ntltier ar�r� }�as d�ub�� frotitage, a rcquircd irc�ni yard rnusf t�e pr��r��ideci on b�th stre�:ts. If access is pr��hibiteci nn cme fronta�e }�y plat, the tol9ow�ing strezct��-es ar�Qrtians «I'Structures in the vard aloii� su�h frc�n�a�e are g�n�er�ie� hy� tlle rear yard r��ulatian�; s��=i�nn�in� �c�ols; �aaxae co�rrts; fences; garages; ar�d ather accessory biiild�ngs. D. II'a c.onaer �at h�s ri��a screet #i-nnt�ges nf equal dist{�ce, c�ne frQr�tagc is gca�4rz�ec� by the f�•ant y�rd re�;�l�tions and the other t�ontage hy the Sicie ��u-c� re�ulations. If the cori�er lot has t��c� street fra�nt�ge�of un�q��al distaii�e, the �horter Fro�ta,�� is ;c�v�erned by the #r«zit yard re,�ulatfons an�i#!�e long�r by the side yarci regulations. ��CT�(lN 7 RFAR Y�'�FtD SE`��3A�:K5 Sect�on 7.X Uf€i�e The mii�i��un� rear y�ard for t�e officc use arrca sl�all be 25 ieet. Sectir�n 7.2 It�svr� IIote1 �l he rnii�imun} rear yarci for �he resort hotcl us� area shall be i 0{� fcct. Se�tember 19,2008 Article III. Lle�eiapment Standa�-ds PA 3 - Resort ancf Qftice Pag� I 1 [}RL71A1riNC'E Sectitiu 7.� General A. Reyuired rear y��rds �n�st be c�pe�a and �asiobstrucict� exce�t I'c�� fences anc� si�,ns allc�wed b�' f�7iS PD C�'I'C�illc`L�1C�; p�o��de�i, hoG�v�ver, ard'ri�ary proj�ctiac�� of'�,�,�indc�w sills, �clt cc�urscs$ �c�r�ices, dnc� rather arcf�itectue•al Featur�s niay noC praject aa�vrc thar� 12 inches inta th� rc�uir�c� rear ��dre�. A fir�p�a�e �himn�.y may prc�ject up te� tr�r��o feet in�o the reyuir�c� rear }r�rd �f ics �a-ea c�f prvjeclir�n d�es n�t �aceed 12 square fe�t. �c�nf ea��es rnas= project rx�� tc, three �eet into th� rec�uirc�l rear y�a�-c�, BalconFes may not prnject intc� th� re�uired rear yarc�. B. �1'he rear r��aa-c�sekback is rneasurec� irnm the rea�i�t liale. C. A persnn need nc�t provid� a I'ull �•ear yard setbaek far an aecess��ry �kructure if the sftn:tcture does not exceed 15 feet in h�ight. Access�nr structures incluc�e, �aut are iini �ll7lltG'C� �Q' SZ�+�irnn�i�ig ponl;�, game c�ui-�s, fences, a��d �ard�es. 'u��here the rea�� a�d is �djacenf to an ailcy�, a three-fnc�t se�l�ack anust 6e pro��ided. Where the rear ya.rc� is nat a�jac��if ic�aa� �lley, iac�sett�a�:1c is requireci. SE[;TIaN S S�DE YA�`tD SE'�'SA�'�S Secti�n S.1 Officc Tlie gniniia��irn side yarc�I�r tl-�e oPtice use ��a�hall be �5 feet. �ectian S.� Resort ��teC T�te ttZiniit�um sidc yat'd for the r-esc�rl hUtel use �re� shall '�e 7� feel_ Sec.tian 8.� Cen�ral .a. Reqvircd si�c ��ards Y��us1 be capen and urar��i�tr�.�eted except lc�r �'ences ai�d siai�, all��.��ed by t�is I'I) [�rdinancc; provided_ hU��r�e��er. ordinary prtij�:ctic�ns c�i`windcs�,� silis, h�elt courses, c�-�rnices, and other architcetura] leature� m�y n�t praject rnore thar� 12 inches i�lta the rec�uireci sid� yaj•�. A fireplace ��im�c� may �rc�ject up tc� tw� feet into the i-equir�d side yard if its a�-ea of' pr-ojectic�n dc�es nn€ excccd l2 �c�uaj-e teet. C.r:3I1�1I4'Vered re�c�i' ea�r�s Fnay project u�, to thr�� d=eet itlta the requircd sic�e yard. B�Icaqzie�may nQt pri�ject inta the x•equirec� sicie v�rd. B. Tl�e side }�ard setback fs rr�casurcd t�-am the sic�e l�t Ei�ae, e�cept when � tront yard is treat�d as a ssde yarci, in whiu�i case, the sctbac� is measurec� l:rctm the lat liiie or the requii-ed ri�ht-c�f�vay-, u7hichel�er creates the �reate�-sec'�ack. G. Ai�- conditi�nii�� uilits may be lcacated �t� the rec��ired sic�� y�arci, but nr�t neai-er thar� ni�e foat t�thc prfl�crty line. D. ,A pers�in need n�t provide a sidc yard sett�ack 1'c�a- an acc:essnry sti�ciure if the structure �faes nc�t�xceed i:� f=ee�in hei�ht ancl is lc�catc� in the rear 30 percent of the lot. Septen�i�er 19,2Q48 Ar#icle 1II. Deve[opment�iandards P11 3 Resort a�It]C}f�ice Pa�e 12 c�K��r�:.