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Home My WebLink AboutAmendment to the PD Golf and Residential HAAS & HAnIE t95 OYSTER POINT BOULFVr-P.D.SUITE 309,SOUTH SAN FR4NCI;�CC), CALIFORNIA 94080 (650)598--56001 FAX(650)873 9150 October 15, 1999 Chairman William E. Greenwood Members of the Planning and Zoning Commission Westlake Town Hall 3 Village Circle, Suite 207 Westlake, Texas 76262 R?: AMENDMENT TO P.D. 308 / GOLF AND RESIDENTIAL CIRCLE T RANCH, WESTLAKE, TEXAS Dear Chairman and tMembers of the Commission: Please find enclosed the following information pertaining to our submittal: 1. A booklet with relevant information regarding our zoning request, and A number of brochures from some of our developments. We look forward to presenting our proposal to you on Thursday, October 21, 1999. Sincerely, a,: I-- Schuyler Joyner Vice President �n„ ' u �;: ' _ ,.. � „�.. z� � _ . �ri�� _ �� \ . -�� i• 4 � a I I�� .��. - - —' - -°�YBf✓ � �' I '� . .i �� ;�. �� (� b" ��r..� � :I ��r ow(� �E =� � � � .��:� ..('\i�f n.'�f n i� �,�'. �' � �'.�`�.t� �I ( ,� '� r��ti . � �, r��= ' s � w ,„ -- -------- � ''� � u �I: • '7��' � I -- �-�:� t -a l; ;� _ •� �- i- �� i. .,� R �4,� � ��i� '} ){� � �� I ♦ i '�, b � ��,i�!'` C.i '� I l �'�. ��,' � I � ��., . .`��" �(y�7 �1`�y g�•J,%/ f `�� , _ , � ' �! �1^`�_`�b + '+w� � ,"/� ��'~ � . �'�.... �' r �� I '� i � �.ti . . " * ,� lr „I � W ' �.,-. a�( o' ; i� � ', � ` i =_ � r � r ,� , .,,� -� ,�� ` �. �; rr�"�- � ,,�rA � � �� ,,, � �r,: � : �! .. �jfi' � ,C.-:,' --».s• ,� . /.��,`�. �'�' a -- . � �. -M- g� I, `� � .�'_ °. ��:M `'�.� _"_ x � . � 1� �.._ • ^�: Ji� . �'� `E..E� j �� lr�� ; ra � � j' I �� '� �M '� s � / �' �� i � ( r � � � � I' �� * � � �: _ � v � �^�' `� �� y� Y� ' 1 � , �! "U�� • .-� 4i � i ., I I_l y i�� - Y ., � ' �� ` ;A I� _ i�� t ,�� ' • fv �I�li �4,��-!�n�� ., �/ .. x � • ��" / � � io �,� � , '�:I - `�` , � j�� • •' . s.,; � ,�;�., . :�i !C�I �..r�+t,i"�- � .�; .^�i� � ---� � ` �„� �.� � � '; • o � I ^ `.� 1,�.%', r l; � • - � �� z , _ ; .--`�� 9 � � � � � � �f;.. I .. rJ/% �:` . JGS_ .`�- � ,� �i- . � � •,•,� . I . . . .. � `r ''..``/�-I�I��..�. �� ' ' fi ��\ .�%�.�__� �/ Y ��JI ��`� '�''C. � _ � • � �;�, ,�,=, �� 1 � . ,,�; .; � , �. ��'=�-�---------_�=��.�'� . , .i ��.,,.::.., .:�.. �yna7nnn _ r� �W I � :� J �I I II i J -J WB TEXAS RESORT COMMUNITIES THE TOWN OF WESTLAKE, TEXAS INTENT. It is the intent of WB Texas Resorts Communities ("the Applicant") to create a desirable, high quality residential golf community, as shown on the revised Site Plan attached as Exhibit A, which will enhance the character, natural beauty and appeal of the Town of Westlake ("the Town"). The Applicant's plan is to preserve the natural terrain and ecological character of the land while building a renowned golf course designed by one of the country's premier golf architects. Furthermore, based on its heritage and track record of successful, high quality golf courses/clubs and communities and substantial financial backing, the Applicant believes it can create an intimate residential environment with limited density which responds to the Town's rural character. Quality will be evidenced through design, workmanship, fine materials, appropriate landscaping and an attention to detail. This commitment to quality and preservation coupled with a high caliber golf club will respectfully complement and be a valuable asset to the Town and its residents. 2. SUBMITTAL PROCESS. A concerted effort has been made on the part of the Applicant to be responsive to Staff and the community. To work towards consensus, several meetings and discussions have been held to identify Staff concerns. Staff concerns were addressed and are noted throughout the revised Site Plan. Site Plan revisions include reducing the number of lots and accommodating the reconfigured golf plan. As noted below, the amendments as shown on the Site Plan, have been requested. 3. DEVELOPER BACKGROUND. Founded in 1898, Haas & Haynie is one of the country's oldest real estate construction and development companies. From its San Francisco base, the Company has earned an international reputation for developing and managing a broad range of successful, high-profile golf course communities, hotels and resorts, and office building projects throughout the West. Some of Haas & Haynie's notable residential, resort and golf projects over the years include the development and/or -1- Dallas4 440074 v 1, 45211.00001 \ construction of the Mauna Kea Beach Hotel on the Big Island of Hawaii, the Kahala Hilton in Honolulu, the Hawaiian Regent on Waikiki Beach, Meridien Hotels in New Orleans and Newport Beach, the Fairmont Hotel and Towers in San Francisco and the Ironwood Country Club in Palm Desert, California. The Company's focus on golf and residential land development this decade has been well received. Golf Digest rated its Estancia project in Scottsdale, Arizona as the "Best New Private Golf Course" in 1996. A Tom Fazio design, Golf Magazine ranked it #54 in the "100 Greatest Golf Courses in the US" and #96 in the "100 Greatest Golf Courses in the World." The 3,500 acre, 3,500 home McDowell Mountain Ranch also in Scottsdale has been one of the most successful quality masfer planned communities in the country in recent years. The just completed Cordevalle Golf Club in Santa Clara County, California has been described as perhaps the finest achievement of legendary golf course designer Robert Trent Jones, Jr. and is becoming known as one of the finest new private clubs built in Northern California in recent memory. The Company's Iron Horse Golf Club and 290 home community in Whitefish, Montana is another Fazio design which was recently completed and will open to its members in June of 2000. In 1996, the company opened Saddle Creek Golf Club in Calaveras County, California which has been rated as one of the "Top Five Public Access Golf Courses in Northern California and Nevada" and is currently the Home of the Northern California PGA. Westbrook Partners and a Company principal, Mr. Meldman, are collaborating on the Santa Lucia Preserve which is 285 home development located on the 20,000 acre Rancho San Carlos in the Carmel Valley / Monterey, California. The project includes a Tom Fazio-designed golf course, an equestrian center and a sporting center all surrounded by an 18,000 acre land conservancy sponsored by the project. In June 1999, with Westbrook Partners and the Getty family, an affiliate of the Company purchased an 800 acre beachfront tract next to the existing Four Seasons resort on the Big Island of Hawaii. This project will break ground this winter and become a prestigious resort residential enclave with approximately 150 homes together with a pristine beach, beach club and a Tom Fazio-designed private golf club. The project's financial sponsorship comes from Westbrook Partners, a multi-billion dollar, institutional real estate investment fund with offices in Boston, New York, Dallas and San Francisco. Dallas4 440074 v 1, 45211.00001 -2- � 4. THE PLAN. The following information has been compiled to outline the plan for achieving an attractive and desirable development that is in furtherance of the Town's goals: A. ZONING AMENDMENTS. The Applicant is suggesting changes to the current Circle T Planning Area 1, East Residential zoning. (A red-lined version of the existing Ordinance #308 ("P.D.") with the proposed amendments is attached as Exhibit B). The proposed