HomeMy WebLinkAbout01-22-13 PZ Agenda Packet
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TOWN OF WESTLAKE, TEXAS
PLANNING AND ZONING COMMISSION MEETING
AGENDA
January 22, 2013
6:00 p.m.
WESTLAKE TOWN HALL
3 VILLAGE CIRCLE, 2ND FLOOR
COUNCIL CHAMBERS / MUNICIPAL COURT ROOM
1. CALL TO ORDER
2. REVIEW AND APPROVE MINUTES OF THE PLANNING AND ZONING COMMISSION
MEETING HELD ON DECEMBER 10, 2012.
3. CONTINUE THE PUBLIC HEARING AND RECOMMENDATION OF ORDINANCE 690, TO
AMENDING THE COMPREHENSIVE PLAN “LAND USE MAP”.
4. CONTINUE THE PUBLIC HEARING AND RECOMMENDATION OF ORDINANCE 693, FOR
APPROVAL OF AN ORDINANCE AMENDING THE PERMITTED USES AND DEVELOPMENT
REGULATIONS OF PLANNING DISTRICT 1-3 (PD1-3) INCLUDING PERMITTED USE
REGULATIONS AND RESIDENTIAL DEVELOPMENT STANDARDS INCLUDING HEIGHT,
LOT SIZE, BUILDING LINES, BUILDING DESIGN, MINIMUM FLOOR AREA,
LANDSCAPING, DRAINAGE, CONCEPT PLAN, AND OTHER DEVELOPMENT STANDARDS
FOR SAID PD1-3 TO ALLOW FOR A SINGLE-FAMILY RESIDENTIAL DEVELOPMENT ON
AN 84 ACRE (APPROX.) TRACT LOCATED AT THE NORTHEAST CORNER OF FM 1938
(DAVIS BLVD) AND DOVE ROAD.
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5. CONTINUE THE PUBLIC HEARING AND RECOMMENDATION OF ORDINANCE 692 FOR
APPROVAL OF AN ORDINANCE AMENDING THE PERMITTED USES AND DEVELOPMENT
REGULATIONS OF PLANNING DISTRICT 1-2 (PD1-2) INCLUDING DEVELOPMENT
GUIDELINES, DESIGN STANDARDS, ROADWAY DESIGN STANDARDS, RESIDENTIAL
DEVELOPMENT STANDARDS, SIGNAGE STANDARDS, AND THE CONCEPT PLAN WITH
PHASING IDENTIFIED FOR PD1-2 TO ALLOW FOR A MIXED USE “VILLAGE” PLANNED
DEVELOPMENT ON AN 85 ACRE (APPROX.) TRACT LOCATED AT THE NORTHEAST
CORNER OF FM 1938 (DAVIS BLVD) AND SOLANA BOULEVARD.
6. ADJOURNMENT
CERTIFICATION
I certify that the above notice was posted at the Town Hall of the Town of Westlake, 3 Village Circle, Suite 202, Westlake,
Texas, 76262, on January 16, 2013, 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.
P&Z Minutes
12/10/12
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MINUTES OF THE
TOWN OF WESTLAKE, TEXAS
PLANNING AND ZONING COMMISSION MEETING
December 10, 2012
PRESENT: Chairman Bill Greenwood, Commissioners Allen Heath, Tim Brittan and Wayne
Stoltenberg.
ABSENT: Walter Copeland
OTHERS PRESENT: Town Manager Tom Brymer, Planning and Development Director
Eddie Edwards, and Town Secretary Kelly Edwards.
1. CALL TO ORDER
Chairman Greenwood called the meeting to order at 5:03 p.m.
Chairman Greenwood stated that the applicant has requested the Commission table
these items so residents will have an additional opportunity to meet with the land owner
and developer.
Mr. Robert Dollak, G&A Civil Engineer, and Mr. Jeffory Blackard, agreed that the zoning
request should be tabled.
2. REVIEW AND APPROVE MINUTES OF THE PLANNING AND ZONING
COMMISSION MEETING HELD ON APRIL 9, 2012.
MOTION: Commissioner Stoltenberg made a motion to approve the minutes.
Commissioner Brittan seconded the motion. The motion carried
by a vote of 4-0.