�r�cr SF.CT�U?�i 9 SI��PE It�Q�TIFtEPVI;�1'riT� 3e�tio� 9.I Resi�ential Sia�e Exee��f as ��r-c�r��ided I�ela4v, nan sin�le familV sir°uc��res s�ail nc�t etceecl the hei�ht �f a lii�e �rawn at a slape af 5:1 (ir�el�idi�� :�t�•eets and othcr ribhts c�t r�ray) f'rorr� any singlc f��ilv lai line. If tl�e �rac�e of the grc��nc� rises or i'aljs frc,m t��pc�int c�fori�ii�of the sio��e line, t�e maximum perrnittet� hei�hi �hall increase or decr�ase by the differ�nce in grade. Se�ctio� 9.2 l�a�ad�av �I'npe Nnn s�ngle f�mily� st��actur�s sh��l �io# �xceec� the hei�ht Uf a lii�e dr�ewn al a slt�pe c�f'2:1 �uiclud;�.ng strceCs ar�d ather r�gY�ts af��a�) frr�nj t�e rig}at-e�f r�ray line o1� �n�- r�aelw�ay. If x�c �r�de c�f the ��-c�und ris�s or falls fro�n the point ol'o�-i�i�� of`�he s�o�e linc, th�nz�xiinuin permitted hei�ht s��11 increase �ar ci�ere�.se by t�ae�ifference an grac�e. SECTI(]�N 1(1 l+V�iSC:��,LAi�+1E1�L�� ll�V�L(]PMEI"VT REQLFIR�1'4�E�"+iTS Sect�on 10.1 A�ces�, Direet acc�ss �c� �7ove RoacI frarn that portiora c�f the aIL Pi-crperiy Ic�cated as shc�r��n c�n the attached Exhib�t °`2„ �h�ll b� iiii�ited tc��in�i•�;ency use anly. �ection lU.�, aov� Road E�ffer. AIL he�eby agr�es lo a hufier cw�r� hundred fcct {2()0'} in depth as me�s�rcd frc�m the �-�c�rt3ierr� iaoundary a�the current Dnvt' 'F�f7�(� 1'l��t-C]�-i�'�"cYy� eovering that�car�ion of the AIL �'rQ�crty lc�catec� as shc�u��n c►n the aitached E�}iibit"3" 5epte�nber �9,2bQ$ Artic�e III, �crclopaneni Star�dards Pn 3 - Resort�nd Uffice Pa�e 13 []fiDl_L':1tiC� 4 �ibtTICLF: TV. EXH�BITS EXHIBIT I I.egal �escription of�'L7 p��tt-ici EXHI�3IT 2 Do�ue RQad N€� Acc�:ss 7.cane E��II13I'1' � I]a�� Rc�ad I3uf'i'er September 19,?Da8 Articic IV. Ext�i�iits PA 3 -Resor� F'a�e 14 []Rl�1NANC}'. D�7510.UUU1�:03fi079Q.C}b �Q 7 51 O.t7(?(l I 4:173 fi[]2 9�1.00 E�HI13 D�i' 1 C.EGAL DESCRIPTT()N �'A�,T 1 SEING a cract af land situated in the Jesse Gibs�n�urvey.A�asEract�umbc:�592,t}�z Ftichard Eads Srar4•ey,Abstrac�Numh�r 4�2�nd the 3. I�acon 5urvey,l�.�stract Nurnber 2U26,Tarrant C:au��ty,'�`exas, and bein�;a partiora of ttaat ce�t�in taact(Trac[2}csf danci desceabec�by deec�to ACL In��estment,L,P,,as recarded in�Falume 132T5,�age 542,+County Records,Tarrant CQus�ty,Texas,and}�eing mare pa�ticularly described by roetes and bnunds as failuws: BFGINNING at a 5f8 inch iror�rod w�t}�plastic cap slamped"Carter&�3urgcss"set,being the most westerl;r saulhwesi pr�perty Go�zer of that certain tract of lanci descril�ed�by deed to�CLT,as reeorded in i�ncutt�ent Number�2Q82�G5�a$,County Recards,Ta�nt Couniy,'I'exas,and k�ein�ihe northeast evrr�er vf that certain tract of i�nd described Y�y deed to AII.In�estment,L.k'.,as secarded in D�eument Number I]20$228�3f�,C;Uunty Records,3'ara-ant County,Texas; 'I'HEIti�E 5 89°4�3'Sb"V4', 1�95.�38#'eet: TH�NCE 5 U(?°dS'I 3"1�7, ]3Z 1.Q4 feet; "1'H�;�!C�S�9°14'09"w, 132fi.57 feet; T'I�ENCE IV UO°�l'13"W, 33�.43 feeta TH��CE N C1p°l�#'41"W,2553.85 feeE; THEI�CE N �9°52'S�"E, i 1 RG,14 feet; THEI+�C�S fi6°5�'15"E, [92.22 feet; TII�N�'E S d7�25'33"E, 18[1,8� feet; TNiENCE S�I°Z4'47"E,3'�.f37 feeE; THENCE S 1 fGiO'47"E,94.U9 f�eet; 7'HEI�CE 5 34°5$'S7"�, I40.9i fcet; `TH�IC�S 54°13'31"E,G0.7$feet: 'I'HENCE 5 23a41'47"E, 1[19.17 feet; THE�fCE Iti 89°49'S5"E, 1Qt�.82 feet to the E�eginnin�of�a cun�e to the�eR; TH�iCE with said curve to thc lcft,an ar�distartt;e of474.'r2 feeY,through a ce.ntr�l angie c�f C3°4C�'05" h�virsg a radius vf43�.03 #'eet,ihe isang chard af which�aes N 57°56'�f"E,45534 feet; T��NCk:N Z+G"U3'35"E, 1�4.b� feet to the}�eginning a#'a curve to zhe nght; THE�ti'�"F:wizh said curve ta ihc�i�ht,an arc d3st�nce v#�9 38.39 fcct,thraug}�a centr�l ang�e of 1�°54'S l„ ha�ing a radius of 5I4.