amendments will enable the development to respond to the harmony of the existing natural features of the land. Consequently, the golf course was reconfigured to a higher quality "core" design and new tracts were created to facilitate the reconfiguration. The amendments were intended to be minimal in an effort to maintain the integrity of the original P.D. i. EFFECT OF THE ZONING AMENDMENTS ON LOT SIZE. The objective of minimal amendments was achieved and resulted in the following conclusions relative to the number of lots and lot size: Dallas4 440074 v 1, 45211.00001 CURRENT ZONING: 330 lots PROPOSED ZONING: 288 lots EFFECT: Reduced the number of single-family lots by 42. Reduced the number of single-family lots by 94.6%. CURRENT ZONING, LOTS LESS THAN 20,000 SF: 250 lots PROPOSED ZONING, LOTS LESS THAN 20, 000 SF: 76 lots EFFECT: Significant decrease in the number of lots /ess than 20, 000 SF. CURRENT ZONING, LOTS 20,000 SF AND GREATER: 80 lots PROPOSED ZONING, LOTS 20,000 SF AND GREATER: 212 lots EFFECT: Signi�cantincrease in the numberoflots 20,000 SFand greater. CURRENT ZONING, LOTS 30,000 SF AND GREATER: 49 lots -3- l PROPOSED ZONING, LOTS 30,000 SF AND GREATER: 50 lots EFFECT: Maintained the number of lots 30, 000 SF and greater. The attached Exhibit C details the lot amendment conclusions and can be used to understand the basis of comparison used in reaching the conclusions. Likewise the attached Exhibits C-1 and C-2 support the lot comparison charts. ii. EFFECT OF THE ZONING AMENDMENTS ON MINIMUM LOT WIDTHS. Dallas4 440074 v 1, 45211.00001 CURRENT ZONING PROPOSED ZONING CURRENT ZONING PROPOSED ZONING CURRENT ZONING: PROPOSED ZONING: CURRENT ZONING: PROPOSED ZONING 85 feet for lots less than 15,000 square feet 65 feet for lots less than 15,000 square feet; 50 feet for cul-de-sac lots 100 feet for lots equal to or greater than 15,000 square feet but less than 30,000 square feet 100 feet for lots equal to or greater than 15,000 square feet but less than 30,000 square feet; 75 feet for cul-de-sac lots 125 feet for lots equal to or greater than 30,000 square feet but less than 150,000 square feet 125 feet for lots equal to or greater than 30,000 square feet but less than 150,000 square feet; 80 feet for cul-de-sac lots 200 feet for lots equal to or greater than 150,000 square feet 200 feet for lots equal to or greater than 150,000 square feet FLAG LOTS:A flag lot having a lesser width at the front of the property line may be approved as part of PD Site Plan approval. � The amendment permits the lots to be clustered in a radial fashion around cul-de sacs in a manner that is responsive to the topography and natural features of the site. Because of the radial pattern of the lots around cul-de sacs and curvilinear streets, the edges of the lots taper to a width that varies from the width such lots would otherwise have. The amendment permits the clustering of lots in a way that preserves the greatest amount of open space. iii. EFFECT OF Proposing minimal resulted: THE ZONING AMENDMENTS ON OPEN SPACE. amendments, the following open space conclusion CURRENT ZONING: 205.3 acres PROPOSED ZONING: 247.54 acres EFFECT: Increased the number open space acres by 42.24. Increased the number of open space acres by 17%. Exhibit D-1 details the effect of the proposed zoning amendments on the current open space calculations. Exhibit C-2 and Exhibit D support the effect of the proposed zoning amendments on the current open space calculations. iv. EFFECT OF THE ZONING AMENDMENTS ON LOCAL RESIDENTIAL STREETS. The existing plan specifies 50 feet of right of way. However, what is proposed is a 35 feet right of way which maintains the existing pavement width of 22 feet. CURRENT ZONING PAVEMENT WIDTH: 22 feet PROPOSED ZONING PAVEMENT WIDTH: 22 feet EFFECT: Pavement width remains at 22 feet. CURRENT RIGHT OF WAY WIDTH: 50 feet PROPOSED RIGHT OF WAY WIDTH: 35 feet EFFECT: Right of way decreases by 15 feet width. This amendment is requested because of the proposed reduction in lot density. The proposed reduction to a 35 feet right of way does not impact pavement width and would create roadways resembling mews streets. The Applicant believes the reduced density supports the request for a mews street which is in keeping with the Town's rural character. Dallas4 440074 v 1, 45211.00001 �� l v. EFFECT ON EQUESTRIAN TRAIL AND SIDEWALKS. PROPOSED CHANGE: Eliminate equestrian trail adjacent to golf course except along western boundary of property. PROPOSED CHANGE: Replace requirement for sidewalks with an on-site private trail system as shown with connections to external public trail system. Due to the reconfiguration of the golf course and the reduction in the number of lots, it is requested that only a portion of the equestrian trail, along the western boundary, be maintained. The equestrian trail that is to be maintained on the western boundary of the property would connect to adjacent land uses and to the proposed hike and bike trail adjacent to future Dove Road. Retaining a portion of the equestrian trail would provide adequate connectivity to the hike and bike trail and to the private trail. Furthermore, the hike and bike trail provides additional connectivity to the private trail systems. These private trail systems are proposed in lieu of sidewalks to reduce the amount of impervious surface and to enhance the rural atmosphere ofthe development, mirroring the Town's unique character. The interior street system is private which may further reduce the need for sidewalks on the smaller streets. C. DEVELOPMENT SOLUTIONS TO OUTSTANDING ISSUES. The following solutions are requested for some of the specific staff concerns: i. TRAFFIC IMPACT ANALYSIS WAIVER. The overall number of lots have been reduced therefore no additional density is proposed that would affect the level of service previously established by the Hillwood Plan. Therefore, a waiver for an updated study is requested. ii. LANDSCAPE PLANS, INCLUDING TREE MITIGATION. It is requested that Landscape Plans, including tree mitigation, be included as a part of the conditions of Site Plan approval. Landscaping Plans would be required prior to the issuance of any permit for infrastructure construction. Dallas4 440074 v 1, 45211.00001 �� iii. ENTRIES AND FENCE/PERIMETER WALLS. Exhibit E illustrates entries and wall sections from the Company's Iron Horse project. Proposed entries, fencing and perimeterwal Is would be submitted prior to the issuance of any permit for infrastructure construction, no variance is requested to the style of the Town's fence requirements. The exterior perimeter wall will be uniform around the property. v. CLUBHOUSE AND MAINTENANCE FACILITIES. In response to the concerns regarding the Clubhouse the attached Exhibit F illustrates a example from the company's Iron Horse project. Illustrations include Architectural Site Plans and Exterior Elevations. Specific Site Plans for the Clubhouse and Maintenance Facilities would be submitted prior to the ' issuance of any permit for infrastructure construction. vi. PRECINCT LINE ROAD. On the Thoroughfare Plan, the Precinct Line Road right of way is shown as varying in width from 135 feet to 165 feet. The revised the Site Plan shows Precinct Line Road right of way as 160 feet in width for its entire length. vii. SIGNAGE. Will be submitted for approval prior to on-site construction. No signage is proposed in the public right-of-way. 5. EXHIBITS. In support of the request, the following Exhibits have been provided: Exhibit A- Revised Site Plan Exhibit B- Redline of existing Ordinance #308 with the proposed amendments Exhibit C- Lot Comparison Charts Exhibit C-1 - Current Golf Course Concept Plan Exhibit C-2 - Proposed Concept Map, Land Uses Exhibit D- Open Space Proposals Exhibit D-1 - Open Space Comparison Chart Exhibit D-2 - Existing Ordinance #308, Exhibit 4 -7- Dallas4 440074 v 1, 45211.OD001 Exhibit E- Entry, Wall and Fence Proposals Exhibit E-1 - Sample of entry, wall and fence sections Exhibit E-2 - Proposed Fencing Plan Exhibit F- Sample of clubhouse and maintenance building projects �:� Dallas4 440074 v 1, 45211.00001 r� _— :s �� • � !ir3 c.: �� d: . 