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12/10/12
Page 2 of 6
3. PUBLIC HEARING AND RECOMMENDATION ORDINANCE 689, TO AMEND THE
COMPREHENSIVE PLAN CREATING A GAS TRANSMISSION LINE CORRIDOR.
Commissioner Brittan rescued himself from the remainder of the meeting due to a
conflict of interest.
Planning and Development Director Edwards provided a presentation and overview of
the item.
Chairman Greenwood opened the public hearing.
No one addressed the Commission.
Chairman Greenwood closed the public hearing.
MOTION: Commissioner Heath made a motion to recommend approval of
Ordinance 689. Commissioner Stoltenberg seconded the motion. The
motion carried by a vote of 3-0.
4. PUBLIC HEARING AND RECOMMENDATION ORDINANCE 690, TO AMENDING
THE COMPREHENSIVE PLAN “LAND USE MAP”.
Chairman Greenwood asked that the Commission hear information from staff and the
applicant regarding items 4, 6, and 7 of the agenda.
Town Manager Brymer provided a presentation and overview of items 4, 6 and 7.
Discussion ensued regarding the possibility of creating a Public Improvement District
(PID) and tax revenues.
Mr. Trent Petty, Town Consultant, provided an overview of the possible impact to the
Academy regarding student enrollment.
Town Manager Brymer provided a presentation and overview of PD1-3.
Chairman Greenwood recessed the meeting at 5:57 p.m.
Chairman Greenwood reconvened the meeting at 5:59 p.m.
Mr. Moayedi, Centurion American, provided specifics regarding the ownership for both
the residential and commercial properties.
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Page 3 of 6
Mr. Robert Dollak, G&A Civil Engineer, provided a presentation and overview of the
proposed Granada residential development.
Mr. Moayedi, Centurion American, addressed the rational for the reduced size lots to
allow improvements for open space areas and provide streetscaping features along the
roadways.
Mr. Jeffory Blackard, provided an interactive presentation and overview of the proposed
Vallecito development.
Discussion also ensued regarding the homebuilder selected to build in the residential
subdivision, the price per lot in the residential subdivision, differences of a village
concept and a retail shopping strip, mechanisms to control development, the type of
retail proposed in the village, the residential market, the mixed residential components
within the village, building materials, and sidewalk components.
Chairman Greenwood opened the public hearing for items 4, 6, and item 7.
Mrs. BeAnn Arthur, 1755 West Dove Road, spoke in opposition of the proposed
residential development due to the half acre lots, and the mixed use development which
she believes will change the current atmosphere of the Town and compromise the rural
environment.
Mr. Sacha Obaid, 1717 Wisteria Way, spoke IN opposition of the proposed developments
due to the lack of time residents had to prepare for this meeting, the large influx of
residents and safety concerns.
Mr. Jeff Watson, 1 Paigebrooke, stated his concerns regarding the resident notification
process, increasing the number of students at Westlake Academy and his belief that the
developer should have conducted additional meetings with residents. He also is not
opposed to residential in the Village concept but does not agree with the concept of a
European style village.
Mr. Scott Bradley, 1 Paigebrooke, spoke in opposition of the proposed developments due
to the zoning not conforming within the current comprehensive land use plan that was
adopted in 1992 and that those changes will not maintain the rural environment.
Mr. Andrew Adams, 1802 Copperfield Court, spoke in opposition of the proposed
development due the residential and mixed use development price points, the change of
the rural environment and impact to Westlake Academy.
Mr. Horace Wu, 1849 Broken Bend Drive, spoke in opposition of the proposed
development due to the half acre lots, and apartment concept within the mixed use
village. He also asked if the proposed development was necessary to increase tax
revenues.
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12/10/12
Page 4 of 6
Mr. Jeffory Blackard, provided additional information regarding the current zoning of the
property and types of facilities that could be built on the property
Ms. Rena Hardeman, Northlake, Texas, spoke in opposition of the developer due to the
previous developments in Northlake and North Fort Worth that she believes Mr. Moayedi
did not comply with the required development standards.
Chairman Greenwood closed the public hearing.
MOTION: Commissioner Stoltenberg made a motion to continue the public hearing
to January 22, 2013, and table any action until said meeting.
