HomeMy WebLinkAbout02-26-18 TC Agenda PacketThe Regular Meeting of the Town of Westlake Town Council will begin immediately following the conclusion
of the Town Council Work Session but not prior to the posted start time.
Mission Statement
Westlake is a unique community blending preservation of our natural environment and
viewscapes, while serving our residents and businesses with superior municipal and academic
services that are accessible, efficient, cost-effective, and transparent.
Westlake, Texas – “One-of-a-kind community; natural oasis – providing
an exceptional level of service.”
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TOWN OF WESTLAKE, TEXAS
Vision Statement
An oasis of natural beauty that maintains our open spaces in balance with distinctive
development, trails, and quality of life amenities amidst an ever expanding urban landscape.
TOWN COUNCIL MEETING
AGENDA
February 26, 2018
1500 Solana Boulevard
Building 7, Suite 7100
1st Floor, Council Chamber
Westlake, TX 76262
Workshop Session: 5:00 p.m.
Regular Session: 6:30 p.m.
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Work Session
1. CALL TO ORDER
2. PLEDGE OF ALLEGIANCE
3. REVIEW OF CONSENT AGENDA ITEMS FOR THE TOWN COUNCIL REGULAR
MEETING AGENDA.
4. REPORTS
Reports are prepared for informational purposes and will be accepted as presented. (there
will no presentations associated with the report items) There will be no separate discussion
unless a Council Member requests that report be removed and considered separately.
a. Report regarding the implementation of a Special Events Ordinance to ensure
that the necessary safeguards are enforced to protect our community.
5. DISCUSSION ITEMS
a. Presentation and discussion on the 2018 Utility Rate Study.
b. Standing Item: Presentation and discussion of development projects per Staff
report January 2018 including an Entrada report from the Developer and projects
in Planned Development PD 3-5.
6. EXECUTIVE SESSION
The Council will conduct a closed session pursuant to Texas Government Code, annotated,
Chapter 551, Subchapter D for the following:
a. Section 551.071. Consultation with Attorney (1) when the governmental body
seeks the advice of its attorney about: (A) pending or contemplated litigation:
Cause No. 348-290326-17 - Neil and Janelle McNabnay, Colin and Melanie
Stevenson, Yair and Sandra Lotan, Jay and Jana Still, Biswajit and Chandrika
Dasgupta, Michael and Michelle Granfield, Michael and Stef Mauler, Rudy and
Christy Renda, David and Jenn Riley, Joseph Mohan and Maria De Leon,
Roberto Arandia, and Patrick and Erin Cockrum (collectively, "Plaintiffs") vs.
Town of Westlake
b. Section 551.087 Deliberation Regarding Economic Development
Negotiations (1) to discuss or deliberate regarding commercial or financial
information that the governmental body has received from a business prospect
that the governmental body seeks to have locate, stay, or expand in or near the
territory of the governmental body and with which the governmental body is
conducting economic development negotiations; or (2) to deliberate the offer of
a financial or other incentive to a business prospect described by Subdivision (1)
for the following:
- Maguire Partners-Solana Land, L.P., related to Centurion’s development
known as Entrada and Granada
c. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
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Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Trophy Club Municipal District No. 1
d. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Zoning and the Comprehensive Plan
e. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Waste (Trash) Ordinance
7. RECONVENE MEETING
8. COUNCIL RECAP / STAFF DIRECTION
9. ADJOURNMENT
Regular Session
1. CALL TO ORDER
2. ITEMS OF COMMUNITY INTEREST: Mayor and Council Reports on Items of
Community Interest pursuant to Texas Government Code Section 551.0415 the Town
Council may report on the following items: (1) expression of thanks, congratulations or
condolences; (2) information about holiday schedules; (3) recognition of individuals; (4)
reminders about upcoming Town Council events; (5) information about community
events; and (6) announcements involving imminent threat to public health and safety.
3. CITIZEN COMMENTS: This is an opportunity for citizens to address the Council on any
matter whether or not it is posted on the agenda. The Council cannot by law take action
nor have any discussion or deliberations on any presentation made to the Council at this
time concerning an item not listed on the agenda. The Council will receive the
information, ask staff to review the matter, or an item may be noticed on a future agenda
for deliberation or action.
4. CONSENT AGENDA: All items listed below are considered routine by the Town Council
and will be enacted with one motion. There will be no separate discussion of items unless
a Council Member or citizen so requests, in which event the item will be removed from the
general order of business and considered in its normal sequence.
a. Consider approval of the minutes from the meeting on January 29, 2018.
b. Consider approval of the minutes from the meeting on February 5, 2018.
c. Consider approval of Resolution 18-08, Adopting the Building Quality Manual.
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THE TOWN COUNCIL WILL CONDUCT A JOINT PUBLIC HEARING FOR ITEMS 5
AND 6 LISTED ON THE AGENDA. ITEM 5 WILL BE ACTED ON PRIOR TO ITEM 6.
5. CONDUCT A PUBLIC HEARING AND CONSIDERATION OF ORDINANCE 845,
AMENDING THE COMPREHENSIVE PLAN, AMENDING THE LAND USE MAP
CONTAINED WITHIN. THE CHANGES ARE LIMITED TO AN APPROXIMATELY
62.53-ACRE PORTION OF LOT 1, BLOCK 3, WESTLAKE/SOUTHLAKE PARK #1,
LOCATED ALONG THE SOUTH SIDE OF SOLANA BLVD., WEST OF THE
INTERSECTION OF SAM SCHOOL ROAD AND SOLANA BOULEVARD.
6. CONDUCT A PUBLIC HEARING AND CONSIDERATION OF ORDINANCE 846,
APPROVING A ZONING CHANGE REQUEST FOR AN APPROXIMATELY 62.53-
ACRE PORTION OF LOT 1, BLOCK 3, WESTLAKE/SOUTHLAKE PARK #1,
LOCATED ALONG THE SOUTH SIDE OF SOLANA BLVD., WEST OF THE
INTERSECTION OF SAM SCHOOL ROAD AND SOLANA BLVD. THE PROPERTY IS
CURRENTLY ZONED PLANNED DEVELOPMENT DISTRICT (PD1-1); PROPOSED
ZONING: PLANNED DEVELOPMENT DISTRICT (PD6) TO INCLUDE PRIMARILY
SINGLE FAMILY RESIDENTIAL USES, INCLUDING A REQUEST FOR APPROVAL
OF A CONCEPT PLAN AND DEVELOPMENT PLAN; APPROVAL OF A SPECIFIC USE
PERMIT FOR PRIVATE STREETS.
7. CONDUCT A PUBLIC HEARING AND CONSIDERATION OF ORDINANCE 847,
AMENDING ORDINANCE 795 (ENTRADA BLOCK I SITE PLAN), FOR AN
APPROXIMATELY 1.022-ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT
1, PLANNING AREA 2 (PD1-2), ESTABLISHED BY ORDINANCE 703 FOR THE
PROPERTY GENERALLY LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF
DAVIS BOULEVARD, AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN
AS WESTLAKE ENTRADA. THE AREA SHOWN ON THIS PD SITE PLAN IS
LOCATED NEAR THE INTERSECTION OF SOLANA BOULEVARD, GRANADA TRAIL,
AND CORTES DRIVE.
8. CONDUCT A PUBLIC HEARING AND CONSIDERATION OF RESOLUTION 18-09,
APPROVING A REPLAT OF BLOCK B AN APPROXIMATELY 70.339-ACRE
PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD1-
2), ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY
LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND
NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA.
THE REPLAT SHOWS PHASE 1 & 2 OF ENTRADA.
9. CONDUCT A PUBLIC HEARING AND CONSIDERATION OF RESOLUTION 18-10, A
REPLAT OF AN APPROXIMATE 1.365-ACRE PORTION OF PLANNED
DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD1-2), ESTABLISHED BY
ORDINANCE 703 FOR THE PROPERTY GENERALLY LOCATED SOUTH OF STATE
HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA
BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA. THE REPLAT
SHOWS BLOCK E.
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10. EXECUTIVE SESSION
The Council will conduct a closed session pursuant to Texas Government Code, annotated,
Chapter 551, Subchapter D for the following:
a. Section 551.071. Consultation with Attorney (1) when the governmental body
seeks the advice of its attorney about: (A) pending or contemplated litigation:
Cause No. 348-290326-17 - Neil and Janelle McNabnay, Colin and Melanie
Stevenson, Yair and Sandra Lotan, Jay and Jana Still, Biswajit and Chandrika
Dasgupta, Michael and Michelle Granfield, Michael and Stef Mauler, Rudy and
Christy Renda, David and Jenn Riley, Joseph Mohan and Maria De Leon,
Roberto Arandia, and Patrick and Erin Cockrum (collectively, "Plaintiffs") vs.
Town of Westlake
b. Section 551.087 Deliberation Regarding Economic Development
Negotiations (1) to discuss or deliberate regarding commercial or financial
information that the governmental body has received from a business prospect
that the governmental body seeks to have locate, stay, or expand in or near the
territory of the governmental body and with which the governmental body is
conducting economic development negotiations; or (2) to deliberate the offer of
a financial or other incentive to a business prospect described by Subdivision (1)
for the following:
- Maguire Partners-Solana Land, L.P., related to Centurion’s development
known as Entrada and Granada
c. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Trophy Club Municipal District No. 1
d. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Zoning and the Comprehensive Plan
e. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Waste (Trash) Ordinance
11. RECONVENE MEETING
12. TAKE ANY ACTION, IF NEEDED, FROM EXECUTIVE SESSION ITEMS.
13. FUTURE AGENDA ITEMS: Any Council member may request at a workshop and / or
Council meeting, under “Future Agenda Item Requests”, an agenda item for a future
Council meeting. The Council Member making the request will contact the Town Manager
with the requested item and the Town Manager will list it on the agenda. At the meeting,
the requesting Council Member will explain the item, the need for Council discussion of
the item, the item’s relationship to the Council’s strategic priorities, and the amount of
estimated staff time necessary to prepare for Council discussion. If the requesting Council
Member receives a second, the Town Manager will place the item on the Council agenda
calendar allowing for adequate time for staff preparation on the agenda item.
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14. ADJOURNMENT
ANY ITEM ON THIS POSTED AGENDA COULD BE DISCUSSED IN EXECUTIVE SESSION
AS LONG AS IT IS WITHIN ONE OF THE PERMITTED CATEGORIES UNDER SECTIONS
551.071 THROUGH 551.076 AND SECTION 551.087 OF THE TEXAS GOVERNMENT
CODE.
CERTIFICATION
I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1500 Solana Blvd.,
Building 7, Suite 7100, Westlake, TX 76262, February 21, 2018, 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.
Town Council
Item # 2 – Pledge of
Allegiance
Texas Pledge:
"Honor the Texas flag;
I pledge allegiance to
thee, Texas, one state
under God, one and
indivisible."
REVIEW OF CONSENT AGENDA ITEMS FOR THE TOWN COUNCIL
REGULAR MEETING AGENDA.
a. Consider approval of the minutes from the meeting on January 29, 2018.
b. Consider approval of the minutes from the meeting on February 5, 2018.
c. Consider approval of Resolution 18-08, Adopting the Building Quality Manual.
Town Council
Item # 3 – Review of
Consent Items
REPORTS
Reports are prepared for informational purposes and will be accepted as presented.
(there will no presentations associated with the report items) There will be no separate discussion
unless a Council Member requests that report be removed and considered separately.
a. Report regarding the implementation of a Special Events Ordinance to ensure that
the necessary safeguards are enforced to protect our community.
Town Council
Item # 4 – Reports
estlake Town Council
TYPE OF ACTION
Workshop - Report
Westlake Town Council Meeting
Monday, February 26, 2018
TOPIC: Report regarding the implementation of a Special Events Ordinance to
ensure that the necessary safeguards are enforced to protect our
community.
STAFF CONTACT: Richard Whitten, Fire Chief & John Ard, Deputy Fire Chief
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Objective
Mission: Westlake is a
unique community blending
preservation of our natural
environment and
viewscapes, while serving
our residents and businesess
with superior municipal and
academic services that are
accessible, efficient, cost-
effective, & transparent.
Citizen, Student &
Stakeholder
Exemplary Service & Governance
- We set the standard by delivering
unparalleled municipal and
educational services at the lowest
cost.
Preserve Desirability
& Quality of Life
Strategic Initiative
Outside the Scope of Identified Strategic Initiatives
Time Line - Start Date: February 26, 2018 Completion Date: March 27, 2017
Funding Amount: Status - N/A Source - N/A
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
The Town of Westlake takes great pride in our public safety and security. Quality policing and
emergency service delivery helps the community thrive and is accomplished thru well-
established partnerships within the community. As the Town of Westlake continues to grow, it
will be imperative that we share our desire to work together and maintain a safe environment.
Currently, the Town does not have a Special Events Ordinance, which will become an issue in
the future as we continue to experience both residential and commercial development. Over the
past several years, the Town has experienced growth that has resulted in an increase in quantity
and size of events organized by residents, property owners, and corporate citizens. Historically,
staff has managed to work with previous event organizers of special events without any issues.
However, we anticipate this will not be the case as Town continues to develop. This will require
standardizing the process of managing special events within the Town of Westlake to ensure that
public welfare and health is guarded.
Special event ordinances provide staff the ability to evaluate events in an effort to mitigate
impacts on the general health and welfare of the citizens and property owners. Additionally, the
use of public rights-of-ways and Town owned properties need to be managed to ensure
availability of resources to facilitate the special event and minimize impacts to the general
public.
The proposed Special Events Ordinance identifies two types of Special Events: 1) Progressive
special event; and 2) special event.
Progressive special event means an activity that is not confined to a single location, such as a
foot race/walk, bicycle race/ride, marathon, or parade and includes any Special Event criteria. A
progressive special event is a Special Event and subject to Special Event requirements.
Special Event means a temporary outdoor event or gathering for a common purpose under the
direction or control of a person or entity using either private and/or public property that involves
one or more of the following activities, except when the activity is for construction purposes
only:
(a) Closing of a public street;
(b) Blocking or restriction of a fire apparatus access road;
(c) Blocking or restriction of access to public and/or private property, including public
rights-of-way;
(d) Sale of merchandise, food, or beverages on public property or on private property where
otherwise prohibited by ordinance;
(e) Sale of alcoholic beverages on public or private property where otherwise prohibited;
(f) Installation of a stage, band shell, trailer, van, portable building, grandstand, or bleachers
on public property, or on private property where otherwise prohibited by ordinance;
(g) Exceeding 500 persons; and/or
(h) Residential social event exceeding 50 persons.
The Special Event Ordinance is proposed to maintain effective awareness and control of
significant sized events aimed at minimizing the impact on our community.
Ordinance XXX
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TOWN OF WESTLAKE
ORDINANCE NO. _______
AN ORDINANCE OF THE TOWN OF WESTLAKE, TEXAS, AMENDING CHAPTER 10
BY ADDING ARTICLE II DIVISION 2 - LICENSE SECTIONS 10-48 THROUGH 10-68
AND ARTICLE III SPECIAL EVENTS, ENACTING PERMIT PROCEDURES, FEES
AND REGULATIONS REGARDING SPECIAL EVENTS OR WITHIN THE TOWN;
PROVIDING A PENALTY; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR
PUBLICATION; PROVIDING FOR SEVERABILITY; PROVIDING FOR REPEAL OF
CONFLICTING PROVISIONS; PROVIDING A CUMULATIVE CLAUSE; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the Town of Westlake, Texas, (the “Town”) is a General Law Municipality
located in Tarrant and Denton Counties, Texas, created in accordance with the provisions of the
Texas Local Government Code and operating pursuant to the enabling legislation of the State of
Texas; and
WHEREAS, the Town Council of Westlake, Texas, finds that special events without
proper regulations, may affect the health, safety, and general welfare of the public and may cause
imminent destruction of property or injury to persons; and
WHEREAS, the Town Council of Westlake, Texas, deems it necessary to enact an
ordinance to govern special events within the corporate limits of the Town; and
WHEREAS, upon the recommendation of the Westlake Fire-EMS Department, the Town
Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of the Town
and its citizens that the amendments to Chapter 10 of the Code of Ordinances should be approved
and adopted.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
WESTLAKE, TEXAS:
SECTION 1: That all matters stated in the preamble are found to be true and correct and
are incorporated herein as if copied in their entirety.
SECTION 2: That the Town hereby adopts the following procedures and regulations
governing special events, by amending Chapter 10 by adding Article II Division 2 - License
Sections 10-48 through 10-68 and Article III of the Town of Westlake Code of Ordinances, as
amended, is hereby amended as follows.
ARTICLE II.
DIVISION 2. - LICENSE
Secs. 10-48 — 10-68. - Reserved
Ordinance XXX
Page 2 of 8
ARTICLE III. – SPECIAL EVENTS
DIVISION 1. - GENERALLY
Sec. 10-69. - Definitions.
The following words, terms and phrases, when used in this article, shall have the meanings
ascribed to them in this section, except where the context clearly indicates a different meaning:
Event sponsor means any person, group of persons, firm, corporation, partnership, or
association that organizes, promotes or solicits funds for the organization or promotion of a
special event.
Issuing officer means the Town Manager or designated representative.
Progressive special event means an activity that is not confined to a single location, such as a
foot race/walk, bicycle race/ride, marathon, or parade and includes any Special Event criteria.
A progressive special event is a Special Event and subject to Special Event requirements.
Special Event means a temporary outdoor event or gathering for a common purpose under the
direction or control of a person or entity using either private and/or public property, that
involves one or more of the following activities, except when the activity is for construction
purposes only:
(a) Closing of a public street;
(b) Blocking or restriction of a fire apparatus access road;
(c) Blocking or restriction of access to public and/or private property, including public
rights-of-way;
(d) Sale of merchandise, food, or beverages on public property or on private property
where otherwise prohibited by ordinance;
(e) Sale of alcoholic beverages on public or private property where otherwise
prohibited;
(f) Installation of a stage, band shell, trailer, van, portable building, grandstand, or
bleachers on public property, or on private property where otherwise prohibited by
ordinance;
(g) Exceeding 500 persons; and/or
(h) Residential social event exceeding 50 persons.
Sec. 10-70. – Criteria of event; minimum standards.
(a) Event sponsor shall provide information and proof that shows that the following
minimum standards will be met for any special event permitted under this Article:
(1) Public Safety. The event sponsor shall provide the following:
a. A detailed plan for police, fire, and EMS staffing.
b. A detailed plan for traffic control and parking.
c. Certain streets within the town may be temporarily closed to limit or exclude
vehicular or pedestrian traffic prior to, during or after a special event. An
applicant requesting street closure(s) for a special event shall submit for
approval a traffic control plan approved by the committee showing the layout
Ordinance XXX
Page 3 of 8
of all barricades and signs at the time of application. The committee shall
consider such request in evaluating the application and may recommend
additional or fewer street closures. Some street closures may require consent
of businesses and property owners in the adjacent area. Should street closures
be approved, the public works department shall supervise the placement of all
barricades and signs placed on public streets or on any public rights-of-way.
(2) Medical aid station. When required by the fire chief, the event sponsor shall
provide one or more medical aid stations, which shall be staffed and include
suitable temporary shelter, supplies and equipment, at no cost to the Town.
(3) Water supply. The event sponsor shall provide access to a supply of potable water on
the site where the event is taking place.
(4) Toilet facilities. The event sponsor shall provide toilet facilities and shall arrange for
collection and cleaning at intervals of sufficient frequency to prevent the creation of a
health hazard or public nuisance.
(5) Solid waste facilities.
a. The event sponsor shall arrange for solid waste facilities with the waste
collection company holding a franchise with the Town.
b. All solid waste shall be collected at such frequent intervals as may be necessary
to maintain sanitary conditions at the site as determined by the town manager or
designee.
(6) Food sanitation. All food and beverages sold or furnished shall be in accordance
with the standards of the Denton/Tarrant County Health Department.
(7) Signage. Signage used in accordance with the event shall comply with the sign
regulations of the Town under the provisions for Special Event and promotional
signage. Any signs not located on the actual premises where the event is being held
shall only be approved upon the issuance of a sign permit from the town manager or
designee. Signs advertising the event or directing potential customers to the event site
are expressly prohibited from placement in the Town rights-of-way.
(8) Tents. Tent Permit documentation shall be included. Any special event which
includes the use of a tent/membrane structure (in excess of 400 square feet) shall meet
the requirements in the International Building Code and Fire Code. Fire lanes for
emergency equipment must be provided and the site prepared in an approved manner as
determined by the fire marshal.
(9) Alcohol. It is the responsibility of the applicant to obtain Town approval for the
possession and consumption of alcoholic beverages during any special event. For
special events requiring a permit from the Texas Alcoholic Beverage Commission
(TABC), a copy of the state permit shall be required prior to the issuance of a Special
Event permit. In accordance with the alcohol provisions in this Code, the town
manager or designee shall have the authority to issue a temporary alcohol sales permit
in conjunction with a Special Event permit provided all town and state regulations are
met. Prior to town manager or designee consideration of the alcohol permit, the police
chief or police staff designee shall, notwithstanding any requirements of TABC,
determine the amount, if necessary, of police officers required while alcohol is being
served. The cost of any required police officers as part of this permit shall be paid in
full by the event sponsor prior to issuance of the temporary alcohol sales permit.
Commented [RW1]: Must display proof…needs research
and verification
Commented [RW2]: Add thresholds from Codes
Ordinance XXX
Page 4 of 8
(10) Fireworks/pyrotechnic displays. Any use of fireworks or pyrotechnic displays
must show proof of application for permit from the State Fire Marshal’s office and
receive local Fireworks permit meeting the requirements of the International Fire Code
issued by t he Town of Westlake fire marshal.
(11) Town sponsorship. Should the event be officially sponsored or co-sponsored by
the Town, then certain standards of this chapter may be waived as determined by the
issuing officer.
(12) Lighting. Lighting shall meet the lighting regulations established by the Town,
provided; however, that public safety will be of paramount concern and, if necessary for
public safety, temporary lighting may be required which would not meet the Town’s
lighting regulations.
(13) Noise control. Amplifying equipment shall be designed to control the noise level at
the perimeter of the site on which the gathering shall take place and not to exceed Town
of Westlake noise ordinance requirements.
(14) Final site cleanup. The event sponsor shall be responsible for the final site cleanup.
The event sponsor or landowner, upon notification by the Town of the existence of any
unsanitary conditions shall immediately cause such conditions to be corrected.
Section 10-71. – Town Services - Reimbursable costs.
(a) Reimbursable Costs. A special event is required to pay for all costs and expenses incurred
by the Town for activities associated with staging of the event, including, without limitation,
the following:
(1) Police protection.
(2) Fire protection.
(3) Emergency medical services.
(4) Utilities services provided to the special event, including all of the costs of
installation, maintenance, and connection.
(5) Repair, maintenance, and removal of facilities in the event of a failure of promoter.
(6) Repair of streets, alleys, sidewalks, parks, and other public property.
(7) Garbage disposal and cleanup.
(8) Traffic control.
(9) Other direct costs associated with the special event.
(b) For Town sponsored events, one town department shall not be required to pay a different
town department for the above costs.
Secs. 10-72 — 10-89. - Reserved.
DIVISION 2. – PERMIT
Sec. 10-90. - Required.
(a) No person may act as an event sponsor of a special event unless a permit has been issued
by the Town Council under the provisions of this article.
(b) A permit may be issued for a series of events. All requirements must be met for every
event.
Sec. 10-91. - Application—Filing; contents.
(a) An event sponsor desiring to hold a special event shall file a permit application with the
issuing officer at least 30 days prior to the first day of the special event.
Commented [RW3]: Not to exceed Town of Westlake
noise ordinance requirements.
Commented [RW4]: Delete item
Ordinance XXX
Page 5 of 8
(b) The application for a permit under this article must include:
(1) The name and address of the event sponsor.
(2) A description of the special event site.
(3) The name and address of the owner of the place where the special event is to be
held and a letter signed by the property owner giving permission to use the
property for the special event.
(4) The dates and times of the special event.
(5) The maximum number of persons that the event sponsor will allow to attend the
special event and a statement showing how the event sponsor plans to control the
number of persons in attendance at the special event.
(6) A description of the nature of the special event.
(7) A special event application fee shall be paid in full upon application submittal in
accordance to fee schedule.
(8) The event sponsor shall provide information which addresses the following:
a. Initial set-up times.
b. Controlling the number of persons in attendance at the special event.
c. Compliance with health requirements regarding food and beverage services,
including the provision for potable water.
d. Restroom facilities.
e. Solid waste collection arrangements.
f. The sale of alcoholic beverages and the process for identifying minors attending
the event and preventing the consumption of alcohol by minors.
g. Clean-up following the event.
(9) Public Safety
a. The applicant for any special event or progressive special event may be required
to provide a public safety plan for the event, and may be required to provide and
pay for public safety personnel (police officers and firefighter-EMS personnel) as
required. The contents of the public safety plan shall be determined by the
anticipated number of attendees at the event.
b. A detailed Site Plan indicating proposed vehicle ingress and egress, medical
treatment areas, public areas including fences and gates, all temporary structures,
management offices, cooking areas, locations of all fuels that will be used and/or
stored, including without limitation gas, and whether pyrotechnics or other special
effects are planned,
c. Traffic control and parking plan, and
d. Street closures.
(10) Any other information requested by the issuing officer that they may deem
necessary in order to consider the permit request.
Sec. 10-92. - Insurance, indemnification, surety bond.
(a) If an event is to be held on town-owned property, the event sponsor shall furnish the
issuing officer with a certificate of insurance complying with minimum standards sufficient
to protect town-owned property.
(b) The event sponsor for a Special Event permit shall sign an agreement to indemnify and
hold harmless the Town , its officers, employees, agents, and representatives against all
Ordinance XXX
Page 6 of 8
claims of liability and causes of action resulting from injury or damage to persons or
property arising out of the special event.
(c) The event sponsor ma y be required to post a surety bond in the assurance that the town
property is cleaned and returned to the condition prior to the event. The issuing officer shall
determine if the need for a bond exists and shall make the appropriate recommendation to
the Town Council upon Town Council consideration of the permit.
Sec. 10-93. - Same—Hearing.
If the application does not meet the requirements, and/or it is determined that the event may
have significant community impacts, the issuing officer may deny the permit. The applicant
may correct the deficiencies within one week without incurring another permit charge or, at
the applicant’s choice; the applicant may appeal the decision of the issuing officer. If the
applicant appeals the decision, the matter will be heard by the town manager. If the appeal is
denied by the town manager, the applicant may appeal the matter to be heard by the Town
Council. If there is an appeal to the Town Council, the time for a hearing before the Town
Council on the application for a permit under this article shall occur at the next available
council meeting, provided that the next council meeting is at least ten (10) working days after
the appeal is filed, in order to provide for preparation of the item and to meet the requirements
of the Texas Open Meetings Act.
Sec. 10-94. - Town Council approval required for appeal.
After the hearing on the appeal for an application for a permit under this article is completed,
the Town Council shall grant or deny the permit.
Sec. 10-95. - Cash deposit.
As a condition precedent to the issuance of a permit under this article, the issuing officer may
require the event sponsor to make an additional cash deposit with the Town to provide an
adequate fund for the compensation of reimbursable costs and such security personnel as may
be required to ensure the physical safety of persons and property of persons in attendance, as
well as the persons and property of the community directly affected by the special event.
Sec. 10-96. - Contents.
A permit, if issued, shall authorize the event sponsor to hold a special event at a specified place
and at specified times.
Sec. 10-97. - Revocation.
At any time without notice, the issuing officer or authorized representative may revoke the
Special Event Permit on a finding that the failure to carry out the preparations will result in a
serious threat to the health or safety of the community or the persons attending the event.
Secs. 10-98 — 10-110. - Reserved.
SECTION 3: That this ordinance shall be cumulative of all other town ordinances and
all other provisions of other ordinances adopted by the Town which are inconsistent with the terms
or provisions of this ordinance are hereby repealed.
Ordinance XXX
Page 7 of 8
SECTION 4: That any person, firm or corporation violating any of the provisions or terms
of this ordinance shall be subject to the same penalty as provided for in the Town of Westlake
Code of Ordinances, and upon conviction shall be punishable by a fine not to exceed the sum of
Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist
shall constitute a separate offense.
SECTION 5: That any person violating any provision of this chapter may be issued a
citation and upon conviction thereof, the person shall be deemed guilty of a misdemeanor and
punished as provided in subsection 1-9 of the Town of Westlake Code of Ordinances. Each 24-
hour period of violation, and each separate act or condition in violation of this chapter, shall
constitute a separate offense.
SECTION 6: It is hereby declared to be the intention of the Town Council of the Town
of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are severable,
and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be declared legally
invalid or unconstitutional by the valid judgment or decree of any court of competent jurisdiction,
such legal invalidity or unconstitutionality shall not affect any of the remaining phrases, clauses,
sentences, paragraphs or sections of this Ordinance since the same would have been enacted by
the Town Council of the Town of Westlake without the incorporation in this Ordinance of any
such legally invalid or unconstitutional, phrase, sentence, paragraph or section.
Ordinance XXX
Page 8 of 8
SECTION 7: This ordinance shall take effect immediately from and after its passage as
the law in such case provides.
PASSED AND APPROVED ON THIS _____ DAY OF ____________ 20________.
_____________________________
ATTEST: Laura Wheat, Mayor
____________________________ ______________________________
Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager
APPROVED AS TO FORM:
____________________________
L. Stanton Lowry, Town Attorney
DISCUSSION ITEMS
a. Presentation and discussion on the 2018 Utility Rate Study.
b. Standing Item: Presentation and discussion of development projects per Staff
report January 2018 including an Entrada report from the Developer and projects
in Planned Development PD 3-5.
Town Council
Item #5 – Discussion
Items
Page 1 of 2
estlake Town Council
TYPE OF ACTION
Workshop - Discussion Item
Westlake Town Council Meeting
Monday, February 26, 2018
TOPIC: Presentation and discussion on the 2018 Utility Rate Study.
STAFF CONTACT: Jarrod Greenwood, Public Works Director/Assistant to the Town Manager
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Objective
Fiscal Responsibility Fiscal Stewardship
Exemplary Service & Governance
- We set the standard by delivering
unparalleled municipal and
educational services at the lowest
cost.
Preserve Desirability
& Quality of Life
Strategic Initiative
Evaluate Services and Determine if Fees are Appropriate
Time Line - Start Date: February 26, 2018 Completion Date: February 26, 2018
Revenue Amount: N/A Status - N/A Source - Utility Fund
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
The Town’s current utility rates and structure was adopted at the January 23, 2017 regular Town
Council meeting.
The purpose of a rate study is to determine whether the Utility Fund is accomplishing full
recovery of cost of services while maintaining an appropriate fund reserve balance in accordance
with the Town’s adopted Financial Policy.
The rate performed by the Town’s Rate Analyst, Mrs. Carolyn Marshall, provides a
comprehensive review of historical water/sewer consumption and revenues, capital assets,
depreciation, operation and maintenance expenses, debt, and revenues. Several drivers included
the proposed Phase 2 Fort Worth water line project, rate changes from our wholesale water and
waste water providers, Major Maintenance items like the 0.685 MG Ground Storage Tank
Page 2 of 2
repainting, and overall increased operating costs.
Historically, Town staff conducted the utility rate studies in late Summer/early Fall with Council
adopting new rates in the December/January timeframe. Implementing new rates in the winter
months reducing the impact to customers as water usage tends to be lower.
RECOMMENDATION
N/A
ATTACHMENTS
N/A – presentation during meeting
Development Snapshot
January 2018
DENTON COUNTY
TARRANT COUNTY
CITY OF
ROANOKE
DENTON COUNTY
TARRANT COUNTY
CITY OF
FORT WORTH
TOWN LIMIT
TOWN LIMIT
TOWN LIMIT
TOWN LIMIT
TOWN LIMIT
TOWN LIMIT
TOWN LIMIT
TOWN LIMIT
TOWN OF
TROPHY CLUB
CITY OF
SOUTHLAKE
170 114
377
377
170
114
5
2
3
4
MAP GUIDE
1. Retail Corner
65,72,76,78 Andorra Drive
2. Terra Bella
Residential Development
3. Carlyle Court
Residential Development
4. Quail Hollow
Residential Development
5. Granada
Residential Development
6. Project Blizzard
Mixed-Use Development
7. Schwab Corporate Campus
Office Campus
8. Entrada Block E, I, & J
Residential Townhomes
9. Fire/EMS Station
Government Facility
January
2018 This map is for information purposes only.
DEVELOPMENT ACTIVITIES MAP
CITY OF
SOUTHLAKE
CITY OF
KELLER
LEGEND
Subdivision Roads
Collector/Arterial Roads
Highways
Future Traffic Signal
Completed Building
Site Plan Submitted
Building Permit Submitted
Building Permit Issued
114
170 6
7
1
9
8
Development Activities Map Table
Project
No.
Project
Name Land Use Number of
Lots/Units Size Development Status Percent
Complete*
Estimated
Completion
1 Entrada Retail
Corner Commercial 4 ~52,000 s.f. Retail Corner and Sales Office building permit issued 10% October 2018
2 Terra Bella Residential 28 54.7 acres 23/28 lots currently developed or under construction 71.43% N/A
3 Carlyle Court Residential 8 10.2 acres 5/8 lots under construction 37.50% N/A
4 Quail Hollow Residential 96 188 acres 1/96 lots under construction 0.51% N/A
5
Granada Phase I
Residential
41
85 acres
Phase I has 34/41 lots currently developed or under construction. 70.23%
N/A
Granada Phase II 43 Phase II has 14/43 lots under construction. 16.28%
Project Blizzard Mix-Use N/A 53 acres Civils plans approved for construction on Schwab Way N/A N/A 6
Schwab Campus
Phase 1 Office
4 buildings
2,600 car garage
1,420,000 s.f. total
33 acres Under construction N/A Fall 2019 7
8 Entrada
Block J,I,&E Residential
J: 6 units
I: 12 units
E: 11/14 units
J: 3,226 sf ea
I: 2,769 sf ea
E: 4,500 sf ea
Building permits issued for lots on Block E. Block E under construction.
Block J & I are ready to issue. 4.50% N/A
9 Fire/EMS Station Government
Use N/A 5-acre site Construction expected to begin December.
0% 2019
* % Complete = (#of BP’s x 50%)/Total BP’s + (#CO’s x 50%)/Total CO’s
** Refer to Entrada Development Report for more info January, 2018
Case Number Type Location Description Current Status Resolution Status
RP-01-25-18-1 Replat Entrada Block E Replat of Block E Going to P&Z and TC in February Public Hearings scheduled
RP-01-25-18-2 Replat Entrada Phase 1 Replat of Block B, Lot 1 Going to P&Z and TC in February Public Hearings scheduled
SP-01-08-18 Site Plan NE corner of Solana and
Cortes Amended Block I Residential Going to P&Z and TC in February Public Hearings scheduled
SP-01-25-18 Site Plan Block A&O Amended Retail Corner / Tower Under staff review Application under review
SP-09-15-17 Site Plan Entrada adjacent to
restaurant ROW
Site plan for wedding chapel and
reception hall
Awaiting final final DRC revisions
and parking plan
recommendations
Compliance with DRC
comments; Public hearing not
scheduled
SP-12-29-17 Site Plan Block K Entrada Plaza Mayor Awaiting DRC revisions
Compliance with DRC
comments; Public hearing not
scheduled
Z-11-17-17 Rezoning Request (R5
to PD)
Pearson Lane south of
Aspen Lane
Rezoning request for
approximately 80 residential units
on 40 acres currently zoned R5
Under DRC review
Compliance with DRC
comments; Public hearing not
scheduled
Z-12-29-17*Rezoning Request (PD1-
1 to PD)
South side of Solana Blvd.
west of Sam School Rd.
Rezoning request for 59
residential units on 62.5 acres
currently zoned PD1-1
Going to TC in February; being
revised per P&Z comments Public Hearings scheduled
Active Planning and Zoning Case Log - January 2018
* This is a new application that seeks approval of a modified concept plan. The orignal request was denied by Council under zoning case Z-06-19-17 on 11/27/2017. The
applicant is the original applicant (Wilbow).
Lots 7-8
Block E
Block J
Block I Block I (Piedra Court)
SP | Ord 795 | 9-19-16
RP | Ord 794 | 9-19-16
BUILDING LEGEND
Site Plan Submitted
Site Plan Approved
Building Permit Submitted
Building Permit Issued
Building Completed
Gas Well Pad Site
SP | Ord 778 | 3-28-16
Plaza Mayór
Block P
Block M
Block C
Block H
Block G
Block F
Block L
Block A
Block O
Block D Primrose CVS
Block N
Amphitheatre
SP | Ord 777 | 03-28-16
Restaurant Row
SP | Ord 779 | 3-28-16
Block B
Block J (Catalonia Court)
SP | Ord 783 | 4-25-16
RP | Ord 791 | 8-22-16
Block E (Comillas Court)
SP | Ord 837 | 9-11-17
CVS
SP | Ord 762 | 12-14-15
FP | Ord 761 | 12-14-15
Primrose
SP | Ord 763 | 12-14-15
FP | Ord 761 | 12-14-15
Retail Corner
SP | Ord 771 | 2-22-16
RP | Ord 809 | 12-12-16
Town Hall
RP | Ord 810 | 12-12-16
Chapel / Reception
Hall
Block K
EXECUTIVE SESSION
The Council will conduct a closed session pursuant to Texas Government Code, annotated,
Chapter 551, Subchapter D for the following:
a. Section 551.071. Consultation with Attorney (1) when the governmental body seeks
the advice of its attorney about: (A) pending or contemplated litigation: Cause No. 348-
290326-17 - Neil and Janelle McNabnay, Colin and Melanie Stevenson, Yair and Sandra
Lotan, Jay and Jana Still, Biswajit and Chandrika Dasgupta, Michael and Michelle
Granfield, Michael and Stef Mauler, Rudy and Christy Renda, David and Jenn Riley,
Joseph Mohan and Maria De Leon, Roberto Arandia, and Patrick and Erin Cockrum
(collectively, "Plaintiffs") vs. Town of Westlake
b. Section 551.087 Deliberation Regarding Economic Development Negotiations (1) to
discuss or deliberate regarding commercial or financial information that the
governmental body has received from a business prospect that the governmental body
seeks to have locate, stay, or expand in or near the territory of the governmental body
and with which the governmental body is conducting economic development
negotiations; or (2) to deliberate the offer of a financial or other incentive to a
business prospect described by Subdivision (1) for the following:
- Maguire Partners-Solana Land, L.P., related to Centurion’s development known
as Entrada and Granada
c. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of the
attorney to the governmental body under the Texas Disciplinary Rules of Professional
Conduct of the State Bar of Texas clearly conflicts with this chapter: Trophy Club
Municipal District No. 1
d. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the
attorney to the governmental body under the Texas Disciplinary Rules of Professional
Conduct of the State Bar of Texas clearly conflicts with this chapter: Zoning and the
Comprehensive Plan
e. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the
attorney to the governmental body under the Texas Disciplinary Rules of Professional
Conduct of the State Bar of Texas clearly conflicts with this chapter: Waste (Trash)
Ordinance
Town Council
Item # 6 – Executive
Session
Town Council
Item # 7 – Reconvene
Council Meeting
COUNCIL RECAP / STAFF DIRECTION
Town Council
Item # 8 – Council Recap /
Staff Direction
Town Council
Item # 9 – Adjournment
Work Session
ITEMS OF COMMUNITY INTEREST: Mayor and Council
Reports on Items of Community Interest pursuant to Texas
Government Code Section 551.0415 the Town Council may
report on the following items: (1) expression of thanks,
congratulations or condolences; (2) information about holiday
schedules; (3) recognition of individuals; (4) reminders about
upcoming Town Council events; (5) information about
community events; and (6) announcements involving
imminent threat to public health and safety.
Town Council Workshop/Meeting
Monday, February 26, 2018*; 5:00 pm/6:30 pm
Westlake Council Chambers, Solana Terrace, Bldg. 7-Suite 7100, First Floor
Screenagers Movie Screening – (Recommended for students ages 12 & u p)
Wednesday, February 28, 2018, 6:30 pm
Harkins Theatre in Southlake - Hosted by WA Board President Mayor Laura Wheat and Presented by WA HOC,
WA Counseling, and Town of Westlake
- Are you watching kids scroll through life, with their rapid-fire thumbs and a six-second attention span? Come watch
this informative documentary, by Physician and filmmaker Delaney Ruston, as she wondered about the impact of all this
digital time and the friction occurring in homes and schools around negotiating screen time - friction she knew all too
well in her own home. We welcome all Westlake resident parents, grandparents, and students (ages 12 &
up) are invited to attend, not matter what school you attend. Reservations are required - Contact Ginger
Awtry for further assistance.
Danish & Dialogue with Westlake Academy Leaders
Thursday, March 1, 2018; 8:00 – 9:00 am
WA Campus-Lee Fieldhouse Classroom
- Open to all Westlake & WA parents/grandparents: current or considering; This month’s topic:
IB in Action-Discover how an inquiry approach to learning prepares your child for success
Westlake Academy’s 15th Annual 2018 Gallery Night; Hosted by the WA Foundation
Saturday, March 3, 2018; 6:00 pm
Texas Motor Speedway:
-Favorite “Don’t Miss” annual benefit auction, dinner, live music, and dancing for Westlake Academy students and staff;
For sponsorship and/or ticket information, visit the WAF website or call the Foundation’s office at 817-490-5722.
Coffee & Conversation with the Mayor/Board President
Monday, March 5, 2018; 8:00 – 9:30 am
Marriott Solana Hotel – Great Room
Board of Trustees Workshop/Meeting
Monday, March 5, 2018*; 5:00/6:00 pm
Westlake Council Chambers, Solana Terrace, Bldg. 7-Suite 7100, First Floor
Joint Town Council & Planning & Zoning Workshop, An Entrada Evening
Monday, March 6, 2018*; 6:30 pm
Westlake Council Chambers, Solana Terrace, Bldg. 7-Suite 7100, First Floor
-All residents and interested parties are invited to attend this special joint workshop dedicated to Westlake's
unique Entrada development. Come hear the latest information about the progress of various sections, see updated
architectural renderings of the buildings, learn about the development timeline and upcoming citizen tours, and
understand more about the unique design and associated details required in this one-of-a-kind development.
Town Council
Item # 2 – Items of
Community Interest
Northwest Metroport Chamber’s Annual Alliance Development Forum (ADF) Luncheon
Friday, March 9, 2018; 11:00- 1:00 pm
Texas Motor Speedway Club
-Please contact Ginger Awtry to RSVP for tickets via email or at 817-490-5719
Westlake Academy CLOSED for Spring Break
Monday, March 12 – Friday, March 16, 2018
Planning & Zoning Workshop/Meeting
Monday, March 12, 2018*; 5:00 pm/6:00 pm
Westlake Council Chambers, Solana Terrace, Bldg. 7-Suite 7100, First Floor
Public Art Competition Advisory Committee Meeting
Monday, March 19, 2018*; 11:00 – 1:00 pm
Westlake Council Chambers, Solana Terrace, Bldg. 7-Suite 7100, First Floor
Westlake Academy hosts 2018 International Student Leadership Symposium
March 20-27, 2018; WA Campus
- Over 70 students and sponsors from across the globe will be in Westlake during this week as our community
school hosts this year’s international symposium; Many will be staying in Westlake homes and experiencing our
Town’s one-of-a-kind warmth and hospitality – thank you! Want more information? Contact WA Executive Director
Dr. Mechelle Bryson at mbryson@westlakeacademy.org.
Town Council Workshop/Meeting
Monday, March 26, 2018*; 5:00 pm/6:30 pm
Westlake Council Chambers, Solana Terrace, Bldg. 7-Suite 7100, First Floor
Westlake Municipal Offices & Westlake Academy CLOSED (if not needed for Bad Weather Make-Up
Day) in observance of Good Friday
Friday, March 30, 2018
*For meeting agendas and details on WA calendar events or Municipal calendar events, please visit the Westlake
Academy website or the Town of Westlake website for further assistance.
CITIZEN COMMENTS: This is an opportunity for citizens to address the Council on any matter
whether or not it is posted on the agenda. The Council cannot by law take action nor have any
discussion or deliberations on any presentation made to the Council at this time concerning an
item not listed on the agenda. The Council will receive the information, ask staff to review the
matter, or an item may be noticed on a future agenda for deliberation or action.
Town Council
Item # 3 – Citizen
Comments
CONSENT AGENDA: All items listed below are considered routine by the Town Council
and will be enacted with one motion. There will be no separate discussion of items
unless a Council Member or citizen so requests, in which event the item will be removed
from the general order of business and considered in its normal sequence.
a. Consider approval of the minutes from the meeting on January 29, 2018.
b. Consider approval of the minutes from the meeting on February 5, 2018.
c. Consider approval of Resolution 18-08, Adopting the Building Quality Manual.
Town Council
Item # 4 – Consent
Agenda
Town Council Minutes
01/29/18
Page 1 of 9
MINUTES OF THE
TOWN OF WESTLAKE, TEXAS
TOWN COUNCIL MEETING
January 29, 2018
PRESENT: Mayor Laura Wheat and Council Members Michael Barrett, Alesa Belvedere, Carol
Langdon, Rick Rennhack and Wayne Stoltenberg
ABSENT:
OTHERS PRESENT: Town Manager Tom Brymer, Assistant Town Manager Amanda
DeGan, Town Secretary Kelly Edwards, Town Attorneys Stan
Lowry and Cathy Cunningham, Fire Chief Richard Whitten, Deputy
Fire Chief John Ard, Director of Planning & Development Ron
Ruthven, Building Official Pat Cooke, Director of Public Works
Jarrod Greenwood, Development Coordinator Nick Ford, Director
of Finance Debbie Piper, Director of Facilities & Parks Troy Meyer,
Director of Communications Ginger Awtry, Communications
Manager Jon Sasser, and Director of Human Resources and
Administrative Services Todd Wood.
Work Session
Mayor Wheat moved to the regular session at 6:57 p.m.
1. CALL TO ORDER
Mayor Wheat called the work session to order at 7:46 p.m.
2. PLEDGE OF ALLEGIANCE
Mayor Wheat led the Pledge of Allegiance to the United States and Texas flags.
Town Council Minutes
01/29/18
Page 2 of 9
3. REVIEW OF CONSENT AGENDA ITEMS FOR THE TOWN COUNCIL REGULAR
MEETING AGENDA.
No additional discussion.
4. REPORTS
a. Report of Quarterly Financial Dashboard and Analysis as well as Capital Projects
for the Quarter ended December 31, 2017.
b. Report for the 1st Quarter Performance Measures for the Fiscal Year ending
September 30, 2018.
Assistant Town Manager DeGan provided an overview of the Performance Measures as
presented.
Director Ruthven provided additional information regarding permit fee revenue as
presented in the Quarterly Dashboard.
5. DISCUSSION ITEMS
a. Presentation and discussion by Westlake Public Art Competition Advisory
Committee Representatives regarding status of Public Art Request for Proposal
process and work to date since the committee’s appointment.
Mr. Russell Tether and Mr. Robin McCaffery provided a presentation and
overview of request for proposal.
Discussion ensued regarding the funding of the honorarium, recognition of
person or persons donating the honorarium, location and style of art, emerging
artists, number of submissions, installation costs, artist profit, raising money, and
next steps.
b. Presentation and discussion of Chapter 46, Article VI, Tobacco Products,
Smoking, and E-Cigarettes.
Director Greenwood provided a historical overview of this item.
Discussion ensued regarding smoking outside private clubs, becoming a non-
smoking municipality, implementation, and enforcement.
Council Member Langdon read two letters from residents who support creating a
non-smoking ordinance.
Town Council Minutes
01/29/18
Page 3 of 9
c. Presentation and discussion regarding the potential adoption of a Unified
Development Code (UDC) for the Town of Westlake.
Director Ruthven and Coordinator Ford provided a presentation and overview of
the proposed UDC.
d. Standing Item: Presentation and discussion of development projects per Staff
report December 2017 Entrada report from the Developer and projects in
Planned Development PD 3-5.
Director Ruthven provided a presentation and overview of development projects.
Discussion ensued regarding the follow projects:
Entrada: Stone on the sales office, retail corner, reviewing new elevations of the
tower, engineering of the tower, tracking commercial vs residential,
condominiums, public improvements, pedestrian bridge, and filling the canal.
Charles Schwab: Road in the campus, and tower cranes on site.
Signal light at Davis Boulevard/FM 1938 and Dove Road.
Adding Future development the report.
6. EXECUTIVE SESSION
The Council convened into executive session at 9:26 p.m.
The Council will conduct a closed session pursuant to Texas Government Code, annotated,
Chapter 551, Subchapter D for the following:
a. Section 551.071. Consultation with Attorney (1) when the governmental body
seeks the advice of its attorney about: (A) pending or contemplated litigation:
Cause No. 348-290326-17 - Neil and Janelle McNabnay, Colin and Melanie
Stevenson, Yair and Sandra Lotan, Jay and Jana Still, Biswajit and Chandrika
Dasgupta, Michael and Michelle Granfield, Michael and Stef Mauler, Rudy and
Christy Renda, David and Jenn Riley, Joseph Mohan and Maria De Leon,
Roberto Arandia, and Patrick and Erin Cockrum (collectively, "Plaintiffs") vs.
Town of Westlake
b. Section 551.087 Deliberation Regarding Economic Development
Negotiations (1) to discuss or deliberate regarding commercial or financial
information that the governmental body has received from a business prospect
that the governmental body seeks to have locate, stay, or expand in or near the
territory of the governmental body and with which the governmental body is
conducting economic development negotiations; or (2) to deliberate the offer of
Town Council Minutes
01/29/18
Page 4 of 9
a financial or other incentive to a business prospect described by Subdivision (1)
for the following:
- Maguire Partners-Solana Land, L.P., related to Centurion’s development
known as Entrada and Granada
- Project Blue Water
- Project Eagle Powers
c. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Trophy Club Municipal District No. 1
d. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Water contract
e. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Solana Public Improvement District’s Service and Assessment Plan
f. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Zoning and the Comprehensive Plan
g. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Waste (Trash) Ordinance
7. RECONVENE MEETING
Mayor Wheat reconvened the meeting at 9:50 p.m.
8. COUNCIL RECAP / STAFF DIRECTION
Staff to move forward with composing a non-smoking ordinance for review.
9. ADJOURNMENT
Mayor Wheat adjourned the work session at 9:50 p.m.
Regular Session
1. CALL TO ORDER
Mayor Wheat called the regular session to order at 6:57 p.m.
Town Council Minutes
01/29/18
Page 5 of 9
2. ITEMS OF COMMUNITY INTEREST:
Mayor Wheat read a proclamation recognizing and honoring Mr. Shane Massey for his
heroic life-saving actions provided to Mr. Jon White.
Director Awtry provided an overview of the upcoming events.
3. CITIZEN COMMENTS:
No one addressed the Council.
4. CONSENT AGENDA:
a. Consider approval of the minutes from the meeting on December 11, 2017.
b. Consider approval of the minutes from the meeting on January 8, 2018.
c. Consider approval of Resolution 18-01, Appointing new members to the Public
Art Competition Advisory Committee board.
d. Consider approval of Resolution 18-02, Appointing a new member to the
Historical Preservation Society board.
e. Consider approval of Resolution 18-03, Authorizing the Town Manager to
execute a lease with Frontier to utilize town owned telecommunications conduit
(Ductbank) to serve the Quail Hollow Residential development.
f. Consider approval of Resolution 18-04, Authorizing the Town Manager to enter
into an agreement with Terracon Consulting Engineers for construction materials
testing and observation services for the Westlake Fire-EMS Fire House 1 project
and authorize town staff to make funding changes not to exceed $25,000 on this
project.
g. Consider approval of Resolution 18-05, Authorizing the Town Manager to enter
into an agreement with Precision Landscape Management to provide Landscaping
service for the center median and the east side of FM 1938/ Davis Boulevard and
to the north of Dove Road.
Town Manager Brymer provided an overview of item c on the consent agenda.
MOTION: Council Member Belvedere made a motion to approve the consent
agenda. Council Member Stoltenberg seconded the motion. The
motion carried by a vote of 5-0.
Town Council Minutes
01/29/18
Page 6 of 9
5. CONDUCT A PUBLIC HEARING REGARDING THE LEVY OF ASSESSMENT WITHIN
THE TOWN OF WESTLAKE SOLANA PUBLIC IMPROVEMENT DISTRICT,
COMMONLY KNOWN AS ENTRADA DEVELOPMENT FOR IMPROVEMENT
PROJECT B, THE PUBLIC PARKING GARAGE, IN THE AMOUNT OF $2,425,000.
Mrs. Mary Petty and Mr. Abdi Yassin, MuniCap, provided an overview of the proposed
assessment for Project B.
Discussion ensued regarding the payments of the assessments, revisions made to the
document, assessment map, item 7 regarding the reimbursement agreement, status and
cost of the building permits, and surface parking.
Mayor Wheat opened the public hearing.
No one addressed the Council
Mayor Wheat closed the public hearing.
6. DISCUSSION AND CONSIDERATION ORDINANCE 843, ACCEPTING AND
APPROVING AN ANNUAL SERVICE PLAN UPDATE – ASSESSMENT PART B AND
ASSESSMENT ROLLS FOR THE SOLANA PUBLIC IMPROVEMENT DISTRICT OF
THE TOWN OF WESTLAKE.