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I 1 ' 1 `- ... � ,`'! . � . � � ' , . w �� _ � �� ^ • ` , � '� � � i} � � , ��. � �f"• . `a '�1 `�: �, t� '� y,� ��„� •w � .�'4._L .., '....�.�:.: l. .. � � . .. � . , . . . , _.. �, �, ic„ �nu � uu�:u +: t'�'C)�i �i;OU -�—� .. ., u. . ._........ . , I tl� (!�•Y ?I �-�i f�� rw �� i �'i! - •� y� �� . _.._ ? � .. _ _,_�, � � � � �: , fi �� 1 �.4" �' ,'� � 1 s �} , �'`�� +. �� J�? ` � . YF 1yy�,1, � � � �. � �: 1 �`` � '� :,,...� ! ��'� � ,�,: l�!'"w } ��;"R- ./ . � ,r�. �- PROPOSED AMENDMENTS TO P.D. 308 (Underlined) DaIIas4 440437 v 1,45211 AD001 i PROPOSED REVISED PD DEVELOPMENT STANDARDS CIRCLE T PLANNING AREA 1 EAST RESIDENTIAL ARTICLE 1. GENERAL PROVISIONS SECTION 1 SHORT TITLE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 SECTION 2 PURPOSES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 SECTION 3 GENERAL DEFINITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Section 3.1 Usage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Section 3.2 Words and Terms Defined . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 SECTION 4 PD SUPPLEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 SECTION 5 APPLICABILITY OF EXISTING REGULATIONS . . . . . . . . . . . . . . . . . . 2 Section 5.1 Applicable Town Ordinances . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Section 5.2 General Approval Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 SECTION 6 CONCEPT PLAN, DEVELOPMENT PLANS, AND SITE PLANS. . . . . . . 3 Section 6.1 PD Concept Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Section 6.2 PD Development Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Section 6.3 PD Site Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Section 6.4 PD "Informational" Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 ARTICLE II. USES SECTION 1 LAND USE SCHEDULE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 SECTION 2 ACCESSORY USES AND STRUCTURES . . . . . . . . . . . . . . . . . . . . . . . 12 ARTICLE III. DEVELOPMENT STANDARDS SECTION 1DENSITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Section 1.1 Office . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Section 2.2 Single Family . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 SECTION 2 MINIMUM LOT SIZE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Section 2.1 Office . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Section 2.2 Single Family - Alternative A Development Without Golf . . . . . . . 13 Section 2.3 Single Family - Alternative A-1 Development With Golf . . . . . . . 13 Section 2-.3 2.4 Single Family - Alternative B Development With Golf . . . . . 13 August 10, 1998 PA 1 - East Residential Page i Ordinance Table of Contents DallaA 440493 v 1,4521 1.00001 SECTION 3 MINIMUM LOT WIDTH . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Section 3.1 Office . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Section 3.2 Single Family . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 SECTION 4 MAXIMUM BUILDING HEIGHT . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Section 4.1 Office . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Section 4.2 Single Family . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Section 4.3 Exceptions to Height Requirements . . . . . . . . . . . . . . . . . . . . . . 14 SECTION 5 MINIMUM BUILDING SIZE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Section 5.1 Office . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Section 5.2 Single Family . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 SECTION 6 FRONT YARD SETBACKS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Section 6.1 Office . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Section 6.2 Single Family . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Section 6.3 General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 SECTION 7 REAR YARD SETBACKS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Section 7.1 Office . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Section 7.2 Single Family . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Section 7.3 General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 SECTION 8 SIDE YARD SETBACKS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Section 8.1 Office . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Section 8.2 Single Family . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Section 8.3 General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 SECTION 9 SLOPE REQUIREMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Section 9.1 Residential Slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Section 9.2 Roadway Slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 SECTION 10 ALTERNATIVE ROADWAY STANDARD . . . . . . . . . . . . . . . . . . . . 17 ARTICLE IV. EXHIBITS EXHIBIT 1 Legal Description of PD District EXHIBIT 2 PD Concept Plan - Planning Area EXHIBIT 3 PD Concept Plan - Land Uses Alternative A - Development Without Golf August 10, 1998 PA 1 - East Residential Page ii Ordinance Table of Contents DallaA 440493 v 1,45211.00001 EXHIBIT 4 3A PD Concent Plan - Land Uses Alternative A-1 - Development With Golf EXHIBIT 4 PD Concept Plan - Land Uses Alternative B - Development With Golf EXHIBIT 5 PD Concept Plan - Open Space & Trail System Alternative A - Development Without Golf EXHIBIT 5A PD Concept Plan - Open Space & Trail System Alternative A-1 - Development With Golf EXHIBIT 6 PD Concept Plan - Open Space & Trail System Alternative B - Development EXHIBIT 7 PD Concept Plan - Thoroughfares EXHIBIT 8 Circle T Ranch - Planning Areas (for informational purposes only) EXHIBIT 9 Circle T Ranch - Land Uses (for informational purposes only) EXHIBIT 10 Circle T Ranch - Open Space & Trail System (for informational purposes only) EXHIBIT 11 Circle T Ranch - Thoroughfares (for informational purposes only) ARTICLE V. ILLUSTRATIONS Figure 1: 35 R.O.W. Section Local Residential Street August 10, 1998 PA 1 - East Residential Page iii Ordinance Table of Contents DallaA 440493 v 1,45211.00001 ARTICLE 1. GENERAL PROVISIONS SECTION 1 SHORT TITLE This ordinance shall be known and may be cited as the "Circle T Planning Area No. I - East Residential Planned Development Zoning District Ordinance", or simply as the "PD Ordinance". SECTION 2 PURPOSES This PD Ordinance is adopted to provide for a superior design of lots or buildings; to provide for increased recreation and/or open space opportunities for public use; to provide rural amenities or features that would be of special benefit to the property users or community; to protect or preserve natural amenities and environmental assets such as trees, creeks,ponds, floodplains, slopes or hills and viewscapes; to