Commissioner Heath seconded the motion. The motion carried by a vote
of 3-0.
5. PUBLIC HEARING AND RECOMMENDATION ORDINANCE 691, AMENDING THE
PD1 ZONING DISTRICT BY CREATING THREE PLANNING AREAS, PD1-1, PD1-
2, AND PD1-3 AND AMENDING THE MINIMUM LOT SIZE AND SETBACKS FOR
EXISTING BUILDINGS TO FACILITATE THE RE-PLATTING OF LOTS TO
ACCOMMODATE INDIVIDUAL OWNERSHIP OF BUILDINGS AND PROPERTY
WITHIN THE EXISTING OFFICE PARK.
Planning and Development Director Edwards provided a presentation and overview of
this item that will separate Planning Development area into three (3) planning areas.
Chairman Greenwood opened the public hearing.
Mrs. BeAnn Arthur, 1755 West Dove Road, asked for clarification regarding the current
zoning on page 2 of the ordinance.
Planning and Development Director Edwards stated that modifications to each area must
be approved through the site plan approval process.
Mr. Scott Bradley, 1 Paigebrooke, asked for additional clarification on as how the
ordinance affects the current planning area.
Planning and Development Director Edwards clarified that the ordinance will separate
the current Planned Development Area 1 into three planning areas allowing the
individual owners the ability develop their property.
Ms. Katie Ruelas, 2202 Vaquero Club Drive, asked what the minimum lot size will be if
the proposed ordinance was adopted.
Chairman Greenwood closed the public hearing.
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MOTION: Commissioner Stoltenberg made a motion to recommend approval of
Ordinance 691. Commissioner Heath seconded the motion. The motion
carried by a vote of 3-0.
6. PUBLIC HEARING AND RECOMMENDATION OF ORDINANCE 692 FOR
APPROVAL OF AN ORDINANCE AMENDING THE PERMITTED USES AND
DEVELOPMENT REGULATIONS OF PLANNING DISTRICT 1-2 (PD1-2)
INCLUDING DEVELOPMENT GUIDELINES, DESIGN STANDARDS, ROADWAY
DESIGN STANDARDS, RESIDENTIAL DEVELOPMENT STANDARDS, SIGNAGE
STANDARDS, AND THE CONCEPT PLAN WITH PHASING IDENTIFIED FOR PD1-
2 TO ALLOW FOR A MIXED USE “VILLAGE” PLANNED DEVELOPMENT ON AN
85 ACRE (APPROX.) TRACT LOCATED AT THE NORTHEAST CORNER OF FM
1938 (DAVIS BLVD) AND SOLANA BOULEVARD.
MOTION: Commissioner Stoltenberg made a motion to continue the public hearing
to January 22, 2013, and table any action until said meeting
Commissioner Heath seconded the motion. The motion carried by a vote
of 3-0.
7. PUBLIC HEARING AND CONSIDERATION OF ORDINANCE 693, FOR APPROVAL
OF AN ORDINANCE AMENDING THE PERMITTED USES AND DEVELOPMENT
REGULATIONS OF PLANNING DISTRICT 1-3 (PD1-3) INCLUDING PERMITTED
USE REGULATIONS AND RESIDENTIAL DEVELOPMENT STANDARDS
INCLUDING HEIGHT, LOT SIZE, BUILDING LINES, BUILDING DESIGN,
MINIMUM FLOOR AREA, LANDSCAPING, DRAINAGE, CONCEPT PLAN, AND
OTHER DEVELOPMENT STANDARDS FOR SAID PD1-3 TO ALLOW FOR A
SINGLE-FAMILY RESIDENTIAL DEVELOPMENT ON AN 84 ACRE (APPROX.)
TRACT LOCATED AT THE NORTHEAST CORNER OF FM 1938 (DAVIS BLVD)
AND DOVE ROAD.
MOTION: Commissioner Stoltenberg made a motion to continue the public hearing
to January 22, 2013, and table any action until said meeting
Commissioner Heath seconded the motion. The motion carried by a vote
of 3-0.
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12/10/12
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8. ADJOURNMENT
There being no further business to come before the Chairman Greenwood, asked for a
motion to adjourn.