No additional discussion.
MOTION: Council Member Stoltenberg made a motion to approve
Ordinance 843. Council Member Barrett seconded the motion.
The motion carried by a vote of 5-0.
7. DISCUSSION AND CONSIDERATION OF RESOLUTION 18-06, AUTHORIZING
THE MAYOR TO ENTER INTO A REIMBURSEMENT AGREEMENT WITH THE
DEVELOPER OF TOWN OF WESTLAKE SOLANA PID, COMMONLY KNOWN AS
ENTRADA DEVELOPMENT FOR CONSTRUCTION OF IMPROVEMENT PROJECT B,
THE PUBLIC PARKING GARAGE, IN THE AMOUNT OF $2,425,000.
No additional discussion.
MOTION: Council Member Belvedere made a motion to approve Resolution
18-06. Council Member Rennhack seconded the motion. The
motion carried by a vote of 5-0.
Town Council Minutes
01/29/18
Page 7 of 9
8. DISCUSSION AND CONSIDERATION OF ORDINANCE 844, AMENDING CHAPTER
62, PLANNING, ARTICLE III, BY ADDING SEC. 62-58 COMPREHENSIVE PLAN
IMPLEMENTATION, PROVIDING CLARIFICATION OF ZONING APPLICATION
REQUIREMENTS THAT REQUIRE THE APPLICANT TO DEMONSTRATE
COMPLIANCE WITH THE COMPREHENSIVE PLAN.
Director Ruthven provided a presentation and overview of the item.
Discussion ensued regarding the effect on future developments and the future adoption of
a Building Quality Manual.
MOTION: Council Member Stoltenberg made a motion to approve
Ordinance 844. Council Member Langdon seconded the motion.
The motion carried by a vote of 5-0.
9. DISCUSSION AND CONSIDERATION REGARDING THE APPOINTMENT OF A
MEMBER AND THE APPOINTMENT OF AN ALTERNATE MEMBER TO THE
PLANNING & ZONING COMMISSION.
Town Manager Brymer provided a presentation and overview of the item, including
information on a current Commissioner moving out of Westlake
Discussion ensued regarding the possible appointment of an alternate member, having
residents serve, filing any vacant alternate member seats, and Mrs. Joyce Baker serving as
an alternate Commissioner.
MOTION: Council Member Rennhack made a motion to approve the
appointment of Alternate Commissioner Kraska to serve as a
Planning & Zoning Commissioner. Council Member Langdon
seconded the motion. The motion carried by a
vote of 5-0.
Staff will advise Mr. Kraska on his duties and provide additional
information to Mrs. Baker regarding the Commission.
10. EXECUTIVE SESSION
The Council did not convene into executive session.
The Council will conduct a closed session pursuant to Texas Government Code, annotated,
Chapter 551, Subchapter D for the following:
a. Section 551.071. Consultation with Attorney (1) when the governmental body
seeks the advice of its attorney about: (A) pending or contemplated litigation:
Cause No. 348-290326-17 - Neil and Janelle McNabnay, Colin and Melanie
Stevenson, Yair and Sandra Lotan, Jay and Jana Still, Biswajit and Chandrika
Dasgupta, Michael and Michelle Granfield, Michael and Stef Mauler, Rudy and
Town Council Minutes
01/29/18
Page 8 of 9
Christy Renda, David and Jenn Riley, Joseph Mohan and Maria De Leon,
Roberto Arandia, and Patrick and Erin Cockrum (collectively, "Plaintiffs") vs.
Town of Westlake
b. Section 551.087 Deliberation Regarding Economic Development
Negotiations (1) to discuss or deliberate regarding commercial or financial
information that the governmental body has received from a business prospect
that the governmental body seeks to have locate, stay, or expand in or near the
territory of the governmental body and with which the governmental body is
conducting economic development negotiations; or (2) to deliberate the offer of
a financial or other incentive to a business prospect described by Subdivision (1)
for the following:
- Maguire Partners-Solana Land, L.P., related to Centurion’s development
known as Entrada and Granada
- Project Blue Water
- Project Eagle Powers
c. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Trophy Club Municipal District No. 1
d. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Water contract
e. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Solana Public Improvement District’s Service and Assessment Plan
f. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Zoning and the Comprehensive Plan
g. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Waste (Trash) Ordinance
11. RECONVENE MEETING
12. TAKE ANY ACTION, IF NEEDED, FROM EXECUTIVE SESSION ITEMS.
13. FUTURE AGENDA ITEMS:
No additional discussion required.
Town Council Minutes
01/29/18
Page 9 of 9
14. ADJOURNMENT
There being no further business before the Council, Mayor Wheat asked for a motion to
adjourn the meeting.
MOTION: Council Member Rennhack made a motion to adjourn the meeting.
Council Member Langdon seconded the motion. The motion
carried by a vote of 5-0.
Mayor Wheat adjourned the meeting at 7:46 p.m.
Mayor Wheat then moved to the Work Session.
APPROVED BY THE TOWN COUNCIL ON FEBRUARY 26, 2018.
ATTEST: _____________________________
Laura Wheat, Mayor
_____________________________
Kelly Edwards, Town Secretary
Joint Trustee & Town Council Minutes
02/05/18
Page 1 of 3
MINUTES OF THE
TOWN OF WESTLAKE, TEXAS
BOARD OF TRUSTEE AND TOWN COUNCIL
JOINT MEETING
February 5, 2018
PRESENT: Mayor Laura Wheat and Council Members Alesa Belvedere, Rick Rennhack and
Wayne Stoltenberg
ABSENT: Michael Barrett and Carol Langdon
OTHERS PRESENT: Town Manager Tom Brymer, Town Secretary Kelly Edwards,
Town, Director of Planning & Development Ron Ruthven, Public
Works Director Jarrod Greenwood, Director of Finance Debbie
Piper, Director of Facilities & Parks Troy Meyer, Director of
Communications Ginger Awtry, Communications Manager Jon
Sasser, PYP Principal Rod Harding, PYP Assistant Principal Beckie
Paquin, Secondary Principal Stacy Stoyanoff, Secondary Asst.
Principal Jennifer Furnish, Director of Finance Debbie Piper, and
Finance Clerk Marlene Rutledge.
Regular Session
1. CALL TO ORDER
Mayor Wheat called the regular session to order at 6:15 p.m.
Joint Trustee & Town Council Minutes
02/05/18
Page 2 of 3
2. DISCUSSION AND CONSIDERATION OF RESOLUTION 18-07, AUTHORIZING
THE TOWN MANAGER TO ENTER INTO AN AGREEMENT WITH GREEN SCAPING
TO COMPLETE PHASE II OF THE OUTDOOR LEARNING STATIONS WHICH
INCLUDES THE MATH & SCIENCE PLAZA AND AUTHORIZE THE TOWN MANAGER
TO MAKE FUNDING CHANGES NOT TO EXCEED $25,000.00 ON THIS PROJECT.
Director Meyer provided an overview of the item.
Discussion ensued regarding the final cost of $171,799.00 and possible summer Math
camps utilizing the learning stations.
MOTION: Council Member Stoltenberg made a motion to approve
Resolution 18-07. Council Member Belvedere seconded the
motion. The motion carried by a vote of 3-0.
3. ADJOURNMENT
There being no further business before the Council, Mayor Wheat asked for a motion to
adjourn the meeting.
MOTION: Council Member Rennhack made a motion to adjourn the meeting.
Council Member Belvedere seconded the motion. The motion
carried by a vote of 3-0.
Work Session
1. CALL TO ORDER
Mayor Wheat called the work session to order at 6:25 p.m.
2. PRESENTATION AND DISCUSSION REGARDING WESTLAKE POLICE SERVICES
AND WESTLAKE ACADEMY SECURITY INCLUDING RECOMMENDATIONS
RELATED TO WESTLAKE ACADEMY SECURITY.
Town Manager Brymer provide an overview of the item.
Keller Police Chief Mike Wilson provided a presentation and overview of the services
provided to the Town of Westlake.
Discussion ensued regarding calls for service, renewing the contract, fixed costs for a
police department, allocation of resources, Keller’s Crime Control District, providing the
cost per call, the number of officers using the proposed sub-station, collaborative training,
and communicating this information to parents.
Joint Trustee & Town Council Minutes
02/05/18
Page 3 of 3
3. PRESENTATION AND DISCUSSION REGARDING A DRAFT SCOPE OF SERVICES
AND REQUEST FOR PROPOSALS FOR POTENTIAL UPDATE OF THE WESTLAKE
ACADEMY CAMPUS MASTER PLAN.
Town Manager Brymer and Director Meyer provided a presentation and overview of the
item.
Discussion ensued regarding sharing classrooms, lab space, portable buildings, increasing
the number of Westlake residents, enhancing the educational opportunities, Athletics,
attrition, facilitating the architect/builder discussion, and public-private opportunities.
4. EXECUTIVE SESSION
The Council did not convene into executive session.
The Council will conduct a closed session pursuant to Texas Government Code, annotated,
Chapter 551, Subchapter D for the following:
a. Sec. 551.076. Deliberation Regarding Security Devices or Security Audit to
deliberate: (1) the deployment, or specific occasions for implementation, of
security personnel or devices; or (2) a security audit.
5. RECONVENE MEETING
6. BOARD-COUNCIL RECAP / STAFF DIRECTION
Staff discussion and Board Retreat to discuss planning for the next 5 to 10 years.
7. ADJOURNMENT
Mayor Wheat adjourned the work session at 9:07 p.m.
APPROVED BY THE TOWN COUNCIL ON FEBRUARY 26, 2018.
ATTEST: _____________________________
Laura Wheat, Mayor
_____________________________
Kelly Edwards, Town Secretary
estlake Town Council
TYPE OF ACTION
Regular Meeting - Action Item
Monday, February 26, 2018
TOPIC: Consideration of Resolution 18-XX adopting The Building Quality Manual.
STAFF CONTACT: Ron Ruthven, Director of Planning and Development
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Objective
Mission: Westlake is a
unique community blending
preservation of our natural
environment and
viewscapes, while serving
our residents and businesess
with superior municipal and
academic services that are
accessible, efficient, cost-
effective, & transparent.
Citizen, Student &
Stakeholder
High Quality Planning, Design &
Development - We are a desirable
well planned, high-quality
community that is distinguished by
exemplary design standards.
Preserve Desirability
& Quality of Life
Strategic Initiative
Update Development Regulations
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
This item involves the final phase of adoption concerning a proposed policy presented to the
Planning and Zoning Commission on September 18, 2017 and to the Town Council on December
11, 2017. The first phase was executed on January 29, 2018 with approval of Ordinance 844
adopting a development policy that applies to new residential rezoning requests. Ordinance 844
amended Chapter 62 of the Code of Ordinances by adding the following language:
“Sec. 62-58. – Zoning requests involving new residential developments - plan review/development
request processing. Notwithstanding any other provisions contained in Article III, the following
policy shall serve as a review template to Town staff for any proposed development that meets the
criteria contained specifically in this subsection. In order to more effectively analyze compliance
with the comprehensive plan and ensure its effective implementation, for any rezoning request
involving any zoning change to a zoning category, including PD zoning, that includes a residential
use wherein the proposed zoning yields the ability to produce a higher density of residential units
at or above the current zoning of the property and/or involves a rezoning from a non-residential
use to a residential use, the following standards must be met upon the submittal of an application
for a change of zoning:
(1) The proposed zoning shall be to a PD district as defined in the zoning regulations;
(2) The proposed zoning application shall, at a minimum, include the following:
a. Water and sewer utility service plan that demonstrates an acceptable level of service
from Town owned water utilities;
b. A stormwater management and infrastructure plan;
c. Traffic impact analysis and access control plan;
d. Landscaping/Open space/trail plan;
e. Tree mitigation plan;
f. Detailed proposed design standards generally demonstrating compliance with all
building standards of the Town, including the Building Quality Manual, adopted by
separate resolution, along with any other adopted design policies and requirements
applicable to the proposed development;
g. A written analysis and demonstration of compliance with Comprehensive Plan
recommendations including the housing recommendations contained in the Land Use
Plan and the Housing Plan;
h. A transfer of development intensity (TDI) proposal (if applicable);
i. If any waivers and/or deviations from this policy, the Comprehensive Plan or the Code
of Ordinances are proposed, a detailed explanation of each waiver/deviation is
required.
(3) No application for a zoning change, as applicable to this policy, shall be processed for
consideration until the requirements of this policy are met.”
As highlighted above, adoption of the Building Quality Manual completes this process.
The proposed policy requires that a new development application generally demonstrate
compliance with the Building Quality Manual, which was produced by Mesa Planning and was
presented to both the Commission and Council on the dates noted above. The purpose of the
manual is to serve as a policy document, which will be utilized by developers, builders and staff
as part of a new development proposal. Eventually, whenever a development receives final
approval, the policy recommendations contained in the manual will serve as a nexus between the
final development requirements contained in the approving ordinance and design guidelines, and
the recommendations contained in the 2015 Comprehensive Plan.
SUMMARY AND RECOMMENDATION
Staff recommends approval of the policy.
1. Resolution 18-XX
Resolution 18-08
Page 1 of 2
TOWN OF WESTLAKE
RESOLUTION NO. 18-08
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE,
TEXAS, ADOPTING A BUILDING QUAILTY MANAUAL.
WHEREAS, on March 2, 2015, the Town Council adopted a Comprehensive Plan (the
Forging Westlake 2015 Comprehensive Plan); and
WHEREAS, on March 27, 2017 the Town Council adopted Section 62, Article III-
Implementation of the Comprehensive Plan, Westlake Code of Ordinances; and
WHEREAS, on January 29, 2018 the Town Council amended Section 62, Article III by adding
a new section (Section 62-58) which includes a requirement that applicable development
proposals should include “detailed proposed design standards generally demonstrating
compliance with all building standards of the Town, including the Building Quality Manual,
adopted by separate resolution, along with any other adopted design policies and requirements
applicable to the proposed development”; and
WHEREAS, pursuant to Section 62-58 of the Code of Ordinances, the Building Quality
Manual shall serve as a compendium of guidelines applicable only to new development requests
as further described in said section; and
WHEREAS, the Building Quality Manual provides to the Town an additional resource
for ensuring development compliance and consistency with the Comprehensive Plan and other
related development policies adopted by the Town; and
WHEREAS, the Town Council finds that the passage of this Resolution is in the best
interest of the citizens of Westlake.
NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: That, all matters stated in the Recitals hereinabove are found to be true
and correct and are incorporated herein by reference as if copied in their entirety.
SECTION 2: That the Town of Westlake Town Council does hereby approve The
Building Quality Manual, attached as Exhibit “A”, Town of Westlake Economic Development
Incentive Policy and directs the Town Manager to immediately submit an Economic
Development Agreement to the Town Council consistent with the terms of this policy.
Resolution 18-08
Page 2 of 2
SECTION 3: If any portion of this Resolution shall, for any reason, be declared invalid
by any court of competent jurisdiction, such invalidity shall not affect the remaining provisions
hereof and the Council hereby determines that it would have adopted this Resolution without the
invalid provision.
SECTION 4: That this resolution shall become effective from and after its date of
passage.
PASSED AND APPROVED ON THIS 26th DAY OF FEBRUARY, 2018.
ATTEST: _____________________________
Laura L. Wheat, Mayor
____________________________ ______________________________
Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager
APPROVED AS TO FORM:
____________________________
L. Stanton Lowry, Town Attorney
.
Westlake Building Quality Manual
Standards and Guidelines for quality and endurance in the Design and
Construction of Westlake’s Built Fabric
MESA‐Planning
February 26, 2018
JOHN RUSKIN: When we build, let us think we build forever. Let
it not be for present delight nor for present use alone. Let it be
such work as our descendants will thank us for; and let us think, as
we lay stone on stone, that a time is to come when those stones will
be held sacred because our hands have touched them, and that
men will say, as they look upon the labor and see the wrought
substance of them, “SEE THIS OUR FATHER DID FOR US.”
Page 1 of 58
.
INTRODUCTION
This manual is intended to provide measurable benchmarks that clearly present the Town of Westlake’s
expectations for the design, materials, and workmanship of both residential and non‐residential
construction. This Building Quality Manual is a guide only and is separate from applicable Building
Codes, that address matters more directly related to life safety and is also separate from other existing
building and development ordinances of the Town. Therefore, this manual is meant to supplement
these other building and development codes and clearly present the Town’s goals in regard to building
quality.
Building Quality is defined to mean the integrity of design as well as the endurance of what is
constructed and the expression of those visual qualities of construction that are consistent with an
attractive community. Therefore, these standards describe a minimum quality of construction sought by
the Town. However, these standards are not meant to limit, in any way, a contractor’s employment of
higher quality standards or an architect’s creativity and ingenuity in design. More specifically, the goals
for this Building Quality Manual are to:
Maintain the quality and continuity of the visual environment of the Town, protect the general
welfare, and ensure that the Town’s appearance, character, and economic well‐ being are
preserved through minimum design and building quality standards.
Encourage creativity, imagination, innovation, variety in architectural design and building
composition by challenging the design component of any project to greater compositional
intent.
Preserve the unique heritage, history, and architectural character that evolves over time and
reflects the aggregate identity of Westlake within the highway 114 corridor.
Reinforce and support the integration of design and development with the natural systems of
Westlake’s environment as well as with the pedestrian and vehicular movement of its citizens.
Promote harmony in the physical relationship between the otherwise autonomous projects that
constitute the built fabric of the Town.
Thus, this is a continually evolving document and may be expanded and/or amended as new issues are
realized and deliberated.
This document is divided into 5 sections as described below which collectively address matters from
design to construction. The sections are:
Section 1: Principals of Design
This Section addresses the general approach to architectural composition and internalization of natural
relationships and character.
Section 2: Principals of Development Planning
This Section addresses the internalization of natural systems and recognition of natural features as well
as accommodation of pedestrian movement, connection with the “Town”, and the mitigation of building
service intrusions.
Page 2 of 58
.
Section 3: Residential Construction Quality Standards
This Section addresses building materials, techniques, and workmanship related to residential
construction.
Section 4: Non‐residential Construction Quality Standards
This Section addresses building materials, techniques, and workmanship related to non‐residential
construction.
Section 5: Landscaping
This Section address basic aspects of landscape that moves landscaping toward more naturalistic forms
and more indigenous plan materials and away from ornamentation generally.
Page 3 of 58
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Organization of openings relative to mass 4
SECTION 1: PRINCIPALS OF DESIGN
This section sets forth the desired considerations that the Town would like to be taken into account
during the design process and expresses the desired outcome of that process. The standards below
address the scope of consideration as well as the object of consideration in the approach to building
design. The purpose is to promote a compositional integrity, continuity with the Town identity, and
integration of nature/ natural systems and/or features. More specifically, these standards are:
Standard 1: Visual continuity with the Town
The design of any structure within Westlake should further define the context in which the
structure in conjunction with other associated structures, will reside, to establish key attributes
of that context (which are characteristic of its appearance), and the manner in which the design
being formulated will work to perpetuate or compliment those attributes. When the structure is
a single‐family residential structure style repetition in close proximity is discouraged. However,
other attributes of continuity (such as massing, complexity, and proportion) are to be
considered.
The design of any structure within Westlake will maintain a relation to the public areas as
established by other development of the Town context as well as maintain, as a minimum, the
level of ground plane enrichment and amenity as is characteristic of the context. Such design
should consider continuation of the ground plane enrichment/ amenity as a means of
overcoming project segmentation of the Town fabric.
Standard 2: Integrity of Holistic Composition
The exterior design of any structure in Westlake should, in its totality, comprise an overall
visual pattern that expresses an intentional relationship between the elements of form.
The elements of form that comprise a building design should derive from a common
justification (e.g. function or proportion) that transcends ornamentation.
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5
Standard 3: Tension, Balance, Symmetry, and other Compositional Relationships
The visual pattern associated with the design of any structure in Westlake should allow the
imposition of a compositional structure that lays across the design and touches its key elements
of expression. This structure includes but is not limited to:
o Regulating lines that organize the elements of the elevation in space. These connections
in composition communicate the relationship of form elements intended by the
architect. See Diagram 3 and 4 below.
o Proportioning systems that establish an order of relationship. Proportion is the
relationship between 2 ratios (window height to width in relation to building height to
width). Proportion is often derived from natural relationships.
o Hierarchies that place elements in their ascending or descending relationship expressed
from dominant to subordinate.
Standard 4: Integrity of Styling Derived from Tradition
Features of traditional style were typically
derived from solutions to construction details that
were ceremonially continued as style (and/or
principals of style) in an effort to preserve the body
of knowledge. Therefore, traditional styling, when
used, should not be reduced to simple ornament,
but derived in a manner consistent with tradition or
interpreted in a manner that fully recognizes that
tradition and its principles.
Features of traditional style were, of necessity,
structurally appropriate in their proportion and
dimension. Therefore, traditional styling should
comport with the historic proportional and
dimensional characteristics of the stylistic feature.
The Old Way of Seeing
Page 5 of 58
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6
Standard 5: Articulation of Closure Details
Closure details (at openings, corners, roof/wall junctures, and horizontal offsets) are areas
where design solutions contribute to the detailed appearance of an elevation. Therefore, the
design of buildings in Westlake should consider closure details as an opportunity for crafted
articulation.
Standard 6: Façade Integrity
The Town of Westlake seeks to promote architecture that expresses a relationship between plan
and elevation. Therefore, design approaches which seek to decorate a space plan derived
independent of the design in elevation is discouraged. A proper relationship of plan to elevation
requires that internal functions influence and inform the form of the mass and articulation of
that form in design. Where the style portrayed is characterized by aspects of form, that form
should influence the internal arrangement of space.
Standard 7: Holistic visual treatment of structure
The Town of Westlake seeks to eliminate the architectural phenomenon common to most
suburban developments, wherein the street facing façade is recipient of the full investment in
style articulation and the other facades are given much lesser treatment. The Town of Westlake
discourages such “façade‐ism” and promotes consistent treatment of style on all elevations of a
structure. This is referred to a “4‐sided architecture”.
Standard 8: Integration and Expression of the Indigenous Landscape
Westlake is characterized by its complex and varied landscape. Therefore, the design of any
building in Westlake should make every effort to accommodate the character, profile, and
natural mosaic of the indigenous landscape. Such design will avoid massive grading and seek to
accommodate grade change within the architectural skin of the structure, thereby establishing a
stronger relationship between the building and the ground upon which it sits.
Where possible, the building design should accommodate and preserve natural drainage patterns.
Where reasonable, the building design should avoid retainage structures set apart from the
architectural envelope or set apart from the extensions thereof (e.g. terraces) The intent is to
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7
avoid excessive physical expression of “land development” and/or the preparation of “lot pads”
independent of the architecture.
Standard 7: Protection of Unique Landforms and Plant Communities
The Town of Westlake is distinguished by its land promontories (landmark landforms) that sit at
the break between Westlake’s upland and lowland areas. In addition, the complex ground
configuration has nurtured distinctive and mature Post Oak, Live Oak, and other protected tree
species that thrive in dense plant communities. Therefore, the design of any building in
Westlake permitted to build in close association with its landmark landforms should recognize
this visual association in the character of design, the form of design, and the relationship of the
structure to the landform itself. Key considerations include:
o Derived elements of form: The form of the design and the form of the land bear
similarities.
o Transparency: The skin of the building seeks to dissipate so as not to be more
conspicuous than the land form
o Subordination: Attempt to avoid disruption of the profile of the landform
The design of any building in Westlake permitted to build in close association with distinctive
plant communities should recognize the associations with indigenous plant communities and
potential for encroachment in the character of design, form of design, and relationship of
structure to the plant community itself. Key considerations include:
Page 7 of 58
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8
o Tree Protection: Protected trees within 30 feet of the construction area should be
protected with proper barriers and avoidance of compacting root environments.
o Tree Preservation: To the extent reasonable, the configuration of the design should
seek to avoid the destruction of protected indigenous trees of the plant community.
o Tree Mitigation: Where protected, indigenous trees of the plant community are
destroyed, they should be replaced as set out in the Tree Ordinance. Mitigation
should be within the plant community or a place designated by the Town asset out
in the Tree Ordinance.
o Low Impaction construction techniques: To the extent possible, the construction
techniques employed to build within a plant community should be those that have
the least impact upon the environmental conditions supporting that plant
community.
o Preservation of natural systems serving the plant community: Developers and
Owners are encouraged to preserve the plant community.
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SECTION 2: Principals of Development Planning
This section sets forth the desired considerations that should be taken into account when planning a
development project in Westlake or siting a building on a lot. These considerations are intended to
strengthen the association between the development and the fabric of the Town, the mosaic of natural
systems/plant communities/land form, and the vision of the Town’s 2015 Comprehensive Plan. Each
development project regulated with consideration of its individual land area and site specific standards
is, by virtue of the standards contained herein, called to consider the development’s place within, and
impact upon, the larger Town fabric.
Standard 2.1: Relationship to and connection with the Township fabric
Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in
Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of
the plan addresses this issue) portray the extent to which the following elements of the Town fabric are
continued, or otherwise responded to, within the proposed Development Plan:
Roadways and drives: As Westlake builds‐out the large amount of non‐residential square footage,
it becomes increasingly
essential to facilitate traffic
flow. Therefore, where
possible a Development
Plan should seek to connect
with, and extend flow
between, projects; thereby
providing route options for
traffic flow. It is important
that a development Plan
does not interrupt flow by
failing to make extensions
anticipated by an adjacent
project and where that
extension was a
consideration in the
adjacent project TIA. Therefore, coordination of routing anticipated by an individual TIA is a desired
consideration of a Development Plan under consideration by the Town.
Thoroughfares: The Town Comprehensive Plan (discussed below) identifies three levels of roadway
hierarchy. To the extent possible, a Development Plan that lays within the path of a Thoroughfare as
planned and committed to by adjacent development or the alignment of which has been adjusted
by an act of Council, should make provision for the extension of the ROW of such Thoroughfare so
that the ROW is available for such Thoroughfare when required development TIA’s substantiate the
Thoroughfare necessity.
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10
Trails: Where provision has been made for trails within an adjacent development or a trail provided
by the Town is ready for extension, the Development Plan should consider appropriate trail routing
through the proposed development so that a cohesive trail network can evolve over time.
Open Spaces: Where an adjacent development provides open space that abuts the property line of
the Development Plan, or the open space of an adjacent development can be feasibly extended into
the Development Plan under consideration; the Development Plan should consider the extension or
expansion of the open space or consider how development portrayed by the Development Plan can
relate to (and further define) the open space.
Contextual characteristic: Any Development Plan formulated for a property located in a context of
e x i s t i n g development should consider how various aspects of the context will also be
manifest in the Development Plan. Key aspects of context can include:
o Building to Street/ roadway relationships
o Streetscape themes
o Connection of open space
o Continuity of water or water body
o Extension of plan drifts
and/ or patterns
o Continuity of road section
o Treatment of parking
o Compatibility of adjacent land use
Transitional relationships: Where a Development Plan shows development on a property located
between land use zones where land
use adjacency is an issue, the
Development Plan should consider
proper transitional treatments as
they would appear in the plan.
Proper transitional treatments
include:
o Buffer space
o Lessening or increasing density
o Lessening or increasing building
height
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o Lessening or increasing land use (moving land use at the transition in the direction of the
adjacent use)
o Creating activity spaces that are appropriate to both uses
Standard 2.2: Implementation of the Comprehensive Plan
Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in
Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of
the plan addresses this issue) portray the extent to which the following elements of the Town
Comprehensive Plan are implemented, or otherwise responded to, within the proposed Development
Plan:
Traffic Management: The Comprehensive Plan establishes threshold Levels of Service (LOS) for
streets and intersections serving a Development Plan. Therefore, each Development Plan should
demonstrate traffic management options that the plan will employ to minimize impact on the
Thoroughfare System serving the Development Plan and thereby preserve as much of the LOS
capacity as reasonably possible. Traffic management options to be considered include but are not
limited to:
o Multiple “trip assignment options”
o Interconnection of development flows between projects
o Distribution of parking
o Intersection improvements (dedicated turn, acceleration, de‐acceleration lanes, and
access management)
Land Use Character District features: The Forging Westlake 2015 Comprehensive Plan identifies 8
Land Use Character Districts which are spread across the land area of Westlake, engaging all lots,
parcels, and/or tracts therein. Each land Use Character District has an associated identity derived
from the intensity of development, the pattern of development, the relation of development to
street, the coverage of development, and the form of development. Therefore, each Development
Plan submitted to the Town for consideration should address the extent to which various aspects
of the Comprehensive Plan Character Districts are considered by the Plan.
Parks and Open Space: The Forging Westlake 2015 Comprehensive Plan identifies parks and open
spaces necessary to serve the recreational needs of the Town population, provides transition from
the residential to non‐residential components of the Town, protects the views that characterize the
Westlake landscape, preserves landmark landforms and other natural features/systems, and
preserves historically significant open space contexts. Therefore, each Development Plan submitted
for Town consideration should consider the relationship of the Development Plan location relative
to the features of the Town Parks and Open Space Plan and the extent to which any aspect of the
plan that is coterminous with the Development Plan is addressed by that Development Plan. Key
aspects of consideration include:
o Implementation of the Parks and Open Space Plan
o Compatibility with the Parks and Open Space Plan
o Extension of the Parks and Open Space Plan
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o Natural preservation initiatives consistent with the intent of the Parks and Open Space Plan
Thoroughfares: The Forging Westlake 2015 Comprehensive Plan identifies three thoroughfare types
that comprise the Thoroughfare System of Westlake. These thoroughfare types are:
o Regional Arterial Roadways: Arterials that make connection between the Regional System
serving Westlake from surrounding communities and the Town System of Westlake.
o The Town Arterial System: Arterials that circumscribe the core areas of the Town and those
land Use Character Districts that are scaled to serve as a Town core.
o The Pastoral Collector System: The Collector Roadways that carry primarily residential
traffic from residential communities and neighborhoods to the Town arterial System.
Each Development Plan submitted for consideration in Westlake should demonstrate the extent to
which the Town’s Thoroughfare Plan is being addressed within the plan design. Key aspects of
consideration include:
o Implementation of the Thoroughfare Plan through the extension of or provision of
Thoroughfare System roadways as portrayed in the Plan or Council authorized adjustments
thereto.
o Compatibility with the Thoroughfare Plan
o Extension of the Thoroughfare plan
o Setting up development in anticipation of the Thoroughfare plan
Urban Design Structured: The Forging Westlake 2015 Comprehensive Plan identifies an Urban
Design Structure for Westlake that establishes a thematic treatment of:
o Thoroughfare Types
o Intersection Types
o Portals
o Landmarks
o Trail Types and Trail intersections/ Trail heads
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o Focal spaces.
Each Development Plan submitted for consideration in Westlake should demonstrate the extent to
which the Town’s Urban Design Structure Plan is being addressed within the plan design. Key
aspects of consideration include:
o Implementation of the Urban Design Structure by extending the thematic elements of the
C o m p r e h e n s i v e plan into the development plan.
o Compatibility with the Urban Design Structure by maintaining a compatibility with its visual
palette and avoiding the creation of differing thematic directions that would dissipate the
visual cohesion of the Town.
o Extension of the Urban Design Structure Plan in creative ways
o Setting up development in anticipation of its connection with the themes and aspects of the
Urban Design Plan.
Trail Plan: The Forging Westlake 2015 Comprehensive Plan identifies trail types that collectively
comprise a coherent trail system for the Town. Each Development Plan submitted for
consideration in Westlake should demonstrate the extent to which the Town’s Trail Plan is being
addressed within the plan design. Key aspects of consideration include:
o Implementation of the Trail Plan by extending the components of the trail plan into the
development and completing the pedestrian connections that the Trail plan seeks to
make.
o Compatibility with the Trail Plan by maintaining a compatibility with its connectivity intent
and completing connections set up by adjacent properties or public ROW.
o Extension of the Trail Plan in creative ways
o Setting up development in anticipation of its connection with the connecting pedestrian
system afforded by the Trail Plan.
Standard 2.3: Natural fabric preservation
Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in
Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of
the plan addresses this issue) try to preserve the following:
Significant plant communities or mitigate the loss of such communities as follows:
Significant Plant Communities include:
o Oak Motts containing at least 10 Post Oak or Live Oak Trees with a caliper larger
than 8 in. as measured 12 in. above the ground.
o Any Live Oak or Post Oak with a caliper larger than 15 in. as measured 12 in. above
the ground.
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Mitigation may include:
o Caliper replacement by planting replacement trees contiguous with the remaining
portions of the vegetative community being disturbed at a rate of 1 in caliper for
each 1 in. caliper (caliper replacement rate) being disturbed. Replacement trees
(planted at the above specified caliper replacement rate) may be planted at other
locations on‐site or off‐site) determined by the Town as appropriate for mitigation
o Cash in lieu of replacement paid to the Town in accordance with the Tree
Ordinance.
Standard 2.4: Natural fabric restoration
Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in
Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of
the plan addresses this issue) make effort to restore natural features, natural systems, natural pattern,
and/or natural mosaic lost to, augmented by, or disturbed by previous use of the land. The
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Development plan should consider the natural fabric, identify loss or degradation of the natural fabric
incurred by a previous use and consider proposing restorative measures and/or designs which can
restore such systems or their function.
Standard 2.5: Pedestrian linkage
Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in
Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of
the plan addresses this issue) consider pedestrian movement adjacent to, interfacing with, or
emanating from the subject lot, parcel, or tract (hereinafter the subject property) and provide design
initiatives that will:
Complete pedestrian pathways coming to the subject property that can be completed within or
across the subject property.
Provide connection from points of pedestrian origin within the subject to pedestrian facilities
and trails serving the subject property.
Anticipate the emergence of pedestrian pathways that can be extended by future development
in close proximity to the subject property and provide the opportunity for such pathway.
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Standard 2.6: Land Use adjacencies
Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in
Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of
the plan addresses this issue) consider the land use adjacencies affected by development within the
subject lot, parcel, or tract (hereinafter the subject property) and provide design initiatives that will:
Accomplish transition: The Development Plan should demonstrate how transition from a
dissimilar and potential conflicting land to an affected land use is made. Such transitions should
consider:
o Height transition: Movement from higher to lesser height by a gradation of height in
closer relationship to the affected land use. If height to setback ratios apply to this
Development Plan, such ratios shall take precedence over this standard.
o Mass Transition: Reduction of undifferentiated building mass in closer relationship to
the affected land use.
o Intensity Transition: Reduction in density in closer relationship to the affected use.
o Activity transition: Reduction of activity intensity in closer relationship to the affected
use or the creation of activities that can accommodate both uses.
o Creation of meaningful buffers: The provision of open space, preservation of natural
fabric, and/or the creation of water bodies that can adjoin adjacent uses. Where
existing PD regulations require buffers and setbacks such PD regulations shall take
precedence over this standard.
Mitigate encroachments: The development plan should demonstrate measures taken to
mitigate encroachments of a subject use on an affected use. Encroachments include:
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o Noise
o Light
o Traffic
Standard 2.7: Utilities and their integration with the design concept Any PD Concept Plan, PD
Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in Westlake that is required
by any existing ordinance of the Town should (to the extent that the scope of the plan addresses this
issue) consider utilities and utility services within the subject lot, parcel, or tract (hereinafter the subject
property) and provide design initiatives that will:
Conceal: Transmission lines and transmission ROW’s should be concealed from view and
recognition apart from the overall site design.
Screen: Transmission facilities should be screened when such facilities are visible from the
street or public way. Landscape screens which make use of native plant material and
integrate with the indigenous mosaic area preferred.
Internalize: To the extent possible transmission lines and facilities should be internalized to
the architecture intended for the site, lot, parcel, or tract.
Standard 2.8: Preservation of natural drainage Any PD Concept Plan, PD Development Plan, PD Site
Plan, or Site Plan (hereinafter Development Plan) in Westlake that is required by any existing ordinance
of the Town should (to the extent that the scope of the plan addresses this issue) consider natural
drainage within the subject lot, parcel, or tract (hereinafter the subject property) and provide design
initiatives that will preserve, restore, replicate natural drainage patterns where reasonably possible.
Standard 2.9: Storm water management facilities
Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in
Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of
the plan addresses this issue) consider Storm Water Management Facilities required to serve
development within the subject lot, parcel, or tract (hereinafter the subject property) and provide
design initiatives that will:
Minimize structured means of water management: Use of structured stormwater facilities
should be minimized. These include but are not limited to: use of cross drainage structures,
armored channels, concrete flow ways, and other such structured solutions to storm water
management. Exceptions may include structures utilized for the purpose of creating a
pedestrian/urban activity at the water edge.
Maintain natural land shapes and forms in the creation of detention/ retention facilities and
created drainage ways (hereinafter flow management facilities): Water collection points and/or
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pools created by nature have shapes that are clearly organic. Therefore, avoid straight lines,
hard angles, and regular geometric shapes in the creation of flow management facilities.
Restore and extend the natural fabric: Where storm water management design creates
conditions conducive to the support of plant communities of vegetative types, measures should
be made to expand the natural fabric by expanding such vegetative communities.
Respect natural systems that flourish within natural systems: Proper design of flow
management facilities will include diverse ecological settings such as deeper water, shallow
water, ephemeral flows, and greater hydration that can support natural systems associated with
these conditions. Therefore, where such ecological settings are created, the attendant natural
systems associated with that condition should also be created.
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Section 3: Residential Construction Quality Standards
This section sets forth the desired standards that should be implemented when designing a residential
structure in Westlake. These standards are intended to:
Establish uniformity in the enduring quality of Westlake’s residential building stock;
Preserve the general character of Westlake’s residential fabric;
Promote a consistent attention to detail;
Yield a distinctive visual character wherein the particular dimensionality, relief, and/or visual
texture that results from quality construction methods is apparent.
The design of each residential structure in Westlake should demonstrate conformance to the standards
specified below prior to receipt of a building permit. The building official should determine if the
standard has been met or the principal intent of the standard has been satisfied in a more creative
construction approach. More specifically the standards applicable to residential construction are:
Standard 3.1: Site‐work
a. General: Site‐work includes all aspects of site preparation that are related to the
creation of a building site within platted a lot, parcel or tract of land. It is the intent of
these standards to create a greater interrelationship between building and site
conditions, preserve natural features, preserve indigenous vegetation, and (to the
extent reasonable) avoid the street road relationships commonly associated with
suburban development patterns.
b. Condition during construction: Every lot, parcel, or tract which is the site of a residential
construction should maintain the site in the following condition from the start of site‐
work to the completion of building construction thereon:
i. Containment of all construction debris in the side yard space so that the ground
plane is clean of all visible debris
ii. Removal of all excavated material within 30 days of the excavation work unless
the excavated material is being stockpiled for reuse on the subject site. In
which case, excavated material should be stored in a location generally out of
the public view and toward the rear of the lot, parcel, or tract. If the building
plate configuration prohibits location of such storage at the rear of the lot, the
building official should consider a proposed alternate location for approval.
iii. Removal of all plant material and biomass within 2 days from any grubbing, tree
removal, tree pruning, shredding, and/or other trimming activity.
iv. Protection of all curbs where ingress or egress movement from a lot, parcel, or
tracts takes place.
v. No more than 1 temporary builder or sale sign
vi. Display of building permit at a front yard location, within 10 ft. of the street
ROW and mounted to a weather protected board or frame supported by a
central stake, standing 40 inches high.
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vii. Location of any temporary sanitary facility at the rear of the lot and sited so it is
plumb and free from any standing water potential. All temporary sanitary
facilities should be located on cleared and level ground. If the building plate
configuration prohibits location of such storage at the rear of the lot, the
building official should consider a proposed alternate location for approval.
viii. The building contractor should keep a set of permitted construction plans on‐
site so they may be viewed by a Town official when deemed necessary by that
Town official. The on‐site construction set should also show any change orders
or “as built” conditions which are different than the permitted drawing show.
c. Drainage: All drainage swales and/or drainage ways should be created so as to create
natural looking ground conditions. Therefore, artificial appearing side slopes, visible flow
lines that are overly angular or straight, retention/ detention facilities that are
square/angular/ or any regular geometric shape should be avoided.
d. Tree protection: All trees remaining on a lot, parcel, or tract and exposed to the building
activity or within 30 feet of the building site (hereinafter regulated trees) should be
protected as follows:
i. Tree fencing: Regulated/protected tree trunks should be protected with a visible
“tree fence” at least 48 in. tall and protecting the tree and ground around the
tree to a minimum 8 ft. distance from the trunk of the tree or the drip line,
whichever is greater.
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ii. Tree marking: All Regulated/protected Trees should be marked with a sign
stating “Protected Tree”.
iii. Ground compaction avoidance: Measures should be taken to minimize
ground compaction within the dripline of Regulated Trees as follows:
1. Prohibiting parking under the drip line of a Regulated Tree
2. Routing construction and equipment traffic so as to avoid the drip line
of a Regulated Tree
3. Prohibiting the storage of any material, equipment, debris, or excavated
material within the drip of any Regulated Tree
4. Avoiding, where possible, any grading within the drip line of a Regulated
Tree. Grading within the ground protected by a Tree Fence is
discouraged.
iv. Maintenance of normal hydration: Measures should be taken to maintain
normal hydration for any Regulated Tree by:
1. Preventing the accumulation of storm water runoff within the ground
plane area of any Tree Fence.
2. Avoiding increased levels of hydration from temporary irrigation
system.
3. Restoring hydration where the source of hydration has been disrupted
by the construction activity.
e. Preserve Tree Communities: Where a residential development plan or design should
make every reasonable effort to preserve, protect, incorporate or rehabilitate
indigenous plant communities.
f. Grading: Grading for residential construction and/ or the creation of a residential
building site should:
i. Avoid steep grades: Grades equal to or greater than 18% are considered steep
grades and should not be graded for lot pads or building sites. However,
accommodation of such grades within the architectural envelope is encouraged
where disturbance of such grades is necessary.
ii. Take place within the “Building Area”: Any construction grading within a lot,
parcel, or tract should be limited to the Building Area identified on the
permitted site plan page of the permit drawing set. Delineation of the Building
Area should also identify where grading equipment should be stored, if stored
on site. The building Area delineation should also identify where excavated
material will be stored, if such material is to be stored on‐site.
iii. Conform to the standards for tree protection: Such standard is set out in
Design Standard 4.5 below.
g. Building/Street relationships: The siting and follow through design of residential
structures on lots, parcels or tracts larger than 40,000 sf. should accomplish a relation
to the fronting street that allows the front yard space to separate the street building
association in a way that the building orientation is derived from the yard and not
street. To accomplish this, the yard may:
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i. Elevate above the street, creating a yard plane that is separate from the street
ii. Establish a yard form wherein the edge defined by the structure and the edge
defined by the street are not parallel
iii. Contain ground plane profile changes that visually complicate the structure/
street relationship.
Standard 3.2: Foundation
a. General: Foundation general standards regarding the appearance of constructing a
foundation for residential construction within the Town of Westlake. It is the intent of
these standards to mitigate the conspicuous visual differences between crawl space
foundation (pier supported) and slab foundation (generally soil supported). It is viewed
that lesser quality residential construction tends to address foundations without regard
to a relationship with the general façade design. Therefore, these guidelines are
intended to bring the foundation into the elevation design as a contributing element.
In addition, each foundation for residential construction should be engineered based
upon a geotechnical report provided by a reputable geotechnical consultant than
employs an appropriate number of boring samples. The geotechnical report should be
provided with the permit drawing set.
b. Slab Foundation: Often construction of a slab foundation results in the creation of a
concrete “platform” upon which the residential construction is placed. As a result there
is an exposed thickness of concrete which lies along the entire baseline of the structure.
To internalize this element into the elevation design, a ‘dropped” masonry ledge should
be provided. The “dropped” masonry ledge should be designed so that the distance
between the elevation of the ledge and the finished grade is no greater than 1.5 inches
above finished grade. For all veneer materials (masonry or stucco or other), there
should be no more than 1.5 inches of exposed concrete at the foundation line.
c. Crawl Spaces: As with
slab design (specified above)
the intent of this standard is
to conceal the expanse of
concrete usually associated
with exposed grade beams
with a dropped masonry ledge
or other means that allows no
more than 1.5 in. of exposed
concrete between the finished
grade and the veneer material
of the construction.
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All crawl space venting should be accomplished with a decorative concrete or masonry
vent that is appropriate to the style of the architecture. In addition, any exterior crawl
space access panels or doors should be decorative in appearance and located so that
such assess panels/ doors are not visible to the street.
d. Foundation on slope: Where the grade is sloping, the masonry ledge should be stepped
so that no more than 6 inches of concrete is visible above the grade at any point along
the grade.
Standard 3.3: Walls
a. General: Wall construction is considered a critical aspect of architectural integrity,
endurance, safety and appearance. Therefore, this manual sets forth certain
standards for wall construction that are meant to assure the above listed attributes.
b. Framing: For the purposes of energy rating, depth of offset at facade openings, and
more enduring construction; all wood framed, exterior walls of residential buildings
in Westlake should be constructed of a minimum 2 x 6 framing members or double 2
x 4 framing members. This standard does not apply to any wall which is a “common
wall” with an attached structure.
c. Vapor barrier: All wood frame construction should have vapor barrier behind
any façade veneer. Accepted vapor barriers include:
i. 30# Bituminous Builder Felt
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ii. A building wrap moisture barrier/ wind barrier product that performs to a
level equal to or exceeding a 30# Bituminous Builder Felt when installed in
accordance with manufacturer’s specification.
d. Offset at façade openings: The general sense of endurance is visually conveyed in
the perceived durability and massiveness of the wall. Such durability and
massiveness is detected at the return of the wall to any window or door. Therefore,
a minimum window/door to wall plane offset is recommended as follows:
i. Any stucco or siding over frame veneer: 3.5‐inch min.
ii. Any masonry or stucco over masonry veneer: 5.0‐ inch min.
Standard 3.4: Exterior offsets in building perimeter:
a. General: In residential construction, it is essential that the visual presentation of
building mass is consistent with a residential character. This sense of mass can be
greatly influenced by the presence of exterior offsets in the perimeter building
plane. Therefore, standards for building offsets include:
iii. Single family Detached Homes: The sense of mass is limited by the
complexity of form characteristic with the style of the home. Therefore, the
following are building plane offset standards for the various style categories
of Westlake:
1. Traditional Styles: Most traditional styles derive from a
construction technology where a large expanse of undifferentiated
wall was not common. Therefore, residential structures designed in
a traditional style should not have a lineal foot length of wall that is
more than 35 feet without a wall offset that is expressed as either a
horizontal off‐set of at least 4 feet or may be less if expressed as a
distinct architectural form that expresses itself with a roof.
2. Contemporized Styles: Horizontal expression is the essence of most
residential, contemporary styles. Therefore, a lineal foot length of
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wall plane contained within a single roof form or other form that is
compositionally integral to the overall design has no limit.
Otherwise the same limitations applicable to traditional design
(described above) should also apply to contemporized designs.
iv. Single family Attached Homes: Single family attached homes, typically
constrained by narrower or otherwise more complicated lots tend to have
elongated plan geometries running coterminous with the side lot line.
Therefore, a single family attached structure should not have a lineal foot
length of wall that is more than 45 feet without a wall offset that is
expressed as either a horizontal off‐set of at least 4 feet or expressed as a
distinct architectural form that further expresses itself with a roof. This does
not apply to common lot‐line walls, hidden within the architectural envelope
of adjoining buildings
Residential building blocks: Residential building blocks are generally limited
to multiple‐unit residential structures and are characterized by larger
building forms that are generally closer in appearance to a commercial
building mass. However, the residential use of the structure requires that a
residential scale exist which is appropriate for residential living. Therefore,
a Residential Block structure should not have a lineal foot length of wall
that is more than 50 feet without a wall offset that is expressed as either a
horizontal off‐set of at least 4 feet (which can include balcony structures
that are architecturally enclosed, or expressed as a distinct architectural
form that further expresses itself with a roof.
Standard 3.5: Material and Material Use:
a. General: Essential to enduring building quality is the use of exterior materials.
Therefore, the following standards apply to the permitted exterior materials for
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Westlake (unless the approved/ adopted PD zoning ordinance for a property allows
a different material). These standards are:
i. Brick Unit masonry: All brick used in Westlake should be modular or allow
modular applications without cutting the brick material. All brick should be a
hard‐fired brick, meeting a severe weather standard. Embossed or molded
brick which seeks to create a sense of aged/ distressed brick material is
generally discouraged unless approved by the Town Manager or Designee.
All brick should be laid in such a manner as to avoid stacked joints. All
building corners (inside and outside corners) should be executed in a
“toothed” masonry fashion. Mortar joints in brick should not exceed what is
specified in the diagram below. Weeping or slump joints are discouraged
unless approved by the Town Manager or designee.
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ii. Natural Stone: All Natural Stone used in Westlake should be laid in the
veneer wall in a manner that replicates the coursing characteristics of load
bearing stone work. “Coursing” means that the stones are:
1. Generally laid in the wall as they would lay on the ground
2. Consistently tight mortar joints where no more than 30% of the
masonry joints in any wall are larger than 3/8 inch.
3. When the juncture of stones requires a large area of mortar, to
maintain a level coursing pattern, smaller stones (called chinking
stones) should be used.
4. Coursed stone patterns are generally acceptable, including Ashlar,
Coursed Chopped Stone, and Coursed Rubble Stone. Mosaic and all
un‐coursed rubble stonework as an exterior veneer is generally not
recommended but may be approved by the Town Manager or
designee in unique circumstances.
5. Cultured stone or other faux stone products are discouraged.
6. All stonework should be laid in such a manner as to avoid stacked
joints. All building corners (inside and outside corners) should be
executed in a “toothed” masonry fashion.
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iii. Finished Stone: Finished stone includes all smooth‐face stones trimmed to a
regular shape. All use of Finished Stone in Westlake should be laid in a
manner that uses a thin mortar joint (made possible because of the
uniformity of material. All finished stone should be laid in such a manner as
to avoid stacked joints. All building corners (inside and outside corners)
should be executed in a “toothed” masonry fashion.
iv. 3 Coat Stucco: 3 Coat Stucco is viewed as a material of enduring quality in
Westlake if the manner of installation meets the following standards:
1. Substrate: The use of 3 Coat Stucco on the street facing wall of any
residential structure except Residential Block structures should be
laid over a unit masonry substrate. On all other walls, and all walls
of Residential Block Structures, stucco may be laid over a
cementitious substrate applied to metal lath. Styrofoam as a
substrate is discouraged.
2. Application: Stucco applications should be a 3‐coat stucco over
lath or masonry technology. Dryvit/ EFS type systems are
discouraged.
3. Shaping: Decorative details rendered in shaped stucco are
discouraged. All window / door surrounds, cornice, belt courses,
and base courses should be executed in a stone, brick, cast stone,
terracotta, or tile material. Shaped stucco is permitted when it
serves the purpose of allowing the wall plane to bend to achieve a
detail derived from manipulation of the wall plane (such as rounded
corner returns to windows and doors). Styrofoam as a substrate for
shaping stucco is discouraged.
4. Expression of expansion and control joints: The visual character of
stucco use in Westlake is that derived from stucco over masonry
where expansion/ control joints are not required (except those for
the masonry substrate). Therefore, where expansion/ control joints
are required for Stucco over a substrate other than masonry, such
expansion/ control joints should be concealed by filling the joint
with an expandable filler that is troweled flat with the stucco, is the
same color as the stucco, and matched the surface texture of the
stucco.
Standard 3.6: Opening surrounds:
a. General: All openings in the exterior skin of residential construction should have an
architecturally appropriate header and sill with an optional jamb except where the
style of architecture is associated with the absence of such detailing (such as more
contemporized styles). When employed, all window / door surrounds, cornices, belt
courses, and base courses should be executed in a stone, brick, cast stone, or
terracotta material. For certain styles the surround material may be wood or timber
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when essential to the style (such as Tidewater Neo‐Classical). When a decorative
opening surround is not used, the minimum offset from exterior wall plane to the
face of the window or door, should be as specified in Standard 3.3 d.
Shaped stucco is permitted for opening surrounds when it serves the purpose of
allowing the wall plane to bend to achieve a detail derived from manipulation of the
wall plane (such as rounded corner returns at windows and doors).
b. Relief: Relief is an essential visual characteristic of enduring quality, as it is typically
the result of enduring materials and methods of construction. Materials with
greater relief, such as wood and stone, are also materials which can be crafted. This
relationship between quality material and the work of the artisan is less likely with
many less quality construction materials. Therefore, Westlake seeks to promote
relief and dimension in the execution of architectural details, motifs, and
articulation of opening and form with the following standards:
v. Discouraged materials: For the purpose of attaining relief that is
associated with quality materials and construction, the following
materials are discouraged when used for surrounds, cornice, and
decorative features:
1. Cementitious boards
2. Fiber glass
3. Styrofoam
4. Plastic
5. Aluminum (unless its application is characteristic of a style)
6. Stucco applied to look like a projected atone, cast stone, or
terracotta.
vi. Relief in architecture: In addition to the earlier described off set between
the exterior wall plane and the surface of any window or door (Standard
3.3d) and horizontal offsets (Standard 3.4 a & b), the Town views general
dimensional relief in the treatment of cornices, overhangs, gable
projections, bay windows, dormers, water tables, belt courses, sills,
surrounds, timber components, and other expression of subordinate mass,
opening, roof and wall, and vertical differentiation, or corner to be executed
in ways that present depth and relief and produce shadow and texture.,
vii. Relief in articulation: Relief in articulation means the dimensional aspects
of the assembly. Therefore, the minimum projection built‐up profiles and
decorative assembly should be ¾ inch per element of the assembly as
illustrated below. Decorative cap molds may be employed to attain this
offset.