(10 fc.et,the lc�n�chord+of w^3�ic�t bears hE 3Z°31'OQ"E, 138_�0 f�el; C&Q Jc�'�;'�fl. �150(�7,494 A��'�2550 CTFt ,��ly 75,2[YD'� J-'JC]Bti t5QD7D11f19415UR1V4�PV..�G15(3475�4Z3.D4C I'a�e 1 0!'�4 I��}[I�31T 1 TH��TCE N 38°5�t'25"'E, 195.[}2 feet to f}ie t�c:�inning€�ra r�an-tangerat cur��e ts�thc left; 'FH�:F�IC�.with said nvn-tan�ent curv�e to the ieft,an arc distance of538.95 feet,throsagh a central an�le af 29°49,�7,�kia�,�arsg a rac�iu�af I227.5U feet,ihe long chnrd vf which bears S 64�28'14"F,63I.7(i�`ect; THENC�S 58°47'29"'�'V,281.�5 feet; TH�IvCE S 2t°47'41"W,34D.1i feet; TF�EY�CE S 2�°2�'(}1"W, �27.fi2 fecC; 'Y'HENC'E 5 2U`�32'1C►"W,243.2[�feet; THHI-�LI`�CE S 0{1�45'29"E,357.87 feet ta the P{]]I� QF BEG�Ndd�IG an�i containing 6�Ui3,2l6 squ�rc feet or�3$.044�cres of land more or 3ess. �e�.'�.��}] �iY. ��.Q�� A�F mZ�S�O �j.� .�L3��.�Sr��}Qa� J:LTC)�3' '.4t1D7(7 i 1{79�115 L]R11TVP1LEG15[10794�3.I}[�C �age 2�f 4 �xHi�TJr i �.�caL�a�sc��r�arr PART 2 BEWG a tr'�ct of ian�l sit�ateci'in the C;harles Ivledlin Survey;A,t�s#ra�t Nur��er t�Sf�,thc W�ison Mec�lin Survey,A�straet Numher 1?5$;tl►e G.Hendricks 5urvey,A�sEract:�7urrrber 68�and the Murnr�ean H�ant �urvcy,r'�bstrac�-i I4�i:rnbcr 756,Tan�ant Caunty,�'e�cas,an�i bei�g a porfion af t�al certain Lract(Tract 2)of �ar�d descrsbed by de�d Tc�tLF1..Ityvesiment, L.P_,as rec4rded in V�lu�ne 33275,Pa�c 542,Cai�nty Aeeards,Tarrani Cc��nty,Texas,snd the riraaai�rder of that eertain tract vf�ar�d describcd by deea t�?,IL �nvestment L.1',,as recarded i� Volume 1�544,Pag�24,Cc�unty�tecc,rcis,Tarrant Ca�ry,Texas,and 6eir,g mare partieu}arly d�scribed by metes anc��ounds�s fc�llc�ws� BEGL^tiNING at the so�theasi eomer r�f that certain t:ract tfi']anci�eseribed by tieeci to D�LI,as recnr�ied in�3oc�ment�fiurn6er I]20824�56�,Coiu�ty�R�cords,Tarrant County,Texas,6eing in tl�e n�arlh�ight-of- way�inc c�£Dt�ve Rc,ad(a��ariable��idih ri�;]ti-of-way}; TH�NC�N f}1°OS'24"W, 144�.?7 feet; 'I'H�:�ICE N 4[��4�2'31"E,871.D3 feet; 1'HE:V�E 1�10(�°32'43"V�'.T62.66 feet; �'HE:'dC`F l+d 77°{}3'35„E,4�1.]3 feet ta the 6eginnutg of g curve to t}�e le�t; �1"NENCE with said curve tv the left,an arc distance crf 5�0.7a feel,thrr�ugt�a central an�;le c�f 27°21`27'" having a radius nf�132,5�1 feet,t�ie long cf�ord ofti�rhi�h�iears'.�63°Z2'S2"E,535.b2 feet; TI�ENC�?�T 49°42'�7�"�,3Q7.b8 feet tc�th�begir�nin�af a curve tv the ribht; T�3LNC�wiii�said curvc to the rigl�t,an arc distance of506.78 feet,ihr�ugh a centrxl ang]e of2�°3�']3" having�ra�d�us af 1 f�l 7.50 feet,the lang ehcrrc�c�f which trears N 63°S�'i4"E,54l.55 feet: THENCL:S U�"40'(]$'"E, 892.'�3 feet; THEt�IE:E� 16"3G'28"W, i 51 R.I 2 fce¢, 'FHEiVCE 5 fl0°59'38"E,5T3.79#"eet; 'THLNC�S 11°34'lU"E,SCr�4.I�rcet retumin�to thc norEh rig�t-�f-way line af the af�reanentinned I3a�ve Roacl; �'H�:'�[CE S 70°31't 8"Vv',349.16 feet alc�n�the ncsrth nght-o1'-way�ine ofsaid L�o�ve Roae3 to the begir�ning�f a eurve tn the right; `iH�NC�continuir��a�ong th�narch n�ht-c�f way line r�f sair� Dod�e Road and with saic�curve to the r��ht, an are distancs;of?53.38 fcet,thrau�;h a cenu�l angle�F 19°21'24"ha�ving a radiu�nf 75fl.flQ feet,the ]t�ng ah4rd of which�ears S 8Cl°1 y'(1(3"W.252.l8 feet; TIiEN�E 5 85��SZ'43"W, i25�.17 fect contanuing alan�;t}ae�ask17 ri�ht-af-way line afsaid Dcaae Rc�aci; . . SCl -- CTR 1ti�1}+�5, 2i7�$ J:I,TdI31� �50D7t}1lf1941S[JRIWPILEG150d7�4�3.Df�C �age 3 of4 EXI-1I13I7" ] TEIFN�'F_.5 �sf3°54'36"W, �{7U.6b feei cvnti�tui3ag�}ong th�narth rigl3t-of-v«�av line 9�sairi Q�We Rna�i ta th�F'[7ilv'�C7F F3F.CsTN�,•i�VG and c�ntainir��5,61G1,bf3S square fect nr l2�_SD4 acres of l,and m�sre car less. k�C3T�:�"�iIS DDCLNiEI`�T WAS PREPAEtEi�C�NDER 22 TA�: Sbb3.21, Ah'D]�DES NOT` RL:FLECT THF RESL�I.TS C)�'F�I�i C7I*,TT THE G1�+D[J?