protect or preserve existing historical buildings, structures, features or places; and to provide an appropriate balance between the intensity of development and the ability to provide adequate supporting public facilities and services. SECTION 3 GENERAL DEFINITIONS Section 3.1 Usage For purposes of this PD Ordinance, certain numbers, abbreviations, terms, and words shall be used, interpreted and defined as set forth in this Section. Other terms and words are defined elsewhere in this PD Ordinance. Unless the context clearly indicates to the contrary, words used in the present tense include the future tense, and words used in the plural include the singular. The word "shall" will be interpreted as mandatory, and the word "may" as permissive. Section 3.2 Words and Terms Defined Applicable Town Ordinances means the UDC and all other ordinances, rules, and regulations that are adopted by the Board and that are applicable to development within the PD District. Board means the Board of Aldermen of the Town of Westlake, Texas. Circle T Planning means any one of the planning areas into which the Circle T Ranch has been divided for purposes of establishing planned development zoning districts. Circle T Ranch means the approximately 2,525-acre property commonly known as the Circle T Ranch and generally located in Tarrant and Denton Counties (i) east of U.S. 377, (ii) west of Precinct Line Road, and (iii) adjacent to and in the vicinity of the intersection of S.H. 114 and S.H. 170. Commission means the Planning and Zoning Commission of the Town of Westlake, Texas. August 10, 1998 PA 1 - East Residential Page 1 Ordinance Article I. General Provisions Dallas4 440493 v 1,45211.00001 Floor area ratio (FAR) means the ratio of floor area to lot area. Floor area means the total area of all floors of all buildings on a lot or unified development site measured between the outer perimeter walls of the buildings excluding (i) area in a building or in a separate structure (whether below-or above-grade)used for the parking of motor vehicles, (ii) courts or balconies open to the sky, and (iii) roof area used for recreation. Lot area means the gross site area excluding only (a) public roadways shown on the PD Concept Plans, (b) public hike, bike, and equestrian trails shown on the PD Concept Plans; and (c) the Town edge landscape zone. Masonry means brick, stone, cast stone, concrete, glass block, split-face concrete masonry unit, or other masonry materials approved by the Board. PD Concept Plan means any one or more of the drawings attached to this PD Ordinance and labeled "PD Concept Plan - Planning Area"; "PD Concept Plan - Land Uses Alternative A -Development Without Golf"; "PD Concept Plan Alternative A-1 Development With Golf";"PD Concept Plan - Land Uses Alternative B - Development With Golf"; "PD Concept Plan - Open Space & Trail System Alternative A - Development Without Golf"; "PD Concent Plan - Open Space & Trail system Alternative A-1"; "PD Concept Plan - Open Space & Trail System Alternative B - Development With Golf"; and "PD Concept Plan - Thoroughfares" (all of which plans are deemed part of the PD Concept Plan and this PD Ordinance). PD District means the planned development zoning district established by this PD Ordinance. PD Ordinance means this planned development zoning district ordinance, including the PD Concept Plan. PD Supplement means that certain Circle T Planned Development Zoning District Supplement adopted by the Board concurrently with this PD Ordinance. Town means the Town of Westlake, Texas. Sub-area means any of the sub-areas shown on the "PD Concept Plan-Land Uses" exhibits, which areas are color-coded to identify permitted land use categories. UDC means the Town's Unified Development Code, as amended. SECTION 4 PD SUPPLEMENT Concurrently with the adoption of this PD Ordinance, the Board adopted the PD Supplement. The PD Supplement includes additional standards that, unless modified herein, are applicable within this PD District. The PD Supplement establishes additional standards for the following: (i) concept, informational, development, and site plans; (ii) signs; (iii) landscaping; (iv) roadway construction, parking, and loading; (v) fencing; (vi) lighting; (vii) other special standards; and (viii) illustrations. August 10, 1998 PA 1 - East Residential Page 2 Ordinance Article I. General Provisions DallaA 440493 v 1,45211.00001 SECTION 5 APPLICABILITY OF EXISTING REGULATIONS Section 5.1 Applicable Town Ordinances Except to the extent provided by the PD Concept Plan, this PD Ordinance and the PD Supplement, development within the PD District shall be governed by the following UDC standards: A. With respect to the office sub-area, by the "0 - Office" zoning district standards; B. With respect to single family sub-areas with a minimum lot size of 15,000 20,000 square feet or less, by the "R-20 Neighborhood Residential" zoning district standards; C. With respect to single family sub-areas with a minimum lot size of 30,000 square feet, by the "R-40 Estate Residential" zoning district standards; and D. With respect to single family sub-areas with a minimum lot size of 150,000 square feet, by the "R-200 Country Residential" zoning district standards. Except to the extent provided by the PD Concept Plan, this PD Ordinance, and the PD Supplement, development within the PD District shall also be governed by the Applicable Town Ordinances. In the event of any conflict between (i) the PD Concept Plan, this PD Ordinance and the PD Supplement and (ii) the Applicable Town Ordinances, the terms, provisions and intent of the PD Concept Plan, this PD Ordinance and the PD Supplement shall control. Except as provided below, in the event of any conflict between the UDC and the Applicable Town Ordinances, the terms, provisions and intent of the UDC shall control. Section 5.2 General Approval Criteria To the extent, if any, that the Applicable Town Ordinances (and, in particular, the subdivision regulations of the UDC) grant to the Board, the Commission, the Town Planner, or any other Town employee or consultant, the authority to approve any aspect of development within the PD District (including, but not limited to, preliminary or final plats or any aspect thereof or any agreements or permits related thereto)based on conformity with the Town's Comprehensive Plan, Open Space Plan or Thoroughfare Plan (or with the objectives, goals or policies of such plans), then such authority shall be exercised to the extent necessary to determine whether the aspect of development being approved is consistent with the PD Concept Plan, this PD Ordinance, the PD Supplement and the objectives, goals, and policies of such plan, ordinance and supplement. SECTION 6 CONCEPT PLAN, DEVELOPMENT PLANS, AND SITE PLANS. Section 6.1 PD Concept Plan The PD concept Plan attached to this PD Ordinance consists of drawings generally labeled as follows: (1) "PD Concept Plan - Planning Area"; (2) "PD Concept Plan -Land Uses Alternative A - Development Without Golf'; (3) "PD Concept Plan - Land Uses Alternative A-1 - Development With Golf"; (3) (4) "PD Concept Plan Land Uses Alternative B-Development With Golf'; W ) "PD Concept Plan-Open Space&Trail System Alternative A - Development Without Golf'; (SHO) "PD Concept Plan - Open Space & Trail August 10, 1998 PA 1 - East Residential Page 3 Ordinance Article I. General Provisions DallaA 440493 v 1,45211.00001 System Alternative