Carpentered exterior trim: All carpentered exterior trim should be high quality
finish‐ grade wood stock. Composition Wood products are discouraged with the
exception that exterior grade finished veneer plywood, other smooth finished
soffit board, or Trimcraft may be used for soffits. If a trim installation is to be
joined along any continuous rum of material, the joint should be a “spline joint”
of material. All outside corners should be mitered and blocked, having sufficient
closure that the joint is not visible from the street. Corners may not be closed by
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any means other than a carpentered joint. Trim clips are discouraged. Facia
should be stepped at the drip mold. Carpentered Trim that forms the wall
veneer pocket should have a complexity achieved in one of the following ways:
i. Trim mold
ii. Built‐up step molding
iii. Other traditional detail such as dental mold.
Standard 3.9: Material transitions:
a. General: Material changes in any elevation of a residential structure should only
occur under the following conditions:
iv. Material changes at an inside corner
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v. Material changes that addresses an outside corner should wrap the corner
and change at a location at least 12 inches from that corner as termination
of an architectural detail/ element (such as a corner pilaster)
vi. Material change wherein the different material is contained within a distinct
architectural form that projects from the primary architectural mass.
vii. Material change reflecting an off‐set between a lower floor and an upper
floor where the offset is at least 6 in.
Material changes within the same architectural plane are discouraged.
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Standard 3.10: Openings
a. General: The articulation of openings is a key aspect of enduring quality and better
design. Openings are a primary focus of architectural detail and the treatment
thereof reveals consideration to detail and investment in craftsmanship of
construction.
b. Relation to composition and architectural forms: The following standards apply to
the positioning of and articulation of openings in the architectural façade:
i. All windows should be below the cornice detail. Windows may abut the cornice
detail or be engaged with it if the design of the window surround modulates with
the banding or detailing of the cornice.
ii. Street visible windows should be articulated with a projected surround or header
unless the absence thereof is deemed by the Town to be characteristic of the style
being proposed.
iii. To maintain a sense of purposeful design and compositional continuity, it is
important that the openings within an elevation have a common reference line that
engages the sill or head. Therefore, the random placement of windows is
discouraged. Where internal functions require that the positioning of an opening
deviate from the regulating line by which windows are positioned, those windows
should be decorative or otherwise of a type that does not require a reference line
(such as a round or square window).
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c. Glazing: Reflective glazing is discouraged. Tinted glass and dark adhesive films
where the transmission coefficient exceeds 27% are discouraged. Stained glass is
allowed provided the glass is crafted in accordance with one of the following
techniques:
iv. Soldered Caming
v. “H” Caming
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No acrylic or “pourable” techniques are allowed.
d. Windows: All windows on a street visible elevation should be wood or wood clad.
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Standard 3.11: Roof
a. General: The roof and roof lines it creates are among the most important features
of a structure. Most identifiable architectural styles are recognized, in large part,
by the distinctive features of the roof. Therefore, enduring quality of residential
construction is significantly related to the form, material, and treatment of the
roof.
b. Legibility of Roof form: To the extent possible, roofs should be massed with an
orderly sequence of subordinate roofs extending from a dominant roof mass or the
roof should be specific to an architectural form which, expressed as individually
roofed components of the design, come together in a total composition.
c. Roof Materials: Roof materials facing the weather should be of high and
enduring quality. Permitted roof materials include:
i. High quality clay or concrete tile (with a thickness similar to clay)
ii. Natural Slate
iii. Metal: Traditional standing seam with standing folded and soldered seams
iv. Composition: High profile composition shingles equal to or better than 40‐
year warranty roofing products. Three‐tab shingles are discouraged
v. All composition shingle roofs should have closed valleys.
d. Roof projections: No plumbing stacks, venting stacks, skylights, or attic ventilators
should penetrate the roof surfaces facing the street or be visually dominant in the
street view. All such roof penetrations should be mounted straight and
perpendicular to the ground (except for skylights and attic ventilators) and be
painted to blend with the roof color. All venting stacks should have lead jacks.
Turbine vents are discouraged.
e. Gutters, downspouts, scuppers, and collection boxes: Gutters, downspouts,
scuppers, and collection boxes should be copper or an enduring prefinished metal
with minimum 20 ‐gauge thickness (e.g. Kynar 500 or Hylar 500). Gutters should be
a minimum 6 in., half round profile attached with gutter straps. Downspouts should
be 4 in. minimum, round. Elbows and bends should be 4 in. minimum plain and
round. Fascia mounted gutter systems are discouraged unless they are a custom
designed gutter detail, integral to the architecture.
f. Pitch relationships and form balance: Within the total roof composition, a single
pitch will be used except where a change of pitch achieves greater order in the
ridgeline presented to the street. In such cases, the change of pitch should not be
visible to the street unless the pitch change is used to cover a projected
architectural form. Different roof pitches for Turrets and/or Towers are exempt
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from this standard. In addition, the compositional form of the roof as a “design”
should reflect an orderly relationship of dominant mass to subordinate mass
wherein the dominant mass organizes the subordinate masses and “members” with
the subordinate masses in a total design.
Standard 3.12: Style Specific Details
a. General: The proper execution of style specific is characteristic of enduring quality
and residential areas which retain their attractiveness over time. The key aspects
of employing style specific details include:
b. Material: Most styles whether the style is traditional or contemporary employ
materials by which crafted construction (a key aspect of architectural design) can be
executed. Therefore, construction details which are traditionally derived from work
of the stone mason, the carpenter, the metal crafter, the glass artisan, etc. should
use a material that the characteristic craftsman can work in. The employment of
systems or materials that replicate the work of a trade or artisan are discouraged.
Relation to composition and architectural forms: Most style specific details are
associated with the roof, the edges (e.g. corners and openings), and the closure to
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weather (e.g. cornice). Therefore, the employment of architectural detailing
associated with a style should use the characteristic detailing of that style in ways
authentic to the style.
Standard 3.13: Fireplaces
a. General: Fire places are significant components of the interior and exterior
architectural identity. However, in more recent times fireplace systems have
transformed the external importance of the chimney into a utilitarian concession to
the mechanics of venting. It is the intent of this standard to restore the
architectural importance of fireplaces as an enduring aspect of quality.
b. Systems: Traditional tile construction or Isokern systems are recommended for
Westlake. Metal fireplace systems may be used if the external expression of the flu
and its associated spark
arrestor is visually
undisguisable from
Traditional or Isokern
systems.
c. Chimneys: All fire place
chimneys should be brick,
stone, or stucco.
Attention should be given
to the complexity and
form of the cap detailing.
All chimneys should have
a distinctive cap detail
executed in brick or
stone. Metal fireplace
caps may be used if
approved by the town. In
addition, the street visible
rise of shaft should be
detailed so that the
chimney has complexity
in plan as well as
elevation. Prefabricated metal fireplaces and metal flues may be used but their
chimneys should be masonry or stucco clad supporting a masonry cap and present
the appearance of full masonry construction.
d. Chimney caps: All chimney caps should be masonry (stone, brick or tile) and fully
conceal the spark arrestor or any other features associated with a non‐masonry fire
place construction.
Standard 3.14: Gates, Walls, and Fences
a. General: Gates, fence walls, and fences are aspects of the construction most often
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neglected in terms of their enduring quality and have significant influence on the
visual quality of a community over time. Therefore, Westlake sets forth standards
which are meant to improve the enduring quality of gates, walls, and fences within
the town.
b. Relationship to the lot: Fences are discouraged in the yard space shown below (see
diagram below) of any lot smaller than 30,000 sf. when it is part of a development
of similarly sized (or smaller) lots. Larger lots or lots not part of a development of
similar size lots, may have entry gates in the front yard space and masonry or
wrought iron walls extending from that gate. However, wood fences in the yard of
any residence are discouraged unless the property is an agricultural landscape and
the wood fence is an agricultural form.
c. Fence Materials: Residential fences may be any of the following:
i. Masonry
ii. Wrought Iron with masonry corner columns
iii. Masonry corner columns and a masonry knee‐wall supporting a wood or
wrought iron infill.
iv. Wood along property lines that are not in the discouraged yard space. Where
wood fences are used, they should be supported by vertical tubular steel
supports with at least 3 2x4 stringers supporting a wood fence design with a
decorative wood cap detail. The finished face of the wood fence should face to
the outside of
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the lot, if only 1 face is finished. Wood face members of the fence should be a
minimum of ¾ inches thick.
v. 5 strand barbed wire or welded tubular agricultural fences, where the
property is greater than 30,000 sf., not located in a development where such
a fence presents a contrast other fences of the development, and hosts an
agricultural use or the fence is part of an agricultural theme is allowed.
d. Gate Materials: Gates in residential fences may be any of the following:
i. Wood with frame members measuring a minimum of 1.5 inches thick and infill
planks measuring a minimum of 1.5 inches thick.
ii. Wrought Iron with the frame measuring a minimum of 1.5 inches square with
pickets of at least ¾ in. square with welded connections. Such fences may be
made of solid stock or thick wall tubular steel (sufficient thickness to not burn
through when welded but no thinner than 3/32nd inch) with any finials or other
decorative detailing being made of solid stock and welded to the fence
construction or wrought as part of the iron making process.
e. Corners and expression of support structure: All property corners of a property line
fence should be supported by a column that is at least 8 in. square. For wood fences
that are not visible to the street, the decorative corner post may be wood. In all
other applications, the decorative corner post should be masonry.
f. Discouraged materials and wall types: The following fence materials and wall
types are discouraged:
i. Thin wall construction
ii. Cast or embossed concrete walls
iii. Picket materials less than ¾ inches thick
iv. Iron fences with mechanical connection assemblies
v. Prefabricated decorative elements that are designed to slip over stock
tubular steel shapes.
vi. Plastic or Vinyl fence components or systems
Standard 3.15: Entries
a. General: In residential design, the entry function is the focus of architectural
emphasis. Perpetuation of this importance into the future residential development
of Westlake, is a feature of enduring quality that assures Westlake’s place relative to
its own history. Therefore the entries are an important component of enduring
quality in Westlake.
b. Materials: All entry doors should be solid wood or steel. However, pressed steel
doors which are manufactured to look like wood doors are discouraged in single
family or single family attached buildings.
c. Articulation: The architectural form which embodies the entry should be: (A)
the dominant roof mass; or (B) engaged by the dominant roof mass.
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Standard 3.16: Garage Doors
a. General: Garage doors are an important investment in enduring quality, as the
utilitarian purpose of the garage is often used as an opportunity to introduce less
enduring door types and/or materials. Therefore, garage doors are viewed an
aspect of enduring quality.
b. Styling: When garage doors are facing a street, double width doors (greater than 9
ft.) are discouraged and paired single doors are permitted. Therefore, where garage
doors face a street, garage doors should not exceed a width of 9 feet. All garage
doors should have masonry, stone or stucco over the header of garage door up to
the soffit. Cornice details should continue uninterrupted over the garage door. All
garage doors visible to the street should be recessed a minimum of 12 inches.
Adjacent doors in the same building plane should be separated by at least 12 inches
of building veneer.
c. Materials: All garage doors should be solid wood on a metal door frame.
Standard 3.17: Exterior light fixtures
a. General: The means and method of lighting is an enduring feature of quality for
Westlake. Proper lighting is a designed effect which is as important to the
architectural quality of the Town as the buildings themselves.
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b. Types Lighting: Pole‐mounted lighting or building mounted high intensity lighting, or
foundation mounted up‐lighting is discouraged on any lot smaller than 1 acre. Or
any lot in a development of lots as the continuity of light treatment is an important
feature of the broader visual character. Landscape lighting is encouraged.
c. Size: Exterior wall or plinth mounted light fixtures should be at least 12 inches
tall, exclusive of decorative finials or brackets.
d. Light: The light source (regardless of type) should emit a soft or warm white
light (2700 degrees Kelvin or higher)
e. Materials: Exterior wall mounted or plinth mounted lights should be crafted of metal
with soldered or welded connections. Cast aluminum or cast iron light fixtures are
discouraged.
Standard 3.18: Street visible Wrought Iron
a. General: Wrought Iron is one of the few areas in the elevation of a residence where
qualities of craftsmanship can be displayed. Because craftsmanship is an important
aspect of enduring quality, wrought iron railings, fences, gates, and/or other
wrought iron elements are also an important aspect of enduring quality.
b. Dimensions: Minimum dimensions for wrought iron are:
c. Frames and other structural support of the pickets should not be less than 1.5
inches in either width measurement or 1.5 inches in diameter if round.
d. Pickets should not be less than ¾ inch in width or diameter.
e. Panels should be made of metal plate material with a minimum thickness of 3/16 inch.
f. The wall thickness of any tubular steel should not be less than 3/32 inches.
g. Visual treatments and decorative elements: Decorative elements (such as finials,
rings, etc.) should be made of solid stock and welded to the pickets or frame as per
the design or wrought from solid stock material as party of the iron crafting process.
Attachment of pickets to frame and all other components of the wrought iron
construction should be welded, mechanical connections are discouraged.
Section 4: Non‐residential Construction Quality Standards
This Section sets forth the desired standards that should be implemented when designing a non‐
residential structure in Westlake. These standards are intended to:
Establish a recognizable enduring quality of Westlake’s non‐residential building stock.
Maintain and perpetuate the distinctiveness of Westlake that derives from existing and
exemplary Westlake projects such as Deloitte and Solana.
Promote new development that has:
o Dimensional relief
o High craftsmanship and workmanship
o Quality materials and construction methods
The design of each non‐residential structure in Westlake should demonstrate conformance to the
standards specified below at time of review. “As equal” substitutions amy be offered or proposed.
More specifically, the standards applicable to non‐residential are:
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Standard 4.1: Site‐work and Site Design
a. General: Site‐work includes all aspects of site preparation that are related to the
creation of a building site within a platted lot, parcel, or tract of land. It is the intent of
these standards to create more distinctive non‐residential fabric that avoids
characteristics common to commercial strip development or speculative office projects.
b. Relationship to adjacent developments: Although most non‐residential projects are
contained within projects specific to a particular lot, tract or parcel; Westlake seeks to
avoid the segmentation of its non‐residential fabric commonly associated with project
autonomy by promoting project interconnectivity. Key features of interconnectivity
include:
i. Vehicular Connectivity: Where an adjacent property provides circulation stub‐
outs, such stub‐outs should be extended to and connected with the vehicular
movement patterns of the subject site.
ii. Pedestrian Connectivity: Where an adjacent property provides Trail and
Pedestrian‐way stub‐outs, such stub‐outs should be extended to and connected
with the vehicular movement patterns of the subject site.
iii. Landscape Connectivity: Where an adjacent property provides open space or
streetscaping along a major arterial required by the Westlake 2015
Comprehensive plan, such open space or streetscaping should be extended to
and connected with the open space and streetscaping patterns of the subject
site.
iv. Natural Feature Connectivity: Where an adjacent property preserves a plant
community, landmark landform, or other natural feature that extends into the
subject property such natural preservation should be extended to and
connected with a reserved continuation of the plant community or natural
feature into the subject site.
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a. Site Condition during construction: Every lot, parcel, or tract which is the site of non‐
residential construction should maintain the site in the following condition from the
start of site‐work to the completion of building construction thereon:
i. Containment of all construction debris in locations generally screened from
public view by a built or natural screen.
ii. Removal of all excavated material within 45 calendar days of the excavation
work unless the excavated material is being stockpiled for reuse on the subject
site. In which case, excavated material should be stored in a location on the site
most concealed from public view. If the building plate configuration prohibits
such location, then the Town Building Official may consider and approve an
alternate site location.
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iii. Removal of all plant material and biomass within 2 days from any grubbing,
tree removal, tree pruning, shredding, and/or other trimming/ selective cutting
activity.
iv. No more than 1 temporary builder/developer sign per major street frontage.
v. No more 1 premise.
vi. Location of any temporary sanitary facilities at a place within the site that is not
visible to the street. If street visibility is unavoidable, then the temporary
sanitary facility should be screened with an earthen berm, temporary landscape
screen, or a decorative wood screen. Location of any temporary sanitary facility
so it is visible to the street should require approval of the location and the
method of screening by the Town Building Official. The building and site‐work
contractor should keep a set of permitted construction plans on‐site so they
may be viewed by a Town official when deemed necessary by that Town
Official. The on‐site construction set should also show any change orders or “as
built” conditions
which are different than the permitted drawing set.
b. Drainage: All drainage swales and/or drainage ways should be designed and constructed
so as to create natural looking ground conditions. Therefore, artificial appearing side
slopes, detention/ pool geometries, and/or visible flow lines that are overly angular or
straight, retention/detention facilities that are square/ angular/or any regular geometric
shape should be avoided.
Standard 4.2: Integration of water
a. General: The commercial areas of Westlake (such as the Regional Commercial District or
the Community Commercial 1 District) are currently located toward State Highway 114,
in places where the lower elevations of Westlake exist. Such areas also become the
general repository of Drainage flows as such flow makes its way to lake Grapevine.
These areas possess a greater potential to integrate water with site design so that a
more organic relationship between development and water exists. Therefore, site work
in Westlake should accommodate natural flows in natural or natural like conditions that
have influence on the form of development.
Standard 4.3: Parking during development phase:
a. General: Due to the higher parking demand rate associated with non‐residential
construction, construction parking is often a problem unless it is coordinated by a
parking management plan which prevents random parking at tree lines, within drip
lines, and amidst native vegetation, etc. which normally exists at the edge of the
construction zone. Therefore, non‐residential site work in Westlake should require
determination of designated parking areas which avoid tree drip lines, edges of wooded
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areas, and patches of native vegetation so that the native fabric is not further displaced
beyond the construction zone by random parking.
Standard 4.4: Tree protection during construction and development:
a. General: Tree protection: All trees remaining on a lot, parcel, or tract and exposed to
the building activity or within 30 feet of the building site (hereinafter regulated trees)
should be protected as follows:
i. Tree fencing: Regulated/protected tree trunks should be protected with a visible
“tree fence” at least 48 in. tall and protecting the tree and ground around the
tree to a minimum 10 ft. distance from the trunk of the tree.
ii. Tree marking: All Regulated/protected Trees should be marked with a sign
stating “Protected Tree”.
iii. Ground compaction avoidance: Measures should be taken to minimize
ground compaction within the dripline of Regulated/protected Trees as
follows:
1. Prohibiting parking under the drip line of a Regulated Tree
2. Routing construction and equipment traffic so as to avoid the drip line
of a Regulated/protected Tree
3. Prohibiting the storage of any material, equipment, debris, or excavated
material within the drip of any Regulated/protected Tree
4. Avoiding, where possible, any grading within the drip line of a
Regulated/protected Tree. Grading within the ground protected by a
Tree Fence is discouraged.
iv. Maintenance of normal hydration: Measures should be taken to maintain
normal hydration for any Regulated/protected Tree by:
5. Preventing the accumulation of storm water runoff within the ground
plane area of any Tree Fence.
6. Avoiding increased levels of hydration from temporary irrigation
system.
7. Restoring hydration where the source of hydration has been disrupted
by the construction activity.
v. Preserve Tree Communities: A non‐residential development plan or design
should make every reasonable effort to preserve, protect, and rehabilitate
indigenous plant communities.
Standard 4.5: Grading:
a. General: Grading for non‐residential construction and/ or the creation of a building site
should:
i. Avoid steep grades: Westlake is distinguished by its dramatic and varied
topography. Further, it is the intent of Westlake to preserve the
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distinctiveness of this ground plane as much as is reasonably possible. To
that end, non‐residential site work in Westlake should:
1. Submit a grading plan for Town approval that identifies the
existing topography and proposed topography after grading as
well as any proposed grade retaining structures.
2. Any proposed grading which engages a natural slope of 18% or
greater should acquire Town approval.
3. To the extent reasonably possible, Westlake encourages that grade
changes across a site be accommodated with architectural solutions
that are integral to the primary development and not with
independent retaining structures meant to create lot pads where
vertical development occurs independent of natural grade.
ii. Take place within the “Building Area”: Any construction grading within a
lot, parcel, or tract should be limited to the Building Area identified on the
permitted grading plan page of the permit drawing set. Delineation of the
Building Area should also identify where grading equipment should be
stored, if stored on site. The building Area delineation should also identify
where excavated material will be stored, if such material is to be stored
on‐site.
iii. Conform to the standards for tree protection: All grading should confirm
to the standards for tree protection specified above. Tree preservation
zones should be delineated with a tree protection fence prior to the start
of grading.
Standard 4.6: Screening:
a. Westlake seeks to create a view of development both in‐process and completed that is
not cluttered by the presence of storage, temporary facilities, or utility services.
Therefore, every reasonable effort should be made to screen such aspects of the site
work as follows:
i. Storage: Storage of excavated material, construction debris, and
construction materials should be accommodated in an orderly way so that
standing storage
areas which remain on‐site for more than 10 days are effectively screened from
street view by:
1. Temporary earthen berm
2. Wood fence
3. Natural/ native landscape
Each building site is encouraged to designate a storage area that will serve the
project.
ii. Temporary Facilities: Temporary facilities such as construction trailers and sanitary
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facilities should be located as follows:
1. Construction Trailers may be located in convenient and accessible locations
fronting a street provided that such trailers are in good condition, with visibly
designated parking, provide foundation screening, and have a porch and stair
entry with entry door cover. Construction trailers not having these features
should be located toward the rear of the property in less visible locations.
2. Sanitary Facilities should be located toward the rear of the construction site in
places less visible to the street. Sanitary facilities should be grouped and not
spread out. Facility groups should be screened with a 6ft. privacy fence that
provides concealment but still allows access by service vehicles.
iii. Utility and trash Services for the vertical development: Typically, non‐residential
construction requires large electric transformers which are typically located in proximity
to electric ROW’s along major arterials. Where such transformer facilities are necessary
to serve development or where trash facilities are necessary to serve development, they
should be screened in one or a combination of the following ways:
1. Landscape Screen: Electricity Transformers may be screened with native grasses
attaining a height of 4 ft. in combination with native trees and shrub materials
planted in natural drifted forms or other forms that are part of a Master
Landscape Plan.
2. Built Screen: Both Electricity Transformers and Trash facilities may be screened
with a masonry screen that is an extension of on‐site retaining walls, decorative
walls, or other screening walls
3. Architectural Screen: Both Electricity Transformers and Trash facilities may be
screened with an architectural feature that is an extension of the development
architecture or an accessory structure with visual qualities of the development
architecture.
iv. Loading: Loading areas for non‐residential development generally require sufficient
maneuvering area for larger service vehicles. Therefore, loading facilities should be
sufficiently screened or more integral with the development architecture, thereby
making such facilities less apparent. Loading facilities in non‐residential construction
should be either:
i. Screened: All loading facilities meant to accommodate trucks with 3 axles or
more should be so located that such facilities do not front a public street. In
addition, street views of such facilities should be screened with one of the
following:
1. A landscape screen comprised of evergreen screening trees and shrubs
that effectively screens at least 70% of the facilities street visibility
(excluding and driveways).
2. A built masonry screen that is at least 8 ft. and is an extension of
the architectural plane of the primary building.
ii. Architecturally Integrated: Loading facilities may be architecturally
screened, meaning that the loading bays and drives are components of:
3. A parking structure
4. A building extension which encases the loading facility
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5. A lower floor covered by an upper floor that is supported so that
the loading facility is subordinated to the upper floor.
vii Building mechanical Services: Mechanical services mounted to any building should be
screen from street view by an architecturally integrated and detailed, physical screen.
Standard 4.7: Walls
a. General: Walls express the mass of the structure and convey its sense of permanence.
Where there is greater relief in the wall, there is a greater sense of mass conveyed
through the deeper inset of void areas and the consequent shadow. This conveyance of
mass is most dramatically seen in the Legoretta’s design of Solana. Westlake views the
sense of greater mass as characteristic of the Town and indicative of enduring quality.
Therefore, the walls of non‐residential construction in Westlake should demonstrate the
following features:
b. Wall systems: Generally, veneer walls over frame construction are discouraged in non‐
residential development unless the frame adds dimension to the wall to replicate the
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relief of a load‐bearing masonry construction. Whether a modified frame or a load
bearing masonry wall the offset between the exterior wall plane and the surface of any
window or door should be a minimum of 8 inches. Where masonry spandrel systems
are employed for taller buildings, such systems should provide the same relief.
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c. Wall finishes: All non‐residential construction in Westlake should be a predominantly
masonry finish. The percent of masonry on the exterior of any non‐residential building,
excluding the areas of fenestration, should be as follows:
i. 1 story: 100 % masonry
ii. 2‐3 story should be no less than 60% masonry
iii. 3‐5 story should be no less than 50% masonry
iv. Over 5 story to be approved by the Town
Where the masonry system or technology used requires control joints or expansion
joints, such joints should be concealed as follows:
i. Hidden by a finish detail that covers the joint
ii. Concealed with an architectural detail (such as the inside corner of intersecting
forms or pilaster or the line of a projected belt course or sill course, etc.)
d. Accepted masonry: The accepted Masonry materials include:
i. Brick that is laid in running bond or other structural stone bond patterns (e.g.
Flemish bond) and brick spandrel panel systems that use full dimension brick
and has the appearance of structural bond application.
ii. Natural Stone that is coursed in a load bearing patterns (Mosaic patterns are
discouraged unless specifically approved by the Town).
iii. Smooth face Stone or cut stone that is coursed or attached with stone veneer
systems which use true stone cut for such applications.
iv. Unit Concrete Masonry that is rough face or split face
v. Stucco that is applied to a unit masonry substrate. When not applied to a unit
masonry substrate, the stucco application may be considered an accent material
and is permitted to be used as a non‐masonry material to the percentage of
total wall specified above.
e. Accepted non‐masonry materials: Non‐masonry materials may be used in combination
with masonry as specified in “c” above. Accepted non‐masonry materials include:
i. Stucco over a substrate other than unit masonry
ii. Commercial metal panel systems or steel plate with a minimum ¼ in. thickness
(including Corten)
iii. Special glass or other fabricated panel of a fired material that is an intrinsic
aspect of the architecture and approved by the Town.
f. Horizontal relationships within the wall: Unless there is a specific compositional intent
to an arrangement of openings within the wall plane, such openings should generally
align horizontally and vertically. However, the use of ribbon glass is discouraged.
g. 100% glass structures: In accordance with item “c” above, non‐residential buildings
sheathed in glass or glass systems are discouraged unless approved by the Town.
Standard 4.8: Openings
a. General: Openings in the architectural wall plane and the treatment thereof is
important to Westlake as an enduring aspect of both quality and identity. Legoretta’s
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deep set piercings (for openings) of the massive wall planes of Solana illustrate that the
sculptural qualities of this design are, to a significant extent, visually conveyed by the
articulation of openings. Similarly, the horizontally and vertically aligned placement of
openings in the Deloitte elevation allows material changes in the wall plane separating
windows to create graphic patterns. Westlake views the innovative and articulate
treatment of openings to be a significant aspect of enduring identity and building quality
for the Town.
b. Glazing and glazing systems: Reflective glass is discouraged. Glazing systems may be
used only if the final installation has the visual qualities of a window. Buildings exteriors
that are comprised of glazing and a glazing system are discouraged unless special
approval, of such use of glass, is authorized by the Town in recognition of architectural
excellence.
c. Off set at the wall: It is the intent that openings be deeply set into the mass of the wall.
Therefore, an 8‐in. offset is recommended between the plane of the opening and the
plane of the wall.
d. Articulation: Non‐residential buildings in Westlake will express window openings as
voids in a contiguous wall plane. Therefore, ribbon glass and totally glass buildings are
discouraged unless special approval of such use of glass is authorized by the Town
Council. The relationship of void to solid should not be greater than 50% void
meaning that the area of void cannot amount to more than 50% of the solid wall area
unless special approval, of a greater ratio, is authorized by the Town Council .
However, areas of solid glazing are permitted, provided that they:
i. Are associated with, and limited to, an articulated sub‐mass of the building
design.
ii. Are limited to an area beneath a projecting roof that defines the area of glass
apart from the rest of the wall
iii. Where transparency of the ground floor is a key feature in the “ground level”
interaction as described below.
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Standard 4.9: The Ground level
a. General: The relationship between the ground plane and a non‐residential structure is
key to the structure’s participation in the aspect of Westlake common to all
development. The Town desires that a building’s interaction with the ground is one that
participates in human activity (where such activity is prevalent) or responsive to natural
setting. Therefore, the ground floor of any non‐residential structure is an enduring
aspect of building quality in Westlake.
b. Pedestrian accommodations: The visual message of any non‐residential structure, as it
interacts with pedestrian use of the ground plane is “come‐in” instead of “stay out”.
To have such an inviting message, the portions of the structure interacting with the
ground plane should embody such feature as:
i. More transparent
ii. Barrier free
iii. Highly amenitized for the comfort and pleasure of pedestrians
iv. Create favorable micro‐climate conditions
v. Externally express internal building activities.
c. Natural accommodations: The visual message of any non‐residential structure that
located in a special relationship with a natural feature should embody such features
as:
i. Allow a blending if interior and exterior that is not defined by the building wall
ii. Allow the pedestrian to stand in a special relationship to a natural feature or
natural system such as a pedestrian overlook at a lake edge.
iii. Limit all intrusions into the natural feature or system to the architectural plane
of the structure. Creation of a building pad apart from the walls of the structure
is discouraged where such pad encroached on special natural features or
systems.
Standard 4.10: The roof
a. General: For the most part, Westlake non‐residential design employs a pitched roof
form with a few exceptions. Westlake seeks to maintain a general continuity throughout
its non‐residential fabric while encouraging the innovative use of roof forms as a major
architectural feature. Therefore, the roof as an architectural feature is an important
design element that sets Westlake apart from other cities and Townships in the Highway
114 corridor.
d. Roof forms: Permitted roof forms are either:
i. Gable form
ii. Hip form
iii. Barrel form
iv. Shed form
v. Flat
It is essential that the roof design is simple with clean and uninterrupted ridge lines and that
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multiple roof forms are not intermingled unless differing forms are used on subordinate
architectural features as part of a complete composition concept. Therefore, while gable
and hip forms can be combined, the combination of other roof forms is generally
discouraged except where specific architectural purpose is served. A flat roof may be
combined with any roof form. Roof forms other than those listed above are discouraged
unless specifically approved by the Town.
e. Roof materials: Non‐ residential roofs should employ only quality roof
materials. Approved roof materials include:
i. Metal Roof: Including commercial metal systems that create uniform seams that
run parallel to the rake or perpendicular with the rake. However, such
commercial systems should have closure details and closure fabricated trim that
is low profile. Where a commercial system is employed, the roof form should
be simple so that the mechanics of the system are not consistently compromised
to accommodate unusual roof intersections, crickets, complex valleys, short
hips.
ii. Tile: Where the relief of the tile (if a cementitious product) is consistent with the
relief normally associated with a clay tile product. Where a barrel tile is
used, the architecture of the structure should be appropriate for the
employment of such a style specific roof material.
iii. Slate: Includes a natural slate and manufactured slate that provides the
appearance of a natural slate. Man‐made slate products should be
guaranteed against fading. Hips should be mitered.
iv. Built‐up or membrane roofs: Acceptable for flat roof applications when
installed in accordance with the manufacturer’s specification and qualifies for a
warranty and where a flat roof is concealed behind a minimum 10 in. parapet.
Composition roof products are discouraged in non‐residential applications.
f. Legibility: In non‐residential applications, it is essential that the roof have a clear and
legible composition. Therefore, a roof should be associated with a clear architectural
mass from which it derives its form.
g. Skyline relationship: It is anticipated that Westlake, at some point in its build out will
have a “skyline”. Skyline can be defined as the collective image of taller buildings as
they are viewed above other buildings and against the sky. For some cities, the skyline
is an iconic expression of place. Therefore, taller buildings are called upon to establish a
meaningful contribution of Westlake as follows:
i. Buildings taller than elevation 700: Buildings in Westlake that are located
within the Regional Commercial Districts, or those Community Commercial
Districts fronting Highway 114 and have a height exceeding 700 feet above sea
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level are considered “skyline contributing buildings” and are subject to the
following design considerations.
ii. Vertical gesturing components rather than horizontal: Skyline contributing
buildings should have a vertical gesturing component as follows:
1. Buildings that are more horizontal than vertical: Such buildings should
have a significant form component which is vertically gesturing,
meaning that the significant form is more vertical than horizontal. In
addition, the vertical completion of the form should present a
“capping” form or complexity.
2. Buildings that are more vertical than horizontal: Such buildings should
present a “capping” form or
other complexity contributes
to the skyline.
iii. Complexity of profile: In the
aggregate, the buildings which
contribute to the skyline of
Westlake should present a
varied profile against the sky.
Standard 4.11: Parking:
a. General: The generally greater parking demand of non‐residential development
produces large expanses of parking apron that tend to isolate the development
structure within a zone of parking, thereby detaching the primary structure from a
desired relationship with the landscape. To avoid the visual dominance of parking areas
that isolate buildings, non‐residential parking in Westlake should meet the following
standards in addition to any parking landscape requirements contained in the Westlake
Code of Ordinances or an individual PD Ordinance.
b. Form and expanse: Where surface parking areas engage natural water or land features,
the parking geometries should avoid straight lines and introduce curvilinear parking
edges that are more associated with the natural landscape they engage. In addition,
surface parking areas should avoid large single expanses where any single expanse of
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uninterrupted parking apron exceeds 10% of the land area, exclusive of the building
footprint.
c. Relationship to street: Surface parking areas should avoid creating edges that
parallel street pavement and abut the street parkway with a curvilinear edge.
d. Ruralization or urbanization of the parking facility: There are 4 Character Districts
ascribed to Westlake in the 2015 Comprehensive Plan which describe settings that are
more urban (e.g. The Regional Commercial District) and settings that are more rural (e.g.
Community Commercial 3 District). In each of these settings, when surface parking is
associated with non‐residential development, the parking itself is a significant
component of the visible landscape and should embody features consistent with the
nature of the Land Use Character District in which such surface parking is located.
Therefore, surface parking related to non‐residential development in Westlake should
embody qualities of layout and landscaping that contribute to implementation of the
Land Use Character District in which such surface parking is located and include the
following:
iv. Layout: Surface Parking areas located in Regional Commercial and Community
Commercial 1 Districts should compliment the more urban character of such
districts by maintaining regular geometries in layout and parallel arrangement
of parking rows. However, in more pastoral areas (e.g. Community Commercial
2 and 3 Districts and certain Town Community Districts in closer proximity to
Dove Road) should employ a curvilinear layout wherein the undulating rows
open up areas of landscaping which further breakdown the normal expanse of
parking.
v. Landscaping: The dominance of landscaping becomes more important as the
surface parking areas are located in more pastoral Land Use Character Districts.
Therefore, surface parking areas located in Community Commercial 2 and 3
Districts and certain Town Community Districts located in close proximity to
Dove Road should provide landscape areas within the parking layout that permit
the drifted clustering of native trees. These landscape areas, in aggregate, for
and single parking layout should permit at least 1, 3.5 in caliper tree (measured
12 in. above the root flair) for every 10 parking spaces and comprise a planting
space no smaller than 20% of the total surface parking lot.
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Section 5: Landscaping
Standard 5.1: Design
a. General: Landscape design is essential to establishing the relationship of building to land that
manifest the importance of Westlake’s place within its indigenous landscape and its special
features. From the time a landscape design is installed and through its maturity, that design
continues to reflect, in ever more powerful ways, the extent to which the natural form of
Westlake influences and shapes its built form. Therefore, landscape Design is an essential aspect
of enduring quality. The Town of Westlake determines that the following are important
considerations that any landscape design for residential developments and non‐residential sites
should embody.
i. Extension of and integration with the indigenous natural fabric: When a development
and/or a non‐residential construction displaces a significant amount of natural mosaic, it
is essential that the Landscape design which infills the disturbed area re‐knits the
disturbed natural fabric together. To the extent reasonable when accommodating the
new construction, re‐knitting the natural mosaic may be accomplished by replacement
of disturbed vegetative communities, use of an indigenous plant palette, preservation
of (and continuation of) natural water courses, preservation of (as well as restoration
of) steep slopes over 20%, and preservation of land mark landforms.
ii. Natural forms over ornamental: When detention and/or retention facilities are
installed, natural water
courses are reconfigured,
or flood plain is reclaimed,
the configuration of such
facilities, flow‐ways,
modified flood plain,
creating wetlands, or
creating earthen berms
should be executed in
forms and configurations
that are natural and
organic.
Therefore, regular
geometries, uniformly
parallel containment, and
other orthogonal
articulations of the land
when accommodating
water and/or creating land
forms are discouraged.
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iii. Rural and urban treatments: The great magnitude of entitlement square footage
permitted by the existing zoning of Westlake, means that portions of the Town will be
more Urban while other portions will remain rural. Each of these settings justifies an
appropriate landscape design response. In the more rural portions of the Town
(pastoral District, Community Commercial 2 and 3 Districts, and Town Districts
exclusive of the Town Core) landscape design for residential development and non‐
residential projects, bed and plant massing geometries should be more organic, plant
groups more drifted, greater bio‐diversity with a dominance of native materials. In
the more urban portions of the Town (The Regional Commercial District, the
Community Commercial 1 District, and the Town Core District) more formally
arranged landscape design with more species dominant installations are permitted.
iv. Tree preservation and native plant community preservation: See tree preservation
ordinance and the tree preservation component of the Site Work
Standard in both the residential and non‐residential portions of this document.
Standard 5.2: Residential landscaping:
a. General: The above specified landscape standards for residential use apply to the Residential
Development as well as those specified below as applicable
b. Foundation Planting: Landscape Design for a residential lot should be appropriate to the
architecture of the home. Where foundation landscaping is used, it should be “layered” along
any street facing elevation. Layered means that the foundation landscape edge should be
comprised of at least 3 layers: one upper layer of medium evergreen shrub approximately 30‐36
in. high and 2 layers of shorter shrubs, or 1 shrub and an ornamental grass, planted in beds
having a minimum width of 72 inches. Upper layer shrubs should be 5‐gallon container plants
planted 30 in. on center, triangular spacing. Lower layer shrubs should be a minimum 3‐gallon
container plants, planted at 24 in. on center, triangular spacing.
c. Floating Beds: Free floating beds in front yard lawn areas of lots that are 30,000 sf. or less are
discouraged.
Standard 5.3: Non‐residential landscaping:
a. General: Non‐residential landscaping should be approved on a case‐by‐case basis. However,
non‐ residential landscaping along any of the Town’s arterials should extend the “borrowed”
streetscape established by other non‐residential development along that arterial. Borrowed
streetscape is that portion of the site landscaping that extends from the ROW to a point 20 feet
into the property.
Page 58 of 58
estlake Town Council
TYPE OF ACTION
Regular Meeting - Action Item
Monday, February 26, 2018
TOPIC: Conduct a public hearing and consideration of Ordinance XXX approving
an amendment to the Comprehensive Plan, amending the Land Use Plan
map contained within. The changes are limited to an approximately 62.53-
acre portion of Lot 1, Block 3, Westlake/Southlake Park #1, located along
the south side of Solana Blvd., west of the intersection of Sam School Road
and Solana Blvd
STAFF CONTACT: Ron Ruthven, Director of Planning and Development
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Objective
Mission: Westlake is a
unique community blending
preservation of our natural
environment and
viewscapes, while serving
our residents and businesess
with superior municipal and
academic services that are
accessible, efficient, cost-
effective, & transparent.
Citizen, Student &
Stakeholder
High Quality Planning, Design &
Development - We are a desirable
well planned, high-quality
community that is distinguished by
exemplary design standards.
Preserve Desirability
& Quality of Life
Strategic Initiative
Outside the Scope of Identified Strategic Initiatives
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
This request is a companion item to the Wilbow rezoning request detailed in the staff memo that
follows this item. State law mandates that any zoning change that does not match the future land
use shown on the community’s comprehensive plan necessitates a formal amendment to the future
land use plan as part of the zoning change.
The Westlake Comprehensive Plan approved in 2015 includes a Land Use Plan that shows 16
future land districts. The 16 land use districts are derived from eight basic character districts tying
back to the community types that were derived from the Framework Plan as well as community
input. Given the emphasis on character, the 16 land use districts are rather inclusive of other land
uses provided the overall character goals for each district are met.
As it relates to the subject property, the Comprehensive Plan Land Use Plan shows a large portion
of the subject property as open space, mostly on the western portion of the property. The
approximate acreage shown as open space in the Comprehensive Plan is 33 acres, or 52.8% of the
total subject property area. The applicant’s proposal includes more acreage for open space, for a
total of 43.3 acres of open space, or 69% of the subject property area. The open space proposed
by the applicant is broken down as follows:
• Parkland Dedication (southeast Hill): 11.6 acres (26.8% of total open space)
• Western and Southern Conservation
buffers: 22 acres (50.8% of total open space)
• All other open space: 9.7 acres (22.4% of total open space)
Given the differences noted above and shown on the attached exhibit, the proposed development
will require approval of an amendment to the comprehensive plan Land Use Plan.
PLANNING AND ZONING COMMISSION
On January 22, 2018, the Planning and Zoning Commission voted to recommend approval of this
item by a (4-1) vote.
RECOMMENDATION
Any vote on this request should be consistent with the subsequent vote regarding the rezoning
request. Consistent with the recommendation on the rezoning request, staff recommends approval.
ATTACHMENTS
1. Current/Proposed Land Use Exhibit
2. Ordinance XXX
Current Comprehensive Plan Land Use Map Subject Property CC2A– Community Commercial Open Space
Proposed Comprehensive Plan Land Use Map Amendment Subject Property CC2A– Community Commercial Open Space
Amendment Area Open Space CC2A– Community Commercial
Ordinance 845
Page 1 of 3
TOWN OF WESTLAKE
ORDINANCE NO. 845
AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE,
TEXAS APPROVING AN AMENDMENT TO THE COMPREHENSIVE PLAN,
AMENDING THE LAND USE MAP CONTAINED WITHIN. THE CHANGES ARE
LIMITED TO THE AREAS SHOWN IN EXHIBIT A.
WHEREAS, the Town of Westlake, Texas is a general law Town; and
WHEREAS, on August 24, 1992, the Town Council approved Ordinance 199 adopting a
Comprehensive Plan for the Town; and
WHEREAS, on March 2, 2015, the Town Council approved Ordinance 747 adopting a
new Comprehensive Plan ("Forging Westlake") for the Town; and
WHEREAS, Section 26-35 of the Town of Westlake Code of Ordinances requires that
the zoning of properties be in conformance with the Comprehensive Plan; and
WHEREAS, the Housing, Open Space, Economic Development and Land Use objectives
of the Town will be furthered by the amending of the Land Use Map; and
WHEREAS, upon the recommendation of the Westlake Planning and Zoning
Commission on November 13, 2017, the Town Council of the Town of Westlake, Texas, is of
the opinion that it is in the best interests of the Town and its citizens that this Ordinance should
be approved and adopted.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: That all matters stated in the findings hereinabove are found to be true and
correct and are incorporated herein by reference as if copied in their entirely.
SECTION 2: That the Town of Westlake hereby approves amendments to the Land Use
Map, as shown in Exhibit A.
Ordinance 845
Page 2 of 3
SECTION 5: That this Ordinance shall become effective from and after its date of
passage.
PASSED AND APPROVED ON THIS 26th DAY OF FEBRUARY, 2018.
ATTEST: _____________________________
Laura L. Wheat, Mayor
____________________________
Kelly Edwards, Town Secretary ______________________________
Thomas E. Brymer, Town Manager
APPROVED AS TO FORM:
____________________________
L. Stanton Lowry, Town Attorney
Ordinance 845
Page 3 of 3
EXHIBIT A
estlake Town Council
TYPE OF ACTION
Regular Meeting - Action Item
Monday, February 26, 2018
TOPIC: Conduct a public hearing and consideration of Ordinance XXX approving
a zoning change request for an approximately 62.53-acre portion of Lot 1,
Block 3, Westlake/Southlake Park #1, located along the south side of Solana
Blvd., west of the intersection of Sam School Road and Solana Blvd. the
property is currently zoned Planned Development District (PD1-1);
Proposed zoning: Planned Development District (PD6) to include primarily
single family residential uses, including a request for approval of a concept
plan and development plan; approval of a Specific Use Permit for Private
Streets.
STAFF CONTACT: Ron Ruthven, Director of Planning and Development
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Objective
Mission: Westlake is a
unique community blending
preservation of our natural
environment and
viewscapes, while serving
our residents and businesess
with superior municipal and
academic services that are
accessible, efficient, cost-
effective, & transparent.
Citizen, Student &
Stakeholder
High Quality Planning, Design &
Development - We are a desirable
well planned, high-quality
community that is distinguished by
exemplary design standards.
Preserve Desirability
& Quality of Life
Strategic Initiative
Outside the Scope of Identified Strategic Initiatives
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
NOTE: This item involves a new request by the developer, submitted as part of a new application
and requisite fee. The previous request, zoning case Z-06-19-17, was denied by the Town Council
on November 27, 2017. The November 27, 2017 Town Council agenda packet containing all of
the relevant documentation and history regarding the previous request is available to view at the
following link: http://weblink.westlake-tx.org/WebLink/Browse.aspx?id=345002&dbid=0
The primary difference between the previous request and the current request involves the
following:
• a reduction in the number of lots to 56 from 65 (NOTE: the proposal originally forwarded
to the Planning and Zoning Commission on January 22, 2018 included 59 lots);
• an increase in open space from 59.5% to 69%;
• a reduction in the number of homes located south of the natural ridge on the subject
property from 22 to 4.
The applicant has provided a letter and other documentation that further details the request.
EXPLANATION
This request involves the creation of new Planned Development District, which would be called
“PD6”. Included as part of this request is the approval of a concept/development plan as required
for PD districts in the zoning regulations, and the approval of a Specific Use Permit for Private
Streets. It should be noted that any conditions inherent the current PD1-1 zoning (which includes
Ordinances 202, 588, 691, 751, 767 and 774) would not apply to this new PD district if approved
as proposed.
The proposed development would include 56 single family detached units (reduced from 59 lots).
69 percent of the development would be reserved as open space, much of which would involve
conservation areas, set aside to provide buffering and preserve native tree stands. Two entrances
would be provided from Solana Blvd.
The following is a detailed analysis of the applicant’s proposal. All applicant proposals will be
written as regulatory conditions in the approving ordinance for the proposed new Planned
Development district. Any staff conditions/recommendations are noted below in red and will also
be placed in the approving ordinance.
RESIDENTIAL DESIGN
According to the applicant, the development will include luxury custom villa homes (3,000 to
5,000 square feet) with one and two story massing and 2 and 3 car garages. The applicant estimates
the home values to be between $1.2 and $1.7 million dollars.
Proposed Lot Specifications
Lot Density: 56 residential lots measuring at least 8,750 square feet in area, or
approximately 0.9 lots per gross acre.
Lot Dimensions: Village Homes
Minimum lot size: 10,000 sf
Minimum lot width: 80’ on standard lots, 40’ on cul-de-sacs and elbows
Cottage Homes
Minimum lot size: 8,750 sf
Minimum lot width: 70’ on standard lots, 30’ on cul-de-sacs and elbows
Lots on cul-de-sacs and elbows shall have a minimum 30’ frontage along
the property line/ROW.
Lot Coverage: The maximum footprint for a home shall be limited to (i) the lesser of 47%
of the entire lot area, or 5,000 sf for a 1-story home and (ii) the lesser of
43%, or 4,500 sf for a 2-story residence. On certain larger lots, 2-story
residences may have a maximum footprint of 5,000 sf. Footprint is defined
as all areas that are contained within the ground floor air-conditioned space,
garages and covered patios of the main residence (excludes open porches,
patios, porte-cocheres, or other unenclosed areas and accessory buildings).
Proposed Home Specifications
Minimum Size: All residences shall be a minimum of 3,000 sf of air-conditioned living
space.
Massing: For 2-story structures, the 2nd story shall not exceed 50% of the 1st floor
footprint.
Building Height: The maximum height of 2-story structures shall be two and one-half stories
or 28 feet measured to the mid-point of the highest sloping roof above
existing grade. Certain lots have been designated as being limited to a one-
story building height, or 18 feet measured to the mid-point of the highest
sloping roof above existing grade.
Building Setbacks: Given the relative size of the proposed lots, the following setbacks are
proposed:
Front: 30 feet at the standard front setback line
(20 feet on cul-de-sac and elbow lots)
Rear: 20 feet
Side: 10 feet
A 10’ encroachment in the standard front setback is permissible for up to
26’ of width of the residence (please see the Lot Dimension exhibits).
Garages: Village Homes shall have a minimum of three (3) enclosed parking spaces.
Cottage Homes shall have a minimum of two (2) enclosed parking spaces.
Garage doors shall be made of sectional wood, or be wood clad, or glass
and steel. Garage doors shall be recessed a minimum of six inches from the
plane of the adjacent wall. Front facing garage doors are allowed if located
further back on the lot than the side-facing garage portion, and are in a motor
court setting.
Roofs: Roofing materials, where visible, shall be limited to concrete or clay tile,
slate, or standing seam metal. No more than two houses on adjacent lots,
fronting on the same street, may have the same type and color roof material.
Exterior Walls: Exterior walls shall have horizontal and vertical articulation or architectural
delineation on all elevations.
Landscaping: Landscape beds (including gravel mulch) shall be located along the
foundation line of all structures, except where paving is adjacent to the
structure, and must extend away from the foundation a minimum of five
feet.
Fences: All homes may have lot line fences comprised of metal picket. Only privacy
fences comprised of metal picket shall be permitted on interior side lot lines
to provide privacy to outdoor patio and pool areas.
Exterior Lighting: All exterior lighting shall be subdued, indirect, and comply with Town
ordinances as well as follow Dark Skies Design Guidelines.
STAFF RECOMMENDATION: As a condition of the approval, the residential design
requirements included in the residential deed restrictions shall be approved by the Town Council
as a later resolution when they are finalized. The design requirements shall be generally consistent
with the Westlake Building Quality Manual. Approving the design requirements contained in the
deed restrictions provides guidance and clarification for staff in reviewing building and other
development plans.
Regarding building height, staff recommends changing the maximum height calculation as
follows: “Lots designated as being limited to a one-story building height shall be not higher than
18 feet measured from the finished floor elevation to the ridge top of the highest roof span.” This
change is reflected in the proposed ordinance.
OPEN SPACE / TREE PRESERVATION / LANDSCAPING AND BUFFERING
According to the revised 56 lot concept plan, 69 percent of the development will be composed of
open space. Most of the open space is located on the perimeter of the development, with a
significant portion located adjacent to Sam School Road. The perimeter open space would be
located along Solana Blvd. and the western and southern boundary of the development. The open
space along Sam School Road is proposed as a possible park dedication to the Town by the
developer as detailed in the documents provided by the applicant.
Tree Preservation
According to the applicant, the development plan has been carefully designed to minimize grade
and tree disturbance other than for the creation of the private street and utility easement areas, the
slope area around the East Entry, and a designated disturbance zone for each lot. The disturbance
zone on each lot will allow the developer, lot owner, and home builder to remove trees in the
designated building envelope, designated driveway area, the side setbacks, and in the first 5’ of
the rear setback. In the side setbacks and the 5’ rear setback buffer zone, any tree over 9 inches in
diameter must be pre-approved for removal by the Town. Further, builders will be encouraged to
use a “floating post-tension steel concrete slab foundation” to allow for minimal impact to tree
root systems near each building envelope.
A tree mitigation plan is also proposed based on the following initiatives:
• Replanting requirements in the common areas and street ROW’s through a formula of
caliper inches of approved hardwood trees, or per 30 linear feet of street frontage of the
common area
• Each lot shall plant at least two 3.5” caliper trees from an approved hardwood tree list. If
existing native trees are preserved in the front or street-side side yards, they can be utilized
to satisfy the tree planting requirement on the lot.
• Donation of approximately 33.5 acres of open space to the Town (or its designee) including
an area to be designated as a 100% wildlife natural preserve (non-disturbance
classification). This land area encompasses the setback areas that border on Granada,
Glenwyck Farms, Solana Boulevard, and include the “Mayor’s Hill” land area that fronts
on Sam School Road.
• A landscaping plan for the Solana Boulevard median that fronts the project that consists of
a combination of pine tree plantings and other water tolerant landscaping consistent with
plantings in place on Solana Boulevard.
• Environmental enhancements that may include the following:
1. Investigating rainwater collection systems that would be encouraged on each home
to create a first source irrigation option
2. Where possible, bio-swale installation to reduce storm water runoff
Each lot owner will be required to prepare a tree survey of the setback areas designated for non-
disturbance. Any additional tree disturbance by a lot owner in these areas will require further tree
mitigation based on either a compensating payment based on a $100 per caliper inch formula for
protected trees approved for removal by the Town, or replacement tree planting equal to the tree
loss.