+�37 SLZiVEY, P�'_�1b IS NC�T TC]BF USEIJ TQ CC)NVEY OR EST,4BI.�5H TNTER�STS I'.tiT REAL PRC7PER'TV, �XC�PT��IOSE RIGHT� ANL7 II�iTER�STS IMYLIE��R�STA��ISHE�3 BY T�IE CREATiC1N flR RECC�NFiGU�ATIc�I�D�'THE E�IJ'�Ai�Y D�T�iE P�3LITICAL S�TBD�VI51aN F'a�t WHICH I'F 1�'AS PR�PARED. o� r ��- ,......_.. � ,�� .��sr��-.,.�-v � :�'� � �''- s .J A�lE5^�. I�A550N �'•_q 450b..Ry,._¢... ��•.o,�eSstC�°� y� ° su�'��' �` ° - . 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I-�endricks Survey,�1,bstraet�Ium�er 68{},Tarr�t Conr�ty,Texas an�the Memucara Hunt Survey,Abs�raci Num�er 75C,and tseir�g a partir�t�oftiaat ceatain tr�ct�(Traet�)of I�nci described by d�ed�o 1�ll.In►�estment, L.�'., as recor+ded in Volume 13275,Pa�e 542, Ce��ty Recor�s, Tarrant G�runty,Texas,a�c�being the re��ainder nf that cerfain tract of i�d describ�t� by d.eed tcr AIL investmer�i,�.P.,as recorc�ed in 1lolurr�e 13544, Page Z4, County Reenrds,T'arrai�i�aunty,Texas, and b�ing mare particuldrly describ�ci hy metes and bae�nds as folt�sws: +CDivI'_vIENCIi�G at a 518 inch iron rad with plastic cap stam�ed"Carl.er& 13r�rgess"set being an ell corr�er in lhe sauther�y Froperty linc t�f said AIL Tract 2,sai� perint alsn being the zanrtheast property cuiner af that ce�tairs tract af l�d described by deed to �al�;eway Land,�.td.,as recarded in Vtrlurne Z397�, Fage 2�2, �Couraty ftecords,Ti arraizt County, Texas; THE�"�F+CE� (}(}°31'SG"W, 1295.32 fcet to the narther�y righi-c�f-way line nf i7o�e Raa� (a variable width rigllt-af-way; TH�3�C�N 87°3f�'29"E, 138.19 feet along t�ae nnrtherly r��t-caf-way lin�ofsaid Dove�nad; `THET`ICE N 8��54"36"E, 115.i.05 feet continuing a]ang the nnrth�rly rig}�t-crf-way line of said L3av�Raad ta the PQ�rlT�F BEGi1ti�T]N+�; T3-�ENCE�Ul°05'�4"W, 2�b.0i� fcct; 7�HENCE �i 8�"S4'36"E, 242,34 feet; 'Y'�-IENC�3�6�9°52'43,'E, 1262.87 feet to Che be�inn�ng af a curve t�tt�e 1eft; THEN�E�rith said curve to fhe I�ft, an,arc dist�nce of t 85.81 Fe�t, throu�h a cen�1'a.l angIe af ��°2-!'24"hawin�a rad�us�f 55(�_FlQ feet, the lang chorci o�whi�h bears N Sd°�2'Qd]"E, ]84.�3 feet; THEI�CE N 7�"3l'18"�, 37�,95 feet; TH�itilCF S 1 I°34'10"�,2C31.92 feet rcta�ming to the north�rly rig}tt-of-vs�ay line ofsaic� i7or�e �oad; TI-iF.�ICE S 7a°31'1$"W,349.16 �cet alnn�the north�rly ri;�Zt-af-way��ne Qf said Dove Rnar� to tlze begir�s�in,�of a cu.rue ta the r�glat; "FH�NCE ccantinuing alc�n,�the nt�rt�erly r�ght-of-way�in�af said I3n�e R4ad and with said c�rve ta the right, an arc distance af 253.3� feet, thrs�ug� a c�n#ral arsgle of i 9°21'24"havzng a radius of 75(3.f3� feet,the lang c�ard c�f whych hears S S[3°12'4[}"W, 252.1$ feet; C&B Job No. {�15i107.b94 ACF;�251f� CTR .1une 03,2(1C38 ]:'�QBIOTSQ�}70110^�J4ISCTR.IWP'tLEG1540794ex9.c{oe Pa�;e P ofZ EXI�IBT'1'3 TH��C� S $9°52'43"W, ]261.17 fcct cantinuing ala��the nort�,erly ri�ti-of w�ay l�ne of sa�r3 Qave Rodd; TI-�NC� S 88°�d'3�"W, �OQ.��i lee[ can�xnuing alc�ng t}�e no�therly righ#-vf way lia�e af saitl IJov�Rvac3 to the FQINT(7F BEGINNING and co�iaining 389,23� sqtaare Ceet c�r$.93�5 acres of ]and r�nte c�r less. C'&B]�b'_4a �15t�Q7.C�9� A�:F�2�10 �TR 3unc;�J3,2bfl8 J:UDF31015�(l7Cl11C�941SLTR1'WpIL�GL5bD7�3�ex9.r�oe Pag�2 of 2 �I � I � _1 W � �yq ' L �7 W >' - Cy '"" � ��r��1� 9 y u�. � w � ��,�� ¢ � � a V� � q�• �v,�� .; �� a �� ; � � a �� a ,4IL dNVESrME'hlT. G,P. � ��"�� a VIk.l3275,!»G.542 0. ae Tf?ACl 2 � d �� w `�,�� U C�EA'AY LAMCI. ��0. r�'-, �G Pf�fJFDOP�RrY �� V�L.1397�.PG.2�2 ,o � vs p— N d=19°21"24" � � A1'L fNVES1x1�NT. L,P. � � A=559.Qa' � V1]L.132'75.F�[i.�42 t�,, v LFi95.81' C3 � TRRC'1' 2 ,aY�q:�'y r�v L,C.=N966 12•i1Il�.� ,�xn 189.53" lNYES77sfENT, o NS$°�4'�F"E � �"1� '"$•�F, � � � I42.34' ti } N�ab�,'9�' �'4 � VQLL!�£l83. ' ��1@ D5'2�"vf � 31'�' ��,, c� PG.335 N87°36"25"� �aa°a' N89�' 2'43"E 1 262.87" '�¢ v TFt�+C 1� ! i 3f3. 