A-1-Development With Golf"; (6)-gh"PD Concept Plan - Open Space & Trail System Alternative B - Development With Golf'; and (mf& "PD Concept Plan - Thoroughfares". Except as otherwise provided by this PD Ordinance or the PD Supplement, each of these drawings is a part of this PD Ordinance, and all graphic depictions contained on such drawings are considered "regulatory" standards. A. PD Concept Plan - Planning Area The drawing labeled "PD Concept Plan -Planning Area" identifies the general boundaries of the PD District for the "Circle T Planning Area No. I -East Residential". The exact boundaries of the PD District are shown on the metes and bounds description attached hereto as Exhibit 1. Any information shown on this drawing that is outside the boundaries of the PD District is not considered part of the PD Concept Plan or this PD Ordinance and does not bind or otherwise affect development within the PD District. B. PD Concept Plan - Land Uses The drawings labeled "PD Concept Plan - Land Uses Alternative A - Development Without Golf', PD Concept Plan - Land Uses Alternative A-1 - Development With Golf", and "PD Concept Plan - Land Uses Alternative B - Development With Golf' identify the general categories of land uses that are permitted within the PD District sub-areas for the two development alternatives that are allowed (at the option of the owner) within the PD District. These drawings also include an estimate of the size of such sub-areas. For non-residential sub-areas, the drawings indicate the applicable floor area ratios and an estimate of total floor area. The estimates of total floor area, however, are provided for informational purposes only and are not "regulatory" standards, and to the extent, if any, that the actual total floor areas differ from the estimates, such differences shall not require an amendment to the PD Concept Plan. For single family sub-areas, the drawings also identify minimum lot sizes. These drawings also identify open space areas; however, such open space areas are more specifically discussed in Subsection C below. Any information shown on these drawings that is outside the boundaries of the PD District is not considered part of the PD Concept Plan or this PD Ordinance and does not bind or otherwise affect development within the PD District. To the extent, if any, that the drawings illustrate the detailed layout of golf course features (such as tee boxes, fairways, and greens) or detailed building "footprints", such detailed illustrations are not considered part of the PD Concept Plan or this PD Ordinance and do not bind or otherwise affect development within the PD District. C. PD Concept Plan - Open Space & Trail System The drawings labeled "PD Concept Plan-Open Space&Trail System Alternative A - Development Without Golf',_ "PD Concept Plan - Open Space & Trail System Alternative A-1 -Development With Golf", and "PD Concept Plan- Open Space &Trail System Alternative B - Development With Golf' identify public open space, private open space, and private golf(together with an estimate of the size of such areas). These drawings also identify the general location of public hike and bike trails and public equestrian trails (which locations are not to scale). Any information shown on these drawings that is outside the boundaries of the PD District August 10, 1998 PA 1 - East Residential Page 4 Ordinance Article I. General Provisions DallaA 440493 v 1,45211.00001 is not considered part of the PD Concept Plan or this PD Ordinance and does not bind or otherwise affect development within the PD District. D. PD Concept Plan - Thoroughfares The drawing labeled PD Concept Plan-Thoroughfares" identifies major thoroughfares proposed for both development alternatives within the PD District Local Residential Streets. Section 6.2 PD Development Plans Because of the level of detail contained in the PD Concept Plan, the Board (at the time this PD District was established) waived the requirement for development plans. Based on such waiver, development plans shall not be required for development within this PD District. Section 6.3 PD Site Plans PD site plans are required for development within the PD District. Article 1, Section 3.4, of the PD Supplement governs the process by which PD site plans are submitted and approved (including, but not limited to, the submittal requirements, approval criteria, and conditions). Section 6.4 PD "Informational" Plans There are also attached to this PD Ordinance for informational purposes only: (1) a drawing labeled "Circle T Ranch - Planning Areas" which illustrates the general boundaries of all Circle T Planning Areas; (2) a drawing labeled "Circle T Ranch - Land Uses" which illustrates the general land use categories for all Circle T Planning Areas; (3) a drawing labeled "Circle T Ranch- Open Space&Trail System" which illustrates the open space and trail system for all Circle T Planning Areas; and (4) a drawing labeled "Circle T Ranch-Thoroughfares" which illustrates the thoroughfares for all Circle T Planning Areas. These "informational" drawings are not part of the PD Concept Plan or this PD Ordinance, and nothing contained on any of these drawings shall bind or otherwise affect the development of this PD District. August 10, 1998 PA 1 - East Residential Page 5 Ordinance Article I. General Provisions DallaA 440493 v 1,45211.00001 1, ARTICLE II. USES SECTION I LAND USE SCHEDULE Buildings, structures, and land within the sub-areas identified on the PD Concept Plan shall be used only in accordance with the uses permitted in the following "Land Use Schedule". The symbol "X" shall mean that the use is permitted as a principal use by right. The symbol "S" shall mean that the principal use is permitted only after first obtaining a "Specific Use Permit" as set forth in the UDC. The symbol "A" shall mean that this use is specifically permitted as an accessory use to a main use (this does not exclude other land uses which are generally considered accessory to the primary use). A blank square shall mean that the use is not allowed as a principal use. CIRCLE T PLANNING AREA 1 - EAST RESIDENTIAL LAND USE SCHEDULE PERMITTED USES SUB-AREAS X=Permitted, A=Accessory Use, S=SUP SINGLE FAMILY OFFICE AGRICULTURAL USES Orchard X X Plant Nursery (Growing) X X Plant Nursery (Retail Sales) Farms General (Crops) X X Farms General (Livestock, Ranch) X X Veterinarian (Indoor Kennels) Veterinarian(Outdoor Kennels) Stables (Private Use) A' A Stables (As a Business) S S RESIDENTIAL USES Single Family Detached X Single Family Zero Lot line Single Family Attached Duplex August 10, 1998 PA 1 - East Residential Page 6 Ordinance Article H. Uses DallaO 440493 v 1,45211.00001 I PERMITTED USES SUB-AREAS X=Permitted, A=Accessory Use, S=SUP SINGLE FAMILY OFFICE Home Occupation X Servants/Caretakers Quarters A A Temporary Accommodation for A Employees/Customers/Visitors Swimming Pool (Private) A Detached Garage (Private) A Sport/Tennis Courts (Private) A INSTITUTIONAL and GOVERNMENTAL USES Emergency Ambulance Service A Post Office (Governmental) A Mailing Service (Private) A Heliport Helistop/Verti-stop S Telephone, Electric, Cable, and Fiber Optic S X Switching Station Electrical Substation S S Utility Distribution Lines2 X X Utility Shop and Storage X Water and Sewage Pumping Station(below grade) X X Water and Sewage Pumping Station(above grade) S S Water Storage Tank and Pumping System S S (Elevated or Above