STAFF RECOMMENDATION: The street side yard of a corner lot is not exempt.
Regarding the requirements for a tree survey, staff recommends that prior to approval for construction,
excavation and grading of any portion on the subject property, a tree survey that meets the requirements of
Chapter 98 of the Code of Ordinances shall be submitted and reviewed for compliance by the Town
Manager or designee. In order to protect existing understory, areas where construction activities may be
performed at a later date and/or are restricted/prohibited, such as individual residential lots and open
space/conservation areas, submission of a tree survey for said areas may deferred until a building permit
application is received or, in the case of a conservation/open space area, waived as determined by the Town
Manager or designee.
Regarding lots restricted to one story in height, staff recommends that these lots not be pre-graded by the
developer and shall be graded at the time of building permit issuance by the homebuilder. Prior to grading
and permit issuance, the home builder for each home site shall submit a tree protection and mitigation plan
and an engineered grading plan that demonstrates compliance with the view shed recommendation in the
Comprehensive Plan wherein no portion of the home is visible above the existing tree canopy as viewed
from any point south of the subject property.
Parkland Dedication
In accordance with Section 82-389 (a) (1) of the Code of Ordinances regarding Land Dedication
Requirements for Residential Developments, “Park and recreational areas … shall be dedicated to
the town at a ratio of one acre of park land for every 30 residential dwelling units or prorated
portion thereof.” Accordingly, the proposed 56 lot density would result in a parkland dedication
area of approximately 1.87 acres. Approximately 33.6 acres of open space is proposed to be
donated to the Town (or its designee), of which approximately 11.6 acres is intended to satisfy the
Parkland Dedication requirement.
Comprehensive Plan Recommendations: The Parks, Open Space and Trail Plan in the
Comprehensive Plan shows a “community park” on the western portion of the subject property.
The Comprehensive Plan defines a community park as a “central community park area that
provides opportunities for shared community activities. These can include open fields for
impromptu sport activities as well as park bench areas, dog-park facilities, pavilions, picnic areas,
etc.” The plan further states that a community park should be between 25 and 35 acres in size.
Staff analysis: The Comprehensive Plan Land Use Plan shows a large portion of the subject
property as open space, mostly on the western portion of the property where the community park
area is also shown. The approximate acreage shown as open space in the Comprehensive Plan is
33 acres, or 52.8% of the total subject property area. The applicant’s proposal includes a total of
42.5 acres of open space, or 68% of the subject property area. The open space proposed by the
applicant is broken down as follows:
• Parkland Dedication (southeast Hill): 11.6 acres (26.8% of total open space)
• Western and Southern Conservation
buffers: 22 acres (50.8% of total open space)
• All other open space: 9.7 acres (22.4% of total open space)
STAFF RECOMMENDATION: Given the above proposals by the applicant and the
recommendations of the Comprehensive Plan, staff recommends the following:
• Maintenance responsibilities, details of amenities, and final locations of parking and trails
shall be approved through a separate agreement between the applicant/developer and the
Town. Said agreement shall be approved before a notice to proceed with the construction
of public improvements is issued by the public works director.
• Prior to approval of the final agreement between the developer and the Town, a public
workshop shall be held whereby public input is received concerning the final park design
and amenities.
SIDEWALKS AND TRAILS
A variance to the Code of Ordinances is requested to allow for a single sidewalk on one side of
the main spine road – (sidewalks are normally required on both sides of a roadway for lots of
12,000 square feet or less) within the development, in the general location shown on the Concept
Plan. All courts and other internal streets shall be exempt from the sidewalk requirement.
Sidewalk width inside the community will be a minimum of 5’. All sidewalks shall be made of
concrete, stone, or pavestone.
Trail System: The internal sidewalk will tie into the Solana Boulevard public Town Trail via gated
connections at both entries. Any public trail construction (outside of the community) will be a
minimum of 6’ in width, other than the connections to the internal sidewalk which shall be a
minimum of 5’ in width (all identified public trails can be seen on the Concept Plan). The portion
of the Solana Boulevard public Trail that fronts on the project will be improved to either a concrete
condition or be maintained with the existing decomposed granite as designated on the construction
drawings.
STAFF RECOMMENDATION: Staff recommends that the existing trail along Solana Blvd. be
upgraded to a concrete trail as required by the Code of Ordinances.
FENCING
All homes may have lot line fences comprised of metal picket. Only privacy fences comprised of
metal picket shall be permitted on interior side lot lines to provide privacy to outdoor patio and
pool areas.
TRAFFIC, STREETS AND ACCESS
The proposed development will have two entrances from Solana Boulevard located at existing
median cuts. The applicant has provided a traffic memorandum performed by a registered
professional engineer. Based on the methodology provided in the memorandum, a total of 642
trips per day will be generated by the development. The memorandum also recommends the
construction of a left-turn lane at the easternmost entrance Drive. The reason for the
recommendation is due to the higher site volumes, the complexity of the intersection, and the
higher amount of competing traffic. Staff concurs with the recommendation and this requirement
will be included in the proposed PD ordinance and the development agreement.
All community streets will be private and constructed of asphalt with concrete outer bands and/or
mountable curbs fronting the lots. The streets are proposed to be 27 feet in width including a
mountable concrete curb on both sides. A Code of Ordinances requires a Specific Use Permit
(SUP) for any development containing private streets. The required SUP is included with this
request.
Street lighting shall be located at all corners and intersections. Lights shall be low pedestal type
fixtures that comply with Town ordinances as well as follow Dark Skies Design Guidelines.
PLATTING
Although the subject property is already platted, if approved, the portion of the current plat that
includes the subject property will be required to be vacated, after which a Preliminary Site
Evaluation and a final plat will be required for submission and approval.
Approval of a separate development agreement between the Town and the developer is also
required by the Code of Ordinances.
PUBLIC ART
The Town Design Structure Plan in the Comprehensive Plan contains design action standards that
include public art recommendations. The plan states that “it is preferable that art is intrinsic to the
design of the space rather than a commissioned piece to be installed in the space. In February and
June 2017 respectively the Town Council approved a public art plan and nominated members for
a public art competition advisory committee. The developer proposes the following public art
contribution:
“Donation: Wilbow will make a contribution of $10,000 for public art to the
Town of Westlake to be designated toward an outdoor sculpture. Wilbow would
welcome matching funds to the extent they are available.
Location: At a location within the boundaries of the 62.5 acre parcel, to be
selected by either the Town of Westlake Public Art Committee or by Town Council.
Wilbow recommends a location in the public-access area of the open space near
the Sam School frontage.
Competition: Wilbow encourages the concept of a public art competition. The
competition should be managed by the Town of Westlake Public Art Committee.
Maintenance: To the extent the final artwork will require maintenance, Wilbow
recommends the Homeowners Association (“HOA”) associated with The Knolls at
Solana be required to fund and provide maintenance.
Timing: Based on the current development schedule, it is expected that home
construction at The Knolls at Solana will commence in early 2019 with first
residents expected in late 2019, early 2020. Ideally, the artwork would be complete
and installed by the end of 2019. Wilbow funding would occur at time of land
development commencement.”
The public art proposal will be referenced in the draft PD ordinance with the above terms to be
included in the development agreement between the Town and the applicant.
PUBLIC NOTIFICATION
A total of 53 public hearing notices were sent to owners of property located within a minimum
200 feet of the subject property. Additionally, notice of the public hearing was published in the
Fort Worth Star Telegram on Wednesday, January 10, 2018. To date staff has received official
correspondence opposing the request from 36 property owners, 18 of which are located within 200
feet of the subject property for a total of 21.05% of total land area opposed within the 200 foot
notification area. One letter in favor of the request has been received.
Section 26-66(c) of the Code of Ordinances states that “whenever such written protest is signed
by the owners of 20 percent or more of the area of the lots or land included in such zoning change,
or of the lots or land immediately adjoining the same and within the above-mentioned 200 feet
radius, such change in zoning shall not become effective except by a favorable vote of three-fourths
of all the members of the board”.
Therefore, a supermajority vote of the Town Council is required in order to approve this
request.
PLANNING AND ZONING COMMISSION
On January 22, 2018, the Planning and Zoning Commission voted to recommend approval of this
item by a (4-1) vote subject to the following conditions:
1. That the streets in the development be composed of concrete;
2. That the approved Concept/Development plan be the 56 lot plan presented by the
applicant to the Commission at the January 22, 2018 meeting;
3. That Lot 4 on said plan be restricted to a single story structure;
4. That all staff recommendations contained in the staff report be included in the
proposed PD ordinance.
The attached proposed PD ordinance contains these conditions.
SUMMARY AND RECOMMENDATION
Notwithstanding the amendments required to the Land Use Plan and the Parks and Open Space
Plan, the request is largely in compliance with the recommendations of the Comprehensive Plan
as detailed in previous agenda briefings regarding the subject property.
At the November 27, 2017 Town Council meeting, several residents from the Glenwyck Farms
neighborhood voiced their approval of a 56 lot plan that was provided by the applicant at that
meeting. The 56 lot plan showed a total of seven homes on the southern side of the natural
ridgeline on the subject property, out of which six were restricted to a single story in height.
Several Council members also commented on the preservation of the view shed on the southern
portion of the subject property. Comments were also made concerning the amount of waivers
requested. Many of those concerns have been addressed with the current proposal subject to staff’s
recommendations.
The current, proposed 56 lot plan exceeds the 56 plan presented on November 27, 2017 in that the
number of lots located south of the natural ridgeline has been reduced to four from six and the
setback along Solana Blvd. has been increased. Additionally, t he primary issue regarding
consideration of the 56 lot plan as presented on November 27, 2017 was the amount of waivers,
including fee waivers, requested by the applicant as part of their proposal. Many of these waivers,
including most, if not all, of the fee waivers have been rescinded.
As it relates to any development on the southern portion of the ridgeline, the 2015 Comprehensive
Plan states that the “View Shed Zones (wherein the subject property is located) are sensitive to
Displacement of Natural Fabric because it is the intervening natural fabric that mitigates the visual
proximity of residential and non-residential development”. The plan recommends that the view
sheds be protected where possible.
Staff agrees that the final proposed 56 lot plan, in addition to the recommendations noted above
and included in the proposed ordinance, adequately addresses the comprehensive plan
recommendations and the comments received at the November 27, 2017 Town Council meeting.
Therefore, staff recommends approval subject to the provisions contained in the proposed PD
ordinance.
The following are the provisions of the proposed PD ordinance as drafted by staff:
Planned Development District Number 6 (PD6) Development Standards
Section 1 – General
A. The purpose of PD6 is for a detached single-family residential development of no more
than 56 residential lots.
B. The development authorized by this ordinance shall be consistent with the
Concept/Development Plan, attached as Exhibit B-1. Minor deviations in lot and street
locations are allowed provided that conservation easement dimensions are not reduced
between lots in this development and the development property boundary and, the
percentage of open space in the development is not reduced.
C. Platting
1. The developer shall submit, and receive approval for, a preliminary site
evaluation prior to any land disturbance activities;
2. Prior to the issuance of the notice to proceed, the developer shall submit, and
receive approval for: (i) a replat that vacates the portion of the existing Lot 1,
Block 3, Westlake/Southlake Park Addition Number One that includes the subject
property; and (ii) a replat for the remaining portion of land that includes the
existing commercial building within the existing Westlake/Southlake Park
Addition Number One.
3. Prior to the final acceptance of public improvements, approval of private streets
and release of residential building permits, the developer shall submit, and
receive approval for, a final plat, which shall be platted as a single phase.
4. The final plat noted above shall be recorded with the County Clerk prior to the
release of any residential building permits.
5. Prior to the approval of the preliminary site evaluation, the developer shall
submit a development agreement for final approval by the Town Council per the
requirements of the Code of Ordinances.
D. Permitted Uses – The following are permitted principal and accessory uses:
1. Single Family Detached Homes
2. Open Space (including active, passive and conservation areas)
3. Private Streets
4. Public and Private Parks
5. Drainage facilities (including retention and detention ponds)
6. Guard houses
7. Accessory Uses (as authorized in the Town’s zoning regulations)
E. Homeowner’s Association – The development shall be governed by a Homeowner’s
Association (HOA) that will be responsible for common area maintenance, private street
maintenance, front yard maintenance and enforcing the HOA Design Guidelines for the
community.
Section 2 – Lot Dimension and Building Design Standards
A. Lot Size and Width: Lot size and width shall meet the following conditions:
1. Village Homes
a. Minimum Lot Size: 10,000 square feet
b. Minimum Lot Width: 80 feet on standard lots, 40 feet on cul-de-sacs and
elbow lots.
2. Cottage Homes
a. Minimum Lot Size: 8,750 square feet
b. Minimum Lot Width: 70 feet on standard lots, 30 feet on cul-de-sacs and
elbow lots.
B. Lot Coverage: The maximum building footprint for a home shall be limited to (i) the
lesser of 47% of the entire lot area, or 5,000 square feet for a one-story home and (ii) the
lesser of 43%, or 4,500 square feet for a two-story residence. On lots larger than 11,000
square feet, two-story residences may have a maximum footprint of 5,000 square feet.
Footprint is defined as all areas that are contained within the ground floor air-
conditioned space, garages and covered patios of the main residence (excludes open
porches, patios, porte-cocheres, or other unenclosed areas and accessory buildings).
C. Minimum House Size: All residences shall contain a minimum of 3,000 square feet of
air-conditioned living space.
D. Massing: For two-story structures, the second story shall not exceed 50% of the first
floor footprint.
E. Building Height: The maximum height of two-story structures shall be two and one-half
stories or 28 feet measured to the mid-point of the highest sloping roof above existing
grade. Lots designated as being limited to a one-story building height as shown on
Exhibit B-1 and B-2 shall be not higher than 18 feet measured from the finished floor
elevation to the ridge top of the highest roof span.
F. Building Setbacks:
1. Front yard: 30 feet (20 feet on cul-de-sac and elbow lots)
2. Rear yard: 20 feet
3. Side yard: 10 feet
4. A 10 foot encroachment in the standard front setback is permissible for up to 26
feet of width of the residence.
G. Garages: Village Homes shall have a minimum of three (3) enclosed parking spaces.
Cottage Homes shall have a minimum of two (2) enclosed parking spaces.
Garage doors shall be made of sectional wood, or be wood clad, or glass and steel.
Garage doors shall be recessed a minimum of six inches from the plane of the adjacent
wall. Front facing garage doors are allowed if located further back on the lot than the
side-facing garage portion.
H. Roofs: Roofing materials where visible shall be limited to concrete or clay tile, slate, or
standing seam metal. No more than two houses on adjacent lots, fronting on the same
street, may have the same type and color roof material.
I. Exterior Walls: Exterior walls shall have horizontal and vertical articulation or
architectural delineation on all elevations as further detailed in the development design
guidelines.
J. Design Guidelines: Prior to the approval of the preliminary site evaluation, the
developer shall submit final design guidelines for approval by the Town Council that
shall be recorded with the private deed covenants, conditions and restrictions. Said
guidelines shall incorporate the recommendations contained in the Building Quality
Manual referenced in Chapter 62, Article III of the Code of Ordinances. With the
exception of any guideline provision addressing a particular architectural style, said
design guidelines shall be enforced by Town staff in reviewing building permit
applications for compliance with the provisions above. Guideline provisions to be
enforced by staff include, but may not be limited to, general building articulation,
massing, fenestration, roof slope and building materials.
Section 3 – Landscaping, Open Space, Tree Preservation and Parkland Dedication
A. Landscaping:
1. Landscape beds (including gravel mulch) shall be located along the foundation
line of all structures, except where paving is adjacent to the structure, and must
extend away from the foundation a minimum of five feet.
2. A minimum of one (1), 3.5 inch caliper tree, shall be planted per 30 lineal feet
roadway, one (1) on each side of the street, from an approved hardwood tree list.
Existing trees may be utilized to satisfy this requirement.
3. At the time of building permit issuance, each lot shall plant at least two, 3.5 inch
caliper trees from an approved hardwood tree list. If existing native trees are
preserved in the front or street-side side yards, they can be utilized to satisfy the
tree planting requirement on the lot.
4. Prior to the final acceptance of public improvements, the developer shall plant
pine trees, which may include other similar species as approved by the Town
Manager or designee, in the portion of the Solana Boulevard median that is
adjacent to the subject property. Said planting shall be in a configuration and
size that is generally consistent with the median trees planted as part of the
Entrada development and shall be inspected by the Town Manager or designee
for final approval.
5. Landscaping at the entry points into the development shall be consistent with
Exhibit B-4.
B. Tree Preservation – All protected trees shall require mitigation upon damage or removal
except as amended below:
1. The following areas are hereby exempt from the requirements for tree mitigation
and protection:
a. Roadways and trails;
b. The residential building envelope;
c. The designated driveway area;
d. The side yard setback (except on the street facing side of corner
lots);
e. An area of no more than five feet into the rear yard setback.
2. Within the exempted side yard setbacks and rear yard areas as described above,
removal of any protected tree over 9 inches in diameter shall require pre-
approval by the Town Manager or designee. Where a protected tree over 9
inches in diameter is located in a non-exempt area and the home will encroach
on more than 25% of the critical root zone, the home shall utilize a floating post-
tension steel concrete slab foundation to allow for minimal impact to tree root
systems near each building envelope. Said system shall require the final
approval of the Town Manager or their designee.
3. Conservation areas: All vegetation, including trees, understory and ground
cover, within the designated conservation areas as depicted on Exhibit B-2 shall
remain in an undisturbed state at all times. As determined by the Town Manager
or their designee, adequate protection mechanisms including but not limited to
temporary fencing and/or temporary buffer areas shall be utilized to protect all
conservation areas during construction activities. Areas exempted from this
requirement include approved trail corridors and public utility mains. Further
terms concerning the maintenance of this area may be provided in the
development agreement.
4. Open Space areas: All trees located within open space areas shall be preserved
with the following exceptions:
a. Diseased or damaged trees per the Code of Ordinances;
b. Exempted species per the Code of Ordinances;
c. With the exception of open areas located adjacent to and along
Solana Blvd. as depicted in Exhibit B-2, any tree less than 3
inches in diameter measured at 4.5 feet above the adjacent
grade.
d. Trees located in an approved permanent amenity footprint such
as bike stations, sport courts, fountains, park buildings, etc.
5. Violations: Mitigation is hereby prohibited for any trees described in Sections 3
and 4 above. Any non-exempt tree removed from any area described in these
sections shall constitute a violation of this ordinance. Furthermore, the Town
Manager or designee may assess a commensurate civil penalty for each diameter
inch removed which may be in the form of required tree replanting, payment into
the Town reforestation fund or a combination of both.
6. Tree Survey Requirement: Prior to approval for construction, excavation and
grading of any portion on the subject property, a tree survey that meets the
requirements of Chapter 98 of the Code of Ordinances shall be submitted and
reviewed for compliance by the Town Manager or designee. In order to protect
existing understory, areas where construction activities may be performed at a
later date and/or are restricted/prohibited, such as individual residential lots and
open space/conservation areas, submission of a tree survey for said areas may
deferred until a building permit application is received or, in the case of a
conservation/open space area, waived as determined by the Town Manager or
designee.
C. Open Space and Conservation Areas
1. All open space and conservation easements, including public and private, shall
be consistent with Exhibit B-2. Open Space setbacks and dimensions shall be
consistent with Exhibit B-1.
2. As depicted on Exhibit B-2, conservation areas shall be designated and dedicated
to the Town, or to a private land trust dedicated to the preservation of natural
open space as approved by the Town Manager or designee, as a conservation
easement. The final plat shall depict the area as a “perpetual conservation
easement” and shall contain the following note: “All vegetation, including trees,
understory and ground cover, within the conservation easement shown herein
shall remain in an undisturbed state at all times, except as authorized by
Ordinance XXX”.
3. All open space not designated as a conservation easement/area shall be
maintained by the HOA.
4. Private open space amenities shall, at a minimum, include a pavilion, dog water
and waste stations and a Bocce ball court, which shall not be permitted within
any private open space adjacent to and along Solana Blvd.
D. Parkland Dedication – Parkland dedication as proposed by the developer in Exhibit B-3
is hereby approved subject to the following conditions:
1. Parkland dedication shall be consistent with Exhibits B-1 and B-2.
2. Dedication of the 11.6-acre southeast hill portion of the development for a public
park hereby satisfies the community park requirement as shown on the Parks,
Open Space and Trails Plan, thereby satisfying both the parkland dedication
requirements of the Code of Ordinances and the recommendations of the
Comprehensive Plan.
3. Maintenance responsibilities for the existing, pre-improved state of said property
shall be the responsibility of the developer/HOA.
4. Details of amenities, and final locations of parking and trails shall be approved
through a separate agreement between the applicant/developer and the Town.
Said agreement shall be approved before a notice to proceed with the
construction of public improvements is issued by the public works director.
5. Prior to approval of the final agreement between the developer and the Town, a
public workshop shall be held whereby public input is received concerning the
final park design and amenities.
Section 4 – Fencing
A. Solana Boulevard frontage shall have a decorative metal picket fence and entry gates
with optional masonry columns and/or panels where screening is necessary on the
Solana Boulevard frontage per Exhibit B-4. Said fence shall be located at the northern
boundary of the residential lots and open space adjacent to Solana Boulevard and shall
be maintained by the HOA.
B. All individual lot line fences adjacent to any open space and common areas shall be
limited to decorative metal pickets so as to create a more transparent view in the
undeveloped forest land. The primary goal for the fencing is to effectively disappear and
allow the natural forest land setting to be open to view from all perspectives.
C. All homes shall have a back fence comprised of decorative metal picket. Privacy fences
comprised of metal picket shall be permitted only on interior side lot lines to provide
privacy to outdoor patio and pool areas.
Section 5 – Streets, sidewalks/trails, parking and access
A. Streets – An SUP is hereby granted for all community streets within PD6, which shall be
private and constructed of concrete. Streets shall be no less than 27 feet in width (back
of curb to back of curb) including a mountable concrete curb on both sides within a 27
foot private right-of-way. Street lighting shall be located at all corners and intersections.
Lights shall be low pedestal type fixtures that comply with Town standards and
Comprehensive Plan recommendations as well as follow the Town’s low intensity
lighting standards.
B. Sidewalks – Sidewalks are required on one side of the streets only. Sidewalks shall be a
minimum of five feet in width and shall be composed of concrete, stone, or pavestone.
Sidewalks shall be constructed by the homebuilder at the time of new home construction.
C. Trails - The internal sidewalk shall tie into the Solana Boulevard public Town Trail via
gated connections at both entries. Any public trail construction (outside of the
community) shall be a minimum of 6 feet in width, other than the connections to the
internal sidewalk, which shall be a minimum of 5 feet in width (all identified public trails
are shown on Exhibit B-2). The portion of the existing Solana Boulevard public trail that
is adjacent to the development shall be improved to a concrete trail per the trails plan
and the Code of Ordinances. Final construction details including final trail location and
dimensions may be further defined in the development agreement.
D. Parking - To minimize on-street parking and improve emergency access, a minimum of
one (1) visitor parking space shall be provided for every two (2) homes and the spaces
are generally dispersed across the community. Parking space dimensions shall comply
with the parking standards contained in the Code of Ordinances and shall be landscaped
per the requirements for parking lot landscaping contained in the Code of Ordinances.
Said parking locations shall be consistent with Exhibit B-1 and B-2 and shall be located
within a public parking easement to be shown on the final plat and shall be maintained
by the HOA.
E. Access – Per Exhibit B-1 two vehicular access points into the development from Solana
Blvd. are required. Said intersections shall align with the existing median cuts on Solana
Blvd. Entry points into the development from Solana Blvd. shall be consistent with
Exhibit B-4. Prior to final acceptance of public improvements, the developer shall
construct a westbound left turn lane on Solana Blvd. at the easternmost intersection
accessing the development. The final design and construction shall be approved and
inspected by the Town Engineer.
F. Cluster mailboxes – Prior to installation, the final design, location and size of any cluster
mailboxes as required by the United States Postal Service shall be submitted to the Town
Manager or designee for review. Upon review, the Town Manager or designee may
approve or deny said design, location and size. If denied, the developer may appeal the
decision of the Town Manager or designee to the Town Council provided the written
appeal is received not later than 30 days from the formal notice of denial.
Section 6 – Utilities, Drainage and Grading
A. Public Utilities – Water and sewer service shall be provided by the Town of Westlake to
this development. The developer shall construct all water and sewer system
improvements per Town standards.
B. Duct Bank - A Duct Bank system shall be installed by the Developer throughout the
subdivision as required by Town ordinances. The Duct Bank shall be located within a
utility easement, the final details of which shall be determined by the Town Manager or
designee. The home builder shall tie into the Duct Bank prior to the Final Inspection for
the home.
C. Stormwater – Stormwater facilities shall be installed by the developer and employ a
combination of bio-swales, detention pond(s), and connection to the existing public street
storm water system along Solana Blvd.. Final location and design of said facilities shall
require the final approval of the Town Manager or designee.
D. Lot Grading - Homes constructed on lots that are restricted to one-story in height shall
not be pre-graded by the developer and shall be graded at the time of building permit
issuance by the homebuilder. Prior to grading and permit issuance, the home builder for
each home site shall submit a tree protection and mitigation plan and an engineered
grading plan that demonstrates compliance with the view shed recommendation in the
Comprehensive Plan wherein no portion of the home is visible above the existing tree
canopy as viewed from any point south of the subject property.
Section 7 – Public Art
A. As part of the development agreement noted above, the developer agrees to submit a
public art plan that generally conforms to the provisions contained in Exhibit B-5 as
proposed by the developer. The terms contained in said exhibit may be amended by the
development agreement and included in the final plan.
ATTACHMENTS
a. Existing Location Map
b. Developer Submittal: Applications and Written Proposals from Developer
c. Developer Submittal: Development Concept Plans and Exhibits
d. Developer Submittal: Entryway Exhibits
e. Developer Submittal: Lot Layout Exhibits
f. Developer Submittal: Open Space Amenities
g. Staff Exhibit: Current Zoning Map
h. Staff Exhibit: Comprehensive Plan Parks, Open Space and Trails Plan
i. Staff Exhibit: Comprehensive Plan Land Use Plan
j. Correspondence Received as of 2-16-18
k. Ordinance XXX
Z-06-19-17 Davis Blvd. Dove Rd.
Z-12-29-17
1
THE KNOLLS AT SOLANA
PROPOSED DEVELOPMENT PLAN
PROPOSED PLANNING DISTRICT 6
JANUARY 2018
This document is intended to be a summary of the key development terms and principles proposed for
the development of The Knolls at Solana, a 62.5 acre land parcel that fronts on Solana Boulevard and is
located between the Granada residential community and Sam School Road.
GENERAL INFORMATION
Developer: Wilbow Corporation, Inc. (www.wilbow.com)
Community: Gated enclave of up to 56 custom villa homes walkable to the Solana Urban
Center and Larry North Fitness
Product Type: Luxury Custom Villa Homes (3,000 to 5,000 square feet)
1 and 2 story massing, 2 or 3-car garages
Higher security and lower maintenance typologies
Home Pricing: Estimated to be $1.2 to $1.7 million
Sales Program: Lot sales to local custom home builders with a limited offering to individuals
Access: Two entrances from Solana Boulevard located at existing median cuts
Community
Amenities: Pavilion, Dog Stations (Water and Waste), Bocce Court
Private internal trail network with connections to the Solana Boulevard, Larry
North Fitness, and Dove Road public Trails
Community Fencing: The community’s Solana Boulevard frontage will have a decorative metal picket
fence and entry gates with optional masonry columns and/or panels where
screening is necessary on the Solana Boulevard frontage. The fence shall be
located at the boundary of the Solana Boulevard buffer area and the
development zone. In addition, any discretionary individual lot line fences
adjacent to the buffer and common areas shall be limited to decorative metal
pickets so as to create a more transparent view in the undeveloped forest land.
The primary goal for the fencing is to effectively disappear and allow the natural
forest land setting to be open to view from all perspectives.
PD 1-1 – 10%
Coverage Test: Based on an assumption of up to 56 homes all at the maximum footprint of
5,000 sf, less an allowance of 850 sf for 3-car garages and 200 sf for a covered
patio, or 3,950 sf, the project is estimated to have total cumulative coverage of
2
233,050 sf against a total land area of approximately 2,722,500 square feet, or
8.56% coverage. It is understood that Blackstone/EOP and the other land
owners in PD 1-1 are committed to a cumulative test across PD 1-1 that the
coverage will not exceed 10%.
COMMUNITY INFORMATION
Home Owner
Association: The community will be governed by a to-be-established Homeowner’s
Association (“HOA”) that will be responsible for common area maintenance,
private street maintenance, front yard maintenance and enforcing the Design
Guidelines for the community.
Home Builders: An Approved Home Builder program will be established with specific criteria
that will limit home building to only approved custom home builders
Design Guidelines: A detailed Design Guideline document has been submitted to the Town that will
follow the examples set by Vaquero and Granada to ensure a high quality of
design and construction of all homes.
Architectural Review: An Architectural Control Committee (“ACC”) will be established through the
HOA/Declarant that has approval authority over house designs prior to
submittal for permitting.
LOT SPECIFICATIONS
Lot Density: Up to 56 residential lots ranging in size from 8,750 square feet (approximately
70’ x 125’) to as much as 18,000 square feet or greater in area. Lot density is
less than 1 lot per gross acre. A Concept Plan is attached for reference.
Lot Size: There are two categories of homes/lots:
Village Homes
Minimum lot size: 10,000 sf
Minimum lot width: 80’ on standard lots, 40’ on cul-de-sacs and elbows
Cottage Homes
Minimum lot size: 8,750 sf
Minimum lot width: 70’ on standard lots, 30’ on cul-de-sacs and elbows
Lots on cul-de-sacs and elbows shall have a minimum 30’ frontage along the
property line/ROW.
Lot Coverage: The maximum footprint for a home shall be limited to (i) the lesser of 47% of
the entire lot area, or 5,000 sf for a 1-story home and (ii) the lesser of 43%, or
4,500 sf for a 2-story residence. On certain larger lots, 2-story residences may
3
have a maximum footprint of 5,000 sf. Footprint is defined as all areas that are
contained within the ground floor air-conditioned space, garages and covered
patios of the main residence (excludes open porches, patios, porte-cocheres, or
other unenclosed areas and accessory buildings).
HOUSE SPECIFICATIONS
Minimum Size: All residences shall be a minimum of 3,000 sf of air-conditioned living space.
Massing: For 2-story structures, the 2nd story shall not exceed 50% of the 1st floor
footprint.
Building Height: The maximum height of 2-story structures shall be two and one-half stories or
28 feet measured to the mid-point of the highest sloping roof above existing
grade. Certain lots have been designated as being limited to a one-story
building height, or 18 feet measured to the mid-point of the highest sloping roof
above existing grade.
Building Setbacks: Given the relative size of the proposed lots, the following setbacks are
proposed:
Front: 30 feet at the standard front setback line
(20 feet on cul-de-sac and elbow lots)
Rear: 20 feet
Side: 10 feet
A 10’ encroachment in the standard front setback is permissible for up to 26’ of
width of the residence (please see the Lot Dimension exhibits).
Garages: Village Homes shall have a minimum of three (3) enclosed parking spaces.
Cottage Homes shall have a minimum of two (2) enclosed parking spaces.
Garage doors shall be made of sectional wood, or be wood clad, or glass and
steel. Garage doors shall be recessed a minimum of six inches from the plane of
the adjacent wall. Front facing garage doors are allowed if located further back
on the lot than the side-facing garage portion, and are in a motor court setting.
Roofs: Roofing materials where visible shall be limited to concrete or clay tile, slate, or
standing seam metal. No more than two houses on adjacent lots, fronting on
the same street, may have the same type and color roof material.
Exterior Walls: Exterior walls shall have horizontal and vertical articulation or architectural
delineation on all elevations.
Landscaping: Landscape beds (including gravel mulch) shall be located along the foundation
line of all structures, except where paving is adjacent to the structure, and must
extend away from the foundation a minimum of five feet.
4
Fences: All homes may have lot line fences comprised of metal picket. Only privacy
fences comprised of metal picket shall be permitted on interior side lot lines to
provide privacy to outdoor patio and pool areas.
Exterior Lighting: All exterior lighting shall be subdued, indirect, and comply with Town
ordinances as well as follow Dark Skies Design Guidelines.
PARKS AND OPEN SPACE
Open Space: Per the Westlake Comprehensive Plan and Future Land Use Plan, approximately
34 acres of the 62.5 acres subject site is designated as open space and/or a
community park. Per the proposed development plan, approximately 43.5 acres
or 69.0% of the gross acreage is set aside as open space or park dedication area.
Further, as part of the Tree Mitigation Plan and Parkland Dedication
requirement (please see below), approximately 33.5 acres of the open space is
proposed to be donated to the Town (or its designee).
The total open space of 42.5 acres breaks out as follows:
• Approximately 33.5 acres of open space to be donated to the Town (or its
designee) as part of the Tree Mitigation Plan and Parkland Dedication. The
public open space will consist of:
o Approximately 22 acres to be designated as a 100% wildlife natural
preserve (non-disturbance classification). This land area
encompasses the setback areas that border on Granada, Glenwyck
Farms, and a small portion of Solana Boulevard.
o Approximately 11.0 acres to be designated as a community park
generally located on the area known as the “Mayor’s Hill”
• Approximately 9.0 acres of private open space that includes the Solana
Boulevard frontage (with a public access easement for the public trail) and
various open space areas within the development area.
Parkland
Dedication: In accordance with Section 82-389 (a) (1) of the Code of Ordinances regarding
Land Dedication Requirements for Residential Developments, “Park and
recreational areas … shall be dedicated to the town at a ratio of one acre of park
land for every 30 residential dwelling units or prorated portion thereof.”
Accordingly, the proposed 56 lot density would result in a parkland dedication
area of approximately 1.87 acres. As discussed above, approximately 33.5 acres
of open space is proposed to be donated to the Town (or its designee), of which
approximately 11.6 acres is intended to satisfy the Parkland Dedication
requirement.
5
STREETS, PARKING, SIDEWALKS, TRAILS
Streets: All community streets shall be private and constructed of asphalt with concrete
outer bands and/or mountable curbs fronting the lots. Proposed that the
streets be no less than 27’ in width (back to back) including a mountable
concrete curb on both sides within a 30’ ROW (please see the Lot Dimension
exhibits).
Utility Easement: In addition to the street width, there will be a utility easement of up to 20 feet
in width on each side of the street to provide for the Duct Bank and sidewalk.
Visitor Parking: To minimize on-street parking and improve emergency access, a minimum of
one (1) visitor parking space shall be provided for every two (2) homes and the
spaces are generally dispersed across the community.
Street Lights: Street lighting shall be located at all corners and intersections. Lights shall be
low pedestal type fixtures that comply with Town ordinances as well as follow
Dark Skies Design Guidelines.
Sidewalks: A variance to the Code of Ordinances is requested to allow for a single sidewalk
on one side of the main spine road – (sidewalks are normally required on both
sides of a roadway for lots of 12,000 square feet or less) within the
development, in the general location shown on the Concept Plan. All courts and
other internal streets shall be exempt from the sidewalk requirement. Sidewalk
width inside the community will be a minimum of 5’. All sidewalks shall be
made of concrete, stone, or pavestone.
Trail System: The internal sidewalk will tie into the Solana Boulevard public Town Trail via
gated connections at both entries. Any public trail construction (outside of the
community) will be a minimum of 6’ in width, other than the connections to the
internal sidewalk which shall be a minimum of 5’ in width (all identified public
trails can be seen on the Concept Plan). The portion of the Solana Boulevard
public Trail that fronts on the project will be improved to either a concrete
condition or be maintained with the existing decomposed granite as designated
on the construction drawings.
UTILITIES
Water: Town of Westlake
Sewer: Town of Westlake
Storm Water: Combination of bio-swales, detention pond(s), and connection to the existing
public street storm water system
Duct Bank: A Duct Bank system shall be installed by the Developer in a utility easement
throughout the community as required by Town ordinances. The home builder
6
shall tie into the Duct Bank prior to the Final Inspections or Certificate of
Occupancy approval.
Development
Setbacks: The development plan calls for a concentrated development envelope of
approximately 20.0 acres generally centered within the 62.5 acre parcel. Along
the Solana Boulevard ROW, a development setback ranging from 75’ to 100’
setback is planned. Within the setback, there is likely to be a public utility
easement for storm water detention and utility connections.
On the property’s western (Granada) border, a 150’ setback is planned. On the
southern border (generally Glenwyck), there will be a varied setback ranging
from 280’ to over 500’ with the majority of the setback set at 380’ or more.
The eastern portion of the property (“Mayor’s Hill”) to the Sam School Road
frontage is planned to be part of the open space to be donated to the Town (or
its designee) with a plan for it to be a community park with certain
improvements and an art installation, all to be maintained by the HOA.
TREE MITIGATION
Tree Survey: A tree survey of the site was conducted by Kimley Horn in November 2016
through a sampling process approved by Town Staff whereby 10 pre-
determined, evenly-spaced, 0.1 acre plots were surveyed. All trees 6-inches in
diameter and greater were tagged and counted. DBH (“Diameter Breast
Height”) was measured according to City of Westlake ordinances.
The results of the survey determined that there were approximately 105
Protected Trees per acre on the East Side of the sample area, and approximately
162 Protected Trees per acre on the West side of the sample area.
Tree Mitigation: The development plan has been carefully designed to minimize grade and tree
disturbance other than for the creation of the private street and utility
easement areas, the slope area around the East Entry, and a designated
disturbance zone for each lot. The disturbance zone on each lot will allow the
developer, lot owner, and home builder to remove trees in the designated
building envelope, designated driveway area, the side setbacks, and in the first
5’ of the rear setback. In the side setbacks and the 5’ rear setback buffer zone,
any tree over 9 inches in diameter must be pre-approved for removal by the
Town. Further, builders will be encouraged to use a “floating post-tension steel
concrete slab foundation” to allow for minimal impact to tree root systems near
each building envelope.
A tree mitigation plan is also proposed based on the following initiatives:
• Replanting requirements in the common areas and street ROW’s through a
formula of caliper inches of approved hardwood trees, or per 30 linear feet
of street frontage of the common area
7
• Each lot shall plant at least two 3.5” caliper trees from an approved
hardwood tree list. If existing native trees are preserved in the front or
street-side side yards, they can be utilized to satisfy the tree planting
requirement on the lot.
• Donation of approximately 33.5 acres of open space to the Town (or its
designee) including an area to be designated as a 100% wildlife natural
preserve (non-disturbance classification). This land area encompasses the
setback areas that border on Granada, Glenwyck Farms, Solana Boulevard,
and include the “Mayor’s Hill” land area that fronts on Sam School Road.
• A landscaping plan for the Solana Boulevard median that fronts the project
that consists of a combination of pine tree plantings and other water
tolerant landscaping consistent with plantings in place on Solana Boulevard.
• Environmental enhancements that may include the following:
o Investigating rainwater collection systems that would be
encouraged on each home to create a first source irrigation option
o Where possible, bio-swale installation to reduce storm water runoff
Each lot owner will be required to prepare a tree survey of the setback areas
designated for non-disturbance. Any additional tree disturbance by a lot owner
in these areas will require further tree mitigation based on either a
compensating payment based on a $100 per caliper inch formula for protected
trees approved for removal by the Town, or replacement tree planting equal to
the tree loss.
ADMINISTRATIVE
Project
Consultants: Environmental Alpha Environmental
Geotech Alpha Environmental
Site Plan Sage Design Group
Civil Engineering Kimley Horn
Survey Kimley Horn
Tree Survey Kimley Horn
Market Study Residential Strategies
Disclaimer: This Development Plan is not intended to be, and does not constitute, a binding
agreement by either party, nor an agreement by either party to enter into a
binding agreement, but is merely intended to specify certain of the proposed
terms and conditions of a Development Plan or Agreement contemplated
herein.
Plan ElEmEnts: Parks, OPEn sPacE, and trails Plan 203 tween neighborhood trail heads (as described in the Town Structure Plan) and bike/ pedes-trian pathways to points of destination, such as shopping, working, and/ or schools. Town trails are meant to reduce locally generated vehicular trips and make the Town more pe-PARKS & OPEN SPACE PLAN Active/ Recreation Hybrid Passive High Preservation of Open Space/ Landscape Heritage Natural Preserves/ Landmark Landforms Rural Ranch Landscapes Connection Open Space Low Impact/Nature Trails Recreational Open Space Town Trails Neighborhood trails Community Park School Park Neighborhood Park Regional Trails Mini/ Urban Park Town Common/ Public Gathering Low DISCLAIMER: The open space configuration and land area thereof, shown on the Parks and Open Space Plan in no way modifies the open space illustrated by any approved PD Plan or represented by the language/standards of any PD Ordinance. In addition, the open space shown may be either public or private and an open space may not be available to public use or access. This open space configuration and land area is meant to be a guide to the Council in their review of development site plans submitted for their approval, requests by any property owner to amend/ revise any PD plan or PD Ordinance language, request a change of zoning, and/or requests to transfer commercial square footage from one land use district to another are submitted for Council approval (when the legal mechanism for such transfer has been adopted by the Town of Westlake). See Section C of the Implementation Plan for trig-ger points and other policy related information.The recreation and park facilities shown on the Parks and Open Space Plan in no way modifies the language of any approved PD Plan or Ordinance. The location of a public recreation or park facility is to be determined through a cooperative Town/ property owner process which takes place as site plans, requests for amendment of any existing Planned Development Ordinance, a request for rezoning, and/or requests to transfer commercial square footage from one land use district to another are submitted for Council approval (when the legal mechanism for such transfer has been adopted by the Town of Westlake). See Section C of the Implementation Plan for trigger points and other policy related information.Preservation of Open Space/Landscape HeritagePassive Open SpaceHybrid Open SpaceActive Open SpaceThe Parks, Open Space, and Trails Plan(s) is a vision of a connected and integrated natural fabric that preserves the natural assets and pastoral vistas of Westlake while providing the recreational opportunities necessary to serve the present and future population. There-fore, the Parks, Open Space and Trails Plan(s) for Westlake considers passive open spaces, whose primary effect is to preserve, active recreational parks, whose primary effect is to serve the recreational needs of the permanent and daytime population, and hybrid open spaces which have aspects of both preservation and recreation. More specifically, the types of Open Spaces and Trails presented in the Plan(s) include:Passive Open Spaces• Natural Preserves/ Landmark Landforms: Areas of relatively undisturbed landscape (sometimes a restored landscape) for the purpose of maintaining the presence and health of natural systems (such as water flow), tree and other vegetative communi-ties, and ecotone diversity.• Rural Ranch Landscapes: Areas of culturally significant and/ or historic agricultural activities that are part of the identity of Westlake.• Connection Open Space: Open space linkages between other open space areas that preserve the natural mosaic, create a harmonious merger between the pasto-ral and commercial communities, and provide visual continuity of the characteristic vista.Hybrid Open Spaces & Trails• Low Impact/ Nature Trails: Interpretative pathways are means of public access into natural preserves and other open areas where interpretation is offered. Nature trails are low impact, in terms of the disturbance they impose upon natural landscapes, and provide an opportunity for a civilized encounter with the natural condition.• Recreational Open Space: Open Areas used for outdoor recreational or decorative purposes. Recreational Open Spaces are developed open space amenities typically part of a development or a large project.• Town Trails: Primary pedestrian connection routes be-destrian friendly overall.• Neighborhood Trails: Collection networks within neighborhoods that gather household populations onto the Town Trail system. Neighborhood trails are typically privately developed as part of the residential develop-the Parks & oPen sPace Plan
Plan ElEmEnts: land UsE Plan 167the land Use Planwith residential integrity, rural identity, town form, and commercial/residential rela-tionships. Therefore, the built characteristics of Land Use in Westlake should be in-fluenced by what Community Type is engaged and what View Condition is affected. Community Type expresses the desired built character of land use that should mani-fest in development of existing entitlements. View Condition expresses the magnitude (density and height) of land use that preserves the vista.Land Use Relationship to View Conditions: The View Analysis discussed in the Frame-work Plan section of this Comprehensive Plan identifies 5 view conditions as follows:1. Vista Point Zone: Sectors of Westlake from which the recognizable views, gen-erally considered typical of the Town, are attained. These are typically northerly views from areas from areas along, and south of, Dove Road. These elevations are generally higher than elevations along Highway 114. Views identified by Planning Workshop participants as characteristic of Westlake’s pastoral, pictur-esque, and rural identity are mostly seen from this zone and the view is toward the north.2. Vista Termini Zone: Areas of Westlake, generally north of Dove Road, where land elevations equal or exceed elevation 690 to 700 ft. above sea level and cre-ate promontory landforms that define the end point of any vista which includes them. In many cases, these are the land related objects viewed.3. Vista Shade Zone: Areas of Westlake, generally along Highway 114 and north of the vista termini (discussed above) that contain land elevations lower than 690 – 700 ft. above sea level and are largely obscured from view by these higher elevations in the foreground of any vista toward them.4. View Shed Zone: Areas of Westlake that are not visually screened or obscured by foreground land elevations and consequently lie within the vista attained from the Vista Point Zone.5. View Corridor Zone: Lineal views, usually along creek ways as they descend in a northerly direction that are attained from the Vista Point Zone. These views host the water bodies and wooded areas that are important visual assets of the Town.The proposed Land Use Plan of the Comprehensive Plan Update builds from the Goals and Citizen Priority Statements as well as the Framework Plan. A key component of the Framework Plan is the View Analysis that expresses the geographic boundaries of citizen prioritization of pastoral, picturesque, and rural views (one of the primary themes and repeated concerns of citizen input). The Framework Plan further divides the 5 View Conditions into 3 Community Types (Pastoral Community, Town Com-munity, and Regional Community), thereby expressing the Citizen Priorities dealing LAND USE PLANDISCLAIMER: 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. Views and Vista Define the Experience of Westlake
Owner Last Name Owner First Name PropertyAddress Status Within 200 ft?Email or SIgned
Petition
ANDERSON ROBERT AND JUNE 1802 COPPERFIELD CT OPPOSED NO PETITION
ARANDIA ROBERTO 1819 BROKEN BEND DR OPPOSED YES PETITION
BAIJU JACOB 1801 COPPERFIELD CT OPPOSED NO PETITION
BEAUCHAMP PAUL 1857 BROKEN BEND DR IN FAVOR NO EMAIL
COCKRUM PATRICK ETUX ERIN L 1825 BROKEN BEND DR OPPOSED YES PETITION
DASGUPTA BISWAJIT & CHANDRA 1811 BROKEN BEND DR OPPOSED YES PETITION
DOMBROSKI HARRY & JAN 1808 BROKEN BEND DR OPPOSED NO PETITION
FONTANES JUAN & SUSAN 1845 BROKEN BEND DR OPPOSED NO PETITION
FOSTER MELVYN E JR 2014 VALENCIA COVE OPPOSED YES PETITION
GLENWYCK FARMS HOA N/A HOA OWNED PROPERTY OPPOSED YES PETITION
GRANFIELD MICHAEL 1827 BROKEN BEND DR OPPOSED YES PETITION
HAVENSTEIN WALT & JUDITH 1817 BROKEN BEND DR OPPOSED YES PETITION *
IKER DENNY & LINDA 1814 BROKEN BEND DR OPPOSED NO EMAIL
KIM LUCY 1803 COPPERFIELD CT OPPOSED YES PETITION
LITWIN MARK & ELIZABETH 2002 VALENCIA COVE OPPOSED YES PETITION
LONIBOS NEIL AND PAIGE 2006 CORDOBA COVE OPPOSED NO PETITION
LOTAN YAIR & SANDRA 1809 BROKEN BEND DR OPPOSED YES PETITION
MAULER MIKE & STEF 1855 BROKEN BEND DR OPPOSED NO PETITION
MCNABNEY NEIL & JANELLE 1815 BROKEN BEND DR OPPOSED YES PETITION
MOHAN JOSEPH & MARIA 1806 COPPERFIELD CT OPPOSED YES PETITION
MORRIS MARK AND BRANDI 1612 FAIR OAKS LN OPPOSED NO EMAIL
OGDEN & JEWEL NOLAN & ERIN 1829 BROKEN BEND DR OPPOSED YES PETITION
PHILLIPS MICHELLE & PAUL 1604 FAIR OAKS LN OPPOSED NO PETITION
POOLE DAVID AND HEATHER 2002 SWALLOWTAIL OPPOSED NO EMAIL
PYLANT BRETT AND LISA 1680 TRACE BELLA OPPOSED NO PETITION
RAMEY DAVID 2006 VALENCIA COVE OPPOSED YES PETITION
REEVES RYAN & TAMMY 2007 WHITE WING COVE OPPOSED NO PETITION
RENDA RODOLPH & CHRISTY 1804 COPPERFIELD CT OPPOSED YES PETITION
RILEY DAVID & JENNIFER 1821 BROKEN BEND DR OPPOSED YES PETITION
SAMARGYA BRAD & DEBBIE 2021 VALENCIA COVE OPPOSED NO PETITION
SCHILSKY JOHN AND ANGELA 1610 FAIR OAKS LN OPPOSED NO EMAIL
SEDINO ANDRES AND KRISTED 1604 CREEKWOOD OPPOSED NO PETITION
SHINER TIM & CRYSTAL 1606 FAIR OAKS LN OPPOSED NO PETITION
STEVENS PATRICIA 1816 BROKEN BEND DR OPPOSED NO PETITION
STEVENSON COLIN & MELANIE 1823 BROKEN BEND DR OPPOSED YES PETITION
STILL JAY & JANA 1813 BROKEN BEND DR OPPOSED YES PETITION
SVENSSON ANDERS & MARIA 1853 BROKEN BEND DR OPPOSED NO PETITION
List of All Correspondence Received - 2/20/2018 - Case: Z-12-29-17
Total % of 200 foot Buffer Land Area in Opposition: 21.05% - SUPERMAJORITY VOTE REQUIRED
* Denotes no signature on petition. Therefore, property not included in opposition calculation.
1 | Page
February 18, 2018
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Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for
approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1
Members of the Town Council and Town Staff:
I am the owner of the property at 1815 Broken Bend Dr., Westlake, Texas. I send you this letter
to follow up on our opposition to Wilbow’s second zoning change request.
At the January 22, 2018 Planning & Zoning hearing, for the first time and unseen to anyone other
than Wilbow, Wilbow presented a Modified 56 Lot Plan that: (1) added 3 houses (Lots 10-12)
back onto the Knoll Ridge (after the houses had previously been removed pursuant to the Original
56 Lot Plan recommended by the P&Z Commission on November 13, 2017), and (2) changed the
designation of the Knoll Ridge area not already covered up by Lots 10-12 to HOA controlled
“Private Open Space” (from the original “Preservation Buffer Dedication” designation).
First, pursuant to our discussions with Wilbow, we understand that Wilbow will fix (2). In
particular, Wilbow agrees to return the Knoll Ridge area not covered up by Lots 10-12 to
“Preservation Buffer Dedication” area so that trees will remain, and this Knoll Ridge area will
not be flattened by development (such as a parking lot) that the HOA could choose to build within
a “Private Open Space” area.
Second, with respect to (1), adding Lots 10-12 back onto the Knoll Ridge moves backwards from
the Original 56 Lot Plan and wipes out the Knoll Ridge that serves as a view shed and noise
barrier for the Town. While Wilbow agrees to reposition Lots 10-12 to minimize their impact on
the Knoll Ridge, Wilbow does not agree to remove Lots 10-12.
In fact, at the November 27, 2017 Town Council hearing, Councilmember Rick Rennhack noted
that the Original 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z
Commission/Mayor Wheat directing Wilbow and the residents to work together, the Original 56
Lot Plan reflected an attempt to remove the houses from the Knoll Ridge and was the best that
could be done based on Wilbow’s and Blackstone’s representation that there was no more money
to work with. In particular, Wilbow and Blackstone represented that, if the Original 56 Lot Plan
was not approved, they would walk away because they could not accept anything less. Now that
Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would
2 | Page
never make, it appears that these representations were false and Wilbow’s and Blackstone’s
credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing
that the Modified 56 Lot Plan is the best that they can do, but it is difficult for one to believe them
based on their prior representations that have turned out to be false. Pursuant to Councilmember
Rick Rennhack’s comments, at least Lots 10-12 should be removed to get back to where we were
with the Original 56 Lot Plan.
The Original 56 Lot Plan recommended by the P&Z Commission on November 13, 2017 is shown
below, with the Blue Box designating the Knoll Ridge area where the residents and Wilbow went
to great lengths to remove all houses so that the Town’s view shed and noise barrier can be
retained:
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By contrast, Wilbow’s Modified 56 Lot Plan adds Lots 10-12 back onto the Knoll Ridge:
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Because the top of the Knoll Ridge is a plateau, these 3 houses (Lots 10-12) would sit at the highest
elevated portion of the Knoll Ridge and will be seen from every direction, including from the
South, North, West and East. Impairing the view from the South is troubling because this is one
of the views that the Original 56 Lot Plan sought to protect (pictured from Quail Hollow):
5 | Page
Impairing the view from the North is troubling because this is the view that Westlake’s residents
see from the Town’s future meeting place (Entrada), Solana Blvd., and Highway 114.