1 9' Awnmia 8.`).�6 F�Cf?�S � �s."!l m r„ w N88°�d' 3F�"� 1 i53.0�' 5,��y4fj`, � �[�� 589°52'43"N' 12W[. I 7' � ; f � y _r_.._._--,--r:s.-. . f- - - ' f S � E + S@ 0°5 4'35"YI � ; ! I I I ` � {�_— �.�1w.. .{ � � � �6a.66� e�i9°z�•2a•, � � / � R=75C.GU' � i f; FI 1 � � r ? 'L=253.38' r�'� 'j. �' � � i � .:. E l.C.=584°1 c^'{]Q,�W f � n ..� �,� � � i •�'r- '`� 252, 1 t3' � �+� � - -- _�>' � y �✓`''`��---�---- ' ' �' � o ; � I r' � � ,�s �''�-_� i i i -- '�,1 E t � �k I 11� ' �� j I = 'r � � . �� I � ��.,��---_ ��"� AN E%HiBIT 5}iO�VING CJ �. _r _ � A 2[1�`DQVE R[JP,D BUFF�t� � �'r � 51TUAT�❑ IN 7f�E � AND TFI@ G.HENDRICKS SURVEY,RB53RACT NUhhBER 68�. m'' AN(7 THE MEMUGtN HUNT Sl7RYEY,ABS�'fWCT hILY,1�{EiER 756, ��+,� TARR4NT C(.7LIN1Y,7E)fA5 �g S' �i7' � �� 5G+LE 1"=S�'p' wav��x3rbtaas�answso��p�nos�a�sorti�r �3�F� `�� '�ui 'ssafi�� +� aa�.�p� �S� 0992€9 i �l�n� �r�e TOWN OF WESTLAKE, TX STAFF REPORT TO PLANNING & ZONING COMMISSION/TOWN COUNCIL I. CASE INFORMATION Case No. Z-11-13-15 Date: 12-1-15 Request: Applicant is requesting approval of the following: Transfer of Development Square Footage 186,000 sq. ft. campus office Transfer of Development Rights Severance of Development Square footage X Severance of Development Rights Conversion of Development land use _ Revision of or addition of Zoning Districts: from PD3-3 to new PD3-5B Development Name: Project Blizzard Location: SH170 at SH 114/ Trophy Lake Drive/ Ottinger Road Owner: HW 2421 Land LP Developer: Hillwood Properties Zoning: PD3.3 Proposed Use(s): Severance of Office square footage Phasing: NA Page 1 of 9 II. STAFF REVIEW COMMENTS RELATIVE TO COMPLIANCE WITH THE RECOMMENDTIONS AND INTENT OF THE COMPREHENSIVE PLAN 1. General: a. General intent of Citizen Goals and Prioritv Statements as documented in the Comprehensive Plan: The Forging Westlake 2015 Comprehensive Plan identifies 19 goals, supported by priority statements which flow from those goals. The goals include goals related to i. Views, Visual Image, and Preservation seek preservation of present vistas of naturalness, pastoral/ agricultural character/ sense of openness. ii. Quality of Life, Seeks preservation of "slow paced Life style" iii. Urban Form, Development Form seeks to create a holistic town form, town center, town linkages, protection of residential areas from commercial encroachment, and greater levels of amenity. iv. Accessibility, Vehicular Circulation/ Traffic, and Alternate Modal Movement seeks connectivity, functionality, and capacity in the trail and roadway network as well as containing major traffic increases in the northerly portions of the Town. In addition, reduce vehicular trips and promote pedestrian safety. v. Land Use seeks to clearly separate residential and commercial areas in ways that reinforce single family values and neighborhoods. vi. Value/ Financial Sustainability seeks to increase the ad valorem base and thereby continue to serve the Town's financial needs. vii. Academy Sustainability and Education seeks to meet the future educational needs of the Town population and make Westlake a major educational center. viii. Waterways/ Waterbodies/ Natural Systems seeks to create more and more usable water amenities for the Town of Westlake. ix. Infrastructure/ Public Facilities have infrastructure and emergency facilities to assure the continued health and safety of the Towns full-time and day-time population. x. Environmental Sustainability and Conservation seeks to promote water conservation and environmental preservation. xi. Parks/ Recreation seeks to establish distinctive recreational and park opportunities. Page2of9 These goals guide the formulation of the Comprehensive plan elements listed below. The