Grade) Water, Sewer, Electric, and Gas Meters X X Electric Transformers X X Private Streets/Alleys/Drives X X Retirement Home August 10, 1998 PA 1 - East Residential Page 7 Ordinance Article II. Uses Dallas4 440493 v 1,45211.00001 PERMITTED USES SUB-AREAS X=Permitted, A=Accessory Use, S=SUP SINGLE FAMILY OFFICE Nursing/Convalescent Home Hospice Hospital Psychiatric Hospital Clinic A Child Daycare (Public; 7 or more) Child Daycare (Private; 7 or more) A School, K-12 (Public or Private) X X School (Vocational) A College or University Community Center(Public) Civic Club Church or Place of Worship S Use Associated with a Religious Inst. S Government Building X Police Station Fire Station S Library S Data Center X COMMERCIAL USES Multifamily (Apartments) Offices (General) A3 X Studio Banks and Financial Institutions Information Processing X Hotel/Motel Hotel/Motel with Conferencing Facility August 10, 1998 PA 1 - East Residential Page 8 Ordinance Article II. Uses DallaA 440493 v 1,45211.00001 PERMITTED USES SUB-AREAS X=Permitted, A=Accessory Use, S=SUP SINGLE FAMILY OFFICE Laundry/Dry Cleaning (<3,000 S.F.) Laundry/Dry Cleaning (Drop/Pick) A3 A Shoe Repair A3 A Beauty Parlor/Barbershop Clothing Store A3 Quick Copy/Duplicating Services A Personal Services Liquor Store Micro-brewery and Wine Production and Sales (<30,000 S.F.) Grocery Convenience Store A Service Station Drug Store A Variety Store Bakery Sales Stationery and/or Book Store A Antique Shop Art Gallery/Museums A Hardware Store Sporting Goods A3 Paint and Wallpaper Cloth Store Retail Stores - General A (Excluding Second Hand Goods) Restaurant, Cafe or Dining Facility A3 A Auto/Truck Parts and Accessories August 10, 1998 PA 1 - East Residential Page 9 Ordinance Article H. Uses DallaA 440493 v 1,45211.00001 PERMITTED USES SUB-AREAS X=Permitted, A=Accessory Use, S=SUP SINGLE FAMILY OFFICE Household Furniture/Appliances (including Sales and Service) Farmer's Market Feed Store Parking Structure A Cafeteria (Private) A Job Printing, Lithography, Printing, or Blueprinting A Vehicle Display and Sales (inside) Medical Laboratory S R&D Laboratory S Conference Center Live Theater Motion Picture Theater Custom Business Services Electronic Appliances Store and Computer Sales and Service Tavern, Bar or Lounge A3 Dance Halls/Nightclubs AMUSEMENT/RECREATION Golf Course (Public or Private) X Park or Playground (Public or Private) X X Satellite Dish X Non-Commercial Radio Tower S Race Track Operation Recreation Facility, Health Studio (Public) Country Club (Private Membership) X Golf Clubhouse (Public or Private) X August 10, 1998 PA 1 - East Residential Page 10 Ordinance Article II. Uses Dallas4 440493 v 1,45211.00001 PERMITTED USES SUB-AREAS X=Permitted, A=Accessory Use, S=SUP SINGLE FAMILY OFFICE Community Center (Private) X Recreation Center (Private) X Hike, Bike, and Equestrian Trails (Public or Private) X Golf Maintenance Facility A Golf Pro Shop A3 Health/Spa Facilities (Private) A3 A Athletic Fields (Private) A4 A Athletic Courts (Private) A5 A Equestrian Center A Athletic Courts (Public) Commercial Amusement(Inside) Lake Cruise/Water Taxi AUTO SERVICE Truck/Trailer Rental Auto Body Repair Auto Mechanical Repair Quick Lube/Oil Change Vehicle Maintenance (Private) A Vehicle Fueling (Private) S WHOLESALE TRADE Warehouse/Storage (Inside) Warehouse/Storage (Outside) Scrap/Waste Recycling Collection and/or Storage Gas/Chemical Bulk Storage Light Manufacturing/Assembly August 10, 1998 PA 1 - East Residential Page 11 Ordinance Article II. Uses DallaA 440493 v 1,45211.00001 PERMITTED USES SUB-AREAS X=Permitted, A=Accessory Use, S=SUP SINGLE FAMILY OFFICE Apparel Manufacturing Packaging and/or Distribution Printing, Engraving and related Reproductive Services Distribution of Books/Other Printed Material Machine Shop Welding Shop Temporary Batching Plant S S Temporary Construction Office X6 X6 Temporary Construction Materials Storage X6 X6 Temporary Sales Office X' S NOTES: 1. Limited to lots with an area of 150,000 square feet and larger. 2. Including water, sewer, electric, gas, cable, telephone, fiber optic, and other public and private utility distribution lines. 3. Accessory to "Country Club (Private Membership)" and "Golf Clubhouse (Public or Private)" [must be located in the same building as the principal use or in a separate building that is connected (by pedestrian walkways) to the principal use building]. 4. Accessory to "Recreation Center(Private)". 5. Accessory to "Country Club (Private Membership)" and "Recreation Center (Private)". 6. Limited to period of construction. 7. Limited to "build out" period. 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 land, shall be permitted as an accessory use without being separately listed as a permitted use. August 10, 1998 PA 1 - East Residential Page 12 Ordinance Article II. Uses DallaA 440493 v 1,45211.00001 I• ARTICLE III. DEVELOPMENT STANDARDS SECTION I DENSITY Section 1.1 Office The maximum floor area ratio for the office sub-area shall be 0.30:1. Section 2.2 Single Family The maximum density for the single family sub-areas shall be determined by the minimum lot sizes set forth below. SECTION 2 MINIMUM LOT SIZE Section 2.1 Office The minimum lot size within the office sub-area shall be 150,000 square feet. Section 2.2 Single Family-Alternative A Development Without Golf The minimum lot size for the single family sub-areas shall be as follows: A. 15,000 square feet for Tracts 1-1, 1-2, and 1-3; B. 30,000 square feet for Tract 1-4; and C. 150,000 square feet for Tract 1-5. Section 2.3 Single Family-Alternative A-1 Development With Golf The minimum lot size for the single family-sub areas shall be as follows: A. 10,000 square feet for Tracts 1-1 and 1-2.- B. 20,000 square feet for Tracts 1-3 1-4 and 1-7• C. 30,000 square feet for Tract 1-5• D. 40,000 square feet for Tract 1-6• and E 150,000 square feet for Tract 1-8. Section 23 2_4 Single Family-Alternative B Development With Golf The minimum lot size for the single family sub-areas shall be as follows: A. 12,000 square feet for Tracts 1-1, 1-2, and 1-3; B. 15,000 square feet for Tract 1-4; C. 20,000 square feet for Tract 1-5; D. 30,000 square feet for Tracts 1-6 and 1-7; and E. 150,000 square feet for Tract 1-8. SECTION 3 MINIMUM LOT WIDTH Section 3.1 Office The minimum lot width for the office sub-area shall be 200 feet. August 10, 1998 PA 1 - East Residential Page 13 Ordinance DallaA 440493 v 1,45211.00001 Article III. Development Standards Section 3.2 Single Family The minimum lot width for the single family sub-areas shall be as follows: A. 85 65 feet for lots less than 15,000 square feet, except cul de sac lots shall be permitted at 50 feeti B. 100 feet for lots equal to or greater than 15,000 square feet but less than 30,000 square feet,except cul de sac lots shall be permitted at 75 feet; C. 125 feet for lots equal to or greater than 30,000 square feet but less than 150,000 square feet,, except cul de sac lots shall be permitted at 80 feet; and D. 200 feet for lots equal to or greater than 150,000 square feet. Notwithstanding the minimum lot widths provided herein, a flag lot having a lesser width at the front property line may be approved as part of PD Site Plan approval. SECTION 4 MAXIMUM BUILDING HEIGHT Section 4.1 Office Except as provided below,the maximum height for all structures within the office sub-area shall be the lesser of 3 stories or 45 feet. Section 4.2 Single Family Except