View from the Town’s offices on Solana Blvd.:
View from Entrada:
6 | Page
Impairing the view from the West is troubling because this is the view that Westlake’s residents
see driving West to East on Dove Road and West to East on Solana Blvd. Impairing the view from
the East is troubling because this is the view that Westlake’s residents see driving East to West on
Solana Blvd.
Wilbow’s agreement to reposition Lots 10-12 on the Knoll Ridge will help lessen the adverse
impact of Lots 10-12, although Lots 10-12 will still wipe out portions of the Knoll Ridge.
Specifically, Lot 10 will be repositioned North to South, (2) Lot 12 will be moved to the East in
the position of Lot 15 where the elevation is nearly flat, and (3) Lot 11 will be placed in the middle
of Lots 10 and 12:
Wilbow’s proposed development is the densest development that has ever been considered by the
Town. The proposed development’s largest lots are just 80 feet wide and will be cleared of trees
in the building footprint area (which takes up the majority of the lot area due to small lot size), the
driveway area, and the sidewalk area. In addition, the side yard and front yard areas will be cleared
of trees to make way for construction equipment, and 5 feet of the back yard area will be cleared
for landscaping. Pursuant to Wilbow’s proposed development plan, there are no tree mitigation
penalties associated with clearing trees in the building footprint area, driveway area, sidewalk area,
side yard areas, front yard area, and 5 foot backyard landscaping area. This leaves only 15 feet of
trees in the back yard, and even these trees can be removed if a homeowner chooses to remove
them in order to have a small open yard or to make way for a pool or deck. The 70 foot lots will
be cleared to an even greater extent. With such significant tree loss and density, Westlake’s
residents will see nothing but densely packed rooftops to the sky if the proposed plan goes forward
without retaining the Knoll Ridge and removing Lots 10-12. On the other hand, if the Knoll Ridge
is retained (and Lots 10-12 are removed), these rooftops can be hidden between the Knoll Ridge
7 | Page
trees and the trees located along the Solana Blvd. setback. To be clear, in order to preserve the
Knoll Ridge, Lots 10-12 must be removed. Due to the fact that this is a zoning change request to
which Wilbow has no rights, the Town Council can simply direct Wilbow to preserve the Knoll
Ridge area by removing Lots 10-12.
In order to ensure that the Knoll Ridge is retained, I have sought ways to assist the Town and
Wilbow to remove Lots 10-12. My attempts to assist have been unsuccessful. In particular, I
approached the Town and Wilbow about engaging in a joint effort to use available funds to
dedicate Lots 10-12 as “Preservation Buffer Dedication” area whereby the Town would (1) keep
the Solana Blvd. trail as decomposed granite, (2) remove the wooden staircase on Mayor’s Hill,
(3) remove the bocce ball court and pavilion in the proposed development, and (4) use any
necessary development fee funds in order to remove Lots 10-12. For example, as I suggested to
the Town, beginning with the removal of Lot 11 would be a good start to preserving the Knoll
Ridge area:
8 | Page
With Lot 11 removed, I indicated that I would seek to remove Lot 12 from the Knoll Ridge by
purchasing it and donating it to the Town such that it is also added to the Land Trust and the
“Preservation Buffer Dedication” area. Ideally, the Town would free up enough funds to also
remove Lot 10. If not, Lot 10’s repositioning North to South will minimize its impact on the Knoll
Ridge. In addition, I would purchase Lot 10 if necessary in order to preserve the status quo and
continue to search for a cost effective way with the Town to ensure that Lot 10 is ultimately
dedicated to the Land Trust and remains as “Preservation Buffer Dedication” area. To this end, I
would temporarily transfer Lots 10 and 12 to the Town with a reversion back to me in the future
for my future donation of Lots 10 and 12 to the Town and Land Trust. However, I understand that
the Town is not interested in engaging in this arrangement. That leaves only one clear way to
ensure that the Knoll Ridge is preserved and that is to remove Lots 10-12 from the Knoll Ridge
at the same time any zoning change request is granted (Lots 10-12 are removed from the Knoll
Ridge as shown below):
9 | Page
Lastly, as detailed in our previous objection letters, it is within Town Council’s discretionary
power to deny Wilbow’s zoning change request altogether. Wilbow has no right to a zoning
change. In addition, the (1) 10% Lot Coverage Rule, and (2) Solana Concept Plan prevent building
from occurring on the Open Space Land in perpetuity.
With respect to the 10% Lot Coverage Rule, even under Blackstone’s most favorable interpretation
in which it believes it has 500,000 s.f. left to build,1 the proposed Wilbow development with
240,950 s.f. of footprint coverage will use up half of the remaining allowable square footage.
However, Blackstone seeks to avoid application of the 10% Lot Coverage Rule by requesting that
the Town rezone the Open Space Land as PD6 (the 10% Lot Coverage Rule applies only to PD1
of which the Open Space Land is a part). If the Town allows any development of the Open Space
Land, the Open Space Land should stay within PD1 and be counted against the 10% Lot
Coverage Rule (and not rezoned into a new PD6 where it will be free from the 10% Lot Coverage
Rule). Town Council should not allow Blackstone to clear cut the Town’s centerpiece of open
space with no consequences. If Blackstone insists on clearing and developing the Open Space
Land despite the Town’s attempts to convince Blackstone to build its 500,000 s.f. on its
expressway properties consistent with the Town’s Comprehensive and Land Use Plans, there
must be a repercussion to Blackstone’s decision.
I welcome a discussion with each one of you to talk about how the Town can at least save the
Knoll Ridge by removing Lots 10-12 and at least preserve the spirit of Mayor Bradley’s
negotiations with IBM in which IBM and the Town agreed to keep the Open Space Land as open
space in order to preserve the view shed and noise barrier for IBM and the Town. Removal of
Lots 10-12 and preservation of the Knoll Ridge carries out that spirit and hides the very dense
proposed development between the Knoll Ridge trees and the trees along Solana Blvd.
I can be reached at 214-621-1888 (Mobile) and mcnabnay@fr.com.
Sincerely,
Name(s) Printed: Neil McNabnay Janelle McNabnay
Signature:
1 Mike Hudspeth of Blackstone informed us at our initial and subsequent meetings with him that he believes 500,000
s.f. is left to build within PD1.
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1| Page
January 13, 2018
Via Regular U.S. Mail, Postage Prepaid
And Email to:
lwheat@westlake-tx.org
abelvedere@westlake-tx.org
mbarrett@westlake-tx.org
wstoltenberg@westlake-tx.org
clangdon@westlake-tx.org
rrennhack@westlake-tx.org
tbrymer@westlake-tx.org
rruthven@westlake-tx.org
tbrittan@westlake-tx.org
lgarvin@westlake-tx.org
ggoble@westlake-tx.org
rgroce@westlake-tx.org
mlee@westlake-tx.org
ssanden@westlake-tx.org
kkraska@westlake-tx.org
Mr. Ron Ruthven
Director of Planning and Development
Town of Westlake
1500 Solana Blvd. (The Terrace)
Building 7, Suite 7200
Westlake, TX 76262
Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for
approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1
Members of the Planning & Zoning Commission and Town Council:
As the owner(s) of the property at ___________________________________________,
Westlake, Texas, I (we) are opposed to the requested zoning change. The zoning change request:
1. Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule
investigation (as approved by Town Council at the 12/11/17 Town Council Meeting)
to determine whether the 10% Lot Coverage Rule prevents any further building within
PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which
has always applied to all of PD1, is as follows:
2| Page
Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As
Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1
comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757
acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24
acres).
Because Ordinance 691 requires, Town Staff has required, and Blackstone has
agreed that Wilbow’s proposed residential buildings must be counted towards the
10% Lot Coverage Rule, it is essential for Town Council to first determine how much
square footage is left to build pursuant to the 10% Lot Coverage Rule:
11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly
refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by
Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the
express intent of the Town Staff and Blackstone, if a new PD6 is created as requested
by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s
development will not count against the 10% Lot Coverage Rule at all (the 10% Lot
Coverage Rule applies only to Land within PD1 and its component planningareas PD1-
1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created.
Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and
Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build
within PD1, which is not enough square footage to build Wilbow’s proposed
development (with 240,950 s.f. of footprint coverage):
3| Page
1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2.
2.Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of
the Open Space Land that acts as a view shed and noise barrier for the Town
pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the
prior 56 Lot Plan).Adding these 6 lots back as a part of Wilbow’s new 59 Lot Plan
will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:
4| Page
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and
preserved:
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted
that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z
Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56
Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as
possible and was the best that could be done based on Wilbow’s and Blackstone’s
representation that there was no more money to work with. In particular, Wilbow and
Blackstone represented that, if the 56 Lot Plan was not approved, they would walk
away because they could not accept anything less. Now that Wilbow and Blackstone
are back, with Blackstone making price concessions that it said it would never make, it
appears that these representations were false and Wilbow’s and Blackstone’s credibility
can be questioned as a result. Wilbow and Blackstone are again similarly representing
that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe
them based on their prior representations that have turned out to be false. Pursuant to
Councilmember Rick Rennhack’s comments, other improvements can be made to
Wilbow’s new 59 Lot Plan, including removing other lots south of the 500ft Yard
Setback line that would have been removed previously had it not been for Wilbow’s
and Blackstone’s representations that there was no more money to work with (including
Lots 9, 4, 16, 25, and 26).
3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500-
foot Setback on the East Side of Granada.
5| Page
4. Results in clear cutting of the Open Space Land, which is designated to be open space
pursuant to the Town’s Comprehensive and Land Use Plans.
5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and
Granada.
6. Results in housing that is positioned to directly overlook the yards of Glenwyck Farms
and Granada homeowners due to the fact that the Open Space Land is elevated upwards
of 40 plus feet over the Glenwyck Farms and Granada residences.
I (we) respectfully request that you deny the requested zoning change.
Sincerely,
Name(s) Printed:_________________________ ______________________________
Signature: ______________________________ ______________________________
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^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚ
Mayor Wheat, Town Council Members, and P&Z Commission Members:
Please see our attached formal opposition to Wilbow's new zoning change request and its associated 59 Lot plan.
Thank you,
Mark and Brandi Morris
1612 Fair Oaks Dr.
Westlake, Texas 76262
From: sedino family
Sent: Sunday, January 21, 2018 8:37 PM
To: Laura Wheat <lwheat@westlake-tx.org>
Cc: Alesa Belvedere <abelvedere@westlake-tx.org>; Michael Barrett <mbarrett@westlake-tx.org>;
Wayne Stoltenberg <wstoltenberg@westlake-tx.org>; Carol Langdon <clangdon@westlake-tx.org>;
Rick Rennhack <rrennhack@westlake-tx.org>; Tom Brymer <tbrymer@westlake-tx.org>; Ron
Ruthven <rruthven@westlake-tx.org>; Tim Brittan <tbrittan@westlake-tx.org>; Liz Garvin
<lgarvin@westlake-tx.org>; Greg Goble <ggoble@westlake-tx.org>; Ryan Groce <rgroce@westlake-
tx.org>; Michelle Lee <mlee@westlake-tx.org>; Sharon Sanden <ssanden@westlake-tx.org>; Ken
Kraska <kkraska@westlake-tx.org>;
>
Subject: Opposition to Wilbow's New Zoning Change Request and 59 Lot Plan
Mayor Wheat, Town Council and P&Z members,
Please see attachment for our formal opposition to Wilbow’s new zoning change request and lot plan.
Regards,
Andy and Kirsten Sedino
1604 Creekwood Court
1 | Page
January 13, 2018
Via Regular U.S. Mail, Postage Prepaid
And Email to:
lwheat@westlake-tx.org
abelvedere@westlake-tx.org
mbarrett@westlake-tx.org
wstoltenberg@westlake-tx.org
clangdon@westlake-tx.org
rrennhack@westlake-tx.org
tbrymer@westlake-tx.org
rruthven@westlake-tx.org
tbrittan@westlake-tx.org
lgarvin@westlake-tx.org
ggoble@westlake-tx.org
rgroce@westlake-tx.org
mlee@westlake-tx.org
ssanden@westlake-tx.org
kkraska@westlake-tx.org
Mr. Ron Ruthven
Director of Planning and Development
Town of Westlake
1500 Solana Blvd. (The Terrace)
Building 7, Suite 7200
Westlake, TX 76262
Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for
approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1
Members of the Planning & Zoning Commission and Town Council:
As the owner(s) of the property at ___________________________________________,
Westlake, Texas, I (we) are opposed to the requeste d zoning change. The zoning change request:
1. Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule
investigation (as approved by Town Council at the 12/11/17 Town Council Meeting)
to determine whether the 10% Lot Coverage Rule prevents any further building within
PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which
has always applied to all of PD1, is as follows:
1604 Creekwood Court
2 | Page
Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As
Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1
comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757
acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24
acres).
Because Ordinance 691 requires, Town Staff has required, and Blackstone has
agreed that :LOERZ¶Vproposed residential buildings must be counted towards the
10% Lot Coverage Rule, it is essential for Town Council to first determine how much
square footage is left to build pursuant to the 10% Lot Coverage Rule:
11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly
refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by
Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the
express intent of the Town Staff and Blackstone, if a new PD6 is created as requested
by Wilbow and Blackstone DVDSDUWRI:LOERZ¶V]RQLQJFKDQJHUHTXHVW:LOERZ¶V
development will not count against the 10% Lot Coverage Rule at all (the 10% Lot
Coverage Rule applies only to Land within PD1 and its component planning areas PD1-
1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created.
Based RQWKH7RZQ¶VFDOFXODWLRQVRQat the time Entrada (f/k/a Vallecito) and
Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build
within PD1, which is not enough VTXDUH IRRWDJH WR EXLOG :LOERZ¶V SURSRVHG
development (with 240,950 s.f. of footprint coverage):
3 | Page
1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2.
2. Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of
the Open Space Land that acts as a view shed and noise barrier for the Town
pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the
prior 56 Lot Plan). Adding these 6 lots back DVDSDUWRI:LOERZ¶VQHZ /RW3ODQ
will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:
4 | Page
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and
preserved:
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted
that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z
Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56
Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as
SRVVLEOHDQGZDVWKHEHVWWKDWFRXOGEHGRQHEDVHGRQ:LOERZ¶VDQG%ODFNVWRQH¶V
representation that there was no more money to work with. In particular, Wilbow and
Blackstone represented that, if the 56 Lot Plan was not approved, they would walk
away because they could not accept anything less. Now that Wilbow and Blackstone
are back, with Blackstone making price concessions that it said it would never make, it
DSSHDUVWKDWWKHVHUHSUHVHQWDWLRQVZHUHIDOVHDQG:LOERZ¶VDQG%ODFNVWRQH¶VFUHGLELOLW\
can be questioned as a result. Wilbow and Blackstone are again similarly representing
that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe
them based on their prior representations that have turned out to be false. Pursuant to
&RXQFLOPHPEHU5LFN5HQQKDFN¶VFRPPHQWVRWKHULPSURYHPHQWVFDQEHPDGHWR
:LOERZ¶VQHZ59 Lot Plan, including removing other lots south of the 500ft Yard
6HWEDFNOLQHWKDWZRXOGKDYHEHHQUHPRYHGSUHYLRXVO\KDGLWQRWEHHQIRU:LOERZ¶V
DQG%ODFNVWRQH¶VUHSUHVHQWDWLRQVWKDWWKHUHZDVQRPRUHPRQH\WRZRUNZLWK LQFOX ding
Lots 9, 4, 16, 25, and 26).
3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500-
foot Setback on the East Side of Granada.
5 | Page
4. Results in clear cutting of the Open Space Land, which is designated to be open space
SXUVXDQWWRWKH7RZQ¶V&Rmprehensive and Land Use Plans.
5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and
Granada.
6. Results in housing that is positioned to directly overlook the yards of Glenwyck Farms
and Granada homeowners due to the fact that the Open Space Land is elevated upwards
of 40 plus feet over the Glenwyck Farms and Granada residences.
I (we) respectfully request that you deny the requested zoning change.
Sincerely,
Name(s) Printed:_________________________ ______________________________
Signature: ______________________________ ______________________________
Andy & Kirsten Sedino January 21, 2018
January 21, 2018
Verified by PDFfiller
01/21/2018
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tĞƐƚůĂŬĞ͕dĞdžĂƐϳϲϮϲϮ
From: Rob.Anderson [
Sent: Monday, January 22, 2018 8:55 AM
To: Laura Wheat <lwheat@westlake-tx.org>; Alesa Belvedere <abelvedere@westlake-tx.org>;
Michael Barrett <mbarrett@westlake-tx.org>; Wayne Stoltenberg <wstoltenberg@westlake-tx.org>;
Carol Langdon <clangdon@westlake-tx.org>; Rick Rennhack <rrennhack@westlake-tx.org>; Tom
Brymer <tbrymer@westlake-tx.org>; Ron Ruthven <rruthven@westlake-tx.org>; Tim Brittan
<tbrittan@westlake-tx.org>; Liz Garvin <lgarvin@westlake-tx.org>; Greg Goble <ggoble@westlake-
tx.org>; Ryan Groce <rgroce@westlake-tx.org>; Michelle Lee <mlee@westlake-tx.org>; Sharon
Sanden <ssanden@westlake-tx.org>; Ken Kraska <kkraska@westlake-tx.org>
Subject: Opposition to Wilbow's New Zoning Change request and 59 Lot Plan
Mayor Wheat, Town Council Members and P&Z Commission Members,
Please find attached our formal opposition to Wilbow’s new zoning change request and its
associated 59 Lot Plan.
Thank you for your consideration on this critical matter,
Rob Anderson
&ƌŽŵ͗ŚƌŝƐƚLJZĞŶĚĂ
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^ƵďũĞĐƚ͗KďũĞĐƚŝŽŶĨŽƌŵĨŽƌZĞnjŽŶŝŶŐĐĂƐĞ
Mayor Wheat, Town Council, and P&Z members
Please see the attachment below as formal opposition for Wilbow's new zoning change request and the associated 59 Lot
Plan. Thank you for your consideration.
Rudy and Christy Renda
1804 Copperfield Ct.
Westlake, TX 76262
1|Page
January 19, 2018
Via Regular U.S. Mail, Postage Prepaid
And Email to:
lwheat@westlake-tx.org
abelvedere@westlake-tx.org
mbarrett@westlake-tx.org
wstoltenberg@westlake-tx.org
clangdon@westlake-tx.org
rrennhack@westlake-tx.org
tbrymer@westlake-tx.org
rruthven@westlake-tx.org
tbrittan@westlake-tx.org
lgarvin@westlake-tx.org
ggoble@westlake-tx.org
rgroce@westlake-tx.org
mlee@westlake-tx.org
ssanden@westlake-tx.org
kkraska@westlake-tx.org
Mr. Ron Ruthven
Director of Planning and Development
Town of Westlake
1500 Solana Blvd. (The Terrace)
Building 7, Suite 7200
Westlake, TX 76262
Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for
approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1
Members of the Planning & Zoning Commission and Town Council:
As the owner(s) of the property at ______1804 Copperfield Ct._____________,
Westlake, Texas, I (we) are opposed to the requested zoning change. The zoning change request:
1. Is premature because Town Council has not yet carried out its 10% Lot Coverage
Rule investigation (as approved by Town Council at the 12/11/17 Town Council
Meeting) to determine whether the 10% Lot Coverage Rule prevents any further
building within PD1 (or how much square footage is left to build). The 10% Lot
Coverage Rule, which has always applied to all of PD1, is as follows:
2|Page
Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As
Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1
comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757
acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24
acres).
Because Ordinance 691 requires, Town Staff has required, and Blackstone has
agreed that Wilbow’s proposed residential buildings must be counted towards the
10% Lot Coverage Rule, it is essential for Town Council to first determine how
much square footage is left to build pursuant to the 10% Lot Coverage Rule:
11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly
refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by
Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the
express intent of the Town Staff and Blackstone, if a new PD6 is created as requested
by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s
development will not count against the 10% Lot Coverage Rule at all (the 10% Lot
Coverage Rule applies only to Land within PD1 and its component planning areas
PD1-1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created.
Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and
Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build
within PD1, which is not enough square footage to build Wilbow’s proposed
development (with 240,950 s.f. of footprint coverage):
3|Page
1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2.
2.Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion
of the Open Space Land that acts as a view shed and noise barrier for the Town
pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to
the prior 56 Lot Plan).Adding these 6 lots back as a part of Wilbow’s new 59 Lot
Plan will result in clear cutting of the Knoll Ridge and shaving down of the Knoll
Ridge:
4|Page
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and
preserved:
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted
that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z
Commission/Mayor Wheat directing Wilbow and the residents to work together, the
56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as
possible and was the best that could be done based on Wilbow’s and Blackstone’s
representation that there was no more money to work with. In particular, Wilbow and
Blackstone represented that, if the 56 Lot Plan was not approved, they would walk
away because they could not accept anything less. Now that Wilbow and Blackstone
are back, with Blackstone making price concessions that it said it would never make,
it appears that these representations were false and Wilbow’s and Blackstone’s
credibility can be questioned as a result. Wilbow and Blackstone are again similarly
representing that the new 59 Lot Plan is the best that they can do, but it is difficult for
one to believe them based on their prior representations that have turned out to be
false. Pursuant to Councilmember Rick Rennhack’s comments, other improvements
can be made to Wilbow’s new 59 Lot Plan, including removing other lots south of the
500ft Yard Setback line that would have been removed previously had it not been for
Wilbow’s and Blackstone’s representations that there was no more money to work
with (including Lots 9, 4, 16, 25, and 26).
3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the
500-foot Setback on the East Side of Granada.
5|Page
4. Results in clear cutting of the Open Space Land, which is designated to be open space
pursuant to the Town’s Comprehensive and Land Use Plans.
5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and
Granada.
6. Results in housing that is positioned to directly overlook the yards of Glenwyck
Farms and Granada homeowners due to the fact that the Open Space Land is elevated
upwards of 40 plus feet over the Glenwyck Farms and Granada residences.
I (we) respectfully request that you deny the requested zoning change.
Sincerely,
Name(s) Printed:_____Christy and Rudy Renda_________
Signature: _
&ƌŽŵ͗
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dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ
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фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖
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Đ͗EĞŝůDĐEĂďŶĂLJ
^ƵďũĞĐƚ͗KƉĞŶ^ƉĂĐĞ>ĂŶĚZĞnjŽŶŝŶŐZĞƋƵĞƐƚKƉƉŽƐŝƚŝŽŶ
DĂLJŽƌtŚĞĂƚ͕dŽǁŶŽƵŶĐŝů͕ĂŶĚWΘDĞŵďĞƌƐ͕
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ƌĞƋƵĞƐƚƌĞũĞĐƚŝŽŶ͘
^ŝŶĐĞƌĞůLJ͕
:ĂLJĂŶĚ:ĂŶĂ^ƚŝůů
ϭϴϭϯƌŽŬĞŶĞŶĚƌŝǀĞ
&ƌŽŵ͗EĞŝůDĐEĂďŶĂLJ
^ĞŶƚ͗^ƵŶĚĂLJ͕:ĂŶƵĂƌLJϮϭ͕ϮϬϭϴϱ͗ϭϮWD
dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ
фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ
фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖
ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ
ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ
ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх
Đ͗
^ƵďũĞĐƚ͗Z ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ
Mayor Wheat, Town Council Members, and P&Z Commission Members:
At the 1/8/18 Coffee and Conversation with Mayor Wheat, we discussed whether a Court would enforce the
Town of Westlake’s 10% Lot Coverage Rule. To supplement that conversation, there is no reported case in
which a Court has refused to enforce a Town’s/City’s lot coverage rule. In fact, a zoning ordinance, such as
the 10% Lot Coverage Rule, is presumed to be valid, and in the absence of proof that a zoning ordinance
bears no substantial relationship to the general welfare of the community, it is the duty of the Courts to
enforce it. City of Fort Worth v. Johnson, 388 S.W.2d 400, 402 (Tex. 1964). The fact that an ordinance may
be detrimental to private interest is immaterial when an ordinance makes for the good of the
community. Baccus v. City of Dallas, 450 S.W.2d 389, 391 (Tex. Civ. App.—Dallas 1970), writ ref'd n.r.e.,
454 S.W.2d 391 (Tex. 1970). Here, the fact that the 10% Lot Coverage Rule will prevent Blackstone/Wilbow
from building on the Open Space Land is immaterial because the 10% Lot Coverage Rule (1) provides for
open space favored by the Town’s residents (pursuant to the Town’s Comprehensive, Land Use, and Parks &
Open Space Plans designating the Open Space Land as open space and the Town’s Vision Statement to
maintain open space), and (2) carries out the deal struck between the Town and IBM to maintain 10% lot
coverage to balance out IBM’s dense commercial buildings.
In Texas, it is firmly established that a zoning ordinance, duly adopted, is presumed to be valid. Johnson, 388
S.W.2d at 402. One seeking to prevent its enforcement, whether generally or as to particular property, has the
burden to prove the ordinance is “arbitrary or unreasonable in that it bears no substantial relationship to the health,
safety, morals or general welfare of the community.” Id.; see also Bd. of Adjustment of City of San Antonio v.
Wende, 92 S.W.3d 424, 431 (Tex. 2002); City of Pharr v. Tippitt, 616 S.W.2d 173, 176 (Tex. 1981) (stating the
burden on the party challenging the municipal ordinance is a heavy one). “Adoption of a zoning ordinance by
the governing body of a city represents the exercise of a delegated legislative discretion, and enforcement or
nonenforcement of the ordinance is not a matter for judicial discretion.” Johnson, 388 S.W.2d at 402.
For example, in Fisher v. City of Irving, 345 S.W.2d 547 (Tex. Civ. App.—Dallas 1961, no writ), the Court had
to determine the enforceability of a zoning ordinance in the City of Irving requiring that building lines be set back
160 feet from the center line of Highway 356. The property owner in that case sought a building permit with a
proposed setback line of 80 feet. Upon the City’s denial of the permit, the property owner filed suit and argued,
among other things, that the setback line requirement was unreasonable. The Court agreed with the City in that
it is not unreasonable to require a 160-feet setback line on a State Highway within the City limits of a busy
city. Id. at 550. The Court reasoned that the effect of the ordinance is to compel a uniformity of building lines
and “if said building lines were not set up, future improvement and developments along said streets could extend
to the actual property lines . . . and would be thus injurious to those owners of property abutting on said streets .
. . thus subserving the public welfare and convenience.” Id. at 549.
Similarly, in Baccus v. City of Dallas, the Court determined the enforceability of an amendatory zoning ordinance
that eliminated the two and one-half stories height restriction on business buildings. In that case, a property owner
filed an application to rezone her property, which would allow her to erect a business building up to twenty stories
in height. The application was eventually approved by the City Council, and the ordinance was
amended. Id. Thereafter, neighboring property owners, whose property remained subject to the height restriction,
brought an action against the city to have the amendatory zoning ordinance declared null and void. In determining
the validity of the ordinance, the Court explained:
There are certain legal principles which must guide us in passing on the validity of the ordinance
here in question. A city ordinance is presumed to be valid. This presumption applies to
amendatory zoning ordinances as well as an original comprehensive zoning ordinance. Courts
should not interfere unless the amending ordinance is clearly unreasonable and arbitrary and
represents a clear abuse of discretion. If the question is fairly debatable, courts will not
interfere. The burden rests on one attacking an ordinance to show that no conclusive or even
controversial facts or conditions exist which would authorize the Council to exercise the discretion
confided to it. Whether attacking parties have met their burden is a question of law. If there is an
issuable fact whether the ordinance makes for the good of the community, the fact that it may
be detrimental to private interest is immaterial.
Id. at 391-92. Accordingly, the Court found the ordinance to be valid. It reasoned that because some of the
nearby property owners were in favor of the application while others were in opposition, this raised a material
issue over which reasonable people could differ as to whether the ordinance was unreasonable and arbitrary;
thus, the Court had a duty to enforce the ordinance. Id. at 392.
Numerous other Texas Courts have held similar ordinances enforceable. See, e.g., City of Dallas v. Vanesko, 189
S.W.3d 769, 770 (Tex. 2006) (enforcing the height restrictions of single-family dwellings); Mayhew v. Town of
Sunnyvale, 964 S.W.2d 922, 938 (Tex. 1998) (enforcing a one-dwelling-unit-per-acre residential zoning
ordinance); 6th & Neches, L.L.C. v. Aldridge, 992 S.W.2d 684, 689 (Tex. App.—Austin 1999, pet. denied)
(enforcing a zoning ordinance limiting the maximum height of buildings to one hundred and twenty feet);
Caruthers v. Bd. of Adjustment of City of Bunker Hill Vill., 290 S.W.2d 340, 350 (Tex. Civ. App.—Galveston
1956, no writ) (enforcing a minimum area requirement).
The case law is clear that a Court will enforce the Town’s 10% Lot Coverage Rule Ordinance, and thus,
Town Council has the ability to keep the Open Space Land as Open Space by enforcing the 10% Lot
Coverage Rule. Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and
Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build within PD1, which is not
enough square footage to build Wilbow’s proposed development (with 240,950 s.f. of footprint coverage):
1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2.
For these reasons, we request that the Town enforce the 10% Lot Coverage Rule and keep the Open Space
Land as Open Space as desired by the Town’s residents and expressed in the Town’s Comprehensive Plan,
Land Use Plan, Parks & Open Space Plan, and Vision Statement.
Thanks!
&ƌŽŵ͗EĞŝůDĐEĂďŶĂLJ
^ĞŶƚ͗^ĂƚƵƌĚĂLJ͕:ĂŶƵĂƌLJϭϯ͕ϮϬϭϴϭϮ͗ϭϮWD
dŽ͗ůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖
ĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖
ƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŵůĞĞΛǁĞƐƚůĂŬĞͲ
ƚdž͘ŽƌŐ͖ƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ
Đ͗
^ƵďũĞĐƚ͗Z ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ
Mayor Wheat, Town Council Members, and P&Z Commission Members: Please find attached my formal
opposition to Wilbow’s new zoning change request and its associated 59 Lot Plan.
Thanks!
&ƌŽŵ͗EĞŝůDĐEĂďŶĂLJ
^ĞŶƚ͗tĞĚŶĞƐĚĂLJ͕:ĂŶƵĂƌLJϭϬ͕ϮϬϭϴϵ͗ϯϰWD
dŽ͗ůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖
ĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖
ƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŵůĞĞΛǁĞƐƚůĂŬĞͲ
ƚdž͘ŽƌŐ͖ƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ
Đ͗
^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ
Mayor Wheat, Town Council Members, and P&Z Commission Members:
I oppose Wilbow’s new zoning change request and its associated 59 Lot Plan for the following reasons:
ϭ͘ At the 12/11/17 Town Council Meeting, Town Council voted to place on the Town Council agenda an
item directed to consideration of the 10% Lot Coverage Rule within PD1. As I understand it, as a part
of this investigation, the Town is considering hiring an independent, third party, Land Use Expert to
determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much
square footage is left to build). It is only logical that Town Council should first know whether the 10%
Lot Coverage Rule prevents any further building within PD1 before it decides Wilbow’s new zoning
change request in which Wilbow requests further building within PD1. If Town Council pushes ahead
with a decision on Wilbow’s new zoning change request without the investigation being complete,
Town Council will have made an uninformed decision that will result in the destruction of the Town’s
centerpiece of open space that acts as a view shed and noise barrier for the Town. Such an important
decision with long lasting negative effects must be made as an informed decision. I request that Town
Council first obtain its independent, third party, Land Use Expert opinion concerning the 10% Lot
Coverage Rule before it takes up Wilbow’s new zoning change request.
Ϯ͘ Wilbow’s new 59 Lot Plan adds 6 lots back to the Knoll Ridge, the most sensitive portion of the Open
Space Land that acts as a view shed and noise barrier for the Town. Adding these 6 lots back in will
result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved:
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot
Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing
Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many
houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and
Blackstone’s representation that there was no more money to work with. In particular, Wilbow and
Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they
could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making
price concessions that it said it would never make, it appears that these representations were false and
Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again
similarly representing that the 59 Lot Plan is the best that they can do, but it is difficult for one to believe
them based on their prior representations that have turned out to be false. In view of the P&Z
Commission’s/Mayor Wheat’s prior instructions to work together, I have left two messages for Mr.
Corson over the last two days to attempt to at least start by normalizing the 59 Lot and 56 Lot Plans such
that the Knoll Ridge is free of houses; however, Mr. Corson has not returned my calls. Pursuant to
Councilmember Rick Rennhack’s comments, I believe other improvements can be made to the 59 Lot
Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed
previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money
to work with (including Lots 9, 4, 16, 25 and 26). I continue to offer my availability to speak to Mr.
Corson at a time of his convenience.
Please feel free to reach out to me with any questions.
Thanks!
Neil J. McNabnay
Head of Litigation – Dallas
Principal
Fish & Richardson P.C.
1717 Main Street, Suite 5000
Dallas, TX 75201
ZZZIUFRP
Click to read the article
&ƌŽŵ͗>ĂǁƌĞŶĐĞŽƌƐŽŶŵĂŝůƚŽ͗ůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵ
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dŽ͗>ĂǁƌĞŶĐĞŽƌƐŽŶфůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵх
Đ͗>ĂǁƌĞŶĐĞŽƌƐŽŶфůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵх
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KĨĨŝĐĞ͗ϵϳϮ͘ϵϵϰ͘ϭϲϳϰͮ
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ŝŶƚĞŶĚĞĚŽŶůLJĨŽƌƚŚĞƵƐĞŽĨƚŚĞĂĚĚƌĞƐƐĞĞ;ƐͿ͘/ĨƚŚĞƌĞĂĚĞƌŽĨƚŚŝƐŵĞƐƐĂŐĞŝƐŶŽƚƚŚĞŝŶƚĞŶĚĞĚƌĞĐŝƉŝĞŶƚ͕
LJŽƵĂƌĞŚĞƌĞďLJŶŽƚŝĨŝĞĚƚŚĂƚĂŶLJĚŝƐƐĞŵŝŶĂƚŝŽŶ͕ĚŝƐƚƌŝďƵƚŝŽŶŽƌĐŽƉLJŝŶŐŽĨƚŚŝƐĐŽŵŵƵŶŝĐĂƚŝŽŶŝƐƐƚƌŝĐƚůLJ
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&ƌŽŵ͗EĞŝůDĐEĂďŶĂLJ
^ĞŶƚ͗^ĂƚƵƌĚĂLJ͕:ĂŶƵĂƌLJϭϯ͕ϮϬϭϴϭϮ͗ϭϮWD
dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ
фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ
фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖
ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ
ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ
ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх
Đ͗
^ƵďũĞĐƚ͗Z ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ
Mayor Wheat, Town Council Members, and P&Z Commission Members: Please find attached my formal
opposition to Wilbow’s new zoning change request and its associated 59 Lot Plan.
Thanks!
&ƌŽŵ͗EĞŝůDĐEĂďŶĂLJ
^ĞŶƚ͗tĞĚŶĞƐĚĂLJ͕:ĂŶƵĂƌLJϭϬ͕ϮϬϭϴϵ͗ϯϰWD
dŽ͗ůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖
ĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖
ƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŵůĞĞΛǁĞƐƚůĂŬĞͲ
ƚdž͘ŽƌŐ͖ƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ
Đ͗
^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ
Mayor Wheat, Town Council Members, and P&Z Commission Members:
I oppose Wilbow’s new zoning change request and its associated 59 Lot Plan for the following reasons:
ϭ͘ At the 12/11/17 Town Council Meeting, Town Council voted to place on the Town Council agenda an
item directed to consideration of the 10% Lot Coverage Rule within PD1. As I understand it, as a part
of this investigation, the Town is considering hiring an independent, third party, Land Use Expert to
determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much
square footage is left to build). It is only logical that Town Council should first know whether the 10%
Lot Coverage Rule prevents any further building within PD1 before it decides Wilbow’s new zoning
change request in which Wilbow requests further building within PD1. If Town Council pushes ahead
with a decision on Wilbow’s new zoning change request without the investigation being complete,
Town Council will have made an uninformed decision that will result in the destruction of the Town’s
centerpiece of open space that acts as a view shed and noise barrier for the Town. Such an important
decision with long lasting negative effects must be made as an informed decision. I request that Town
Council first obtain its independent, third party, Land Use Expert opinion concerning the 10% Lot
Coverage Rule before it takes up Wilbow’s new zoning change request.
Ϯ͘ Wilbow’s new 59 Lot Plan adds 6 lots back to the Knoll Ridge, the most sensitive portion of the Open
Space Land that acts as a view shed and noise barrier for the Town. Adding these 6 lots back in will
result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved:
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot
Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing
Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many
houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and
Blackstone’s representation that there was no more money to work with. In particular, Wilbow and
Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they
could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making
price concessions that it said it would never make, it appears that these representations were false and
Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again
similarly representing that the 59 Lot Plan is the best that they can do, but it is difficult for one to believe
them based on their prior representations that have turned out to be false. In view of the P&Z
Commission’s/Mayor Wheat’s prior instructions to work together, I have left two messages for Mr.
Corson over the last two days to attempt to at least start by normalizing the 59 Lot and 56 Lot Plans such
that the Knoll Ridge is free of houses; however, Mr. Corson has not returned my calls. Pursuant to
Councilmember Rick Rennhack’s comments, I believe other improvements can be made to the 59 Lot
Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed
previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money
to work with (including Lots 9, 4, 16, 25 and 26). I continue to offer my availability to speak to Mr.
Corson at a time of his convenience.
Please feel free to reach out to me with any questions.
Thanks!
Neil J. McNabnay
Head of Litigation – Dallas
Principal
Fish & Richardson P.C.
1717 Main Street, Suite 5000
Dallas, TX 75201
ZZZIUFRP
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1 | Page
January 13, 2018
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Mr. Ron Ruthven
Director of Planning and Development
Town of Westlake
1500 Solana Blvd. (The Terrace)
Building 7, Suite 7200
Westlake, TX 76262
Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for
approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1
Members of the Planning & Zoning Commission and Town Council:
As the owner(s) of the property at 1815 Broken Bend Dr., Westlake, Texas, I (we) are
opposed to the requested zoning change. The zoning change request:
1. Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule
investigation (as approved by Town Council at the 12/11/17 Town Council Meeting)
to determine whether the 10% Lot Coverage Rule prevents any further building within
PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which
has always applied to all of PD1, is as follows:
2 | Page
Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As
Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1
comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757
acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24
acres).
Because Ordinance 691 requires, Town Staff has required, and Blackstone has
agreed that Wilbow’s proposed residential buildings must be counted towards the
10% Lot Coverage Rule, it is essential for Town Council to first determine how much
square footage is left to build pursuant to the 10% Lot Coverage Rule
11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly
refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by
Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the
express intent of the Town Staff and Blackstone, if a new PD6 is created as requested
by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s
development will not count against the 10% Lot Coverage Rule at all (the 10% Lot
Coverage Rule applies only to Land within PD1 and its component planning areas PD1-
1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created.
Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and
Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build
within PD1, which is not enough square footage to build Wilbow’s proposed
development (with 240,950 s.f. of footprint coverage):
3 | Page
1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2.
2. Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of
the Open Space Land that acts as a view shed and noise barrier for the Town
pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the
prior 56 Lot Plan). Adding these 6 lots back as a part of Wilbow’s new 59 Lot Plan
will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:
4 | Page
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and
preserved:
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted
that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z
Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56
Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as
possible and was the best that could be done based on Wilbow’s and Blackstone’s
representation that there was no more money to work with. In particular, Wilbow and
Blackstone represented that, if the 56 Lot Plan was not approved, they would walk
away because they could not accept anything less. Now that Wilbow and Blackstone
are back, with Blackstone making price concessions that it said it would never make, it
appears that these representations were false and Wilbow’s and Blackstone’s credibility
can be questioned as a result. Wilbow and Blackstone are again similarly representing
that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe
them based on their prior representations that have turned out to be false. Pursuant to
Councilmember Rick Rennhack’s comments, other improvements can be made to
Wilbow’s new 59 Lot Plan, including removing other lots south of the 500ft Yard
Setback line that would have been removed previously had it not been for Wilbow’s
and Blackstone’s representations that there was no more money to work with (including
Lots 9, 4, 16, 25, and 26).
3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500-
foot Setback on the East Side of Granada.
5 | Page
4. Results in clear cutting of the Open Space Land, which is designated to be open space
pursuant to the Town’s Comprehensive and Land Use Plans.
5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and
Granada.
6. Results in housing that is positioned to directly overlook the yards of Glenwyck Farms
and Granada homeowners due to the fact that the Open Space Land is elevated upwards
of 40 plus feet over the Glenwyck Farms and Granada residences.
I (we) respectfully request that you deny the requested zoning change.
Sincerely,
Name(s) Printed: Neil McNabnay Janelle McNabnay
Signature:
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Dear Mayor Wheat, Town Council Members, and P&Z Commission Members:
Attached please find our written opposition to the latest zoning request
David and Jennifer Riley
1821 Broken Bend Drive
1 | Page
January 13, 2018
Via Regular U.S. Mail, Postage Prepaid
And Email to:
lwheat@westlake-tx.org
abelvedere@westlake-tx.org
mbarrett@westlake-tx.org
wstoltenberg@westlake-tx.org
clangdon@westlake-tx.org
rrennhack@westlake-tx.org
tbrymer@westlake-tx.org
rruthven@westlake-tx.org
tbrittan@westlake-tx.org
lgarvin@westlake-tx.org
ggoble@westlake-tx.org
rgroce@westlake-tx.org
mlee@westlake-tx.org
ssanden@westlake-tx.org
kkraska@westlake-tx.org
Mr. Ron Ruthven
Director of Planning and Development
Town of Westlake
1500 Solana Blvd. (The Terrace)
Building 7, Suite 7200
Westlake, TX 76262
Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for
approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1
Members of the Planning & Zoning Commission and Town Council:
As the owner(s) of the property at __1821 Broken Bend Drive___, Westlake, Texas, I (we)
are opposed to the requested zoning change. The zoning change request:
1.Ā Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule
investigation (as approved by Town Council at the 12/11/17 Town Council Meeting)
to determine whether the 10% Lot Coverage Rule prevents any further building within
PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which
has always applied to all of PD1, is as follows:
2 | Page
Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As
Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1
comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757
acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24
acres).
Because Ordinance 691 requires, Town Staff has required, and Blackstone has
agreed that Wilbow’s proposed residential buildings must be counted towards the
10% Lot Coverage Rule, it is essential for Town Council to first determine how much
square footage is left to build pursuant to the 10% Lot Coverage Rule:
11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly
refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by
Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the
express intent of the Town Staff and Blackstone, if a new PD6 is created as requested
by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s
development will not count against the 10% Lot Coverage Rule at all (the 10% Lot
Coverage Rule applies only to Land within PD1 and its component planning areas PD1-
1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created.
Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and
Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build
within PD1, which is not enough square footage to build Wilbow’s proposed
development (with 240,950 s.f. of footprint coverage):
3 | Page
1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2.
2.Ā Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of
the Open Space Land that acts as a view shed and noise barrier for the Town
pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the
prior 56 Lot Plan). Adding these 6 lots back as a part of Wilbow’s new 59 Lot Plan
will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:
4 | Page
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and
preserved:
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted
that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z
Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56
Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as
possible and was the best that could be done based on Wilbow’s and Blackstone’s
representation that there was no more money to work with. In particular, Wilbow and
Blackstone represented that, if the 56 Lot Plan was not approved, they would walk
away because they could not accept anything less. Now that Wilbow and Blackstone
are back, with Blackstone making price concessions that it said it would never make, it
appears that these representations were false and Wilbow’s and Blackstone’s credibility
can be questioned as a result. Wilbow and Blackstone are again similarly representing
that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe
them based on their prior representations that have turned out to be false. Pursuant to
Councilmember Rick Rennhack’s comments, other improvements can be made to
Wilbow’s new 59 Lot Plan, including removing other lots south of the 500ft Yard
Setback line that would have been removed previously had it not been for Wilbow’s
and Blackstone’s representations that there was no more money to work with (including
Lots 9, 4, 16, 25, and 26).
3.Ā Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500-
foot Setback on the East Side of Granada.
5 | Page
4.Ā Results in clear cutting of the Open Space Land, which is designated to be open space
pursuant to the Town’s Comprehensive and Land Use Plans.
5.Ā Results in dense housing that is inconsistent with the housing in Glenwyck Farms and
Granada.
6.Ā Results in housing that is positioned to directly overlook the yards of Glenwyck Farms
and Granada homeowners due to the fact that the Open Space Land is elevated upwards
of 40 plus feet over the Glenwyck Farms and Granada residences.
I (we) respectfully request that you deny the requested zoning change.
Sincerely,
Name(s) Printed:__David Riley_____ ________Jennifer Riley____
Signature: ______________________________ ______________________________ __________________________
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Mayor Wheat, Town Council Members, and Planning & Zoning Commission Members,
For the official record, please find attached the Stevenson’s formal opposition letter to Case No. Z-12-29-17. I
submit this opposition letter with the full knowledge and appreciation that each of you serve our Town in an
unpaid and purely voluntary capacity. While the exact reason(s) one chooses to serve their community are often
varied, I suspect that all of you care deeply for our community and preserving those unique characteristics that
makes Westlake this special community that we are all fortunate enough to call home.
Once again, each of you are faced with answering the most difficult of questions . . . choosing between two
mutually exclusive options with respect to a 62.5-acre tract of land, which option is in Westlake’s best long-
term interests? On one hand that question has been answered given the property’s designation in the 2013 Land
Use Plan and re-affirmed in the 2015 Comprehensive Plan, but I also appreciate the complicated legal nuances
of property rights. I’m not here to answer the question as to what property rights Blackstone inured to when
they purchased the Solana property in September 2014, but I do not know this. The undeveloped land that
Blackstone acquired three (3) plus years ago has been subject, since the early 1980s, to an overall development
density requirement referred to as the “10% lot coverage ratio”. This ordinance was lawfully passed by the
Westlake Board of Alderman (the predecessor to our current Town Council) and since it’s passing, has remain
unchanged and unamended through the approval of Ordinances 202, 588, 691,693, 703, and 767. While I
appreciate that the 10% lot coverage ratio was implemented when PD1was owned by a single entity, the fact
that there are now multiple property owners does not obviate the legal restriction. Furthermore, had Blackstone
performed proper due diligence at the time it purchased the Solana property, it would have realized that with the
plat approval of Entrada and Granada and the transfer of the ~ 15-acre tract to the City of Southlake, there was
no square footage remaining under the overall development density requirement for PD1. I struggle to
understand how Blackstone’s failure has suddenly become the Town’s problem. If there is perceived to be a
question with respect to the application of the 10% lot coverage ratio to PD1 and the 62.5 acre tract of land at
issue in this zoning request, then such issue must be considered PRIOR to consideration of the zoning request
such that the Town knows exactly what position it is negotiating from. This is the most prudent course of
action and I hope that our community is not persuaded by the economic desires of Blackstone and Willow,
which are not in Westlake’s best long-term interests as a community, but rather the best financial interests of
Blackstone and Wilbow, respectively.
Mr. Corson has submitted a new re-zoning application that reflects a 59-lot configuration. Clearly, we are
going in the wrong direction relative to the 56-lot configuration that was rejected by the Town Council in
November. However, I think it is essential to recognize that not all 56-lot configurations are created
equally. When I attended the November Town Council meeting, I was asked whether I would support the 56-
lot configuration that was shown by Mr. Corson. My answer was essentially “I hated it less than I hated the
other options put forth by Mr. Corson”. But, please don’t assume that if Mr. Corson removes there (3)
additional lots from his latest configuration that I support the newest configuration. In November, I didn’t say
that I would support a 56-lot development, I said I would support a particular development configuration that
happened to have 56 lots. Unfortunately, to meet the Town’s setback requirements on Solana Boulevard, Mr.
Corson has pushed the development south towards Glenwyck Farms. While this re-positioning might meet one
or more of the Town’s desires, it has an adverse impact from my perspective. In order to accommodate the
Town’s setback requirement on Solana and provide a similar configuration to the November plan, Mr. Corson
will need to remove seven (7) lots such to be in a comparable position to a plan that the Town Council rejected
by a 3 to 1 vote. Mr. Corson is an eloquent speaker and he will attempt to sell you on the fact that these
developments are essentially the same, but please don’t solely focus on the number of lots in the
development. The more important consideration is the configuration of said lots on the 62.5 acre tract of land,
not per se the number of lots. I also question why the Town should now accept 70’ lots on the East side of the
property just because the economics of a smaller development footprint don’t suit Blackstone and Wilbow.
As you consider the “best long-term interests” question, I’d ask you to consider the following questions:
1. As you consider your legacy as stewards of our community, do you want to be remembered for
preserving the LAST native, forested tree-stand in the Town of Westlake, which will be enjoyed by
generations of Westlakers OR for approving a high density, small lot development that resulted in the
clear cutting of thousands of trees and decimating one of the Town’s more important view corridors?
2. As you consider your legacy as stewards of our community, how does approval of this re-zoning request
comport to the Town’s value statement of “preservation of our natural beauty” and our Town’s
celebration of being a Tree City USA and Scenic City award recipient?
3. As you consider your legacy as stewards of our community, will one more residential development
regardless of how high the development standards result in creating or enhancing those unique
characteristics that make Westlake special?
I thank you for your service to our community and your consideration of this important issue.
Sincerely,
Colin Stevenson
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1 | Page
January 13, 2018
Via Regular U.S. Mail, Postage Prepaid
And Email to:
lwheat@westlake-tx.org
abelvedere@westlake-tx.org
mbarrett@westlake-tx.org
wstoltenberg@westlake-tx.org
clangdon@westlake-tx.org
rrennhack@westlake-tx.org
tbrymer@westlake-tx.org
rruthven@westlake-tx.org
tbrittan@westlake-tx.org
lgarvin@westlake-tx.org
ggoble@westlake-tx.org
rgroce@westlake-tx.org
mlee@westlake-tx.org
ssanden@westlake-tx.org
kkraska@westlake-tx.org
Mr. Ron Ruthven
Director of Planning and Development
Town of Westlake
1500 Solana Blvd. (The Terrace)
Building 7, Suite 7200
Westlake, TX 76262
Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for
approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1
Members of the Planning & Zoning Commission and Town Council:
As the owner(s) of the property at __1825 Broken Bend Dr________________,
Westlake, Texas, I (we) are opposed to the requested zoning change. The zoning change request:
1. Is premature because Town Council has not yet carried out its 10% Lot Coverage
Rule investigation (as approved by Town Council at the 12/11/17 Town Council
Meeting) to determine whether the 10% Lot Coverage Rule prevents any further
building within PD1 (or how much square footage is left to build). The 10% Lot
Coverage Rule, which has always applied to all of PD1, is as follows:
2 | Page
Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As
Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1
comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757
acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24
acres).
Because Ordinance 691 requires, Town Staff has required, and Blackstone has
agreed that Wilbow’s proposed residential buildings must be counted towards the
10% Lot Coverage Rule, it is essential for Town Council to first determine how
much square footage is left to build pursuant to the 10% Lot Coverage Rule:
11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly
refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by
Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the
express intent of the Town Staff and Blackstone, if a new PD6 is created as requested
by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s
development will not count against the 10% Lot Coverage Rule at all (the 10% Lot
Coverage Rule applies only to Land within PD1 and its component planning areas
PD1-1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created.
Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and
Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build
within PD1, which is not enough square footage to build Wilbow’s proposed
development (with 240,950 s.f. of footprint coverage):
3 | Page
1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2.
2.Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion
of the Open Space Land that acts as a view shed and noise barrier for the Town
pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to
the prior 56 Lot Plan). Adding these 6 lots back as a part of Wilbow’s new 59 Lot
Plan will result in clear cutting of the Knoll Ridge and shaving down of the Knoll
Ridge:
4 | Page
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and
preserved:
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted
that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z
Commission/Mayor Wheat directing Wilbow and the residents to work together, the
56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as
possible and was the best that could be done based on Wilbow’s and Blackstone’s
representation that there was no more money to work with. In particular, Wilbow and
Blackstone represented that, if the 56 Lot Plan was not approved, they would walk
away because they could not accept anything less. Now that Wilbow and Blackstone
are back, with Blackstone making price concessions that it said it would never make,
it appears that these representations were false and Wilbow’s and Blackstone’s
credibility can be questioned as a result. Wilbow and Blackstone are again similarly
representing that the new 59 Lot Plan is the best that they can do, but it is difficult for
one to believe them based on their prior representations that have turned out to be
false. Pursuant to Councilmember Rick Rennhack’s comments, other improvements
can be made to Wilbow’s new 59 Lot Plan, including removing other lots south of the
500ft Yard Setback line that would have been removed previously had it not been for
Wilbow’s and Blackstone’s representations that there was no more money to work
with (including Lots 9, 4, 16, 25, and 26).
3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the
500-foot Setback on the East Side of Granada.
5 | Page
4. Results in clear cutting of the Open Space Land, which is designated to be open space
pursuant to the Town’s Comprehensive and Land Use Plans.
5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and
Granada.
6. Results in housing that is positioned to directly overlook the yards of Glenwyck
Farms and Granada homeowners due to the fact that the Open Space Land is elevated
upwards of 40 plus feet over the Glenwyck Farms and Granada residences.
I (we) respectfully request that you deny the requested zoning change.