proposed Blizzard Development is consistent with many of these goals as follows: b. Application compliance with Citizen Goals and Prioritv Statements as documented in the Comprehensive Plan: Severance of Office Square footage from PD 3.3 is consistent with the goals of the Comprehensive Plan as it facilitates view protection, urban form, natural asset preservation, park potential, and reduces traffic with direct connection to Dove Road. 2. The Thorouqhfare Plan: a. General Intent of the Thorouqhfare Plan: The Thoroughfare Plan establishes a coherent traffic system which anticipates the trip generation potential of Town build-out to 70% of entitlement. In addition, the thoroughfare plan: i. Establishes a north-south/ east-west street network system with capacity to accommodate 70% buildout of entitlement. ii. Mitigate limitations to Freeway/ Interchange capacity due to regional traffic flows iii. Improve Town connectivity between live, work, shop, entertain, and amenity. iv. Establishes a framework for growth that more evenly distributes commercial value and protects residential value v. Accommodated pedestrian and bicycle movement vi. Divert a substantial portion of the commercially generated traffic from residential segments of Dove Road vii. Identify Design Focus and Special Consideration points within the proposed system. viii. Establish a Town wide Street Typology b. Application compliance with the Thorouqhfare Plan: Severance of office square footage is consistent with the recommendations and intent of the Thoroughfare Plan Element of the Comprehensive Plan as it reduces vehicular trips in portions of Westlake close to existing and planned residential areas. 3. The Land Use Plan: a. General Intent of the Land Use Plan: The intent of the Land Use plan is to create a fabric of Community Types that: Page 3 of 9 i. Protects and coincides with the 5 view conditions (Vista Points, Vista Termini, View Shade, View Shed, and View Corridors) ii. Establishes a desired built character of the community type that guides density re-distribution iii. Establishes a desired land use dominance of the community type iv. Aggregates value to support the Town's Ad valorem base requirements. Promote attainment of threshold entitlement buildout while still supporting the view protection goals. v. Facilitates and encourages re-distribution of development square footage through transfer and not rezoning. vi. Conceals vertical disruption, ground plane augmentation and form deviations associated with more intense development densities. vii. Minimize displacement of important natural fabric. viii. Coincides with identified sending and receiving areas b. Application compliance with the Land Use Plan: Severance of office square footage is consistent with the recommendations and intent of the Land Use Plan Element of the Comprehensive Plan as it promotes densities consistent with the Community Type associated with PD 3-3. 4. The Economic Development Plan: a. General Intent of the Economic Development Plan: The intent of the Economic Development Plan is to promote a robust economic environment for Westlake through: i. Supporting attainment of a sustainable and adequate Ad valorem base. ii. Promotes and furthers attraction of, or provides for, Corporate Headquarters to Westlake. iii. Promotes and/ or provides specialty retail iv. Facilitates and enhances ability for targeted recruitment v. Facilitates and contributes to industrial cluster formation. vi. Provides for infrastructure extension to desired areas of future development, facilitates circulation, and information dissemination. vii. Provides locational value for development in close proximity. viii. Enhances Town identity. ix. Provides increased amenity. x. Provides