as provided below,the maximum height for all structures within the single family sub-areas shall be the lesser of 2.5 stories or 40 feet. Section 4.3 Exceptions to Height Requirements The height limits imposed above shall not apply to (a) chimneys and vent stacks, church spires, elevator shafts, penthouses, cupolas, entry features, skylights, or other architectural features that are not intended for occupancy or storage; (b)flag poles and similar devices;or(c)heating and air conditioning equipment, solar collectors, and similar equipment, fixtures and devices provided such equipment, fixtures, and devices are screened from view with a solid wall that is architecturally consistent with the design of the building to which they are attached. SECTION 5 MINIMUM BUILDING SIZE Section 5.1 Office The minimum building size for the office sub-area shall be 3,000 square feet. Section 5.2 Single Family The minimum house size for the single family sub-areas shall be as follows: A. 1,800 square feet for lots less than 15,000 square feet; B. 2,000 square feet for lots equal to or greater than 15,000 square feet but less than 30,000 square feet; C. 2,400 square feet for lots equal to or greater than 30,000 square feet but less than 150,000 square feet; and D. 2,600 square feet for lots equal to or greater than 150,000 square feet. SECTION 6 FRONT YARD SETBACKS Section 6.1 Office The minimum front yard for the office sub-area shall be 100 feet. Section 6.2 Single Family The minimum front yard for the single family sub-areas shall be as follows: A. 25 feet for lots less than 15,000 square feet; August 10, 1998 PA 1 - East Residential Page 14 Ordinance DallaA 440493 v I,45?11.00001 Article IIl. Development Standards B. 35 feet for lots equal to or greater than 15,000 square feet but less than 30,000 square feet; C. 40 feet for lots equal to or greater than 30,000 square feet but less than 150,000 square feet; and D. 50 feet for lots equal to or greater than 150,000 square feet. Section 6.3 General A. Required front yards must be open and unobstructed except for fences and signs allowed by this PD Ordinance;provided,however, ordinary projections of window sills, belt courses, cornices, and other architectural features may not project more than 12 inches into the required front yard. A fireplace chimney may project up to two feet into the required front yard if its area of projection does not exceed 12 square feet. Cantilevered roof eaves and balconies may project up to five feet into the required front yard. B. The front yard setback is measured from the front lot line or from the required right-of-way, whichever creates the greater setback. C. If a lot runs from one street to another and has double frontage, a required front yard must be provided on both streets. If access is prohibited on one frontage by plat, the following structures or portions of structures in the yard along such frontage are governed by the rear yard regulations: swimming pools; game courts; fences; garages; and other accessory buildings. D. If a corner lot has two street frontages of equal distance,one frontage is governed by the front yard regulations and the other frontage by the side yard regulations. If the corner lot has two street frontages of unequal distance,the shorter frontage is governed by the front yard regulations and the longer by the side yard regulations. SECTION 7 REAR YARD SETBACKS Section 7.1 Office The minimum rear yard for the office sub-area shall be 100 feet. Section 7.2 Single Family The minimum rear yard for the single family sub-areas shall be as follows: A. 25 feet for lots less than 15,000 square feet; B. 35 feet for lots equal to or greater than 15,000 square feet but less than 30,000 square feet; C. 40 feet for lots equal to or greater than 30,000 square feet but less than 150,000 square feet; and D. 50 feet for lots equal to or greater than 150,000 square feet. Section 7.3 General A. Required rear yards must be open and unobstructed except for fences and signs allowed by this PD Ordinance; provided, however, ordinary projections of window sills, belt courses, cornices, and other architectural features may not project more than 12 inches into the required rear yard. A fireplace chimney may project up to two feet into the required rear yard if its area of projection does not exceed 12 square feet. Roof eaves may project up to three feet into the required rear yard. Balconies may not project into the required rear yard. B. The rear yard setback is measured from the rear lot line. August 10, 1998 PA 1 - East Residential Page 15 Ordinance DallaA 440493 v 1,45211.00001 Article III. Development Standards C. A person need not provide a full rear yard setback for an accessory structure if the structure does not exceed 15 feet in height. Accessory structures include, but are not limited to, swimming pools, game courts, fences, and garages. Where the rear yard is adjacent to an alley, a three-foot setback must be provided. Where the rear yard is not adjacent to an alley, no setback is required. SECTION 8 SIDE YARD SETBACKS Section 8.1 Office The minimum side yard for the office sub-area shall be 75 feet. Section 8.2 Single Family The minimum side yard for the single family sub-areas shall be as follows: A. 10 feet for lots less than 15,000 square feet; B. 15 feet for lots equal to or greater than 15,000 square feet but less than 30,000 square feet; C. 20 feet for lots equal to or greater than 30,000 square feet but less than 150,000 square feet; and D. 30 feet for lots equal to or greater than 150,000 square feet. Section 8.3 General A. Required side yards must be open and unobstructed except for fences and signs allowed by this PD Ordinance; provided, however, ordinary projections of window sills, belt courses, cornices, and other architectural features may not project more than 12 inches into the required side yard. A fireplace chimney may project up to two feet into the required side yard if its area of projection does not exceed 12 square feet. Cantilevered roof eaves may project up to three feet into the required side yard. Balconies may not project into the required side yard. B. The side yard setback is measured from the side lot line, except when a front yard is treated as a side yard, in which case,the setback is measured from the lot line or the required right-of-way, whichever creates the greater setback. C. Air conditioning units may be located in the required side yard,but not nearer than one foot to the property line. D. A person need not provide a side yard setback for an accessory structure if the structure does not exceed 15 feet in height and is located in the rear 30 percent of the lot. SECTION 9 SLOPE REQUIREMENTS Section 9.1 Residential Slope Except as provided below,non single family structures shall not exceed the height of a line drawn at a slope of 5:1 (including streets and other rights of way)from any single family lot line. If the grade of the ground rises or falls from the point of origin of the slope line,the maximum height shall increase or decrease by the difference in grade. Section 9.2 Roadway Slope Non single family structures shall not exceed the height of a line drawn at a slope of 2:1 (including streets and other rights of way) from the right-of-way line of any roadway. If the grade of the ground rises or falls from the point of origin of the slope line, the maximum height shall increase or decrease by the difference