Sincerely,
Name(s) Printed:____Pat Cockrum__________ ____Erin Cockrum______________
Signature: ______________________________ ______________________________
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ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ
ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖
^ƵďũĞĐƚ͗ZĞ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ
Mayor Wheat, Town Council and P&Z members,
Please find our formal opposing to Wilbow’s new zoning change request and lot plan. Look forward to
discussing at the meeting.
Best regards,
Nolan
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one of its subsidiaries.
January 13, 2018
Via Regular U.S. Mail, Postage Prepaid
And Email to:
lwheat@westlake-tx.org
abelvedere@westlake-tx.org
mbarrett@westlake-tx.org
wstoltenberg@westlake-tx.org
clangdon@westlake-tx.org
rrennhack@westlake-tx.org
tbrymer@westlake-tx.org
rruthven@westlake-tx.org
tbrittan@westlake-tx.org
lgarvin@westlake-tx.org
ggoble@westlake-tx.org
rgroce@westlake-tx.org
mlee@westlake-tx.org
ssanden@westlake-tx.org
kkraska@westlake-tx.org
Mr. Ron Ruthven
Director of Planning and Development
Town of Westlake
1500 Solana Blvd. (The Terrace)
Building 7, Suite 7200
Westlake, TX 76262
Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for
approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1
Members of the Planning & Zoning Commission and Town Council:
As the owner(s) of the property at ___________________________________________,
Westlake, Texas, I (we) are opposed to the requested zoning change. The zoning change request:
1. Is premature because Town Council has not yet carried out its 10% Lot Coverage
Rule investigation (as approved by Town Council at the 12/11/17 Town Council
Meeting) to determine whether the 10% Lot Coverage Rule prevents any further
building within PD1 (or how much square footage is left to build). The 10% Lot
Coverage Rule, which has always applied to all of PD1, is as follows:
1 | Page
Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As
Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1
comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757
acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24
acres).
Because Ordinance 691 requires, Town Staff has required, and Blackstone has
agreed that Wilbow’s proposed residential buildings must be counted towards the
10% Lot Coverage Rule, it is essential for Town Council to first determine how
much square footage is left to build pursuant to the 10% Lot Coverage Rule:
11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly
refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by
Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the
express intent of the Town Staff and Blackstone, if a new PD6 is created as requested
by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s
development will not count against the 10% Lot Coverage Rule at all (the 10% Lot
Coverage Rule applies only to Land within PD1 and its component planning areas
PD1-1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created.
Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and
Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build
within PD1, which is not enough square footage to build Wilbow’s proposed
development (with 240,950 s.f. of footprint coverage):
2 | Page
1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2.
2.Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion
of the Open Space Land that acts as a view shed and noise barrier for the Town
pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to
the prior 56 Lot Plan). Adding these 6 lots back as a part of Wilbow’s new 59 Lot
Plan will result in clear cutting of the Knoll Ridge and shaving down of the Knoll
Ridge:
3 | Page
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and
preserved:
4 | Page
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted
that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z
Commission/Mayor Wheat directing Wilbow and the residents to work together, the
56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as
possible and was the best that could be done based on Wilbow’s and Blackstone’s
representation that there was no more money to work with. In particular, Wilbow and
Blackstone represented that, if the 56 Lot Plan was not approved, they would walk
away because they could not accept anything less. Now that Wilbow and Blackstone
are back, with Blackstone making price concessions that it said it would never make,
it appears that these representations were false and Wilbow’s and Blackstone’s
credibility can be questioned as a result. Wilbow and Blackstone are again similarly
representing that the new 59 Lot Plan is the best that they can do, but it is difficult for
one to believe them based on their prior representations that have turned out to be
false. Pursuant to Councilmember Rick Rennhack’s comments, other improvements
can be made to Wilbow’s new 59 Lot Plan, including removing other lots south of the
500ft Yard Setback line that would have been removed previously had it not been for
Wilbow’s and Blackstone’s representations that there was no more money to work
with (including Lots 9, 4, 16, 25, and 26).
3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the
500-foot Setback on the East Side of Granada.
4. Results in clear cutting of the Open Space Land, which is designated to be open space
pursuant to the Town’s Comprehensive and Land Use Plans.
5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and
Granada.
6. Results in housing that is positioned to directly overlook the yards of Glenwyck
Farms and Granada homeowners due to the fact that the Open Space Land is elevated
upwards of 40 plus feet over the Glenwyck Farms and Granada residences.
I (we) respectfully request that you deny the requested zoning change.
Sincerely,
Name(s) Printed:_________________________ ______________________________
Signature: ______________________________ ______________________________
5 | Page
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фƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ
<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх
Đ͗
^ƵďũĞĐƚ͗ZĞ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ
Mayor Wheat, Town Council Members, and P&Z Commission Members:
Please find attached our formal opposition to Wilbow’s new zoning change request and its associated
59 Lot Plan. Thank you for your consideration on this critical matter.
Juan and Susan Fontanes
1845 Broken Bend Dr., Westlake TX
&ƌŽŵ͗^ƚĞĨDĂƵůĞƌ
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ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх
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^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ
Mayor Wheat, Town Council Members, and P&Z Commission Members: Please find attached my formal
opposition to Wilbow’s new zoning change request and its associated 59 Lot Plan. Thank you for your
consideration on this critical matter.
Mike and Stef Mauler
1855 Broken Bend Dr., Westlake TX
1|Page
January 13, 2018
Via Regular U.S. Mail, Postage Prepaid
And Email to:
lwheat@westlake-tx.org
abelvedere@westlake-tx.org
mbarrett@westlake-tx.org
wstoltenberg@westlake-tx.org
clangdon@westlake-tx.org
rrennhack@westlake-tx.org
tbrymer@westlake-tx.org
rruthven@westlake-tx.org
tbrittan@westlake-tx.org
lgarvin@westlake-tx.org
ggoble@westlake-tx.org
rgroce@westlake-tx.org
mlee@westlake-tx.org
ssanden@westlake-tx.org
kkraska@westlake-tx.org
Mr. Ron Ruthven
Director of Planning and Development
Town of Westlake
1500 Solana Blvd. (The Terrace)
Building 7, Suite 7200
Westlake, TX 76262
Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for
approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1
Members of the Planning & Zoning Commission and Town Council:
As the owner(s) of the property at 1855 Broken Bend Dr., Westlake, Texas, I (we) are
opposed to the requested zoning change. The zoning change request:
1. Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule
investigation (as approved by Town Council at the 12/11/17 Town Council Meeting)
to determine whether the 10% Lot Coverage Rule prevents any further building within
PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which
has always applied to all of PD1, is as follows:
2|Page
Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As
Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1
comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757
acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24
acres).
Because Ordinance 691 requires, Town Staff has required, and Blackstone has
agreed that Wilbow’s proposed residential buildings must be counted towards the
10% Lot Coverage Rule, it is essential for Town Council to first determine how much
square footage is left to build pursuant to the 10% Lot Coverage Rule:
11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly
refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by
Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the
express intent of the Town Staff and Blackstone, if a new PD6 is created as requested
by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s
development will not count against the 10% Lot Coverage Rule at all (the 10% Lot
Coverage Rule applies only to Land within PD1 and its component planningareas PD1-
1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created.
Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and
Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build
within PD1, which is not enough square footage to build Wilbow’s proposed
development (with 240,950 s.f. of footprint coverage):
3|Page
1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2.
2.Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of
the Open Space Land that acts as a view shed and noise barrier for the Town
pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the
prior 56 Lot Plan).Adding these 6 lots back as a part of Wilbow’s new 59 Lot Plan
will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:
4|Page
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and
preserved:
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted
that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z
Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56
Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as
possible and was the best that could be done based on Wilbow’s and Blackstone’s
representation that there was no more money to work with. In particular, Wilbow and
Blackstone represented that, if the 56 Lot Plan was not approved, they would walk
away because they could not accept anything less. Now that Wilbow and Blackstone
are back, with Blackstone making price concessions that it said it would never make, it
appears that these representations were false and Wilbow’s and Blackstone’s credibility
can be questioned as a result. Wilbow and Blackstone are again similarly representing
that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe
them based on their prior representations that have turned out to be false. Pursuant to
Councilmember Rick Rennhack’s comments, other improvements can be made to
Wilbow’s new 59 Lot Plan, including removing other lots south of the 500ft Yard
Setback line that would have been removed previously had it not been for Wilbow’s
and Blackstone’s representations that there was no more money to work with (including
Lots 9, 4, 16, 25, and 26).
3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500-
foot Setback on the East Side of Granada.
5|Page
4. Results in clear cutting of the Open Space Land, which is designated to be open space
pursuant to the Town’s Comprehensive and Land Use Plans.
5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and
Granada.
6. Results in housing that is positioned to directly overlook the yards of Glenwyck Farms
and Granada homeowners due to the fact that the Open Space Land is elevated upwards
of 40 plus feet over the Glenwyck Farms and Granada residences.
I (we) respectfully request that you deny the requested zoning change.
Sincerely,
Name(s) Printed:__Mike Mauler & Stef Mauler
Signature: ______________________________ ______________________________
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Đ͗EĞŝůDĐEĂďŶĂLJ
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Mayor Wheat, Town Council Members, and P&Z Commission Members: Please find attached my formal opposition to Wilbow’s
new zoning change request and its associated 59 Lot Plan.
Sincerely,
Tammy Reeves
2007 White Wing Cove
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Đ͗
^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ
Mayor Wheat, Town Council Members, and P&Z Commission Members:
I oppose Wilbow’s new zoning change request and its associated 59 Lot Plan for the following reasons:
ϭ͘ At the 12/11/17 Town Council Meeting, Town Council voted to place on the Town Council agenda an
item directed to consideration of the 10% Lot Coverage Rule within PD1. As I understand it, as a part
of this investigation, the Town is considering hiring an independent, third party, Land Use Expert to
determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much
square footage is left to build). It is only logical that Town Council should first know whether the 10%
Lot Coverage Rule prevents any further building within PD1 before it decides Wilbow’s new zoning
change request in which Wilbow requests further building within PD1. If Town Council pushes ahead
with a decision on Wilbow’s new zoning change request without the investigation being complete,
Town Council will have made an uninformed decision that will result in the destruction of the Town’s
centerpiece of open space that acts as a view shed and noise barrier for the Town. Such an important
decision with long lasting negative effects must be made as an informed decision. I request that Town
Council first obtain its independent, third party, Land Use Expert opinion concerning the 10% Lot
Coverage Rule before it takes up Wilbow’s new zoning change request.
Ϯ͘ Wilbow’s new 59 Lot Plan adds 6 lots back to the Knoll Ridge, the most sensitive portion of the Open
Space Land that acts as a view shed and noise barrier for the Town. Adding these 6 lots back in will
result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved:
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot
Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing
Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many
houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and
Blackstone’s representation that there was no more money to work with. In particular, Wilbow and
Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they
could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making
price concessions that it said it would never make, it appears that these representations were false and
Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again
similarly representing that the 59 Lot Plan is the best that they can do, but it is difficult for one to believe
them based on their prior representations that have turned out to be false. In view of the P&Z
Commission’s/Mayor Wheat’s prior instructions to work together, I have left two messages for Mr.
Corson over the last two days to attempt to at least start by normalizing the 59 Lot and 56 Lot Plans such
that the Knoll Ridge is free of houses; however, Mr. Corson has not returned my calls. Pursuant to
Councilmember Rick Rennhack’s comments, I believe other improvements can be made to the 59 Lot
Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed
previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money
to work with (including Lots 9, 4, 16, 25 and 26). I continue to offer my availability to speak to Mr.
Corson at a time of his convenience.
Please feel free to reach out to me with any questions.
Thanks!
Neil J. McNabnay
Head of Litigation – Dallas
Principal
Fish & Richardson P.C.
1717 Main Street, Suite 5000
Dallas, TX 75201
ZZZIUFRP
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1|Page
January 13, 2018
Via Regular U.S. Mail, Postage Prepaid
And Email to:
lwheat@westlake-tx.org
abelvedere@westlake-tx.org
mbarrett@westlake-tx.org
wstoltenberg@westlake-tx.org
clangdon@westlake-tx.org
rrennhack@westlake-tx.org
tbrymer@westlake-tx.org
rruthven@westlake-tx.org
tbrittan@westlake-tx.org
lgarvin@westlake-tx.org
ggoble@westlake-tx.org
rgroce@westlake-tx.org
mlee@westlake-tx.org
ssanden@westlake-tx.org
kkraska@westlake-tx.org
Mr. Ron Ruthven
Director of Planning and Development
Town of Westlake
1500 Solana Blvd. (The Terrace)
Building 7, Suite 7200
Westlake, TX 76262
Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for
approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1
Members of the Planning & Zoning Commission and Town Council:
As the owner(s) of the property at ____1817 Broken
Bend_______________________________________, Westlake, Texas, I (we) are opposed to the
requested zoning change. The zoning change request:
1. Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule
investigation (as approved by Town Council at the 12/11/17 Town Council Meeting)
to determine whether the 10% Lot Coverage Rule prevents any further building within
PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which
has always applied to all of PD1, is as follows:
2|Page
Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As
Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1
comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757
acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24
acres).
Because Ordinance 691 requires, Town Staff has required, and Blackstone has
agreed that Wilbow’s proposed residential buildings must be counted towards the
10% Lot Coverage Rule, it is essential for Town Council to first determine how much
square footage is left to build pursuant to the 10% Lot Coverage Rule:
11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly
refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by
Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the
express intent of the Town Staff and Blackstone, if a new PD6 is created as requested
by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s
development will not count against the 10% Lot Coverage Rule at all (the 10% Lot
Coverage Rule applies only to Land within PD1 and its component planningareas PD1-
1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created.
Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and
Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build
within PD1, which is not enough square footage to build Wilbow’s proposed
development (with 240,950 s.f. of footprint coverage):
3|Page
1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2.
2.Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of
the Open Space Land that acts as a view shed and noise barrier for the Town
pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the
prior 56 Lot Plan).Adding these 6 lots back as a part of Wilbow’s new 59 Lot Plan
will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:
4|Page
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and
preserved:
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted
that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z
Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56
Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as
possible and was the best that could be done based on Wilbow’s and Blackstone’s
representation that there was no more money to work with. In particular, Wilbow and
Blackstone represented that, if the 56 Lot Plan was not approved, they would walk
away because they could not accept anything less. Now that Wilbow and Blackstone
are back, with Blackstone making price concessions that it said it would never make, it
appears that these representations were false and Wilbow’s and Blackstone’s credibility
can be questioned as a result. Wilbow and Blackstone are again similarly representing
that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe
them based on their prior representations that have turned out to be false. Pursuant to
Councilmember Rick Rennhack’s comments, other improvements can be made to
Wilbow’s new 59 Lot Plan, including removing other lots south of the 500ft Yard
Setback line that would have been removed previously had it not been for Wilbow’s
and Blackstone’s representations that there was no more money to work with (including
Lots 9, 4, 16, 25, and 26).
3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500-
foot Setback on the East Side of Granada.
5|Page
4. Results in clear cutting of the Open Space Land, which is designated to be open space
pursuant to the Town’s Comprehensive and Land Use Plans.
5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and
Granada.
6. Results in housing that is positioned to directly overlook the yards of Glenwyck Farms
and Granada homeowners due to the fact that the Open Space Land is elevated upwards
of 40 plus feet over the Glenwyck Farms and Granada residences.
I (we) respectfully request that you deny the requested zoning change.
Sincerely,
Name(s) Printed:____Walter P Havenstein_____________________ _Judith P
Havenstein_____________________________
Signature: ______________________________ ______________________________
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To Members of the Planning & Zoning Commission and Town Council
Please find our attached RSSRVLWLRQ to the proposed rezoning request for the reasons stated and consistent with
our prior communication and the decision to deny made by you on the previous application.
We also would like to request that if for some reason a decision is ever made in the future to allow any
development on this property that the set back behind Granada be equal to that behind Glenwyck Farms. In
addition to being in opposition to the plan overall we think all neighborhoods should be protected equally.
Best Regards
Brad and Debbie Samargya
2021 Valencia Cove Granada
Westlake, TX 76262
%5$'6$0$5*<$
VP, Global Head of Learning
GFHR Learning and Development
(ULFVVRQ
6300 Legacy Drive
Plano, Texas 75024
www.ericsson.com
Legal entity: LME, registered office in Kista. This Communication is Confidential. We only send and receive email on the basis of the terms set out at
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ŝĚĂƌĂůŝ͖DƵŶĞĞƌĂŝĚĂƌĂůŝ͖ΖdĂŵŵLJZĞĞǀĞƐΖ͖
EĞŝů
DĐEĂďŶĂLJ
^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ
Mayor Wheat, Town Council Members, and P&Z Commission Members:
I oppose Wilbow’s new zoning change request and its associated 59 Lot Plan for the following reasons:
1. At the 12/11/17 Town Council Meeting, Town Council voted to place on the Town Council agenda an item
directed to consideration of the 10% Lot Coverage Rule within PD1. As I understand it, as a part of this
investigation, the Town is considering hiring an independent, third party, Land Use Expert to determine whether
the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to
build). It is only logical that Town Council should first know whether the 10% Lot Coverage Rule prevents any
further building within PD1 before it decides Wilbow’s new zoning change request in which Wilbow requests
further building within PD1. If Town Council pushes ahead with a decision on Wilbow’s new zoning change
request without the investigation being complete, Town Council will have made an uninformed decision that
will result in the destruction of the Town’s centerpiece of open space that acts as a view shed and noise barrier
for the Town. Such an important decision with long lasting negative effects must be made as an informed
decision. I request that Town Council first obtain its independent, third party, Land Use Expert opinion
concerning the 10% Lot Coverage Rule before it takes up Wilbow’s new zoning change request.
2. Wilbow’s new 59 Lot Plan adds 6 lots back to the Knoll Ridge, the most sensitive portion of the Open Space
Land that acts as a view shed and noise barrier for the Town. Adding these 6 lots back in will result in clear
cutting of the Knoll Ridge and shaving down of the Knoll Ridge:
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved:
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did
not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and
the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll
Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that
there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot
Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow
and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears
that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a
result. Wilbow and Blackstone are again similarly representing that the 59 Lot Plan is the best that they can do,
but it is difficult for one to believe them based on their prior representations that have turned out to be false. In
view of the P&Z Commission’s/Mayor Wheat’s prior instructions to work together, I have left two messages for
Mr. Corson over the last two days to attempt to at least start by normalizing the 59 Lot and 56 Lot Plans such
that the Knoll Ridge is free of houses; however, Mr. Corson has not returned my calls. Pursuant to
Councilmember Rick Rennhack’s comments, I believe other improvements can be made to the 59 Lot Plan,
including removing other lots south of the 500ft Yard Setback line that would have been removed previously
had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with
(including Lots 9, 4, 16, 25 and 26). I continue to offer my availability to speak to Mr. Corson at a time of his
convenience.
Please feel free to reach out to me with any questions.
Thanks!
Neil J. McNabnay
Head of Litigation – Dallas
Principal
Fish & Richardson P.C.
1717 Main Street, Suite 5000
Dallas, TX 75201
mcnabnay@fr.com
ZZZIUFRP
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tŝůďŽǁŽƌƉŽƌĂƚŝŽŶͮǁǁǁ͘ǁŝůďŽǁ͘ĐŽŵ
ϰϭϯϭE͘ĞŶƚƌĂů džƉƌĞƐƐǁĂLJͮ^ƵŝƚĞϵϵϬ͕>ŽĐŬďŽdžϭϯͮĂůůĂƐ͕dyϳϱϮϬϰ
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2SSRVLWLRQWR:LOERZ
V1HZ=RQLQJ&KDQJH5HTXHVWDQG /RW3ODQ
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^ĞŶƚ͗tĞĚŶĞƐĚĂLJ͕:ĂŶƵĂƌLJϭϬ͕ϮϬϭϴϵ͗ϯϰWD
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DŽŚĂŶ͕:ŽƐĞƉŚů͘ WĂƚŽĐŬƌƵŵ
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'ƌĂŶĨŝĞůĚ ͖ZĞŶĚĂ ͖ZĞŶĚĂϮ ͖ZŝůĞLJ
͖ZŽďĞƌƚŽƌĂŶĚŝĂ >ĂƵƌĂƌĂŶĚŝĂ
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ƌŝ'ĂƵƚŝĞƌ <ƌŝƐƚĞŶƵĐĂƚĞůůŝ ͖ŚĂƌůĞƐ:͘
,ĂŵďLJ͕D͘͘ ͖DŝĐŚĞůůĞWŚŝůůŝƉƐ ͖ƐŚŽŬ<ŽůĂĚLJ
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ΖdĂŵŵLJZĞĞǀĞƐΖ
EĞŝůDĐEĂďŶĂLJфDĐEĂďŶĂLJΛĨƌ͘ĐŽŵх
^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ
Mayor Wheat, Town Council Members, and P&Z Commission Members:
I oppose Wilbow’s new zoning change request and its associated 59 Lot Plan for the following reasons:
ϭ͘ At the 12/11/17 Town Council Meeting, Town Council voted to place on the Town Council agenda an
item directed to consideration of the 10% Lot Coverage Rule within PD1. As I understand it, as a part
of this investigation, the Town is considering hiring an independent, third party, Land Use Expert to
determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much
square footage is left to build). It is only logical that Town Council should first know whether the 10%
Lot Coverage Rule prevents any further building within PD1 before it decides Wilbow’s new zoning
change request in which Wilbow requests further building within PD1. If Town Council pushes ahead
with a decision on Wilbow’s new zoning change request without the investigation being complete,
Town Council will have made an uninformed decision that will result in the destruction of the Town’s
centerpiece of open space that acts as a view shed and noise barrier for the Town. Such an important
decision with long lasting negative effects must be made as an informed decision. I request that Town
Council first obtain its independent, third party, Land Use Expert opinion concerning the 10% Lot
Coverage Rule before it takes up Wilbow’s new zoning change request.
Ϯ͘ Wilbow’s new 59 Lot Plan adds 6 lots back to the Knoll Ridge, the most sensitive portion of the Open
Space Land that acts as a view shed and noise barrier for the Town. Adding these 6 lots back in will
result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved:
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot
Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing
Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many
houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and
Blackstone’s representation that there was no more money to work with. In particular, Wilbow and
Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they
could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making
price concessions that it said it would never make, it appears that these representations were false and
Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again
similarly representing that the 59 Lot Plan is the best that they can do, but it is difficult for one to believe
them based on their prior representations that have turned out to be false. In view of the P&Z
Commission’s/Mayor Wheat’s prior instructions to work together, I have left two messages for Mr.
Corson over the last two days to attempt to at least start by normalizing the 59 Lot and 56 Lot Plans such
that the Knoll Ridge is free of houses; however, Mr. Corson has not returned my calls. Pursuant to
Councilmember Rick Rennhack’s comments, I believe other improvements can be made to the 59 Lot
Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed
previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money
to work with (including Lots 9, 4, 16, 25 and 26). I continue to offer my availability to speak to Mr.
Corson at a time of his convenience.
Please feel free to reach out to me with any questions.
Thanks!
Neil J. McNabnay
Head of Litigation – Dallas
Principal
Fish & Richardson P.C.
1717 Main Street, Suite 5000
Dallas, TX 75201
mcnabnay@fr.com
ZZZIUFRP
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2SSRVLWLRQWR:LOERZ
V1HZ=RQLQJ&KDQJH5HTXHVWDQG /RW3ODQ
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ĂŐĂŝŶĂĚĚƌĞƐƐƚŚĞƐĂŵĞŝƐƐƵĞƐ͘
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Đ͗ĂŝũƵĂŶĚ^ŚƵƐŚĂŶ:ĂĐŽď EĞŝůƵĐŬĞƌ
DŽŚĂŶ͕:ŽƐĞƉŚů͘ ͖WĂƚŽĐŬƌƵŵ
ΖDĞůǀLJŶ&ŽƐƚĞƌΖ
ƌĂĚůĞLJ^ĂŵĂƌŐLJĂ EŽůĂŶKŐĚĞŶ;h^ͲdyͿ
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ŝƐǁĂũŝƚĚĂƐŐƵƉƚĂ :^ƚŝůů DŝĐŚĂĞů
'ƌĂŶĨŝĞůĚ ZĞŶĚĂ ZĞŶĚĂϮ ZŝůĞLJ
ZŽďĞƌƚŽƌĂŶĚŝĂ >ĂƵƌĂƌĂŶĚŝĂ
zĂŝƌ>ŽƚĂŶ ^ĂŶĚLJ>ŽƚĂŶ ͖^ƚŝůůϮ
ĞŶŶLJ/ŬĞƌ EĞŝů>ŽŶŝďŽƐ
͖ƌŝ'ĂƵƚŝĞƌ <ƌŝƐƚĞŶƵĐĂƚĞůůŝ ͖ŚĂƌůĞƐ:͘
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ŶŐĞůĂ^ĐŚŝůƐŬLJ <ŚLJĂƚŝ
WĂƚĞů EŝnjĂƌŝĚĂƌĂůŝ DƵŶĞĞƌĂŝĚĂƌĂůŝ
ΖdĂŵŵLJZĞĞǀĞƐΖ
EĞŝůDĐEĂďŶĂLJфDĐEĂďŶĂLJΛĨƌ͘ĐŽŵх
^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ
Mayor Wheat, Town Council Members, and P&Z Commission Members:
I oppose Wilbow’s new zoning change request and its associated 59 Lot Plan for the following reasons:
ϭ͘ At the 12/11/17 Town Council Meeting, Town Council voted to place on the Town Council agenda an
item directed to consideration of the 10% Lot Coverage Rule within PD1. As I understand it, as a part
of this investigation, the Town is considering hiring an independent, third party, Land Use Expert to
determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much
square footage is left to build). It is only logical that Town Council should first know whether the 10%
Lot Coverage Rule prevents any further building within PD1 before it decides Wilbow’s new zoning
change request in which Wilbow requests further building within PD1. If Town Council pushes ahead
with a decision on Wilbow’s new zoning change request without the investigation being complete,
Town Council will have made an uninformed decision that will result in the destruction of the Town’s
centerpiece of open space that acts as a view shed and noise barrier for the Town. Such an important
decision with long lasting negative effects must be made as an informed decision. I request that Town
Council first obtain its independent, third party, Land Use Expert opinion concerning the 10% Lot
Coverage Rule before it takes up Wilbow’s new zoning change request.
Ϯ͘ Wilbow’s new 59 Lot Plan adds 6 lots back to the Knoll Ridge, the most sensitive portion of the Open
Space Land that acts as a view shed and noise barrier for the Town. Adding these 6 lots back in will
result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:
By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved:
In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot
Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing
Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many
houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and
Blackstone’s representation that there was no more money to work with. In particular, Wilbow and
Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they
could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making
price concessions that it said it would never make, it appears that these representations were false and
Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again
similarly representing that the 59 Lot Plan is the best that they can do, but it is difficult for one to believe
them based on their prior representations that have turned out to be false. In view of the P&Z
Commission’s/Mayor Wheat’s prior instructions to work together, I have left two messages for Mr.
Corson over the last two days to attempt to at least start by normalizing the 59 Lot and 56 Lot Plans such
that the Knoll Ridge is free of houses; however, Mr. Corson has not returned my calls. Pursuant to
Councilmember Rick Rennhack’s comments, I believe other improvements can be made to the 59 Lot
Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed
previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money
to work with (including Lots 9, 4, 16, 25 and 26). I continue to offer my availability to speak to Mr.
Corson at a time of his convenience.
Please feel free to reach out to me with any questions.
Thanks!
Neil J. McNabnay
Head of Litigation – Dallas
Principal
Fish & Richardson P.C.
1717 Main Street, Suite 5000
Dallas, TX 75201
mcnabnay@fr.com
ZZZIUFRP
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Ordinance 846
Page 1 of 14
TOWN OF WESTLAKE
ORDINANCE NO. 846
AN ORDINANCE ZONING AN APPROXIMATELY 62.531 ACRE TRACT OF LAND
BEING A PORTION OF LOT 1, BLOCK 3, WESTLAKE/SOUTHLAKE PARK
ADDITION NUMBER ONE, FURTHER DESCRIBED AND DEPICTED IN EXHIBIT “A”
ATTACHED HERETO, FROM PD1-1 “PLANNED DEVELOPMENT DISTRICT
NUMBER ONE” TO PD6 “PLANNED DEVELOPMENT DISTRICT NUMBER SIX”;
AUTHORIZING RESIDENTIAL DEVELOPMENT; APPROVING A
CONCEPT/DEVELOPMENT PLAN; APPROVING A SPECIFIC USE PERMIT (SUP)
FOR PRIVATE STREETS; PROVIDING FOR THE AMENDMENT OF THE OFFICIAL
ZONING MAP; PROVIDING FOR A SEVERABILITY CLAUSE; PROVIDING FOR A
SAVINGS CLAUSE; PROVIDING FOR A PENALTY CLAUSE; AND PROVIDING FOR
AN EFFECTIVE DATE.
WHEREAS, Chapter 102 of the Code of Ordinances of the Town of Westlake
establishes zoning districts, permissible uses, development standards, and other zoning related
regulations; and
WHEREAS, Section 62-31 of the Code of Ordinances of the Town of Westlake adopts a
Comprehensive Plan for the Town of Westlake; and
WHEREAS, Section 102-33(3) of the Code of Ordinances of the Town of Westlake
states that the purpose of a Planned Development District is to: Provide for a superior design of
lots or buildings; Provide for increased recreation and/or open space opportunities for public use;
Provide rural amenities or features that would be of special benefit to the property users or
community; Protect or preserve natural amenities and environmental assets such as trees, creeks,
ponds, floodplains, slopes or hills and viewscapes; Protect or preserve existing historical
buildings, structures, features or places; and provide an appropriate balance between the intensity
of development and the ability to provide adequate supporting public facilities and services.; and
WHEREAS, on January 5, 2018, the Town of Westlake received a Zoning Change
Request from the Wilbow Corporation on behalf of the property owner for the property depicted
and described in Exhibit “A” requesting that the Town zone said property to PD6 “Planned
Development District Number Six” in accordance with Chapter 102 of the Code of Ordinances
of the Town of Westlake, Texas; and
WHEREAS, because of the size, location, and natural features of the property the Town
has a critical interest in the development of said property and is encouraging such development
to the highest possible standards of quality consistent with the Town's long-term development
vision; and
WHEREAS, the property owner (or representative) appeared before the Planning and
Zoning Commission and Town Council and affirmed that the property owner is seeking this
zoning request; and
Ordinance 846
Page 2 of 14
WHEREAS, all legal requirements of state statutes and Town ordinances of the Town of
Westlake, as well as all legal requirements and legal notices and prerequisites having been
complied with, including but not limited to chapter 551 of the Government Code and Chapter
211 of the Local Government Code; and
WHEREAS, on January 22, 2018, the request was heard by the Westlake Planning and
Zoning Commission and the Planning and Zoning Commission recommended approval of said
request; and
WHEREAS, the Town Council of the Town of Westlake, Texas, at a public hearing
called at a regular session of the Town Council did consider the following factors in making a
determination as to whether the requested change should be granted or denied: congestion in the
streets, including safety of the motoring public and the pedestrians using the facilities in the area;
to secure safety from fire, panic or other dangers; the promotion of health and the general
welfare, to provide for adequate light and air, to prevent the overcrowding of land; to avoid
undue concentration of the population, facilitating the adequate provision of transportation,
water, sewers, schools, parks, and other public requirements; and
WHEREAS, the Town Council has determined that said Zoning Change Request is
consistent with the development goals, standards, and desired uses described in the
Comprehensive Plan; and
WHEREAS, upon the recommendation of the Westlake Planning and Zoning
Commission on January 22, 2018, the Town Council of the Town of Westlake, Texas, is of the
opinion that it is in the best interests of the Town and its citizens that this Ordinance should be
approved and adopted.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE TEXAS:
SECTION 1: That all matters stated in the preamble are found to be true and correct and
are incorporated herein as if copied in their entirety.
SECTION 2: That the property shown on attached Exhibit “A” is hereby rezoned from
PD1-1, “Planned Development District Number One” to PD6, Planned Development District
Number Six”, including the approval of a concept/development plan and a Specific Use Permit
(SUP) for private streets, subject to the conditions contained in Exhibit “B”.
SECTION 3: This Zoning District shall be subject to all regulations contained in the
Code of Ordinances of the Town of Westlake, Texas, except where amended herein.
SECTION 4: The Town Secretary shall amend, or cause to have amended, the Official
Zoning Map of the Town of Westlake to reflect the zoning of the property described and
depicted on attached Exhibit “A”.
Ordinance 846
Page 3 of 14
SECTION 5: It is hereby declared to be the intention of the Town Council of the Town
of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are
severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be
declared legally invalid or unconstitutional by the valid judgment or decree of any court of
competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the
remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same
would have been enacted by the Town Council of the Town of Westlake without the
incorporation in this Ordinance of any such legally invalid or unconstitutional, phrase, sentence,
paragraph or section. In the event this ordinance is challenged (by a party other than the
Applicant/landowner or applicant/landowner’s representative or successor), the portions,
sentences or phrases allowing for a reduction in the number of lots or an increase to the total
open space as set out in Exhibit B shall be severed and stricken.
SECTION 6: That this Ordinance shall be cumulative of all other Town Ordinances and
all other provisions of other Ordinances adopted by the Town which are inconsistent with the
terms or provisions of this Ordinance are hereby repealed.
SECTION 7: That this Ordinance only affects the Property located within the
boundaries of PD 6 and does not change or affect any other property, including but not limited to
the property adjacent to PD 6.
SECTION 8: Any person violating any of the provisions of this ordinance shall be
deemed guilty of a misdemeanor offense and upon conviction thereof shall be fined in a sum not
to exceed Two Thousand Dollars ($2,000.00) for each separate offense. A separate offense shall
be deemed committed upon each day, or part of a day, during which a violation occurs or
continues.
SECTION 9: This ordinance shall take effect immediately from and after its passage as
the law in such case provides.
PASSED AND APPROVED ON THIS 26th DAY OF FEBRUARY 2018.
_____________________________
ATTEST: Laura Wheat, Mayor
____________________________ ______________________________
Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager
APPROVED AS TO FORM:
____________________________
L. Stanton Lowry, Town Attorney
Ordinance 846
Page 4 of 14
EXHIBIT A
Description and Depiction of Subject Property
Property Depiction
Ordinance 846
Page 5 of 14
EXHIBIT A continued
Description and Depiction of Subject Property
Property Description
Ordinance 846
Page 6 of 14
EXHIBIT A continued
Description and Depiction of Subject Property
Property Description continued
Ordinance 846
Page 7 of 14
EXHIBIT B
Planned Development District Number 6 (PD6) Development Standards
Section 1 – General
A. The purpose of PD6 is for a detached single-family residential development of no
more than 56 residential lots.
B. The development authorized by this ordinance shall be consistent with the
Concept/Development Plan, attached as Exhibit B-1. Minor deviations in lot and
street locations are allowed provided that conservation easement dimensions are
not reduced between lots in this development and the development property
boundary and, the percentage of open space in the development is not reduced.
C. Platting
1. The developer shall submit, and receive approval for, a preliminary site
evaluation prior to any land disturbance activities;
2. Prior to the issuance of the notice to proceed, the developer shall submit,
and receive approval for: (i) a replat that vacates the portion of the
existing Lot 1, Block 3, Westlake/Southlake Park Addition Number One
that includes the subject property; and (ii) a replat for the remaining
portion of land that includes the existing commercial building within the
existing Westlake/Southlake Park Addition Number One.
3. Prior to the final acceptance of public improvements, approval of private
streets and release of residential building permits, the developer shall
submit, and receive approval for, a final plat, which shall be platted as a
single phase.
4. The final plat noted above shall be recorded with the County Clerk prior to
the release of any residential building permits.
5. Prior to the approval of the preliminary site evaluation, the developer shall
submit a development agreement for final approval by the Town Council
per the requirements of the Code of Ordinances.
D. Permitted Uses – The following are permitted principal and accessory uses:
1. Single Family Detached Homes
2. Open Space (including active, passive and conservation areas)
3. Private Streets
4. Public and Private Parks
5. Drainage facilities (including retention and detention ponds)
6. Guard houses
7. Accessory Uses (as authorized in the Town’s zoning regulations)
E. Homeowner’s Association – The development shall be governed by a
Homeowner’s Association (HOA) that will be responsible for common area
Ordinance 846
Page 8 of 14
maintenance, private street maintenance, front yard maintenance and enforcing
the HOA Design Guidelines for the community.
Section 2 – Lot Dimension and Building Design Standards
A. Lot Size and Width: Lot size and width shall meet the following conditions:
1. Village Homes
a. Minimum Lot Size: 10,000 square feet
b. Minimum Lot Width: 80 feet on standard lots, 40 feet on cul-de-
sacs and elbow lots.
2. Cottage Homes
a. Minimum Lot Size: 8,750 square feet
b. Minimum Lot Width: 70 feet on standard lots, 30 feet on cul-de-
sacs and elbow lots.
B. Lot Coverage: The maximum building footprint for a home shall be limited to (i)
the lesser of 47% of the entire lot area, or 5,000 square feet for a one-story home
and (ii) the lesser of 43%, or 4,500 square feet for a two-story residence. On lots
larger than 11,000 square feet, two-story residences may have a maximum
footprint of 5,000 square feet. Footprint is defined as all areas that are contained
within the ground floor air-conditioned space, garages and covered patios of the
main residence (excludes open porches, patios, porte-cocheres, or other
unenclosed areas and accessory buildings).
C. Minimum House Size: All residences shall contain a minimum of 3,000 square
feet of air-conditioned living space.
D. Massing: For two-story structures, the second story shall not exceed 50% of the
first floor footprint.
E. Building Height: The maximum height of two-story structures shall be two and
one-half stories or 28 feet measured to the mid-point of the highest sloping roof
above existing grade. Lots designated as being limited to a one-story building
height as shown on Exhibit B-1 and B-2 shall be not higher than 18 feet measured
from the finished floor elevation to the ridge top of the highest roof span.
F. Building Setbacks:
1. Front yard: 30 feet (20 feet on cul-de-sac and elbow lots)
2. Rear yard: 20 feet
3. Side yard: 10 feet
4. A 10 foot encroachment in the standard front setback is permissible for up
to 26 feet of width of the residence.
G. Garages: Village Homes shall have a minimum of three (3) enclosed parking
spaces. Cottage Homes shall have a minimum of two (2) enclosed parking spaces.
Ordinance 846
Page 9 of 14
Garage doors shall be made of sectional wood, or be wood clad, or glass and steel.
Garage doors shall be recessed a minimum of six inches from the plane of the
adjacent wall. Front facing garage doors are allowed if located further back on
the lot than the side-facing garage portion.
H. Roofs: Roofing materials where visible shall be limited to concrete or clay tile,
slate, or standing seam metal. No more than two houses on adjacent lots, fronting
on the same street, may have the same type and color roof material.
I. Exterior Walls: Exterior walls shall have horizontal and vertical articulation or
architectural delineation on all elevations as further detailed in the development
design guidelines.
J. Design Guidelines: Prior to the approval of the preliminary site evaluation, the
developer shall submit final design guidelines for approval by the Town Council
that shall be recorded with the private deed covenants, conditions and restrictions.
Said guidelines shall incorporate the recommendations contained in the Building
Quality Manual referenced in Chapter 62, Article III of the Code of Ordinances.
With the exception of any guideline provision addressing a particular architectural
style, said design guidelines shall be enforced by Town staff in reviewing
building permit applications for compliance with the provisions above. Guideline
provisions to be enforced by staff include, but may not be limited to, general
building articulation, massing, fenestration, roof slope and building materials.
Section 3 – Landscaping, Open Space, Tree Preservation and Parkland Dedication
A. Landscaping:
1. Landscape beds (including gravel mulch) shall be located along the
foundation line of all structures, except where paving is adjacent to the
structure, and must extend away from the foundation a minimum of five
feet.
2. A minimum of one (1), 3.5 inch caliper tree, shall be planted per 30 lineal
feet roadway, one (1) on each side of the street, from an approved
hardwood tree list. Existing trees may be utilized to satisfy this
requirement.
3. At the time of building permit issuance, each lot shall plant at least two,
3.5 inch caliper trees from an approved hardwood tree list. If existing
native trees are preserved in the front or street-side side yards, they can be
utilized to satisfy the tree planting requirement on the lot.
4. Prior to the final acceptance of public improvements, the developer shall
plant pine trees, which may include other similar species as approved by
the Town Manager or designee, in the portion of the Solana Boulevard
median that is adjacent to the subject property. Said planting shall be in a
configuration and size that is generally consistent with the median trees
Ordinance 846
Page 10 of 14
planted as part of the Entrada development and shall be inspected by the
Town Manager or designee for final approval.
5. Landscaping at the entry points into the development shall be consistent
with Exhibit B-4.
B. Tree Preservation – All protected trees shall require mitigation upon damage or
removal except as amended below:
1. The following areas are hereby exempt from the requirements for tree
mitigation and protection:
a. Roadways and trails;
b. The residential building envelope;
c. The designated driveway area;
d. The side yard setback (except on the street facing side of
corner lots);
e. An area of no more than five feet into the rear yard setback.
2. Within the exempted side yard setbacks and rear yard areas as described
above, removal of any protected tree over 9 inches in diameter shall
require pre-approval by the Town Manager or designee. Where a
protected tree over 9 inches in diameter is located in a non-exempt area
and the home will encroach on more than 25% of the critical root zone, the
home shall utilize a floating post-tension steel concrete slab foundation to
allow for minimal impact to tree root systems near each building envelope.
Said system shall require the final approval of the Town Manager or their
designee.
3. Conservation areas: All vegetation, including trees, understory and
ground cover, within the designated conservation areas as depicted on
Exhibit B-2 shall remain in an undisturbed state at all times. As
determined by the Town Manager or their designee, adequate protection
mechanisms including but not limited to temporary fencing and/or
temporary buffer areas shall be utilized to protect all conservation areas
during construction activities. Areas exempted from this requirement
include approved trail corridors and public utility mains. Further terms
concerning the maintenance of this area may be provided in the
development agreement.
4. Open Space areas: All trees located within open space areas shall be
preserved with the following exceptions:
a. Diseased or damaged trees per the Code of Ordinances;
b. Exempted species per the Code of Ordinances;
c. With the exception of open areas located adjacent to and
along Solana Blvd. as depicted in Exhibit B-2, any tree less
than 3 inches in diameter measured at 4.5 feet above the
adjacent grade.
Ordinance 846
Page 11 of 14
d. Trees located in an approved permanent amenity footprint
such as bike stations, sport courts, fountains, park
buildings, etc.
5. Violations: Mitigation is hereby prohibited for any trees described in
Sections 3 and 4 above. Any non-exempt tree removed from any area
described in these sections shall constitute a violation of this ordinance.
Furthermore, the Town Manager or designee may assess a commensurate
civil penalty for each diameter inch removed which may be in the form of
required tree replanting, payment into the Town reforestation fund or a
combination of both.
6. Tree Survey Requirement: Prior to approval for construction, excavation
and grading of any portion on the subject property, a tree survey that
meets the requirements of Chapter 98 of the Code of Ordinances shall be
submitted and reviewed for compliance by the Town Manager or
designee. In order to protect existing understory, areas where construction
activities may be performed at a later date and/or are restricted/prohibited,
such as individual residential lots and open space/conservation areas,
submission of a tree survey for said areas may deferred until a building
permit application is received or, in the case of a conservation/open space
area, waived as determined by the Town Manager or designee.
C. Open Space and Conservation Areas
1. All open space and conservation easements, including public and private,
shall be consistent with Exhibit B-2. Open Space setbacks and dimensions
shall be consistent with Exhibit B-1.
2. As depicted on Exhibit B-2, conservation areas shall be designated and
dedicated to the Town, or to a private land trust dedicated to the
preservation of natural open space as approved by the Town Manager or
designee, as a conservation easement. The final plat shall depict the area
as a “perpetual conservation easement” and shall contain the following
note: “All vegetation, including trees, understory and ground cover,
within the conservation easement shown herein shall remain in an
undisturbed state at all times, except as authorized by Ordinance XXX”.
3. All open space not designated as a conservation easement/area shall be
maintained by the HOA.
4. Private open space amenities shall, at a minimum, include a pavilion, dog
water and waste stations and a Bocce ball court, which shall not be
permitted within any private open space adjacent to and along Solana
Blvd.
D. Parkland Dedication – Parkland dedication as proposed by the developer in
Exhibit B-3 is hereby approved subject to the following conditions:
Ordinance 846
Page 12 of 14
1. Parkland dedication shall be consistent with Exhibits B-1 and B-2.
2. Dedication of the 11.6-acre southeast hill portion of the development for a
public park hereby satisfies the community park requirement as shown on
the Parks, Open Space and Trails Plan, thereby satisfying both the
parkland dedication requirements of the Code of Ordinances and the
recommendations of the Comprehensive Plan.
3. Maintenance responsibilities for the existing, pre-improved state of said
property shall be the responsibility of the developer/HOA.
4. Details of amenities, and final locations of parking and trails shall be
approved through a separate agreement between the applicant/developer
and the Town. Said agreement shall be approved before a notice to
proceed with the construction of public improvements is issued by the
public works director.
5. Prior to approval of the final agreement between the developer and the
Town, a public workshop shall be held whereby public input is received
concerning the final park design and amenities.
Section 4 – Fencing
A. Solana Boulevard frontage shall have a decorative metal picket fence and entry
gates with optional masonry columns and/or panels where screening is necessary
on the Solana Boulevard frontage per Exhibit B-4. Said fence shall be located at
the northern boundary of the residential lots and open space adjacent to Solana
Boulevard and shall be maintained by the HOA.
B. All individual lot line fences adjacent to any open space and common areas shall
be limited to decorative metal pickets so as to create a more transparent view in
the undeveloped forest land. The primary goal for the fencing is to effectively
disappear and allow the natural forest land setting to be open to view from all
perspectives.
C. All homes shall have a back fence comprised of decorative metal picket. Privacy
fences comprised of metal picket shall be permitted only on interior side lot lines
to provide privacy to outdoor patio and pool areas.
Section 5 – Streets, sidewalks/trails, parking and access
A. Streets – An SUP is hereby granted for all community streets within PD6, which
shall be private and constructed of concrete. Streets shall be no less than 27 feet
in width (back of curb to back of curb) including a mountable concrete curb on
both sides within a 27 foot private right-of-way. Street lighting shall be located at
all corners and intersections. Lights shall be low pedestal type fixtures that
comply with Town standards and Comprehensive Plan recommendations as well
as follow the Town’s low intensity lighting standards.
B. Sidewalks – Sidewalks are required on one side of the streets only. Sidewalks
shall be a minimum of five feet in width and shall be composed of concrete,
Ordinance 846
Page 13 of 14
stone, or pavestone. Sidewalks shall be constructed by the homebuilder at the
time of new home construction.
C. Trails - The internal sidewalk shall tie into the Solana Boulevard public Town
Trail via gated connections at both entries. Any public trail construction (outside
of the community) shall be a minimum of 6 feet in width, other than the
connections to the internal sidewalk, which shall be a minimum of 5 feet in width
(all identified public trails are shown on Exhibit B-2). The portion of the existing
Solana Boulevard public trail that is adjacent to the development shall be
improved to a concrete trail per the trails plan and the Code of Ordinances. Final
construction details including final trail location and dimensions may be further
defined in the development agreement.
D. Parking - To minimize on-street parking and improve emergency access, a
minimum of one (1) visitor parking space shall be provided for every two (2)
homes and the spaces are generally dispersed across the community. Parking
space dimensions shall comply with the parking standards contained in the Code
of Ordinances and shall be landscaped per the requirements for parking lot
landscaping contained in the Code of Ordinances. Said parking locations shall be
consistent with Exhibit B-1 and B-2 and shall be located within a public parking
easement to be shown on the final plat and shall be maintained by the HOA.
E. Access – Per Exhibit B-1 two vehicular access points into the development from
Solana Blvd. are required. Said intersections shall align with the existing median
cuts on Solana Blvd. Entry points into the development from Solana Blvd. shall
be consistent with Exhibit B-4. Prior to final acceptance of public improvements,
the developer shall construct a westbound left turn lane on Solana Blvd. at the
easternmost intersection accessing the development. The final design and
construction shall be approved and inspected by the Town Engineer.
F. Cluster mailboxes – Prior to installation, the final design, location and size of any
cluster mailboxes as required by the United States Postal Service shall be
submitted to the Town Manager or designee for review. Upon review, the Town
Manager or designee may approve or deny said design, location and size. If
denied, the developer may appeal the decision of the Town Manager or designee
to the Town Council provided the written appeal is received not later than 30 days
from the formal notice of denial.
Section 6 – Utilities, Drainage and Grading
A. Public Utilities – Water and sewer service shall be provided by the Town of
Westlake to this development. The developer shall construct all water and sewer
system improvements per Town standards.
B. Duct Bank - A Duct Bank system shall be installed by the Developer throughout
the subdivision as required by Town ordinances. The Duct Bank shall be located
Ordinance 846
Page 14 of 14
within a utility easement, the final details of which shall be determined by the
Town Manager or designee. The home builder shall tie into the Duct Bank prior
to the Final Inspection for the home.
C. Stormwater – Stormwater facilities shall be installed by the developer and employ
a combination of bio-swales, detention pond(s), and connection to the existing
public street storm water system along Solana Blvd.. Final location and design of
said facilities shall require the final approval of the Town Manager or designee.
D. Lot Grading - Homes constructed on lots that are restricted to one-story in height
shall not be pre-graded by the developer and shall be graded at the time of
building permit issuance by the homebuilder. Prior to grading and permit
issuance, the home builder for each home site shall submit a tree protection and
mitigation plan and an engineered grading plan that demonstrates compliance
with the view shed recommendation in the Comprehensive Plan wherein no
portion of the home is visible above the existing tree canopy as viewed from any
point south of the subject property.
Section 7 – Public Art
A. As part of the development agreement noted above, the developer agrees to
submit a public art plan that generally conforms to the provisions contained in
Exhibit B-5 as proposed by the developer. The terms contained in said exhibit
may be amended by the development agreement and included in the final plan.
SUMMARY OF EXHIBITS:
Exhibit B-1 – Concept/Development Plan
Exhibit B-2 – Conservation and Open Space Plan
Exhibit B-3 – Development Plan and Description by Developer
Exhibit B-4 – Entryway Exhibits
Exhibit B-5 – Public Art Proposal
1
THE KNOLLS AT SOLANA
PROPOSED DEVELOPMENT PLAN
PROPOSED PLANNING DISTRICT 6
JANUARY 2018
This document is intended to be a summary of the key development terms and principles proposed for
the development of The Knolls at Solana, a 62.5 acre land parcel that fronts on Solana Boulevard and is
located between the Granada residential community and Sam School Road.
GENERAL INFORMATION
Developer: Wilbow Corporation, Inc. (www.wilbow.com)
Community: Gated enclave of up to 56 custom villa homes walkable to the Solana Urban
Center and Larry North Fitness
Product Type: Luxury Custom Villa Homes (3,000 to 5,000 square feet)
1 and 2 story massing, 2 or 3-car garages
Higher security and lower maintenance typologies
Home Pricing: Estimated to be $1.2 to $1.7 million
Sales Program: Lot sales to local custom home builders with a limited offering to individuals
Access: Two entrances from Solana Boulevard located at existing median cuts
Community
Amenities: Pavilion, Dog Stations (Water and Waste), Bocce Court
Private internal trail network with connections to the Solana Boulevard, Larry
North Fitness, and Dove Road public Trails
Community Fencing: The community’s Solana Boulevard frontage will have a decorative metal picket
fence and entry gates with optional masonry columns and/or panels where
screening is necessary on the Solana Boulevard frontage. The fence shall be
located at the boundary of the Solana Boulevard buffer area and the
development zone. In addition, any discretionary individual lot line fences
adjacent to the buffer and common areas shall be limited to decorative metal
pickets so as to create a more transparent view in the undeveloped forest land.
The primary goal for the fencing is to effectively disappear and allow the natural
forest land setting to be open to view from all perspectives.
PD 1-1 – 10%
Coverage Test: Based on an assumption of up to 56 homes all at the maximum footprint of
5,000 sf, less an allowance of 850 sf for 3-car garages and 200 sf for a covered
patio, or 3,950 sf, the project is estimated to have total cumulative coverage of
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233,050 sf against a total land area of approximately 2,722,500 square feet, or
8.56% coverage. It is understood that Blackstone/EOP and the other land
owners in PD 1-1 are committed to a cumulative test across PD 1-1 that the
coverage will not exceed 10%.
COMMUNITY INFORMATION
Home Owner
Association: The community will be governed by a to-be-established Homeowner’s
Association (“HOA”) that will be responsible for common area maintenance,
private street maintenance, front yard maintenance and enforcing the Design
Guidelines for the community.
Home Builders: An Approved Home Builder program will be established with specific criteria
that will limit home building to only approved custom home builders
Design Guidelines: A detailed Design Guideline document has been submitted to the Town that will
follow the examples set by Vaquero and Granada to ensure a high quality of
design and construction of all homes.
Architectural Review: An Architectural Control Committee (“ACC”) will be established through the
HOA/Declarant that has approval authority over house designs prior to
submittal for permitting.
LOT SPECIFICATIONS
Lot Density: Up to 56 residential lots ranging in size from 8,750 square feet (approximately
70’ x 125’) to as much as 18,000 square feet or greater in area. Lot density is
less than 1 lot per gross acre. A Concept Plan is attached for reference.