desirable associations. xi. Enhances education. Page 4 of 9 xii. Supports a rational land use context. xiii. Supports Corporate retention. xiv. Supports Employee retention. xv. Implements opportunities for office driven mixed use. b. Application compliance with the Economic Development Plan Severance of office square footage is has no relationship with the recommendations and intent of the Economic Development Plan Element of the Comprehensive Plan. 5. The Housinq Plan: a. General Intent of the Housinq Plan: The intent of the Housing Plan is to protect and define high value submarkets for Westlake by: i. Consolidates dispersed price points into definable sub-market zones. ii. Supports/ protects current price point distinctions. iii. Provide new housing choices for emerging empty nester, retiree, and young family/ young professional markets, unique to this area, seeking higher price point housing options. iv. Provide housing choices for changing housing needs among Westlake's own population as they grow through life style changes. v. Mitigate value encroachment from neighboring lower price point sub-markets and preserve value. vi. Implement housing market type gradients as portrayed in the Westlake Housing Plan map. b. Application compliance with the Housinq Plan: Severance of office square footage is consistent with the recommendations and intent of the Housing Plan Element of the Comprehensive Plan as it protects value of nearby residential areas. 6. The Parks, Open Space, and Trails Plan: a. General Intent of the Parks, Open Space, and Trails Plan: The intent of the Parks, Open Space, and Trails Plan is to protect natural resources, protect distinctive natural settings, and provide for recreational needs of a future population through development that: i. Preserves important natural features and systems. ii. Provides sufficient recreational opportunities for future population. iii. Protects Westlake's Ecotone from over development. Page 5 of 9 iv. Preserves Landmark Landforms. v. Protects Rural Ranch landscapes. vi. Provides Open Space Connections. vii. Provides Recreational Open Space, Parks, and/ or Recreational Facilities. viii. Connects Town and Regional Trails. ix. Provide applicable park type recommended for general location of development. x. Implement the contiguous Open Space Plan as configured on the Open Space Plan map. xi. Implement the Trail Plan as configured on the Open Space Plan Map. b. Application compliance with the Parks, Open Space, and Trails Plan: Severance of office square footage is consistent with the recommendations and intent of the Parks, Open Space, and Trails Plan Element of the Comprehensive Plan as it contributes to open space preservation through lower density in environmentally sensitive areas. 7. The Urban Desiqn Structures Plan: a. General Intent of the Urban Desiqn Structures Plan: The intent of the Urban Design Structures Plan is to consolidate a coherent image and comprehensible legibility for Westlake through development that: i. Implements the applicable Street Typology streetscapes as presented in the Urban Design Street Type Map. ii. Implements the applicable Intersection Typology as presented in the Urban Design Plan Map. iii. Implements the applicable Trail Typology as presented in the Urban Design Plan Map. iv. Implements the applicable Edge Typology as presented in the Urban Design Plan. v. Provides applicable active or other open spaces as shown on the Urban Design Plan Map. vi. Implements recommended design standards for applicable design settings. vii. Adheres to the recommended thematic plant list. viii. Implements Town monument recommendations. ix. Implements focal points and portals as identified in the Urban Design Plan. x. Adhere to thematic forms and material recommendations of the Urban design plan. Page6of9 b. Application compliance with the Urban Desiqn Structures Plan: Severance of office square footage is consistent with the recommendations and intent of the Urban Design Structures Plan Element of the Comprehensive Plan as it opportunity for more campus like office development and thereby provides greater opportunity for open space. 