in grade. August 10, 1998 PA 1 - East Residential Page 16 Ordinance Dallas4 440493 v 1,45211.00001 Article III. Development Standards SECTION 10 ALTERNATIVE ROADWAY STANDARD A PD Site Plan in compliance with Concept Plan Alternative A-1 may be approved with Local Residential Streets that complv with the right-of-wav, paving, and landscape zone dimensions shown on Figure 1. Sidewalks need not be provided so long as the Site Plan includes a private trail system with connections to the public trail system. August 10, 1998 PA 1 - East Residential Page 17 Ordinance DallaO 440493 v I,45211.00001 Article III. Development Standards ARTICLE IV. EXHIBITS EXHIBIT 1 Legal Description of PD District EXHIBIT 2 PD Concept Plan- Planning Area EXHIBIT 3 PD Concept Plan- Land Uses Alternative A - Development Without Golf EXHIBIT 3A PD Concent Plan-Land Uses Alternative A-1 -Development With Golf EXHIBIT 4 PD Concept Plan- Land Uses Alternative B - Development With Golf EXHIBIT 4A PD Concept Plan-Onen Space & Trail Svstem alternative A-1-Development With Golf EXHIBIT 5 PD Concept Plan- Open Space&Trail System Alternative A - Development Without Golf EXHIBIT 6 PD Concept Plan- Open Space &Trail System Alternative B - Development With Golf EXHIBIT 7 PD Concept Plan-Thoroughfares EXHIBIT 8 Circle T Ranch - Planning Areas (for informational purposes only) EXHIBIT 9 Circle T Ranch - Land Uses (for informational purposes only) EXHIBIT 10 Circle T Ranch- Open Space &Trail System (for informational purposes only) EXHIBIT 11 Circle T Ranch - Thoroughfares (for informational purposes only) ARTICLE V. ILLUSTRATIONS Fieurel: 35' R.O.W. Section Local Residential Street i August 10, 1998 PA 1 - East Residential Page 18 Ordinance DallaA 440493 v 1,45211.00001 Article IV. Exhibits WESTLAKE CIRCLE T RANCH LOT COMPARISON CHARTS PLANNING AREA - 1 CURRENT ZONING (Based on Planning Area - 1, Golf Course Concept Plan, dated July 22, 1998) Lot Size Number of Lots 12,000 SF 135 15,000 SF 115 20,000 SIF 31 30,000 SF 35 3 acres 14 TOTAL NUMBER OF LOTS = 330 lots PROPOSED ZONING (Based on Concept Map, Land Uses, dated 10/7/99) Lot Size Number of Lots 10,000 SF min. 76 20,000 SF min. 162 30,000 SF min. 41 40,000 SF min. 5 150,000 SF min 4 TOTAL NUMBER OF LOTS = 288 lots Dallas4 439941 v 1,45211.00001 —1— CONCLUSIONS CURRENT ZONING: 330 lots PROPOSED ZONING: 288 lots CONCLUSIONS: Reduced the number of single-family lots by 42 Reduced the number of single-family lots by 14.6% CURRENT ZONING, LOTS LESS THAN 20,000 SF: 250 lots PROPOSED ZONING, LOTS LESS THAN 20, 000 SF: 76 lots CONCLUSION: Significant decrease in the number of lots less than 20,000 SF. CURRENT ZONING, LOTS 20,000 SF AND GREATER: 80 lots PROPOSED ZONING, LOTS 20,000 SF AND GREATER: 212 lots CONCLUSION: Significant increase in the number of lots 20,000 SF and greater. CURRENT ZONING, LOTS 30,000 SF AND GREATER: 49 lots PROPOSED ZONING, LOTS 30,000 SF AND GREATER: 50 lots CONCLUSION: Maintained the number of lots 30,000 SF and greater. DallaA 439941 v 1,45211.00001 —2— � m � 0 � G � n O i0 o' �� r r � O � d � I r�A \ 1 � � l , ��otJ � � � �1 �u ^ o � i� E� �; _l; ' f_ , I� �3 ' a� _ ~ � � • l Ij i J/�U1�� • �� m - j . a::t?, � � , m . u�::: z :,�o �. p $, $ � , . � O � O O A • ' . �' ' � 1 N � � � � � � �j! .v � - . . . ., _ :>��L"`-.' t �, _'_ �-, , �:: �; ,,g�;,, � ��;� , l ,��'�9 t�. ' . "- ; ; ��;4 � _ _ _�=,;:, � ,6.. ,,� °, =- 'Y , : , .�" r ` � i � �,!:. i � y / � � . - . � i�� ' '.4 �i � � . t ' _'r p' �,I'1 f ��r`r;'} . - ;�?��`l `14�.+ `. C .� ' \\ � � _. . . 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T , � , , ----__-- - ------= --- - � � :. �, ..- .. � � � - . - -- A , a : �°� ` ° n „ �� OFFICE (TOTAL 6.41 AC.) TRACT 1-9: 6.41 AC. FAR = 0.30: 1 APPROX. FLOOR AREA = 83,765 S.F SINGLE FAMILY (TOTAL 25.97 AC.) 10,000 S.F. MIN. TRACT 1-1: 17.34 AC. TRACT 1-2: 6.63 AC. SINGLE FAMILY (TOTAL 175.70 AC.) � SINGLE FAMILY (TOTAL 14.33 AC.) `.�`�`� pRIVATE COMMUNITY CENTER: 0.72 AC. 20,000 S.F. MIN. 750,000 S.F. MIN. TRACT 1-3: 39.13 AC. TRACT 1-8: 14.33 AC. TRACT 1-4: 70.08 AC. TRACT 1-7: 6.49 AC. PRIVATE GOLF AND PUTTING COURSE: 204.06 AC. SINGLE FAMILY (TOTAL 35.19 AC.) � PUBLIC OPEN SPACE: 5.36 AC. ' 30,000 S.F. MIN. TRACT 1-5: 35.19 AC. ,-�� PRIVATE OPEN SPACE: 12.16 AC. SINGLE FAMILY (TOTAL 5.98 AC.) � R.O.W.: 25.24 AC. 40,000 S.F. MIN. � TRACT 1-6: 5.98 AC. TOTAL: 451.12 f AC. C�NCEPT MAP LA�1D USES REVISED 10-14-99 �� GRAPHIC SCALE �—� � � � � ( p IZCI 1 � men - zoo n ��❑ fGmley-Horn � 81H� i�6&OC�8f8S� �fIC. ,,.._ .— ,,,.. .,�.��o ._:'{�:�'� WESTLAKE CIRCLE T RANCH OPEN SPACE COMPARISON CHART CURRENT ZONING (Based on Ordinance No. 308, Exhibit 4, PD Concept Plan, Land Uses, dated July 26, 1998) Land Use Acres Private Golf 195 Private Open Space 4.3 Public Open Space 5.0 Right-of-Way 9.8 TOTAL OPEN SPACE = 205.3 ACRES PROPOSED ZONING (Based on Open Space & Trail System Map and Concept Map, Land Uses, dated 10/7/99) Land Use Acres Private Golf 204.06 Private Open Space 12.88* Public Open Space 5.36 Right-of-Way 25.24 TOTAL OPEN SPACE = 247.54 ACRES * Includes 0.72 acres for Community Center with swimming pool and tennis courts. DallaA 440067 v 1,45211.00001 CONCLUSION CURRENT ZONING: 205.3 acres PROPOSED ZONING: 247.54 acres CONCLUSION: Increased the number of total open space acres by 42.24 Increased the number of total open space acres by 97% Dallas4 440067 v 1,45211.00001 > ) � ; ; , �� ; i� i I 'i PD CONCEPT F'LAN - LAND USES i f 4. i `�' �� ----L='-=--� I f � .�c.�.��..�..�.��...�._ i � ay. 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' � `-. -� ' � .. ...... -. * , i � � -' ' \- �: � � � �`� �.. �'�-�. `—_ � � �j i . _ `� r � �� ,- ` - ' , 1 "�� J �-c, � .. �. � i - � r�- i �`� j: � .— W _ --- - `" ' `' ' �/ � ; ..�_ f � . � ` _� . ; � � ��' � � * " % �� -z.. �. � I ( i _ _ -- - -�"� / _ I ' �"' � /�D. ( � . —_� � /'S � �-e�t�iH�a�—`-�a—'"��sa��iGi��'��Gi�7t -_' e. ,•! . .. � _ .. . . . -y: m.: �^•_. __ r _� — . . . . . _ � , � ..... � c.,� Exhibit 4 � �i �, �� U; _5 - �'-��= ` ..\ l� _ ;;,\ � . ;;. ��: .� �� ' \ i + '� � , I I I I ! LEGEND � Office (Total 4.5 Ac) • Tcact I-9: 4.5 Ac. FAR = 0.30:1 Approx. Floor Area= 58,806 S.F. � Single Family (Totaf 64_9 Ac.) I2,OOQ S.F. Min. • Tract 1-L- I3.5 Ac. - • Tract 1-2 30.2 Ac_ - -- � Tract I-3: 2I_2 Ac. - 0 5ingle Family (Total 61.0 Ac.) I5,000 S.F. Min. • Tract 1-4: 61.0 Ac. � ; 0 Single Family (Total 19.0 Ac.) 20,000 S_F. Min. • Tract 1-5. 19.0 Ac. � Single Family (Totaf 35.2 Ac.) 30,000 S.F. Min. • Tract 1-6: 24.8 Ac_ • Tract 1-7: 10_4 Ac. .'` ` � Single Family (Total 532 Ac.) I50,QQQ S.F. Min. • Tract i-8: 53.2 Ac_ � � Private Golft 195.Q Ac. � Public Open Space: 5.0 Ac_ � Private Open Space. 4.3 Ac * � R_O.W.: 9.8 Ac. TOTAL• 451.9 + AC. ��•�• PD District Boundary <��000 Primary Residential Entry *Private open space not shown will be contained within single family suLrareas. ALTERNATIVE B DEVELOPMENT W1TH GOLF AREA 1 C� Circle T Ranch Oriainals are in Color — �\ �/ ��- �� > � ___� _. >_ . _- _ _ _ : . _- -:, — - _ _, , . _ ,� - __ ,. _. . . . _.._. - - _ .......�.� ,,....,.....,.._;,:.:: �: , �- .w� . ,�>, �..--_.,s� � ��: • _�- � �.,�... �• - �Y� ',y r. •4� M,' i - '�I[ �-L .Ty�1:�. ..� / � r �.. . � .�.A' 'f •-�' �i.-:: � � .. . .��"--tc�"►j:C-'.ar1a k' ' .. 'K `� Y y. � .i _ . . . , , _ _,.;,_ Ci1. tPs _. qb tii.._ �r5 �.: � � .e.�?:� �;-.,p r!?, :r+: _t '•r •�': '� 't' �'.5�, .... 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