Lot Size: There are two categories of homes/lots:
Village Homes
Minimum lot size: 10,000 sf
Minimum lot width: 80’ on standard lots, 40’ on cul-de-sacs and elbows
Cottage Homes
Minimum lot size: 8,750 sf
Minimum lot width: 70’ on standard lots, 30’ on cul-de-sacs and elbows
Lots on cul-de-sacs and elbows shall have a minimum 30’ frontage along the
property line/ROW.
Lot Coverage: The maximum footprint for a home shall be limited to (i) the lesser of 47% of
the entire lot area, or 5,000 sf for a 1-story home and (ii) the lesser of 43%, or
4,500 sf for a 2-story residence. On certain larger lots, 2-story residences may
3
have a maximum footprint of 5,000 sf. Footprint is defined as all areas that are
contained within the ground floor air-conditioned space, garages and covered
patios of the main residence (excludes open porches, patios, porte-cocheres, or
other unenclosed areas and accessory buildings).
HOUSE SPECIFICATIONS
Minimum Size: All residences shall be a minimum of 3,000 sf of air-conditioned living space.
Massing: For 2-story structures, the 2nd story shall not exceed 50% of the 1st floor
footprint.
Building Height: The maximum height of 2-story structures shall be two and one-half stories or
28 feet measured to the mid-point of the highest sloping roof above existing
grade. Certain lots have been designated as being limited to a one-story
building height, or 18 feet measured to the mid-point of the highest sloping roof
above existing grade.
Building Setbacks: Given the relative size of the proposed lots, the following setbacks are
proposed:
Front: 30 feet at the standard front setback line
(20 feet on cul-de-sac and elbow lots)
Rear: 20 feet
Side: 10 feet
A 10’ encroachment in the standard front setback is permissible for up to 26’ of
width of the residence (please see the Lot Dimension exhibits).
Garages: Village Homes shall have a minimum of three (3) enclosed parking spaces.
Cottage Homes shall have a minimum of two (2) enclosed parking spaces.
Garage doors shall be made of sectional wood, or be wood clad, or glass and
steel. Garage doors shall be recessed a minimum of six inches from the plane of
the adjacent wall. Front facing garage doors are allowed if located further back
on the lot than the side-facing garage portion, and are in a motor court setting.
Roofs: Roofing materials where visible shall be limited to concrete or clay tile, slate, or
standing seam metal. No more than two houses on adjacent lots, fronting on
the same street, may have the same type and color roof material.
Exterior Walls: Exterior walls shall have horizontal and vertical articulation or architectural
delineation on all elevations.
Landscaping: Landscape beds (including gravel mulch) shall be located along the foundation
line of all structures, except where paving is adjacent to the structure, and must
extend away from the foundation a minimum of five feet.
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Fences: All homes may have lot line fences comprised of metal picket. Only privacy
fences comprised of metal picket shall be permitted on interior side lot lines to
provide privacy to outdoor patio and pool areas.
Exterior Lighting: All exterior lighting shall be subdued, indirect, and comply with Town
ordinances as well as follow Dark Skies Design Guidelines.
PARKS AND OPEN SPACE
Open Space: Per the Westlake Comprehensive Plan and Future Land Use Plan, approximately
34 acres of the 62.5 acres subject site is designated as open space and/or a
community park. Per the proposed development plan, approximately 43.5 acres
or 69.0% of the gross acreage is set aside as open space or park dedication area.
Further, as part of the Tree Mitigation Plan and Parkland Dedication
requirement (please see below), approximately 33.5 acres of the open space is
proposed to be donated to the Town (or its designee).
The total open space of 42.5 acres breaks out as follows:
• Approximately 33.5 acres of open space to be donated to the Town (or its
designee) as part of the Tree Mitigation Plan and Parkland Dedication. The
public open space will consist of:
o Approximately 22 acres to be designated as a 100% wildlife natural
preserve (non-disturbance classification). This land area
encompasses the setback areas that border on Granada, Glenwyck
Farms, and a small portion of Solana Boulevard.
o Approximately 11.0 acres to be designated as a community park
generally located on the area known as the “Mayor’s Hill”
• Approximately 9.0 acres of private open space that includes the Solana
Boulevard frontage (with a public access easement for the public trail) and
various open space areas within the development area.
Parkland
Dedication: In accordance with Section 82-389 (a) (1) of the Code of Ordinances regarding
Land Dedication Requirements for Residential Developments, “Park and
recreational areas … shall be dedicated to the town at a ratio of one acre of park
land for every 30 residential dwelling units or prorated portion thereof.”
Accordingly, the proposed 56 lot density would result in a parkland dedication
area of approximately 1.87 acres. As discussed above, approximately 33.5 acres
of open space is proposed to be donated to the Town (or its designee), of which
approximately 11.6 acres is intended to satisfy the Parkland Dedication
requirement.
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STREETS, PARKING, SIDEWALKS, TRAILS
Streets: All community streets shall be private and constructed of asphalt with concrete
outer bands and/or mountable curbs fronting the lots. Proposed that the
streets be no less than 27’ in width (back to back) including a mountable
concrete curb on both sides within a 30’ ROW (please see the Lot Dimension
exhibits).
Utility Easement: In addition to the street width, there will be a utility easement of up to 20 feet
in width on each side of the street to provide for the Duct Bank and sidewalk.
Visitor Parking: To minimize on-street parking and improve emergency access, a minimum of
one (1) visitor parking space shall be provided for every two (2) homes and the
spaces are generally dispersed across the community.
Street Lights: Street lighting shall be located at all corners and intersections. Lights shall be
low pedestal type fixtures that comply with Town ordinances as well as follow
Dark Skies Design Guidelines.
Sidewalks: A variance to the Code of Ordinances is requested to allow for a single sidewalk
on one side of the main spine road – (sidewalks are normally required on both
sides of a roadway for lots of 12,000 square feet or less) within the
development, in the general location shown on the Concept Plan. All courts and
other internal streets shall be exempt from the sidewalk requirement. Sidewalk
width inside the community will be a minimum of 5’. All sidewalks shall be
made of concrete, stone, or pavestone.
Trail System: The internal sidewalk will tie into the Solana Boulevard public Town Trail via
gated connections at both entries. Any public trail construction (outside of the
community) will be a minimum of 6’ in width, other than the connections to the
internal sidewalk which shall be a minimum of 5’ in width (all identified public
trails can be seen on the Concept Plan). The portion of the Solana Boulevard
public Trail that fronts on the project will be improved to either a concrete
condition or be maintained with the existing decomposed granite as designated
on the construction drawings.
UTILITIES
Water: Town of Westlake
Sewer: Town of Westlake
Storm Water: Combination of bio-swales, detention pond(s), and connection to the existing
public street storm water system
Duct Bank: A Duct Bank system shall be installed by the Developer in a utility easement
throughout the community as required by Town ordinances. The home builder
6
shall tie into the Duct Bank prior to the Final Inspections or Certificate of
Occupancy approval.
Development
Setbacks: The development plan calls for a concentrated development envelope of
approximately 20.0 acres generally centered within the 62.5 acre parcel. Along
the Solana Boulevard ROW, a development setback ranging from 75’ to 100’
setback is planned. Within the setback, there is likely to be a public utility
easement for storm water detention and utility connections.
On the property’s western (Granada) border, a 150’ setback is planned. On the
southern border (generally Glenwyck), there will be a varied setback ranging
from 280’ to over 500’ with the majority of the setback set at 380’ or more.
The eastern portion of the property (“Mayor’s Hill”) to the Sam School Road
frontage is planned to be part of the open space to be donated to the Town (or
its designee) with a plan for it to be a community park with certain
improvements and an art installation, all to be maintained by the HOA.
TREE MITIGATION
Tree Survey: A tree survey of the site was conducted by Kimley Horn in November 2016
through a sampling process approved by Town Staff whereby 10 pre-
determined, evenly-spaced, 0.1 acre plots were surveyed. All trees 6-inches in
diameter and greater were tagged and counted. DBH (“Diameter Breast
Height”) was measured according to City of Westlake ordinances.
The results of the survey determined that there were approximately 105
Protected Trees per acre on the East Side of the sample area, and approximately
162 Protected Trees per acre on the West side of the sample area.
Tree Mitigation: The development plan has been carefully designed to minimize grade and tree
disturbance other than for the creation of the private street and utility
easement areas, the slope area around the East Entry, and a designated
disturbance zone for each lot. The disturbance zone on each lot will allow the
developer, lot owner, and home builder to remove trees in the designated
building envelope, designated driveway area, the side setbacks, and in the first
5’ of the rear setback. In the side setbacks and the 5’ rear setback buffer zone,
any tree over 9 inches in diameter must be pre-approved for removal by the
Town. Further, builders will be encouraged to use a “floating post-tension steel
concrete slab foundation” to allow for minimal impact to tree root systems near
each building envelope.
A tree mitigation plan is also proposed based on the following initiatives:
• Replanting requirements in the common areas and street ROW’s through a
formula of caliper inches of approved hardwood trees, or per 30 linear feet
of street frontage of the common area
7
• Each lot shall plant at least two 3.5” caliper trees from an approved
hardwood tree list. If existing native trees are preserved in the front or
street-side side yards, they can be utilized to satisfy the tree planting
requirement on the lot.
• Donation of approximately 33.5 acres of open space to the Town (or its
designee) including an area to be designated as a 100% wildlife natural
preserve (non-disturbance classification). This land area encompasses the
setback areas that border on Granada, Glenwyck Farms, Solana Boulevard,
and include the “Mayor’s Hill” land area that fronts on Sam School Road.
• A landscaping plan for the Solana Boulevard median that fronts the project
that consists of a combination of pine tree plantings and other water
tolerant landscaping consistent with plantings in place on Solana Boulevard.
• Environmental enhancements that may include the following:
o Investigating rainwater collection systems that would be
encouraged on each home to create a first source irrigation option
o Where possible, bio-swale installation to reduce storm water runoff
Each lot owner will be required to prepare a tree survey of the setback areas
designated for non-disturbance. Any additional tree disturbance by a lot owner
in these areas will require further tree mitigation based on either a
compensating payment based on a $100 per caliper inch formula for protected
trees approved for removal by the Town, or replacement tree planting equal to
the tree loss.
ADMINISTRATIVE
Project
Consultants: Environmental Alpha Environmental
Geotech Alpha Environmental
Site Plan Sage Design Group
Civil Engineering Kimley Horn
Survey Kimley Horn
Tree Survey Kimley Horn
Market Study Residential Strategies
Disclaimer: This Development Plan is not intended to be, and does not constitute, a binding
agreement by either party, nor an agreement by either party to enter into a
binding agreement, but is merely intended to specify certain of the proposed
terms and conditions of a Development Plan or Agreement contemplated
herein.
The Knolls at Solana
Public Art Proposal
August 2017
Wilbow Corporation is a great believer in public art. Our founder, William Bowness, has a keen interest
in art and has amassed one of the largest collections of Australian art that exists today.
With the Town of Westlake’s renewed commitment to a community public art program, being led by
Robin McCaffery of Mesa Design, Wilbow would like for The Knolls at Solana to be an early participant in
the public art program.
Wilbow proposes the following terms:
Donation: Wilbow will make a contribution of $10,000 for public art to the Town of
Westlake to be designated toward an outdoor sculpture. Wilbow would
welcome matching funds to the extent they are available.
Location: At a location within the boundaries of the 62.5 acre parcel, to be selected by
either the Town of Westlake Public Art Committee or by Town Council. Wilbow
recommends a location in the public-access area of the open space near the
Sam School frontage.
Competition: Wilbow encourages the concept of a public art competition. The competition
should be managed by the Town of Westlake Public Art Committee.
Maintenance: To the extent the final artwork will require maintenance, Wilbow recommends
the Homeowners Association (“HOA”) associated with The Knolls at Solana be
required to fund and provide maintenance.
Timing: Based on the current development schedule, it is expected that home
construction at The Knolls at Solana will commence in early 2019 with first
residents expected in late 2019, early 2020. Ideally, the artwork would be
complete and installed by the end of 2019. Wilbow funding would occur at time
of land development commencement.
estlake Town Council
TYPE OF ACTION
Regular Meeting - Action Item
Monday, February 26, 2018
TOPIC: Conduct a public hearing and consideration of an Ordinance amending
Ordinance 795 (Entrada Block I site plan), for an approximately 1.022-
acre portion of Planned Development District 1, Planning Area 2 (PD1-2),
established by Ordinance 703 for the property generally located south of
State Highway 114, east of Davis Boulevard, and north of Solana
Boulevard, commonly known as Westlake Entrada. The area shown on
this PD Site Plan is located near the intersection of Solana Boulevard,
Granada Trail, and Cortes Drive.
STAFF CONTACT: Nick Ford, Development Coordinator
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Objective
Mission: Westlake is a
unique community blending
preservation of our natural
environment and
viewscapes, while serving
our residents and businesess
with superior municipal and
academic services that are
accessible, efficient, cost-
effective, & transparent.
Citizen, Student &
Stakeholder
High Quality Planning, Design &
Development - We are a desirable
well planned, high-quality
community that is distinguished by
exemplary design standards.
Preserve Desirability
& Quality of Life
Strategic Initiative
Outside the Scope of Identified Strategic Initiatives
PLANNING CASE INFORMATION
Case Number: SP-01-08-18
Development: Entrada Block I Amended PD Site Plan
Applicant: Curt Dubose, Pentavia Custom Homes
Owner: Curt Dubose, Pentavia Custom Homes
Developer: Curt Dubose, Pentavia Custom Homes
Site Location: NE Corner of Solana and Cortes
Site Area: 1.022 acres
Zoning: Planned Development District 1, Planning Area 2 (PD 1-2)
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
The subject PD Site Plan is generally located near the intersection of Solana Boulevard, Granada
Trail, and Cortes Drive, southeast of the “First Six” residential homes that received PD Site Plan
approval in April 2016. (see attached site map). The Entrada “Block I Residential” area includes
12 interconnected, townhome-style single-family residences, each home totaling between 3,269
and 5,244 square feet. The Site Plan follows Entrada’s overall design theme, which strives to
capture the architecture, livability, scale, and essential visual qualities of the Spanish-Catalonian
village archetype.
PD Site Plan approval is required for every lot, parcel, and tract in the Entrada development.
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 the quantitative (development
standards, densities, building sizes, etc.) and qualitative (design guidelines and architectural
standards) criteria specified in the PD zoning ordinances relative to this property. PD 1-2 zoning
regulations give 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
(Ord. 703) and subsequent Development Plan (Ord. 720) were originally approved. Staff and
our consulting architect have spent many hours reviewing this site plan and related elevations
against a comprehensive set of criteria.
As the commission may recall, Entrada Block I PD Site Plan was approved under Ordinance 795
by the Town Council in September 2016. You may view the original ordinance here and the
corresponding staff report here. The owner is now requesting an amendment to the original
Block I PD Site Plan that was approved by the Council. One of the main concerns with the
owner is the original PD Site Plan did not have enough parking spaces for guests/visitors. Each
townhome had 2-car garages; however, there was no additional parking spaces set out within the
motor court, which did not make the site as desirable as it should be. The amended site plan aims
to increase guest/visitor to fourteen more additional spaces. Another goal for the owner was to
also increase the square footage of the homes that were approved in the previous site plan. In the
original site plan the townhomes were either two or three stories in height and had a range of
2,560 and 3,335 square feet. With the new proposed site plan the townhomes are two story to
four stories in height and have a range of 3,269 and 5,244 square feet with an average 4,050
square feet. With these additions, the value of this site plan has greatly improved from its
predecessor.
Proposed square footages for the residences depicted on this PD Site Plan are listed below:
3-Story Townhomes
LOT 3 6
AC SF 2,377 2,031
GARAGE 748 445
NON A/C 1,409 793
TOTAL SF 4,534 3,269
4-Story Townhomes
LOT 4 5 7 8 9
AC SF 2,371 2,672 2,672 2,836 2,397
GARAGE 445 476 476 476 445
NON A/C 528 717 1,028 1,121 812
TOTAL SF 3,344 3,865 4,176 4,433 3,654
4-Story Townhomes
LOT 10 11 12 13 14
AC SF 2,667 2,587 3,179 2,607 3,418
GARAGE 476 445 519 587 598
NON A/C 787 351 1,157 1,173 1,228
TOTAL SF 3,930 3,383 4,855 4,367 5,244
Note that the proposed square footages exceed the minimum home size of 1800 air conditioned
square footage required for Entrada per Ordinance 703.
One of the challenges with the new site plan was working within the confines in which the
original Block I was approved under. The owner was given direction that the density either
remains the same or decreases. The owner has elected to keep the same number of lots as the
previous site plan, which had twelve units. The configuration of the lots has largely remained the
same; however, at the expense of adding more parking spaces, the owner has had to increase the
height of the buildings to reach an optimum square footage of living space. One thing to note
with the new site plan is that the interior motor court is now completely screened from public
ROW (Solana & Cortes).
Figure 1 – Original Block I Site Plan (Ord 795)
Figure 2 - Proposed Block I Site Plan
PLANNING & ZONING COMMISSION
The Planning and Zoning Commission recommended approval of this item by a vote of (5-0) on
February 12, 2018.
RECOMMENDATION
Staff recommends approval of this PD Site Plan, subject to the condition that the guest spaces be
located within a public parking easement whereby the spaces are maintained by the Entrada
property owners association.
ATTACHMENTS
1. Vicinity Map
2. Ordinance xxx – Entrada Block I Amended Site Plan
VICINITY MAP
Case SP-01-08-18
Ordinance 847
Page 1 of 5
TOWN OF WESTLAKE
ORDINANCE NO. 847
AN ORDINANCE OF THE TOWN OF WESTLAKE APPROVING AN
AMENDMENT TO ORDINANCE 795, COMMONLY KNOWN AS ENTRADA
BLOCK I, FOR AN APPROXIMATELY 1.022-ACRE PORTION OF PLANNED
DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD1-2), ESTABLISHED BY
ORDINANCE 703 FOR THE PROPERTY GENERALLY LOCATED SOUTH OF
HWY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA
BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA; PROVIDING A
PENALTY; PROVIDING A CUMULATIVE CLAUSE; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE; AUTHORIZING
PUBLICATION; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the Town of Westlake, Texas is a general law municipality; and
WHEREAS, the Town Council of the Town of Westlake finds it necessary for the
public health, safety and welfare that development occur in a controlled and orderly manner;
and
WHEREAS, there is located within the corporate limits of the Town of Westlake an
approximately 85.9-acre tract of land known as Planning Development 1, Planning Area 2
(PD1-2), bounded by Solana Boulevard to the south, FM 1938 “Davis Blvd.” to the west, and
State Highway114 to the north, (Exhibit A), on which a mixed use development is underway;
and
WHEREAS, because of the size, location, and natural features of Planning Area 1-2
and the Town's need for public infrastructure, amenities, and services, the Town has a critical
interest in the development of Planning Area 1-2 and is encouraging such development to the
highest possible standards of quality consistent with the Town's long-term development
vision; and
WHEREAS, because of improvements to FM 1938 (Davis Blvd.), further urban
growth throughout the region, and other changed conditions that affect the region, the Town
believes there are unique and significant opportunities for new and unique mixed-use
development within Planning Area 1-2 that will be consistent with the Town's long term
development vision; and
WHEREAS, the Planning & Zoning Commission held a public hearing upon the
application of developer Centurion American to amend the Comprehensive Plan to establish
PD 1-2 and approve zoning for PD 1-2 on April 15, 2013, as well as the Town Council held a
public hearing on this same application on April 22, 2013 after written notice of such hearing
having been sent to owners of real property being within 200 feet of the property and notice
being published in a newspaper of general circulation in the Town and posted in accordance
with the Texas Open Meetings Act, all in accordance with law; and subsequently adopted
Ordinance 847
Page 2 of 5
Ordinance 703 establishing zoning regulations for PD1-2, now commonly known as Westlake
Entrada; and
WHEREAS, the Planning and Zoning Commission (Commission) recommended to
the Town Council approval of the PD Site Plan depicted in attached Exhibit A on February
12, 2018, subject to certain specific conditions; and
WHEREAS, following provision of proper legal notice, including written notice to
owners within 200 feet of the subject property, published notice and posted notice in
accordance with the Texas Open Meetings Act of public hearing, a public hearing was held on
February 26, 2018, by the Town Council; and
WHEREAS, the Council believes that the interests of the Town, the present and
future residents and citizens of the Town, and developers of land within the Town, are best
served by adopting this Ordinance, which the Council has determined to be consistent with
the 2015 Comprehensive Plan and its Land Use Map, Thoroughfare Plan, and Open Space
Plan, all as amended to date; and
WHEREAS, upon the recommendation of the Planning and Zoning Commission, the
Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests
of the Town and its citizens that this PD Site Plan, depicted in Exhibit B, should be approved
and adopted.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE
TOWN OF WESTLAKE, TEXAS:
SECTION 1: That all matters stated in the preamble are found to be true and correct
and are incorporated herein as if copied in their entirety.
SECTION 2: That the Town Council of the Town of Westlake, Texas does hereby
approve the PD Site Plan shown as attached Exhibit A and located in PD 1-2 which is an
approximately 85-acre tract located south of Hwy 114, east of Davis Boulevard, and north of
Solana Boulevard. The PD Site Plan shown on attached Exhibit A is approved subject to the
following conditions:
a) Fulfillment of all zoning requirements as set out in Ordinance 703 in addition to the
conditions accepted by the Town Council at the time of zoning approval (April 22,
2013).
b) All Development Plan conditions for approval established in Ordinance 720 (adopted
October 28, 2013) apply to this PD Site Plan.
c) All building elevations shown on this PD Site Plan include the requirement that
structures meet all aspects of the Entrada Design Guidelines established by Ordinance
703 and Ordinance 760.
Ordinance 847
Page 3 of 5
d) Town Staff will review and approve an exterior stone wall mockup and exterior wall
stucco mockup to ensure compliance with the approved PD Design Guidelines prior to
the issuance of building permits. Plans for building construction shall include said
mockup photos as referenced details.
e) If, at any time, there is a conflict between the approved Design Guidelines, PD Site
Plan, and vertical construction drawings, the Design Guidelines shall be controlling.
f) Where building walls face the street, particularly at intersections, the Town may
require wall mounted, ceramic tile street name signs as shown in the approved Design
Guidelines in the interest of space and/or aesthetics.
g) A minimum of fourteen (14) guest parking spaces shall be located in the motor court
(Piedra Court) of Entrada Block I. At the time of the platting, said spaces shall be
located wholly within a public parking easement. Said spaces shall be constructed by
the homebuilder at the time of new home construction on the property. The
maintenance of said spaces shall be the responsibility of the Entrada property owner’s
association.
h) The following statements shall be added to the PD Site Plan to clarify the scope of Site
Plan approval:
1) PD Site Plans are recommended for approval based on a determination that the
plans reflect general compliance with the approved PD Concept Plan, PD
Development Plan, Master Landscape Plan, Design Guidelines, and other PD
ordinance regulations. The individual building elevations are approved
conceptually, subject to compliance with PD Design Guidelines to be shown in
detail on construction plans that are to be submitted when applying for a
building permit.
2) Construction drawings submitted along with an application for a building
permit will be reviewed for detailed compliance with Design Guidelines and
compliance with the approved PD Site Plan as well as other PD ordinance
regulations, the Code of Ordinances, the UDC, and the International Code
Council (ICC) construction codes.
3) The individual lots shown on this PD Site Plan are approved conceptually, and
must be reflected on an approved replat prior to the issuance of any building
permits for vertical construction.
SECTION 3: It is hereby declared to be the intention of the Town Council of the
Town of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are
severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be
declared legally invalid or unconstitutional by the valid judgment or decree of any court of
Ordinance 847
Page 4 of 5
competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the
remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same
would have been enacted by the Town Council of the Town of Westlake without the
incorporation in this Ordinance of any such legally invalid or unconstitutional, phrase,
sentence, paragraph or section.
SECTION 4: That this Ordinance shall be cumulative of all other Town Ordinances
and all other provisions of other Ordinances adopted by the Town which are inconsistent with
the terms or provisions of this Ordinance are hereby repealed.
SECTION 5: Any person violating any of the provisions of this ordinance shall be
deemed guilty of a misdemeanor offense and upon conviction thereof shall be fined in a sum
not to exceed Two Thousand Dollars ($2,000.00) for each separate offense. A separate
offense shall be deemed committed upon each day, or part of a day, during which a violation
occurs or continues.
SECTION 6: This ordinance shall take effect immediately from and after its passage
as the law in such case provides.
PASSED AND APPROVED ON THIS 26th DAY OF FEBRUARY 2018.
_____________________________
ATTEST: Laura Wheat, Mayor
____________________________ ______________________________
Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager
APPROVED AS TO FORM:
____________________________
L. Stanton Lowry, Town Attorney
Ordinance 847
Page 5 of 5
EXHIBITS
EXHIBIT A Entrada Block I PD Site Plan
BROWN & GAY ENGINEERS, INC.2595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821
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BLOCK I RESIDENTIAL
AT WESTLAKE ENTRADA
BEING 1.022 ACRES
TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS
BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL
CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455
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BLOCK I RESIDENTIAL
AT WESTLAKE ENTRADA
BEING 1.022 ACRES
TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS
BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL
CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455JJP TRAVIS LLC1845 RIVERIA LANESOUTHLAKE, TEXAS 76092CONTACT: CURT DUBOSE2595 Dallas Parkway, Suite 204, Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2016PENTAVIA CUSTOM HOMES2210 COSTA DEL SOLWESTLAKE, TEXAS 76262□□□□BGE, Inc.
C4TOWN OF WESTLAKE GENERAL NOTESWATER NOTES:SANITARY SEWER NOTES:’ STORM DRAIN NOTES:” ” GENERAL NOTES’“”GRADING NOTES:PAVING NOTES:’2595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES
BLOCK I RESIDENTIAL
AT WESTLAKE ENTRADA
BEING 1.022 ACRES
TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS
BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL
CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455
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TTCORTES
CORTESC52595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES
BLOCK I RESIDENTIAL
AT WESTLAKE ENTRADA
BEING 1.022 ACRES
TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS
BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL
CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455□□□□
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CORTESC62595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES
BLOCK I RESIDENTIAL
AT WESTLAKE ENTRADA
BEING 1.022 ACRES
TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS
BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL
CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455P33.5132.5□□□□
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CORTESC72595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES
BLOCK I RESIDENTIAL
AT WESTLAKE ENTRADA
BEING 1.022 ACRES
TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS
BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL
CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455□□□□
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TTCORTES
CORTESC82595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES
BLOCK I RESIDENTIAL
AT WESTLAKE ENTRADA
BEING 1.022 ACRES
TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS
BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL
CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455□□□□
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TTCORTES
CORTESC92595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES
BLOCK I RESIDENTIAL
AT WESTLAKE ENTRADA
BEING 1.022 ACRES
TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS
BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL
CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455□□□□
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CORTESC102595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES
BLOCK I RESIDENTIAL
AT WESTLAKE ENTRADA
BEING 1.022 ACRES
TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS
BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL
CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455□□□□
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BLOCK I RESIDENTIAL
AT WESTLAKE ENTRADA
BEING 1.022 ACRES
TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS
BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL
CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455
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CORTESC122595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES
BLOCK I RESIDENTIAL
AT WESTLAKE ENTRADA
BEING 1.022 ACRES
TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS
BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL
CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455□□□□
I BLOCK SITE PLAN LOT #1-12MAIL STATIONT GAS
1 2 3 4 5
6789101112
1314
FUSEBOXGASELEC.GASELEC.COURTYARD
COURTYARD
COURTYARDELEC.ELEC.GAST
GAS
ELEC.4' SHEPHERD'S WALL3' SHEPHERD'S WALL
UNIT 1
UNIT 2
UNIT 3
UNIT 4
UNIT 5 UNIT 6 UNIT 7 UNIT 8
UNIT 9
UNIT 10
UNIT 11
UNIT 12
9'-1
"
F
.C
.
SG
NORTH
TRUE
4' SHEPHERD'S WALL
4' SHEPHERD'S WALL5' SHEPHERD'S WALL
42"
HGT
.OPEN RA
IL
ING42"
HGT
.OPEN RA
IL
ING42"
HGT
.OPEN RA
IL
ING
4'-6" HGT.
SHEPHERD'S WALL 5' SHEPHERD'S WALL5' SHEPHERD'S WALL5' SHEPHERD'S WALL5'
S
H
E
P
H
E
R
D
'
S
W
A
L
L
4'-6" SHEPHERD'S WALL
4' SHEPHERD'S WALL 4'-6" SHEPHERD'S WALL4'-6" HGT.SHEPHERD'S WALL4'-6" HGT.SHEPHERD'S WALLTOTAL AREA UNDER ROOF
2ND FLOOR A/C
I1
TOTAL A/C
COURTYARD
TERRACE
1ST FLOOR A/C
GARAGE
COV'D ENTRY
I2
176
-
I3 I4 I5 I6 I7 I8 I9 I10 I11 I12 TOTALBLOCK/LOT
4th FLOOR A/C
3rd FLOOR A/C
135
476
2,667
382
877
877
531
186
-
165
445
2,587
377
806
806
598
203
-
164
445
2,397
368
802
802
425
348
162
135
476
2,836
382
882
882
690
148
311
93
476
2,672
377
884
884
527
181
-
167
445
2,031
-
803
803
425
148
-
93
476
2,672
377
884
884
527
-
-
137
445
2,371
344
801
801
425
-
600
61
748
2,377
-
919
919
538
204
300
135
519
3,179
422
1068
1068
621
-
576
10
587
2,607
338
922
922
425
319
311
-
598
3,418
404
1190
1190
634
1,913
2,260
1,130
6,208
31,814
3,431
10,838
10,838
6,366
TOTAL 3,4542,938 3,209 3,957 3,700 2,824 3,389 2,899 3,786 4,336 3,780 4,646 43,325
ISSUE LOG
DESCRIPTIONDATE
SCALE
SHEET
DATE
A0.01
1" = 20'-0"
PHONE: 972-333-9455
EMAIL: ralph@busharchitects.design
1800 VALLEY VIEW LANE #170
FARMERS BRANCH, TX 75234
DD112/11/2017
01/15/2018 BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017ZONING EXHIBIT01/08/2018
CDs01/15/2018ENTRADA, WESTLAKEA CATALONIAN VILLAGEBLOCK: I LOTS 1-12XX,XX,XX,XX,XX CORTES DRIVEXX,XX,XX,XX,XX,XX SOLANA DRIVE
A3.03/03A3.01
/02
A3.0
1/
0
4
A3.0
1/
0
3A3.01
/01
A3.03/01A3.02/04A3.03/02A3.02/02A3.02/01A3.02/03A3.02/04
A
3
.
0
2
/
0
5
A3.03/043
0
8
0
2880PR168024802
4
8
0308028802880
2
8
8
0
3080
28802880 24802
8
8
0
P
R
1
6
8
0
2480
3080
3080
288024802480 24802
8
8
0
2880
2
8
8
0
18080 O.H. DOOR18080 O.H. DOOR1
8
0
8
0
O
.
H
.
D
O
O
R
8080 O.H. DOOR18080 O.H. DOOR28802480 24802480
2880
2-30803080288018080 O.H. DOOR
288028802480PR168024802880288028802480308030802880
2480 2480288028802
4
8
0 288030802880PR1680288024802-308018080 O.H. DOOR18080 O.H. DOOR18080 O.H. DOOR
28802
8
8
0
288024802880 24802480
308030802880
2880
3080
30802880 2880
2880
28802480
3080248024802-308
0
2480PR168028803080
2880
2880
2880
2480
18080 O
.H
.
DOOR24802480
2480
2880
2880
3080 28802880288018080 O
.H
.
DOOR18080 O
.H
.
DOOR18080 O
.H
.
DOORPR168028802480
2-308
0
3080
2880
2480
2880PR1680
COURTYARD
ENTRY COURT
COURTYARD
COURTYARDELEC.ELEC.ELEC.GAST
ELEC.
GAS
GAS
ELEC.GASGASELEC.ELEC.GAS
ELEC.
ENTRY COURT
COURTYARD
ENTRY9'
-1
"
F
.C
.COV'D
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
LAV
WC
2x6LAV
COURTYARD
COURTYARD
3' SHEPHERD'S WALL
COAT9'-1" F.C.GARAGE (2)
9'-1" F.C.
GARAGE (2)
9'-1" F.C.GARAGE (2)
9'-1" F.C.
GARAGE (2)
9'-1" F.C.
GARAGE (2)
9'-1" F.C.
CLST
9'-1" F.C.
CLST
9'-1" F.C.COAT9'-1" F.C.MUD
9'-1" F.C.
BEDROOM #2
9'-1" F.C.
FOYER
9-1" F.C.
COV'D ENTRY
9'-1" F.C.
BEDROOM #2
9'-1" F.C.
FOYER
9'-1" F.C.
COV'D ENTRY
9'-1" F.C.
BATH #2
9'-1" F.C.
BATH #2
9'-1" F.C.
MUD
9'-1" F.C.
BATH #2
9'-1" F.C.
CLST
9'-1" F.C.COAT9'-1" F.C.BEDROOM #2
9'-1" F.C.
FOYER
9'-1" F.C.
MUD
9'-1" F.C.
COV'D ENTRY
9'-1" F.C.
BATH #2
9'-1" F.C.
CLST
9'-1" F.C.COAT9'-1" F.C.MUD
9'-1" F.C.
FOYER
9'-1" F.C.
COV'D ENTRY
9'-1" F.C.
BEDROOM #2
9'-1" F.C.
COV'D ENTRY
9'-1" F.C.
FOYER
9'-1" F.C.
BEDROOM #2
9'-1" F.C.
BATH #2
9'-1" F.C.
CLST
9'-1" F.C.MUD
9'-1" F.C.COAT9'-1" F.C.BEDROOM #2
9'-1" F.C.
CLST
9'-1" F.C.
BATH #2
9'-1" F.C.
MUD
9'-1" F.C.
FOYER
9'-1" F.C.
COV'D ENTRY
9'-1" F.C.
FOYER
9'-1" F.C.COV'D ENTRY
9'-1" F.C.
MUD
9'-1" F.C.
COAT
9'-1" F.C.
CLST
9'-1" F.C.CLST9'-1" F.C.BATH #2
9'-1" F.C.
OFFICE
9'-1" F.C.
GARAGE (2)
9'-1" F.C.
GARAGE (2)
9'-1" F.C.
GARAGE (2)
9'-1" F.C.
BATH #2
9'-1" F.C.
BEDROOM #2
9'-1" F.C.
CLST
9'-1" F.C.
MUD
9'-1" F.C.
FOYER
9'-1" F.C.
GARAGE (2)
9'-1" F.C.
GARAGE (2)
9'-1" F.C.
GARAGE (2)
9'-1" F.C.
GARAGE (2)
9'-1" F.C.
OFFICE
9'-1" F.C.
OFFICE
9'-1" F.C.
BEDROOM #2
9'-1" F.C.
BEDROOM #2
9'-1" F.C.
BEDROOM #2
9'-1" F.C.
BEDROOM #2
9'-1" F.C.
FOYER
9'-1" F.C.
FOYER
9'-1" F.C.
FOYER
9'-1" F.C.
FOYER
9'-1" F.C.
COV'D ENTRY
9'-1" F.C.
COV'D ENTRY
9'-1" F.C.
COV'D ENTRY
9'-1" F.C.
COAT
9'-1"
F.
C.
COAT
9'-1"
F.
C.
COAT
9'-1"
F.
C.
COAT
10'-1"
F.
C.
CLST
9'-1" F.C.CLST9'
-1
"
F
.C
.
CLST
9'-1" F.C.CLST9'-1
"
F
.C
.
BATH #2
9'-1" F.C.
BATH #2
9'-1" F.C.
MUD
9'-1" F.C.
MUD
9'-1" F.C.
BATH #2
9'-1" F.C.
BATH #2
9'-1" F.C.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
2-3080288030802880SG
12345678910111213141516
16
15 14 13 12 11 10 9 8 7 6 5 4 3 2 1
23456789101112131415163456789101112131415161
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
1615
14
13
12
11
10
9
8
7
6
5
4
3
2 1
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
14
13
12
11
10
9
8
7
6
5
4
3
16 1512345678910111213141516123456789101112131415162-308
0
2-308
0
2680
2680
1122
1
2
1
GARAGE (1)
9'-1" F.C.
ISSUE LOG
DESCRIPTIONDATE
SCALE
SHEET
DATE
A1.02
3/32" = 1'-0"
PHONE: 972-333-9455
EMAIL: ralph@busharchitects.design
1800 VALLEY VIEW LANE #170
FARMERS BRANCH, TX 75234
DD112/11/2017ENTRADA TREVI CONCEPTBLOCK: I01/08/2018 BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017ZONING EXHIBIT01/08/2018
COURTYARD
ENTRY
11'-1" F.C.
COV'D
TERRACE
COURTYARD
DINING ROOM
11'-1" F.C.
DINING ROOM
11'-1" F.C.
DINING ROOM
11'-1" F.C.
DINING ROOM
11'-1" F.C.
DINING ROOM
11'-1" F.C.
COURTYARD
ELEC.
TERRACE
DINING
11'-1" F.C.
TERRACE
TERRACE
DINING
11'-1" F.C.
DINING
11'-1" F.C.
DINING
11'-1" F.C.
KITCHEN
11'-1" F.C.
POWDER
11'-1" F.C.
LIVING
11'-1" F.C.
LIVING
11'-1" F.C.
LIVING
11'-1" F.C.
LIVING
11'-1" F.C.
POWDER
11'-1" F.C.
POWDER
11'-1" F.C.
TERRACETERRACE
TERRACE
TERRACE
TERRACE
DINING
11'-1" F.C.
DINING
11'-1" F.C.
DINING
11'-1" F.C.
LIVING
11'-1" F.C.
LIVING
11'-1" F.C.
LIVING
11'-1" F.C.
KITCHEN
11'-1" F.C.
KITCHEN
11'-1" F.C.
KITCHEN
11'-1" F.C.
PANTRY
11'-1" F.C.
WINE ROOM
11'-1" F.C.
POWDER
11'-1" F.C.
PANTRY
11'-1" F.C.
WINE ROOM
11'-1" F.C.
POWDER
11'-1" F.C.
PANTRY
11'-1" F.C.
WINE ROOM
11'-1" F.C.POWDER
11'-1" F.C.
PANTRY
11'-1" F.C.
WINE ROOM
11'-1" F.C.
PANTRY
11'-1" F.C.
PANTRY
11'-1" F.C.
POWDER
11'-1" F.C.
PANTRY
11'-1" F.C.
LIVING
11'-1" F.C.
LIVING
11'-1" F.C.
LIVING
11'-1" F.C.
LIVING
11'-1" F.C.
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
LIVING
11'-1" F.C.
KITCHEN
11'-1" F.C.
KITCHEN
11'-1" F.C.
KITCHEN
11'-1" F.C.
KITCHEN
11'-1" F.C.
KITCHEN
11'-1" F.C.
KITCHEN
11'-1" F.C.
KITCHEN
11'-1" F.C.
KITCHEN
11'-1" F.C.POWDER
11'-1" F.C.
POWDER
11'-1" F.C.
1190
TERRACE
GRILL
GRILL
GRILL
TERRACE
2680
2680
2680
2680
268030802
4
8
0
2480
2880
2880
3080
24802480
PR168028802
8
8
024802480
24802480
288030802
8
8
0248024802480248028802
8
8
0
100802480 24802480
2480
2680
2880288028802880 24802480100802880
2480
24802480
248028803080
2880
2480
2480SG19
20
21
22
23
24
25
26
27
28
11
12
15
16
16 15 14 13 25 24 23 22 21 20 1926
16
15 14 13 26 25 24 23 22 21 20 19
161413121615141312272625242322212019111920212223242526271
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
1815
1615
26
25
242322212019
18 17
16
15
14
13
12
11
12
13
14
27
26
25 24 23 22 21 20 19
12
13
14
15
16
25
24
23
22
21
20
19
26
25
24
23
22
21
20
19
28
27
26
13
14
15
16
17
18
25
24
23
22
21
20
19
26
13
14
15
161314151613141516252423222120192625242322212019261112181711121817181710911101718
9
10
11
18 17
11
12
18
17
18
17
10
11
12 11
18 17
12 11
18 17
13
14
17
18
POWDER
11'-1" F.C.
PANTRY
11'-1" F.C.
POWDER
11'-1" F.C.
PANTRY
11'-1" F.C.
POWDER
11'-1" F.C.
WINE ROOM
11'-1" F.C.
ISSUE LOG
DESCRIPTIONDATE
SCALE
SHEET
DATE
A1.03
3/32" = 1'-0"
PHONE: 972-333-9455
EMAIL: ralph@busharchitects.design
1800 VALLEY VIEW LANE #170
FARMERS BRANCH, TX 75234
DD112/11/2017ENTRADA TREVI CONCEPTBLOCK: I01/08/2018 BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017ZONING EXHIBIT01/08/2018
BALCONY
MASTER SUITE
10'-1" F.C.
BEDROOM #3
10'-1" F.C.
WARDROBE
10'-1" F.C.
MASTER BATH
10'-1" F.C.
BATH
10'-1" F.C.
MECH.
10'-1" F.C.
MASTER SUITE
10'-1" F.C.
BEDROOM #3
10'-1" F.C.
WARDROBE
10'-1" F.C.
MASTER BATH
10'-1" F.C.
BATH
10'-1" F.C.
MECH.
10'-1" F.C.
MASTER BATH
10'-1" F.C.
BATH
10'-1" F.C.
WARDROBE
10'-1" F.C.
BEDROOM #3
10'-1" F.C.
MASTER SUITE
10'-1" F.C.
LAUNDRY
10'-1" F.C.
MASTER BATH
10'-1" F.C.
BATH
10'-1" F.C.
WARDROBE
10'-1" F.C.
LAUNDRY
10'-1" F.C.
MASTER SUITE
10'-1" F.C.
WARDROBE
10'-1" F.C.
MASTER BATH
10'-1" F.C.
BATH
10'-1" F.C.
MECH.
10'-1" F.C.
BEDROOM #3
10'-1" F.C.
BEDROOM #3
10'-1" F.C.MASTER SU
ITE10'-1
"
F
.C
.BEDROOM #310'
-1
"
F
.C
.WARDROBE10'
-1
"
F
.C
.MASTER BATH10'-1
"
F
.C
.BATH10'
-1
"
F
.C
.MECH.10'-1
"
F
.C
.MASTER SU
ITE10'-1
"
F
.C
.BEDROOM #310'
-1
"
F
.C
.WARDROBE10'
-1
"
F
.C
.MASTER BATH10'-1
"
F
.C
.BATH10'-1
"
F
.C
.MECH.10'
-1
"
F
.C
.
MAST
E
R
B
A
T
H
10'-1"
F.
C.BATH10'
-1
"
F
.C
.WARDROBE10'-1
"
F
.C
.
BEDROOM #3
10'-1" F.C.
MAST
E
R
S
UI
T
E
10'-1
"
F.
C.
LAUN
D
R
Y
10'-1
"
F.
C.MASTER BATH10'
-1
"
F
.C
.BATH10'
-1
"
F
.C
.WARDROBE10'-1
"
F
.C
.LAUNDRY10'
-1
"
F
.C
.BEDROOM #310'
-1
"
F
.C
.
MASTER SUITE
10'-1" F.C.
BEDROOM #3
10'-1" F.C.
WARDROBE
10'-1" F.C.
MASTER BATH
10'-1" F.C.
BATH
10'-1" F.C.
MECH.
10'-1" F.C.
MASTER BATH
10'-1" F.C.
BATH
10'-1" F.C.
WARDROBE
10'-1" F.C.
BEDROOM #3
10'-1" F.C.
MASTER SUITE
10'-1" F.C.
LAUNDRY
10'-1" F.C.
MASTER BATH
10'-1" F.C.
BATH
10'-1" F.C.
WARDROBE
10'-1" F.C.
LAUNDRY
10'-1" F.C.
MASTER SUITE
10'-1" F.C.
MASTER SUITE
10'-1" F.C.
MASTER SUITE
10'-1" F.C.
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR
BEDROOM
10'-1" F.C.
WARDROBE
10'-1" F.C.
ELEVATOR
WARDROBE10'
-1
"
F
.C
.
806
877
802
884
803
884
801
919
1190
922
1068 28802
8
8
0
2480248028802
8
8
0 24802480
2480
2880
2480PR28802880PR24802
8
8
0
2480
20802480
WARDROBE
10'-1" F.C.
WARDROBE
10'-1" F.C.
WARDROBE
10'-1" F.C.28802
8
8
0
248024802880 248028802880
2480PR1680208028802480
PR2880
2880
2880 248024802880PR2880
2480 28802880
PR1680
2880
288020802080
28802480
PR168024802880PR2880
2480
28802080
28802480
PR16802480 2480
248028802880
2880288028802880288028802880
2
8
8
0
2880 288028802480
24802880
28802880
2880
2880
28
8
02480 2480
24802880
PR2880248028802080
28802480
2480
2480WARD
R
O
B
E
10'-1"
F.
C.
2880
28802880
2880
2880 248024802880
288024802880
PR2880248028802080
28802480
2480
2880
248036
32
33
37
38
39
40
41
42
43
44
45
46
47
36 35 34 33 32 31 43 42 41 40 39 38 37464544
35
33 32 31 46 45 44 43 42 41 40 39 38 37
288036353433323130434241403938374544434241403938373635343332313044451
2
3
4
5
7
8
9
10
11
12
13
14
15
16
17
18
3635
30
31
32
33
34
29
45
44
43
42
41
40
39
38
37
45
43
42
41
40
39
38
37
36 35
34
33
32
31
30
29
25
24
23
22
21
20
28
27
26
29
30
31
32
33
34
35
36
31
32
33
34
35
36
25
24
23
22
21
20
28
27
26
29
30
31
32
33
34
35
36
46
45
44
43
42
41
40
39
38
373132333435364645444342414039383731323334353646454443424140393837WC
LAV
WC
WC
WC
WC
LAV
LAV
LAV LAV
LAV
LAV LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
LAV
WC
WC
WC
WC
WC
WC
WC
WC
WC
WCWC
WC
WC
WC
WC
WC
SHOWER/TUB2930293019
18
29
30
19
18
34
36
30 29
30 29
34
35
ISSUE LOG
DESCRIPTIONDATE
SCALE
SHEET
DATE
A1.04
3/32" = 1'-0"
PHONE: 972-333-9455
EMAIL: ralph@busharchitects.design
1800 VALLEY VIEW LANE #170
FARMERS BRANCH, TX 75234
DD112/11/2017ENTRADA TREVI CONCEPTBLOCK: I01/08/2018 BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017ZONING EXHIBIT01/08/2018
ACACACACACACA
C
A
C
A
C
A
C
A
C
A
C
C
A
C
A
A
C
A
C
GAMEROOM
10'-1" F.C.
TERRACE
TERRACE
GAMEROOM
10'-1" F.C.
GAMEROOM
10'-1" F.C.
TERRACEENTRY COURTGAMEROOM10'-1
"
F
.C
.TERRACETERRACEGAMEROOM10'
-1
"
F
.C
.GAMEROOM10'
-1
"
F
.C
.GAMEROOM10'-1
"
F
.C
.TERRACETERRACETERRACEGAMEROOM10'-1" F.C.GAMEROOM
10'-1" F.C.
GAMEROOM
10'-1" F.C.
TERRACE
TERRACE
ELEVATOR
ELEVATOR
ELEVATOR
ELEVATOR308028801208028802480248090801208080802880248024802480
2480
28808080 8080 28802480
2480
12080
3080
2880288028802880
2880 24802
8
8
0
1208012080288030802880
8
0
8
0248041
42
43
44
45
46
47
48
49
50
51
52
53
54
43 424645444748495051525354
54
46 45 44 43 42 41 40 39 38 37
47484950515253
54535251504948474645444342414039545352515049484746454443424140395453
52
51
50
49
48
47
46
45
44
43
42
41
40
39
54 53
52
51
50
49
48
47
46
45
43
42
41
40
39
38
37
43
42
46
45
44
47
48
49
50
51
52
53
544346454447484950515253544346454447484950515253544241 A
C A
C
LAV
LAVLAV
WC
WCWC
GRILL
W
/
H
O
O
D
ELEVATOR
GRILL W/HOODGRILL W/HOODELEVATORELEVATOR
ELEVATORGRILL
W
/
H
O
O
D
LAV
WCWCLAVHANDRAIL
HANDRAIL
HANDRAIL
HAND
R
AI
L
HAND
R
AI
L
HAND
R
AI
L
HAND
R
AI
L
WCLAV
ELEVATOR
GRILL W/HOOD
ISSUE LOG
DESCRIPTIONDATE
SCALE
SHEET
DATE
A1.05
3/32" = 1'-0"
PHONE: 972-333-9455
EMAIL: ralph@busharchitects.design
1800 VALLEY VIEW LANE #170
FARMERS BRANCH, TX 75234
DD112/11/2017ENTRADA TREVI CONCEPTBLOCK: I01/08/2018 BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017ZONING EXHIBIT01/08/2018
ACACACACACACACACA
C
A
C
A
C
A
C
A
C
A
C
A
C
A
C
A
C
A
C
A
C
A
C
A
C
A
C
A
C
A
C
ISSUE LOG
DESCRIPTIONDATE
SCALE
SHEET
DATE
A1.06
3/32" = 1'-0"
PHONE: 972-333-9455
EMAIL: ralph@busharchitects.design
1800 VALLEY VIEW LANE #170
FARMERS BRANCH, TX 75234
DD112/11/2017ENTRADA TREVI CONCEPTBLOCK: I01/08/2018 BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017ZONING EXHIBIT01/08/2018
A3.019'-1"11'-1"10'-1"10'-1"10'-1"10'-1"11'-1"9'-1"T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.D.
T.P.10'-1"T.P.9'-1"11'-1"10'-1"10'-1"10'-1"10'-1"11'-1"9'-1"T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.D.
T.P.
T.P.
T.D.9'-1"11'-1"10'-1"10'-1"10'-1"10'-1"11'-1"9'-1"T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.D.
T.P.
T.P.
T.D.9'-1"11'-1"10'-1"10'-1"10'-1"10'-1"11'-1"9'-1"T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.D.
T.P.
T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.D.
T.P.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.ELEVATIONS - I 1-41/8" = 1'-0"
STUCCO STUCCO STUCCO STUCCO
STONE
STONE
STONE
STONE
STONE
STONE
STONE
STONE
STONE STONE
STONE
STONE STONE
STONE
STONE
STUCCO STUCCO
STUCCO
STUCCO
STUCCO
STONE
STONE
STONE
STONE
STONE
STONE
STONE
STONE
STUCCO
STUCCO
STUCCO
STUCCO
STUCCO
CASTSTONE
CASTSTONE WATER TABLE
CASTSTONE WATER TABLE
CASTSTONE WATER TABLE CASTSTONE WATER TABLE
STONE
STUCCO
STUCCO
STONESTONE
STONE
STUCCOSTUCCOSTUCCOSTUCCOSTUCCO
STUCCOBRICK BRICK
CASTSTONE WATER TABLE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
STONE
STONE
PALERMO BLEND TERRA COTTA TILE ROOF
PALERMO BLEND TERRA COTTA TILE ROOF
PALERMO BLEND
TERRA COTTA TILE
ROOF
BRICKBRICK
STUCCO
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
ISSUE LOG
DESCRIPTIONDATE
SCALE
SHEET
DATE BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017PHONE: 972-333-9455
EMAIL: ralph@busharchitects.design
1800 VALLEY VIEW LANE #170
FARMERS BRANCH, TX 75234
DD111/19/17
01/15/2018
ZONING EXHIBIT01/08/2018
CDs01/15/2018ENTRADA, WESTLAKEA CATALONIAN VILLAGEBLOCK: I LOTS 1-12XX,XX,XX,XX,XX CORTES DRIVEXX,XX,XX,XX,XX,XX SOLANA DRIVE
9'-1"11'-1"10'-1"10'-1"9'-1"11'-1"10'-1"10'-1"T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.D.
T.P.
T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.D.
T.P.9'-1"11'-1"10'-1"10'-1"10'-1"10'-1"11'-1"9'-1"T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.D.
T.P.
T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.D.