8. The Storm Water Conservation Plan: a. General Intent of the Storm Water Conservation Plan: The intent of the Storm Water Conservation Plan is to protect natural areas/ systems and promote conservation practices through development that: i. Implements applicable Storm Water Best Management Practices/ ii. Implements applicable Water Conservation Practices. iii. Furthers implementation of Storm Water management or Water Conservation programmatic and policy initiatives. b. Application compliance with the Storm Water Conservation Plan: Severance of office square footage is consistent with the recommendations and intent of the Storm Water Conservation Plan Element of the Comprehensive Plan as it better protects natural drainage ways that are more common in the southerly portions of Westlake. 9. Facilities and Town Hall Plan: a. General Intent of the Town Hall Plan: The intent of the Facilities and Town Hall Plan is to provide emergency and municipal services for the current and future 24 hr. and daytime population through development that: i. Supports/provides funding of improved services. ii. Provide facilities or a facility site within the applicable service area. iii. Provides a Town Hall site or facility. b. Application compliance with the Town Hall Plan: Severance of office square footage is consistent with the recommendations and intent of the Facilities and Town hall Plan Element of the Comprehensive Plan as it may make a facility site more likely. III. STAFF REVIEW COMMENTS RELATIVE TO DEVELOPMENT AND DESIGN 1. Utilities (includinq on and off-site extensions and easement dedications): Page7of9 Utility information not provided 2. Stormwater (including on and off-site facilities and easement dedications): Storm water Management design not provided in application 3. Setbacks/Buildinq Lines: Urban street is generally consistent with Town Square street sections of Ordinance 452 4. Parkinq/Fire Lanes: Not applicable 5. Solid Waste Collection Facilities: Not applicable 6. Traffic Access Manaqement/Internal Site Circulation and Connectivity to Adjacent Property Tracts (both owner's and non-owner's tracts): Not Applicable 7. Site Desiqn A. Materials, Building Design, Architecture, and Hard Screening Details not provided, concept only B. Landscaping and Landscape Screening Details not provided C. Signage Details not provided D. Lighting Details not provided E. Water Features/Public Art Details not provided F. Pedestrian Circulation (within the site) See Comp Plan comments above Page8of9 G. Pedestrian Access (around perimeter of and to the site) See Comp Plan comments above H. Trails/Open Space See Comp Plan comments above 8. Density and Land Uses The applicant is requesting the addition of a rental residential use (as indicated by representation of residential on the concept site plan) as well as the following development intensity augmentations Permitted Requested Difference Land Use Office 1,200,000 sf. Sever 186,000 sf 1,014,000 sf. and transfer to remaining in PD PD 3-5 3-3 Hotel 500,000 sf. NA NA IV. STAFF RECOMMENDATIONS Severance of 186,000 sf. of office square footage from PD 3-3 and transferring to PD 3-5 is substantially consistent with the recommendations and intent of the Comprehensive Plan. Page9of9 Planning and Zoning Item # 10 — Adjournment Back up material has not been provided for this item.