T.P.ELEVATIONS - I 5-9A3.02
1/8" = 1'-0"
STUCCO
STUCCO
STUCCO STUCCO
STONE
STONE
STONE
STONE
STUCCO STUCCO
STONE
STONE
STONE
STONE
STONE
STONE
STONE
STONE
STONE
STONE
STONE
STONE
STUCCO
STONE
STONE
STONE
STONE
STONE
STONE
CASTSTONE
WATER
TABLE
STUCCOSTONE
STONE
STONE
STONE
STONE
CASTSTONE WATER TABLE
BRICKBRICK
STONE
STONE
STONE
CASTSTONE WATER TABLE
STONESTONESTONE
STUCCOSTUCCOSTUCCOSTUCCOSTUCCOSTUCCOSTUCCOSTUCCOSTUCCO
STONE
STONE
STONE STONE
STUCCOSTONE
STONE
STONE
STONE
STONE
STUCCO
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE STUCCOSTUCCOTHIN STONE
PER FIRE CODE
PALERMO BLEND
TERRA COTTA
TILE ROOF
PALERMO BLEND
TERRA COTTA
TILE ROOF
PALERMO BLEND
TERRA COTTA
TILE ROOF
PALERMO BLEND
TERRA COTTA
TILE ROOF
PALERMO BLEND
TERRA COTTA
TILE ROOF
BRICKBRICKBRICK
BRICK BRICK
BRICKBRICK
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
ISSUE LOG
DESCRIPTIONDATE
SCALE
SHEET
DATE BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017PHONE: 972-333-9455
EMAIL: ralph@busharchitects.design
1800 VALLEY VIEW LANE #170
FARMERS BRANCH, TX 75234
DD111/19/17
01/15/2018
ZONING EXHIBIT01/08/2018
CDs01/15/2018ENTRADA, WESTLAKEA CATALONIAN VILLAGEBLOCK: I LOTS 1-12XX,XX,XX,XX,XX CORTES DRIVEXX,XX,XX,XX,XX,XX SOLANA DRIVE
9'-1"11'-1"10'-1"10'-1"10'-1"10'-1"11'-1"9'-1"T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.D.
T.P.
T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.D.
T.P.9'-1"11'-1"10'-1"10'-1"10'-1"10'-1"11'-1"9'-1"T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.D.
T.P.
T.P.
F.F.
T.D.
T.P.
T.D.
T.P.
T.D.
T.P.ELEVATIONS - I 5-9A3.03
1/8" = 1'-0"
STONE
STONE
STUCCO
STONE
STONE
STONE
STONE
STONE
STONE
STONE
STONE
STONE
STUCCO
STUCCO
STUCCO
STUCCO
STUCCO
STUCCO STONE
STONE
STONE STONE
STONE
STUCCO
STUCCO
STONE STONE
STONE
STONE
STUCCO STONESTUCCO
CASTSTONE WATER TABLE CASTSTONE WATER TABLE
CASTSTONE WATER TABLE
STUCCO
CASTSTONE WATER TABLECASTSTONE WATER TABLE
STUCCO
STUCCO
CASTSTONE WATER TABLE
STONE
STUCCO
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF
PALERMO BLEND TERRA COTTA TILE ROOF
PALERMO BLEND TERRA COTTA TILE ROOF
PALERMO BLEND
TERRA COTTA
TILE ROOF
STONE
STONE
THIN STONE
PER FIRE CODE
THIN STONE
PER FIRE CODE
STUCCO
PALERMO BLEND TERRA COTTA TILE ROOF
BRICK BRICK
BRICK BRICK
STONE STONE
STONE
STONE
STUCCO
STUCCO
STUCCO
STUCCO
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
REF.
STRUCT.
ISSUE LOG
DESCRIPTIONDATE
SCALE
SHEET
DATE BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017PHONE: 972-333-9455
EMAIL: ralph@busharchitects.design
1800 VALLEY VIEW LANE #170
FARMERS BRANCH, TX 75234
DD111/19/17
01/15/2018
ZONING EXHIBIT01/08/2018
CDs01/15/2018ENTRADA, WESTLAKEA CATALONIAN VILLAGEBLOCK: I LOTS 1-12XX,XX,XX,XX,XX CORTES DRIVEXX,XX,XX,XX,XX,XX SOLANA DRIVE
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A3.04ELEVATIONS - I 10-121/8" = 1'-0"
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ISSUE LOG
DESCRIPTIONDATE
SCALE
SHEET
DATE BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017PHONE: 972-333-9455
EMAIL: ralph@busharchitects.design
1800 VALLEY VIEW LANE #170
FARMERS BRANCH, TX 75234
DD111/19/17
01/15/2018
ZONING EXHIBIT01/08/2018
CDs01/15/2018ENTRADA, WESTLAKEA CATALONIAN VILLAGEBLOCK: I LOTS 1-12XX,XX,XX,XX,XX CORTES DRIVEXX,XX,XX,XX,XX,XX SOLANA DRIVE
estlake Town Council
TYPE OF ACTION
Regular Meeting - Action Item
Monday, February 26, 2018
TOPIC: Conduct a public hearing and consideration of a resolution approving a
replat of Block B an approximately 70.339-acre portion of Planned
Development District 1, Planning Area 2 (PD1-2), established by
Ordinance 703 for the property generally located south of State Highway
114, east of Davis Boulevard, and north of Solana Boulevard, commonly
known as Westlake Entrada. The replat shows Phase 1 & 2 of Entrada.
STAFF CONTACT: Nick Ford, Development Coordinator
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Objective
Mission: Westlake is a
unique community blending
preservation of our natural
environment and
viewscapes, while serving
our residents and businesess
with superior municipal and
academic services that are
accessible, efficient, cost-
effective, & transparent.
Citizen, Student &
Stakeholder
High Quality Planning, Design &
Development - We are a desirable
well planned, high-quality
community that is distinguished by
exemplary design standards.
Preserve Desirability
& Quality of Life
Strategic Initiative
Outside the Scope of Identified Strategic Initiatives
PLANNING CASE INFORMATION
Case Number: RP-01-25-18-2
Development: Entrada Block B Replat
Applicant: Mike Beaty, Centurion American
Owner: MRW Investors, LLC
Developer: Centurion American
Site Location: South of Hwy 114, East of Davis Blvd, North of Solana Blvd
Site Area: 70.339 acres
Zoning: Planned Development District 1, Planning Area 2 (PD 1-2)
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
Ordinance 761, approved December 14, 2015, approved a final plat of Entrada that included
Block M (Primrose site), Block N (CVS Site), Block O (Information Center site), and Block A
(Retail Corner site). The remainder of Entrada Phase I was platted as Block B, Lot 1. This final
plat was approved in an effort to accommodate closing deadlines related to a CVS Pharmacy and
Primrose School, and was accompanied by an amendment to the Development Agreement (Res.
15-35) to ensure timely completion of infrastructure and acquisition of offsite easements
necessary to serve Blocks M, N, O, and A.
At the time Ordinance 761 was approved, it was understood that the developer would eventually
need to replace Block B, Lot 1 via replat or
replats in order to fully define the necessary lots, easements, rights-of-way, roads, etc. that were
omitted from the first plat.
Instead of a single, comprehensive replat, the developer has chosen to submit a number of replats
that define sections of what is currently Block B, Lot 1. The replat under consideration
establishes the rest of Entrada Phase 1, which includes the following:
Block Lots Land Use Site Plan(s) Approved Ord #
B 1R, 2-5 Commercial Gas Well Pad Site Ord 778
C 1-6 Commercial Amphitheater,
Restaurant Row
Ord 777, 779
D 1, 2X Residential* N/A N/A
E 1X, 2-5 Residential* Block E Residential Ord 837
F 1-5, 6X Residential* N/A N/A
G 1-5, 6X Residential* N/A N/A
H 1-5, 6X Residential* N/A N/A
K 1-4 Commercial/Residential N/A N/A
L 1-6 Commercial N/A N/A
P 1-3, 4X,
5X
Commercial/Residential N/A N/A
Q 1 N/A N/A N/A
R 1 N/A N/A N/A
*Note that residential blocks will have to be replatted further as newer residential site plans
receive approval.
Town staff has determined that the subject replat substantially comports to the Entrada
Development Plan (Ordinance 720) and Preliminary Plat (Resolution 13-32).
Approval of this replat is a prerequisite to the issuance of building permits, but is not the only
remaining requirement the developer must meet:
1. Resolution 14-46, which amends the Entrada Economic Development agreement,
specifies that the developer must pay the Town $10,000 per residential unit depicted
on the approved PD Site Plan prior to the signing of each respective plat, to be used
for the benefit of Westlake Academy.
PLANNING & ZONING COMMISSION
The Planning and Zoning Commission recommended approval of this replat by a vote of (5-0) on
February 12, 2018.
RECOMMENDATION
Staff recommends approval of this replat.
ATTACHMENTS
1. Vicinity Map
2. Resolution 18-xx Entrada Block B Replat
VICINITY MAP
Case RP-01-25-18-2
Resolution 18-09
Page 1 of 3
TOWN OF WESTLAKE
RESOLUTION NO. 18-09
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE,
TEXAS, APPROVING A REPLAT OF AN APPROXIMATELY 70.339-ACRE PORTION
OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD 1-2),
ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY
LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND
NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE
ENTRADA.
WHEREAS, the Planning & Zoning Commission held a public hearing on February 12,
2018 and vote unanimously to recommend approval of the replat; and,
WHEREAS, the replat conforms to the Entrada Preliminarily Plat as found in
Resolution 13-32; and,
WHEREAS, the Town Council finds that the passage of this Resolution is in the best
interest of the citizens of Westlake.
NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: That, all matters stated in the Recitals hereinabove are found to be true
and correct and are incorporated herein by reference as if copied in their entirety.
SECTION 2: That the Town of Westlake Town Council Westlake, Texas, after consider
the recommendation for approval from the Planning and Zoning Commission on February 12,
2018, does hereby approve the replat of Entrada Block B, attached as Exhibit “A.
SECTION 3: If any portion of this Resolution shall, for any reason, be declared invalid
by any court of competent jurisdiction, such invalidity shall not affect the remaining provisions
hereof and the Council hereby determines that it would have adopted this Resolution without the
invalid provision.
Resolution 18-09
Page 2 of 3
SECTION 4: That this resolution shall become effective from and after its date of
passage.
PASSED AND APPROVED ON THIS 26th DAY OF FEBRUARY 2018.
ATTEST: _____________________________
Laura L. Wheat, Mayor
____________________________ ______________________________
Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager
APPROVED AS TO FORM:
____________________________
L. Stanton Lowry, Town Attorney
Resolution 18-09
Page 3 of 3
EXHIBITS
EXHIBIT A Entrada Block B Replat
CLOSURE REPORT – WESTLAKE ENTRADA, LOT 1, BLOCK B REPLAT
Date: 1/25/2018 10:13:55 AM
Parcel Name: LOT 1, BLOCK B REPLAT
North:7,046,160.8432' East:2,373,388.4686'
Segment# 1: Line
Course: S77° 57' 00"E Length: 697.86'
North: 7,046,015.1543' East: 2,374,070.9518'
Segment# 2: Line
Course: S71° 36' 25"E Length: 1,443.85'
North: 7,045,559.5705' East: 2,375,441.0417'
Segment# 3: Line
Course: S63° 07' 25"E Length: 404.34'
North: 7,045,376.7816' East: 2,375,801.7065'
Segment# 4: Curve
Length: 393.46' Radius: 2,709.79'
Delta: 8.3192 (d) Tangent: 197.07'
Chord: 393.11' Course: S58° 57' 40"E
Course In: S26° 52' 45"W Course Out: N35° 11' 55"E
RP North: 7,042,959.7520' East: 2,374,576.5822'
End North: 7,045,174.0809' East: 2,376,138.5390'
Segment# 5: Line
Course: S54° 48' 10"E Length: 399.24'
North: 7,044,943.9619' East: 2,376,464.7871'
Segment# 6: Line
Course: S64° 52' 25"E Length: 56.55'
North: 7,044,919.9498' East: 2,376,515.9860'
Segment# 7: Curve
Length: 107.33' Radius: 2,754.79'
Delta: 2.2323 (d) Tangent: 53.67'
Chord: 107.32' Course: S43° 46' 50"E
Course In: S45° 06' 12"W Course Out: N47° 20' 08"E
RP North: 7,042,975.5354' East: 2,374,564.5453'
End North: 7,044,842.4662' East: 2,376,590.2397'
Segment# 8: Line
Course: S89° 27' 05"W Length: 1,905.23'
North: 7,044,824.2237' East: 2,374,685.0970'
Segment# 9: Line
Course: N0° 32' 55"W Length: 7.00'
North: 7,044,831.2234' East: 2,374,685.0300'
Segment# 10: Curve
Length: 61.26' Radius: 175.50'
Delta: 20.0000 (d) Tangent: 30.95'
Chord: 60.95' Course: N79° 27' 05"E
Course In: N0° 32' 55"W Course Out: S20° 32' 55"E
RP North: 7,045,006.7154' East: 2,374,683.3496'
End North: 7,044,842.3816' East: 2,374,744.9504'
Segment# 11: Line
Course: N69° 27' 05"E Length: 190.20'
North: 7,044,909.1422' East: 2,374,923.0489'
Segment# 12: Curve
Length: 30.63' Radius: 175.50'
Delta: 10.0000 (d) Tangent: 15.35'
Chord: 30.59' Course: N64° 27' 05"E
Course In: N20° 32' 55"W Course Out: S30° 32' 55"E
RP North: 7,045,073.4759' East: 2,374,861.4480'
End North: 7,044,922.3357' East: 2,374,950.6493'
Segment# 13: Line
Course: N59° 27' 05"E Length: 164.19'
North: 7,045,005.7884' East: 2,375,092.0494'
Segment# 14: Curve
Length: 165.27' Radius: 175.50'
Delta: 53.9561 (d) Tangent: 89.34'
Chord: 159.23' Course: N32° 28' 24"E
Course In: N30° 32' 55"W Course Out: S84° 30' 17"E
RP North: 7,045,156.9287' East: 2,375,002.8482'
End North: 7,045,140.1221' East: 2,375,177.5416'
Segment# 15: Curve
Length: 22.98' Radius: 25.00'
Delta: 52.6765 (d) Tangent: 12.38'
Chord: 22.18' Course: N31° 50' 01"E
Course In: S84° 30' 17"E Course Out: N31° 49' 42"W
RP North: 7,045,137.7280' East: 2,375,202.4267'
End North: 7,045,158.9688' East: 2,375,189.2423'
Segment# 16: Curve
Length: 77.76' Radius: 69.00'
Delta: 64.5697 (d) Tangent: 43.59'
Chord: 73.71' Course: N25° 53' 13"E
Course In: N31° 49' 42"W Course Out: N83° 36' 07"E
RP North: 7,045,217.5935' East: 2,375,152.8534'
End North: 7,045,225.2825' East: 2,375,221.4236'
Segment# 17: Curve
Length: 26.79' Radius: 25.00'
Delta: 61.3979 (d) Tangent: 14.84'
Chord: 25.53' Course: N24° 18' 04"E
Course In: N83° 36' 07"E Course Out: N35° 00' 00"W
RP North: 7,045,228.0684' East: 2,375,246.2679'
End North: 7,045,248.5472' East: 2,375,231.9285'
Segment# 18: Line
Course: N55° 00' 00"E Length: 4.00'
North: 7,045,250.8415' East: 2,375,235.2051'
Segment# 19: Line
Course: N35° 00' 00"W Length: 40.50'
North: 7,045,284.0171' East: 2,375,211.9753'
Segment# 20: Line
Course: N55° 00' 00"E Length: 44.81'
North: 7,045,309.7191' East: 2,375,248.6815'
Segment# 21: Line
Course: N35° 00' 00"W Length: 53.39'
North: 7,045,353.4536' East: 2,375,218.0582'
Segment# 22: Line
Course: N11° 45' 40"W Length: 115.74'
North: 7,045,466.7638' East: 2,375,194.4667'
Segment# 23: Line
Course: S78° 32' 40"W Length: 4.33'
North: 7,045,465.9038' East: 2,375,190.2230'
Segment# 24: Line
Course: N11° 27' 20"W Length: 4.00'
North: 7,045,469.8241' East: 2,375,189.4286'
Segment# 25: Line
Course: S78° 32' 40"W Length: 40.32'
North: 7,045,461.8162' East: 2,375,149.9118'
Segment# 26: Line
Course: N11° 27' 20"W Length: 10.00'
North: 7,045,471.6170' East: 2,375,147.9257'
Segment# 27: Line
Course: S78° 32' 40"W Length: 63.97'
North: 7,045,458.9121' East: 2,375,085.2300'
Segment# 28: Line
Course: S11° 27' 20"E Length: 10.00'
North: 7,045,449.1113' East: 2,375,087.2161'
Segment# 29: Line
Course: S78° 32' 40"W Length: 31.61'
North: 7,045,442.8333' East: 2,375,056.2358'
Segment# 30: Curve
Length: 15.57' Radius: 38.05'
Delta: 23.4446 (d) Tangent: 7.90'
Chord: 15.46' Course: S66° 48' 08"W
Course In: S11° 28' 31"E Course Out: N34° 55' 12"W
RP North: 7,045,405.5439' East: 2,375,063.8057'
End North: 7,045,436.7431' East: 2,375,042.0246'
Segment# 31: Line
Course: S11° 45' 03"E Length: 117.63'
North: 7,045,321.5783' East: 2,375,065.9807'
Segment# 32: Line
Course: S39° 52' 19"E Length: 66.50'
North: 7,045,270.5410' East: 2,375,108.6121'
Segment# 33: Curve
Length: 120.76' Radius: 69.00'
Delta: 100.2718 (d) Tangent: 82.63'
Chord: 105.92' Course: S0° 00' 45"E
Course In: S39° 52' 36"E Course Out: S39° 51' 06"W
RP North: 7,045,217.5885' East: 2,375,152.8506'
End North: 7,045,164.6168' East: 2,375,108.6352'
Segment# 34: Curve
Length: 25.36' Radius: 22.40'
Delta: 64.8728 (d) Tangent: 14.23'
Chord: 24.03' Course: S21° 25' 25"E
Course In: S36° 08' 24"W Course Out: S78° 59' 14"E
RP North: 7,045,146.5271' East: 2,375,095.4246'
End North: 7,045,142.2480' East: 2,375,117.4121'
Segment# 35: Curve
Length: 105.13' Radius: 115.50'
Delta: 52.1529 (d) Tangent: 56.52'
Chord: 101.54' Course: S33° 22' 30"W
Course In: N82° 42' 05"W Course Out: S30° 32' 55"E
RP North: 7,045,156.9212' East: 2,375,002.8479'
End North: 7,045,057.4528' East: 2,375,061.5530'
Segment# 36: Line
Course: S59° 27' 05"W Length: 164.19'
North: 7,044,974.0001' East: 2,374,920.1529'
Segment# 37: Curve
Length: 20.16' Radius: 115.50'
Delta: 10.0000 (d) Tangent: 10.10'
Chord: 20.13' Course: S64° 27' 05"W
Course In: N30° 32' 55"W Course Out: S20° 32' 55"E
RP North: 7,045,073.4685' East: 2,374,861.4478'
End North: 7,044,965.3172' East: 2,374,901.9885'
Segment# 38: Line
Course: S69° 27' 05"W Length: 190.20'
North: 7,044,898.5567' East: 2,374,723.8900'
Segment# 39: Curve
Length: 40.32' Radius: 115.50'
Delta: 20.0000 (d) Tangent: 20.37'
Chord: 40.11' Course: S79° 27' 05"W
Course In: N20° 32' 55"W Course Out: S0° 32' 55"E
RP North: 7,045,006.7079' East: 2,374,683.3493'
End North: 7,044,891.2132' East: 2,374,684.4552'
Segment# 40: Line
Course: S89° 27' 05"W Length: 32.11'
North: 7,044,890.9058' East: 2,374,652.3467'
Segment# 41: Curve
Length: 37.84' Radius: 25.00'
Delta: 86.7296 (d) Tangent: 23.61'
Chord: 34.33' Course: N47° 11' 02"W
Course In: N0° 32' 55"W Course Out: S86° 10' 52"W
RP North: 7,044,915.9046' East: 2,374,652.1073'
End North: 7,044,914.2396' East: 2,374,627.1628'
Segment# 42: Line
Course: N3° 49' 08"W Length: 4.86'
North: 7,044,919.0888' East: 2,374,626.8391'
Segment# 43: Line
Course: S86° 10' 52"W Length: 35.00'
North: 7,044,916.7577' East: 2,374,591.9168'
Segment# 44: Curve
Length: 40.70' Radius: 25.00'
Delta: 93.2709 (d) Tangent: 26.47'
Chord: 36.35' Course: S42° 48' 57"W
Course In: S86° 10' 49"W Course Out: S0° 32' 56"E
RP North: 7,044,915.0922' East: 2,374,566.9724'
End North: 7,044,890.0934' East: 2,374,567.2119'
Segment# 45: Line
Course: S89° 27' 05"W Length: 80.33'
North: 7,044,889.3242' East: 2,374,486.8856'
Segment# 46: Curve
Length: 89.20' Radius: 134.50'
Delta: 38.0000 (d) Tangent: 46.31'
Chord: 87.58' Course: S70° 27' 05"W
Course In: S0° 32' 55"E Course Out: N38° 32' 55"W
RP North: 7,044,754.8304' East: 2,374,488.1734'
End North: 7,044,860.0201' East: 2,374,404.3559'
Segment# 47: Line
Course: S51° 27' 05"W Length: 276.40'
North: 7,044,687.7736' East: 2,374,188.1891'
Segment# 48: Curve
Length: 40.84' Radius: 26.00'
Delta: 90.0000 (d) Tangent: 26.00'
Chord: 36.77' Course: N83° 32' 55"W
Course In: N38° 32' 55"W Course Out: S51° 27' 05"W
RP North: 7,044,708.1077' East: 2,374,171.9864'
End North: 7,044,691.9050' East: 2,374,151.6523'
Segment# 49: Line
Course: S51° 27' 05"W Length: 29.00'
North: 7,044,673.8329' East: 2,374,128.9720'
Segment# 50: Line
Course: S38° 32' 55"E Length: 1.00'
North: 7,044,673.0508' East: 2,374,129.5952'
Segment# 51: Curve
Length: 39.27' Radius: 25.00'
Delta: 90.0000 (d) Tangent: 25.00'
Chord: 35.36' Course: S6° 27' 04"W
Course In: S51° 27' 05"W Course Out: S38° 32' 56"E
RP North: 7,044,657.4713' East: 2,374,110.0432'
End North: 7,044,637.9194' East: 2,374,125.6228'
Segment# 52: Line
Course: S51° 27' 05"W Length: 232.89'
North: 7,044,492.7874' East: 2,373,943.4842'
Segment# 53: Curve
Length: 41.79' Radius: 26.00'
Delta: 92.0931 (d) Tangent: 26.97'
Chord: 37.43' Course: N82° 30' 08"W
Course In: N38° 32' 55"W Course Out: S53° 32' 40"W
RP North: 7,044,513.1215' East: 2,373,927.2816'
End North: 7,044,497.6723' East: 2,373,906.3693'
Segment# 54: Line
Course: S53° 32' 40"W Length: 24.00'
North: 7,044,483.4115' East: 2,373,887.0657'
Segment# 55: Line
Course: S36° 27' 20"E Length: 3.74'
North: 7,044,480.4034' East: 2,373,889.2880'
Segment# 56: Curve
Length: 38.36' Radius: 25.00'
Delta: 87.9069 (d) Tangent: 24.10'
Chord: 34.70' Course: S7° 29' 52"W
Course In: S53° 32' 40"W Course Out: S38° 32' 55"E
RP North: 7,044,465.5484' East: 2,373,869.1800'
End North: 7,044,445.9964' East: 2,373,884.7595'
Segment# 57: Line
Course: S51° 27' 05"W Length: 101.60'
North: 7,044,382.6815' East: 2,373,805.3002'
Segment# 58: Curve
Length: 61.30' Radius: 65.50'
Delta: 53.6236 (d) Tangent: 33.10'
Chord: 59.09' Course: S78° 15' 47"W
Course In: N38° 32' 55"W Course Out: S15° 04' 30"W
RP North: 7,044,433.9077' East: 2,373,764.4820'
End North: 7,044,370.6618' East: 2,373,747.4466'
Segment# 59: Line
Course: N74° 55' 30"W Length: 53.52'
North: 7,044,384.5815' East: 2,373,695.7684'
Segment# 60: Curve
Length: 40.84' Radius: 26.00'
Delta: 90.0000 (d) Tangent: 26.00'
Chord: 36.77' Course: N29° 55' 30"W
Course In: N15° 04' 30"E Course Out: N74° 55' 30"W
RP North: 7,044,409.6867' East: 2,373,702.5306'
End North: 7,044,416.4489' East: 2,373,677.4253'
Segment# 61: Line
Course: N15° 04' 30"E Length: 47.01'
North: 7,044,461.8411' East: 2,373,689.6518'
Segment# 62: Line
Course: N74° 55' 30"W Length: 24.00'
North: 7,044,468.0831' East: 2,373,666.4778'
Segment# 63: Curve
Length: 63.31' Radius: 30.00'
Delta: 120.9060 (d) Tangent: 52.92'
Chord: 52.20' Course: S75° 31' 49"W
Course In: N74° 55' 22"W Course Out: S45° 59' 00"W
RP North: 7,044,475.8867' East: 2,373,637.5105'
End North: 7,044,455.0407' East: 2,373,615.9363'
Segment# 64: Curve
Length: 21.15' Radius: 54.00'
Delta: 22.4410 (d) Tangent: 10.71'
Chord: 21.02' Course: N55° 14' 06"W
Course In: S45° 59' 08"W Course Out: N23° 32' 40"E
RP North: 7,044,417.5193' East: 2,373,577.1015'
End North: 7,044,467.0238' East: 2,373,598.6723'
Segment# 65: Line
Course: N66° 27' 20"W Length: 8.14'
North: 7,044,470.2754' East: 2,373,591.2100'
Segment# 66: Curve
Length: 20.94' Radius: 30.00'
Delta: 40.0000 (d) Tangent: 10.92'
Chord: 20.52' Course: N46° 27' 20"W
Course In: N23° 32' 40"E Course Out: S63° 32' 40"W
RP North: 7,044,497.7780' East: 2,373,603.1938'
End North: 7,044,484.4129' East: 2,373,576.3354'
Segment# 67: Line
Course: N26° 27' 20"W Length: 65.09'
North: 7,044,542.6866' East: 2,373,547.3375'
Segment# 68: Curve
Length: 19.57' Radius: 84.77'
Delta: 13.2247 (d) Tangent: 9.83'
Chord: 19.52' Course: N31° 27' 20"W
Course In: S65° 09' 25"W Course Out: N51° 55' 56"E
RP North: 7,044,507.0719' East: 2,373,470.4120'
End North: 7,044,559.3405' East: 2,373,537.1499'
Segment# 69: Curve
Length: 58.31' Radius: 399.39'
Delta: 8.3652 (d) Tangent: 29.21'
Chord: 58.26' Course: N33° 53' 07"W
Course In: N51° 55' 56"E Course Out: S60° 17' 50"W
RP North: 7,044,805.6016' East: 2,373,851.5824'
End North: 7,044,607.7036' East: 2,373,504.6692'
Segment# 70: Line
Course: S60° 31' 10"W Length: 24.00'
North: 7,044,595.8925' East: 2,373,483.7767'
Segment# 71: Curve
Length: 44.36' Radius: 30.00'
Delta: 84.7246 (d) Tangent: 27.36'
Chord: 40.43' Course: S12° 52' 56"W
Course In: S60° 31' 12"W Course Out: S34° 45' 20"E
RP North: 7,044,581.1289' East: 2,373,457.6609'
End North: 7,044,556.4812' East: 2,373,474.7632'
Segment# 72: Line
Course: S55° 14' 40"W Length: 34.83'
North: 7,044,536.6254' East: 2,373,446.1471'
Segment# 73: Curve
Length: 57.65' Radius: 38.00'
Delta: 86.9204 (d) Tangent: 36.01'
Chord: 52.28' Course: N81° 17' 43"W
Course In: N34° 45' 20"W Course Out: S52° 09' 54"W
RP North: 7,044,567.8459' East: 2,373,424.4842'
End North: 7,044,544.5371' East: 2,373,394.4726'
Segment# 74: Line
Course: S52° 09' 54"W Length: 24.00'
North: 7,044,529.8157' East: 2,373,375.5178'
Segment# 75: Curve
Length: 30.33' Radius: 29.33'
Delta: 59.2461 (d) Tangent: 16.68'
Chord: 29.00' Course: S8° 12' 42"E
Course In: S52° 09' 55"W Course Out: S68° 35' 19"E
RP North: 7,044,511.8251' East: 2,373,352.3535'
End North: 7,044,501.1179' East: 2,373,379.6592'
Segment# 76: Curve
Length: 43.79' Radius: 44.67'
Delta: 56.1668 (d) Tangent: 23.83'
Chord: 42.05' Course: S6° 40' 19"E
Course In: S68° 35' 19"E Course Out: S55° 14' 40"W
RP North: 7,044,484.8106' East: 2,373,421.2463'
End North: 7,044,459.3452' East: 2,373,384.5458'
Segment# 77: Line
Course: S34° 45' 20"E Length: 54.52'
North: 7,044,414.5521' East: 2,373,415.6263'
Segment# 78: Curve
Length: 12.92' Radius: 19.33'
Delta: 38.3000 (d) Tangent: 6.71'
Chord: 12.68' Course: S15° 36' 20"E
Course In: S55° 14' 40"W Course Out: S86° 27' 20"E
RP North: 7,044,403.5325' East: 2,373,399.7450'
End North: 7,044,402.3375' East: 2,373,419.0380'
Segment# 79: Line
Course: S3° 32' 40"W Length: 41.38'
North: 7,044,361.0366' East: 2,373,416.4798'
Segment# 80: Line
Course: S86° 27' 20"E Length: 24.83'
North: 7,044,359.5015' East: 2,373,441.2623'
Segment# 81: Line
Course: S3° 32' 40"W Length: 19.82'
North: 7,044,339.7195' East: 2,373,440.0369'
Segment# 82: Line
Course: S34° 45' 20"E Length: 55.65'
North: 7,044,293.9979' East: 2,373,471.7617'
Segment# 83: Line
Course: S45° 04' 30"W Length: 64.96'
North: 7,044,248.1244' East: 2,373,425.7679'
Segment# 84: Curve
Length: 131.19' Radius: 612.00'
Delta: 12.2822 (d) Tangent: 65.85'
Chord: 130.94' Course: N40° 17' 02"W
Course In: N43° 34' 30"E Course Out: S55° 51' 26"W
RP North: 7,044,691.5017' East: 2,373,847.6217'
End North: 7,044,348.0124' East: 2,373,341.1051'
Segment# 85: Curve
Length: 341.76' Radius: 812.00'
Delta: 24.1150 (d) Tangent: 173.45'
Chord: 339.24' Course: N22° 05' 07"W
Course In: N55° 51' 26"E Course Out: S79° 58' 20"W
RP North: 7,044,803.7531' East: 2,374,013.1500'
End North: 7,044,662.3631' East: 2,373,213.5545'
Segment# 86: Line
Course: N10° 01' 40"W Length: 132.24'
North: 7,044,792.5829' East: 2,373,190.5282'
Segment# 87: Curve
Length: 244.90' Radius: 708.00'
Delta: 19.8185 (d) Tangent: 123.68'
Chord: 243.68' Course: N19° 56' 14"W
Course In: S79° 58' 19"W Course Out: N60° 09' 12"E
RP North: 7,044,669.2986' East: 2,372,493.3446'
End North: 7,045,021.6565' East: 2,373,107.4357'
Segment# 88: Curve
Length: 10.03' Radius: 30.00'
Delta: 19.1583 (d) Tangent: 5.06'
Chord: 9.98' Course: N51° 10' 29"E
Course In: S48° 24' 16"E Course Out: N29° 14' 46"W
RP North: 7,045,001.7404' East: 2,373,129.8712'
End North: 7,045,027.9163' East: 2,373,115.2143'
Segment# 89: Line
Course: N60° 00' 00"E Length: 24.88'
North: 7,045,040.3563' East: 2,373,136.7611'
Segment# 90: Curve
Length: 10.32' Radius: 54.00'
Delta: 10.9522 (d) Tangent: 5.18'
Chord: 10.31' Course: N54° 31' 26"E
Course In: N30° 00' 00"W Course Out: S40° 57' 08"E
RP North: 7,045,087.1217' East: 2,373,109.7611'
End North: 7,045,046.3378' East: 2,373,145.1543'
Segment# 91: Line
Course: S29° 49' 24"E Length: 4.96'
North: 7,045,042.0347' East: 2,373,147.6210'
Segment# 92: Curve
Length: 15.21' Radius: 32.50'
Delta: 26.8120 (d) Tangent: 7.75'
Chord: 15.07' Course: S16° 16' 55"E
Course In: S60° 18' 43"W Course Out: N87° 07' 27"E
RP North: 7,045,025.9382' East: 2,373,119.3871'
End North: 7,045,027.5688' East: 2,373,151.8462'
Segment# 93: Line
Course: S2° 52' 33"E Length: 4.03'
North: 7,045,023.5439' East: 2,373,152.0484'
Segment# 94: Curve
Length: 23.53' Radius: 17.50'
Delta: 77.0491 (d) Tangent: 13.93'
Chord: 21.80' Course: S41° 24' 02"E
Course In: N87° 07' 27"E Course Out: S10° 04' 30"W
RP North: 7,045,024.4219' East: 2,373,169.5263'
End North: 7,045,007.1917' East: 2,373,166.4649'
Segment# 95: Line
Course: S79° 55' 30"E Length: 13.49'
North: 7,045,004.8318' East: 2,373,179.7469'
Segment# 96: Curve
Length: 25.46' Radius: 54.00'
Delta: 27.0164 (d) Tangent: 12.97'
Chord: 25.23' Course: N31° 34' 00"E
Course In: S71° 56' 29"E Course Out: N44° 55' 30"W
RP North: 7,044,988.0924' East: 2,373,231.0869'
End North: 7,045,026.3261' East: 2,373,192.9531'
Segment# 97: Line
Course: N45° 04' 30"E Length: 123.21'
North: 7,045,113.3346' East: 2,373,280.1897'
Segment# 98: Curve
Length: 39.27' Radius: 30.00'
Delta: 75.0000 (d) Tangent: 23.02'
Chord: 36.53' Course: N7° 34' 30"E
Course In: N44° 55' 30"W Course Out: N60° 04' 30"E
RP North: 7,045,134.5756' East: 2,373,259.0043'
End North: 7,045,149.5415' East: 2,373,285.0047'
Segment# 99: Line
Course: N29° 55' 30"W Length: 67.37'
North: 7,045,207.9297' East: 2,373,251.3961'
Segment# 100: Curve
Length: 47.12' Radius: 54.00'
Delta: 50.0000 (d) Tangent: 25.18'
Chord: 45.64' Course: N4° 55' 30"W
Course In: N60° 04' 30"E Course Out: N69° 55' 30"W
RP North: 7,045,234.8685' East: 2,373,298.1967'
End North: 7,045,253.4040' East: 2,373,247.4776'
Segment# 101: Line
Course: N20° 04' 30"E Length: 15.09'
North: 7,045,267.5772' East: 2,373,252.6572'
Segment# 102: Curve
Length: 53.76' Radius: 88.00'
Delta: 35.0000 (d) Tangent: 27.75'
Chord: 52.92' Course: N2° 34' 30"E
Course In: N69° 55' 30"W Course Out: N75° 04' 30"E
RP North: 7,045,297.7831' East: 2,373,170.0037'
End North: 7,045,320.4479' East: 2,373,255.0349'
Segment# 103: Line
Course: N14° 55' 30"W Length: 10.09'
North: 7,045,330.1975' East: 2,373,252.4362'
Segment# 104: Curve
Length: 84.82' Radius: 162.00'
Delta: 30.0000 (d) Tangent: 43.41'
Chord: 83.86' Course: N0° 04' 30"E
Course In: N75° 04' 30"E Course Out: N74° 55' 30"W
RP North: 7,045,371.9214' East: 2,373,408.9709'
End North: 7,045,414.0548' East: 2,373,252.5460'
Segment# 105: Line
Course: N15° 04' 30"E Length: 48.72'
North: 7,045,461.0982' East: 2,373,265.2172'
Segment# 106: Curve
Length: 74.00' Radius: 212.00'
Delta: 20.0000 (d) Tangent: 37.38'
Chord: 73.63' Course: N25° 04' 30"E
Course In: S74° 55' 30"E Course Out: N54° 55' 30"W
RP North: 7,045,405.9606' East: 2,373,469.9215'
End North: 7,045,527.7860' East: 2,373,296.4206'
Segment# 107: Line
Course: N35° 04' 30"E Length: 50.74'
North: 7,045,569.3116' East: 2,373,325.5782'
Segment# 108: Curve
Length: 65.62' Radius: 188.00'
Delta: 20.0000 (d) Tangent: 33.15'
Chord: 65.29' Course: N25° 04' 30"E
Course In: N54° 55' 30"W Course Out: S74° 55' 30"E
RP North: 7,045,677.3455' East: 2,373,171.7189'
End North: 7,045,628.4498' East: 2,373,353.2492'
Segment# 109: Line
Course: N15° 04' 30"E Length: 38.85'
North: 7,045,665.9629' East: 2,373,363.3534'
Segment# 110: Curve
Length: 50.54' Radius: 30.00'
Delta: 96.5306 (d) Tangent: 33.63'
Chord: 44.77' Course: N33° 11' 25"W
Course In: N74° 55' 30"W Course Out: N8° 32' 40"E
RP North: 7,045,673.7654' East: 2,373,334.3858'
End North: 7,045,703.4324' East: 2,373,338.8431'
Segment# 111: Line
Course: N81° 27' 20"W Length: 35.92'
North: 7,045,708.7693' East: 2,373,303.3218'
Segment# 112: Curve
Length: 46.25' Radius: 132.50'
Delta: 20.0000 (d) Tangent: 23.36'
Chord: 46.02' Course: S88° 32' 40"W
Course In: S8° 32' 40"W Course Out: N11° 27' 20"W
RP North: 7,045,577.7399' East: 2,373,283.6354'
End North: 7,045,707.6004' East: 2,373,257.3199'
Segment# 113: Line
Course: S78° 32' 40"W Length: 64.59'
North: 7,045,694.7723' East: 2,373,194.0166'
Segment# 114: Curve
Length: 58.47' Radius: 167.50'
Delta: 20.0000 (d) Tangent: 29.53'
Chord: 58.17' Course: S88° 32' 40"W
Course In: N11° 27' 20"W Course Out: S8° 32' 40"W
RP North: 7,045,858.9355' East: 2,373,160.7498'
End North: 7,045,693.2946' East: 2,373,135.8632'
Segment# 115: Line
Course: N8° 32' 40"E Length: 35.00'
North: 7,045,727.9062' East: 2,373,141.0634'
Segment# 116: Line
Course: N81° 27' 20"W Length: 36.54'
North: 7,045,733.3351' East: 2,373,104.9289'
Segment# 117: Curve
Length: 23.13' Radius: 132.50'
Delta: 10.0000 (d) Tangent: 11.59'
Chord: 23.10' Course: N76° 27' 20"W
Course In: N8° 32' 40"E Course Out: S18° 32' 40"W
RP North: 7,045,864.3645' East: 2,373,124.6153'
End North: 7,045,738.7443' East: 2,373,082.4750'
Segment# 118: Line
Course: N71° 27' 20"W Length: 21.96'
North: 7,045,745.7284' East: 2,373,061.6552'
Segment# 119: Curve
Length: 26.18' Radius: 29.33'
Delta: 51.1475 (d) Tangent: 14.04'
Chord: 25.32' Course: N2° 53' 13"E
Course In: N67° 18' 47"E Course Out: N61° 32' 22"W
RP North: 7,045,757.0409' East: 2,373,088.7158'
End North: 7,045,771.0182' East: 2,373,062.9305'
Segment# 120: Line
Course: N28° 27' 38"E Length: 18.40'
North: 7,045,787.1945' East: 2,373,071.6991'
Segment# 121: Curve
Length: 39.19' Radius: 30.00'
Delta: 74.8568 (d) Tangent: 22.96'
Chord: 36.47' Course: N65° 53' 21"E
Course In: S61° 32' 22"E Course Out: N13° 19' 03"E
RP North: 7,045,772.8979' East: 2,373,098.0735'
End North: 7,045,802.0911' East: 2,373,104.9839'
Segment# 122: Curve
Length: 29.61' Radius: 54.00'
Delta: 31.4210 (d) Tangent: 15.19'
Chord: 29.24' Course: N87° 36' 25"E
Course In: N13° 19' 03"E Course Out: S18° 06' 13"E
RP North: 7,045,854.6390' East: 2,373,117.4226'
End North: 7,045,803.3122' East: 2,373,134.2024'
Segment# 123: Curve
Length: 75.90' Radius: 146.00'
Delta: 29.7879 (d) Tangent: 38.83'
Chord: 75.05' Course: N57° 00' 09"E
Course In: N18° 06' 13"W Course Out: S47° 53' 29"E
RP North: 7,045,942.0847' East: 2,373,088.8349'
End North: 7,045,844.1861' East: 2,373,197.1486'
Segment# 124: Line
Course: N42° 06' 31"E Length: 72.34'
North: 7,045,897.8533' East: 2,373,245.6553'
Segment# 125: Curve
Length: 25.24' Radius: 88.00'
Delta: 16.4358 (d) Tangent: 12.71'
Chord: 25.16' Course: N50° 19' 35"E
Course In: S47° 53' 29"E Course Out: N31° 27' 20"W
RP North: 7,045,838.8460' East: 2,373,310.9403'
End North: 7,045,913.9140' East: 2,373,265.0187'
Segment# 126: Line
Course: N58° 32' 40"E Length: 41.62'
North: 7,045,935.6328' East: 2,373,300.5224'
Segment# 127: Curve
Length: 68.42' Radius: 112.00'
Delta: 35.0000 (d) Tangent: 35.31'
Chord: 67.36' Course: N41° 02' 40"E
Course In: N31° 27' 20"W Course Out: S66° 27' 20"E
RP North: 7,046,031.1739' East: 2,373,242.0767'
End North: 7,045,986.4343' East: 2,373,344.7527'
Segment# 128: Line
Course: N23° 32' 40"E Length: 11.28'
North: 7,045,996.7753' East: 2,373,349.2587'
Segment# 129: Curve
Length: 29.32' Radius: 112.00'
Delta: 15.0000 (d) Tangent: 14.75'
Chord: 29.24' Course: N16° 02' 40"E
Course In: N66° 27' 20"W Course Out: S81° 27' 20"E
RP North: 7,046,041.5148' East: 2,373,246.5826'
End North: 7,046,024.8742' East: 2,373,357.3395'
Segment# 130: Line
Course: N8° 32' 40"E Length: 14.42'
North: 7,046,039.1342' East: 2,373,359.4820'
Segment# 131: Curve
Length: 31.42' Radius: 30.00'
Delta: 59.9994 (d) Tangent: 17.32'
Chord: 30.00' Course: N38° 32' 39"E
Course In: S81° 27' 20"E Course Out: N21° 27' 22"W
RP North: 7,046,034.6769' East: 2,373,389.1490'
End North: 7,046,062.5978' East: 2,373,378.1754'
Segment# 132: Line
Course: N68° 32' 40"E Length: 3.36'
North: 7,046,063.8269' East: 2,373,381.3025'
Segment# 133: Line
Course: N21° 27' 20"W Length: 24.00'
North: 7,046,086.1637' East: 2,373,372.5238'
Segment# 134: Line
Course: N12° 03' 00"E Length: 76.36'
North: 7,046,160.8412' East: 2,373,388.4651'
Perimeter: 12,267.74' Area: 3,063,970.23Sq.Ft.
Error Closure: 0.0040 Course: S60° 23' 03"W
Error North : -0.00199 East: -0.00350
Precision 1: 3,066,925.00
BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953
BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953Copyright 2018BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953
BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953Copyright 2018BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953
BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953Copyright 2018BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953
BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953Copyright 2018BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953
BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953Copyright 2018BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953
BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953Copyright 2018BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953“”“”
estlake Town Council
TYPE OF ACTION
Regular Meeting - Action Item
Monday, February 26, 2018
TOPIC: Conduct a public hearing and consideration of a resolution approving a
replat of an approximate 1.365-acre portion of Planned Development
District 1, Planning Area 2 (PD1-2), established by Ordinance 703 for the
property generally located south of State Highway 114, east of Davis
Boulevard, and north of Solana Boulevard, commonly known as Westlake
Entrada. The replat shows Block E.
STAFF CONTACT: Nick Ford, Development Coordinator
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Objective
Mission: Westlake is a
unique community blending
preservation of our natural
environment and
viewscapes, while serving
our residents and businesess
with superior municipal and
academic services that are
accessible, efficient, cost-
effective, & transparent.
Citizen, Student &
Stakeholder
High Quality Planning, Design &
Development - We are a desirable
well planned, high-quality
community that is distinguished by
exemplary design standards.
Preserve Desirability
& Quality of Life
Strategic Initiative
Outside the Scope of Identified Strategic Initiatives
PLANNING CASE INFORMATION
Case Number: RP-01-25-18-1
Development: Entrada Block E Replat
Applicant: Mike Beaty, Centurion American
Owner: MRW Investors, LLC
Developer: Centurion American
Site Location: NW Corner of Comillas and Cortes
Site Area: 1.365 acres
Zoning: Planned Development District 1, Planning Area 2 (PD 1-2)
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
Ordinance 761, approved December 14, 2015, approved a final plat of Entrada that included
Block M (Primrose site), Block N (CVS Site), Block O (Information Center site), and Block A
(Retail Corner site). The remainder of Entrada Phase I was platted as Block B, Lot 1. This final
plat was approved in an effort to accommodate closing deadlines related to a CVS Pharmacy and
Primrose School, and was accompanied by an amendment to the Development Agreement (Res.
15-35) to ensure timely completion of infrastructure and acquisition of offsite easements
necessary to serve Blocks M, N, O, and A.
At the time Ordinance 761 was approved, it was understood that the developer would eventually
need to replace Block B, Lot 1 via replat or
replats in order to fully define the necessary lots, easements, rights-of-way, roads, etc. that were
omitted from the first plat.
Instead of a single, comprehensive replat, the developer has chosen to submit a number of replats
that define sections of what is currently Block B, Lot 1. The previous item under consideration
establishes the blocks and lots for phase 1, including portions of Block E. The replat under
consideration establishes the rest of Entrada Block E, being a replat of Lot 5 as shown on the
previous plat, which includes:
1. 14 residential lots, related easements, and rights-of-way
2. Common areas (depicted as lots 8X and 9X)
Pursuant to Entrada’s zoning (Ordinance 703), every lot, parcel, and tract in the development is
subject to PD Site Plan approval. As the commission may recall, the PD Site Plan relative to this
proposed replat was approved by Town Council by Ordinance 837.
Town staff has determined that the subject replat substantially comports to the Entrada
Development Plan (Ordinance 720) and Preliminary Plat (Resolution 13-32).
Approval of this replat is a prerequisite to the issuance of building permits, but is not the only
remaining requirement the developer must meet:
1. Resolution 14-46, which amends the Entrada Economic Development agreement,
specifies that the developer must pay the Town $10,000 per residential unit depicted
on the approved PD Site Plan prior to the signing of each respective plat, to be used
for the benefit of Westlake Academy.
PLANNING & ZONING COMMISSION
The Planning and Zoning Commission recommended approval of this replat by a vote of (5-0) on
February 12, 2018.
RECOMMENDATION
Staff recommends approval of this replat.
ATTACHMENTS
1. Vicinity Map
2. Resolution 18-xx Entrada Block E Replat
VICINITY MAP
Case RP-01-25-18-1
Resolution 18-10
Page 1 of 3
TOWN OF WESTLAKE
RESOLUTION NO. 18-10
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE,
TEXAS, APPROVING A REPLAT OF AN APPROXIMATELY 1.365-ACRE PORTION
OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD 1-2),
ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY
LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND
NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE
ENTRADA.
WHEREAS, the Planning & Zoning Commission held a public hearing on February 12,
2018 and vote unanimously to recommend approval of the replat; and,
WHEREAS, the replat conforms to the Entrada Preliminarily Plat as found in
Resolution 13-32; and,
WHEREAS, the Town Council finds that the passage of this Resolution is in the best
interest of the citizens of Westlake.
NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: That, all matters stated in the Recitals hereinabove are found to be true
and correct and are incorporated herein by reference as if copied in their entirety.
SECTION 2: That the Town of Westlake Town Council Westlake, Texas, after consider
the recommendation for approval from the Planning and Zoning Commission on February 12,
2018, does hereby approve the replat of Entrada Block E, attached as Exhibit “A.
SECTION 3: If any portion of this Resolution shall, for any reason, be declared invalid
by any court of competent jurisdiction, such invalidity shall not affect the remaining provisions
hereof and the Council hereby determines that it would have adopted this Resolution without the
invalid provision.
Resolution 18-10
Page 2 of 3
SECTION 4: That this resolution shall become effective from and after its date of
passage.
PASSED AND APPROVED ON THIS 26th DAY OF FEBRUARY 2018.
ATTEST: _____________________________
Laura L. Wheat, Mayor
____________________________ ______________________________
Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager
APPROVED AS TO FORM:
____________________________
L. Stanton Lowry, Town Attorney
Resolution 18-10
Page 3 of 3
EXHIBITS
EXHIBIT A Entrada Block E Replat
C.M. THROOP SURVEYABSTRACT. NO. 1510 TARRANT CO.W. MEDLIN SURVEYABSTRACT NO. 1958 TARRANT CO.BGE, Inc.
2595 Dallas Parkway, Suite 204, Frisco, TX 75034
Contact: Jason A. Frey, P.E.
Tel: 972-464-4800 ●www.bgeinc.com
TBPLS Licensed Surveying Firm No. 10193953
Copyright 2018
EXECUTIVE SESSION
The Council will conduct a closed session pursuant to Texas Government Code, annotated,
Chapter 551, Subchapter D for the following:
a. Section 551.071. Consultation with Attorney (1) when the governmental body seeks
the advice of its attorney about: (A) pending or contemplated litigation: Cause No. 348-
290326-17 - Neil and Janelle McNabnay, Colin and Melanie Stevenson, Yair and Sandra
Lotan, Jay and Jana Still, Biswajit and Chandrika Dasgupta, Michael and Michelle
Granfield, Michael and Stef Mauler, Rudy and Christy Renda, David and Jenn Riley,
Joseph Mohan and Maria De Leon, Roberto Arandia, and Patrick and Erin Cockrum
(collectively, "Plaintiffs") vs. Town of Westlake
b. Section 551.087 Deliberation Regarding Economic Development Negotiations (1) to
discuss or deliberate regarding commercial or financial information that the
governmental body has received from a business prospect that the governmental body
seeks to have locate, stay, or expand in or near the territory of the governmental body
and with which the governmental body is conducting economic development
negotiations; or (2) to deliberate the offer of a financial or other incentive to a
business prospect described by Subdivision (1) for the following:
- Maguire Partners-Solana Land, L.P., related to Centurion’s development known
as Entrada and Granada
c. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of the
attorney to the governmental body under the Texas Disciplinary Rules of Professional
Conduct of the State Bar of Texas clearly conflicts with this chapter: Trophy Club
Municipal District No. 1
d. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the
attorney to the governmental body under the Texas Disciplinary Rules of Professional
Conduct of the State Bar of Texas clearly conflicts with this chapter: Zoning and the
Comprehensive Plan
e. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the
attorney to the governmental body under the Texas Disciplinary Rules of Professional
Conduct of the State Bar of Texas clearly conflicts with this chapter: Waste (Trash)
Ordinance
Town Council
Item # 10 – Executive
Session
Town Council
Item # 11 – Reconvene
Council Meeting
NECESSARY ACTION
a. Section 551.071. Consultation with Attorney (1) when the governmental body
seeks the advice of its attorney about: (A) pending or contemplated litigation:
Cause No. 348-290326-17 - Neil and Janelle McNabnay, Colin and Melanie
Stevenson, Yair and Sandra Lotan, Jay and Jana Still, Biswajit and Chandrika
Dasgupta, Michael and Michelle Granfield, Michael and Stef Mauler, Rudy and
Christy Renda, David and Jenn Riley, Joseph Mohan and Maria De Leon,
Roberto Arandia, and Patrick and Erin Cockrum (collectively, "Plaintiffs") vs.
Town of Westlake
b. Section 551.087 Deliberation Regarding Economic Development
Negotiations (1) to discuss or deliberate regarding commercial or financial
information that the governmental body has received from a business prospect
that the governmental body seeks to have locate, stay, or expand in or near the
territory of the governmental body and with which the governmental body is
conducting economic development negotiations; or (2) to deliberate the offer of
a financial or other incentive to a business prospect described by Subdivision (1)
for the following:
- Maguire Partners-Solana Land, L.P., related to Centurion’s development
known as Entrada and Granada
c. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Trophy Club Municipal District No. 1
d. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Zoning and the Comprehensive Plan
e. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Waste (Trash) Ordinance
Town Council
Item #12 – Necessary Action
FUTURE AGENDA ITEMS: Any Council member may request at a workshop and / or
Council meeting, under “Future Agenda Item Requests”, an agenda item for a future
Council meeting. The Council Member making the request will contact the Town Manager
with the requested item and the Town Manager will list it on the agenda. At the meeting,
the requesting Council Member will explain the item, the need for Council discussion of
the item, the item’s relationship to the Council’s strategic priorities, and the amount of
estimated staff time necessary to prepare for Council discussion. If the requesting Council
Member receives a second, the Town Manager will place the item on the Council agenda
calendar allowing for adequate time for staff preparation on the agenda item.
- None
Town Council
Item # 13 – Future
Agenda Items
Town Council
Item # 14 – Adjournment
Regular Session