MOTION: Commissioner Heath made a motion to adjourn the meeting.
Commissioner Stoltenberg seconded the motion. The motion carried by a
vote of 3-0.
Chairman Greenwood adjourned the meeting at 8:08 p.m.
APPROVED BY THE PLANNING AND ZONING COMMISSION ON THE 22nd DAY OF
JANUARY 2013.
________________________________
Bill Greenwood, Chairman
ATTEST:
______________________________
Kelly Edwards, Town Secretary
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estlake Planning & Zoning Commission
Type of Action
Regular Meeting - Action Item
Westlake Planning & Zoning Commission Meeting
Tuesday, January 22, 2013
Click here to enter a date.
TOPIC: Continuation of Public Hearing and Consideration for Approval of an
Amend ment to the Town’s Comprehensive Plan “Land Use Map”.
STAFF CONTACT: Eddie Edwards, Director of Planning and Development
DECISION POINTS
Start Date Completion Date
Timeframe: December 10, 2012 January 22, 2013
Funding: Amount - None. Status- N/A Source- N/A
.
Decision Alignment
VVM Perspective Desired Outcome
Exemplary
Governance
Operational
Processes
CF.Enhance and Maintain a Sense
of Community
Strategic Issue Outcome
Strategy Staff Action
N/A N/A N/A
Strategy Map or VVM Connection
Strategic Issue Connection
Page 2 of 2
EXECUTIVE SUMMARY
This is continuation of a public hearing from the Commission’s December 10, 2012 meeting to
consider approval of an amendment to the Comprehensive Plan “Land Use Map” to change the
proposed uses of two parcels within the PD1 zoning district from Office Park to Mixed-Use and
from Office Park to Single-family Detached residential. THIS DOES NOT CHANGE THE
ZONING OF THE TRACTS. Approval of t his amendment is a requisite step prior to a zoning
change approval but does not guarantee that a zoning change will be approved. It is intended to
provide predictability to existing and future property owners as to what type uses to expect for
future development in these areas of the Town. The Town has previously approved Mixed
Use zoning in areas designated as Office or Retail on the Land Use Plan, as there has not
been a Mixed Use category included on the Map.
ORGANIZATIONAL HISTORY/RECOMMENDATION
The property is currently zoned as a Planned Development with Office, Hotel and Conferencing,
Health and Fitness Club, Governmental, Educational and Retail uses. This roughly comports to
the Land Use Map. The Mixed-Use designation will allow an applicant to seek approval for a
greater mix of uses including Office, Retail, Hotel and Conferencing, Entertainment, Assisted
Living, Health Care, and Residential uses. The Single-Family Detached designation will allow
an applicant to seek approval for a change of permitted uses from Office to Single-Family
Residential.
ATTACHMENTS
Exhibit: Land Use Map
Mixed Use
Residential S.F. Detached
FM
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Ordinance 690
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TOWN OF WESTLAKE
ORDINANCE NO. 690
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 PARCELS LOCATED WITHIN THE PD1 ZONING DISTRICT.
WHEREAS, the Town of Westlake, Texas is a general law Town; and
WHEREAS, on August 24, 1992, the Town Council adopted a Comprehensive Plan (the
"1992 Comprehensive Plan") for the Town; and
WHEREAS, the economic development and land use planning objectives of the Town
will be furthered by the amending of the Land Use Map; and
WHEREAS, the Planning and Zoning Commission and Town Council held public
hearings after notice of such hearing s being published in a newspaper of general circulation in
the Town, all in accordance with law; and
WHEREAS, upon the recommendation of the Planning and Zoning Commission, the
Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of
the town and its citizens that the amendments (Exhibit “1”) to the Westlake Comprehensive
Plan “Land Use Map” should be approved and adopted; and
WHEREAS, the Council believes that the interests of the Town, the present and future
residents and citizens of the Town;
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 the Land Use Map, as shown
in Exhibit A.
Ordinance 690
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SECTION 5: That this Ordinance shall become effective from and after its date of
passage.
PASSED AND APPROVED ON THIS 10th DAY OF DECEMBER 2012.
ATTEST: _____________________________
Laura L. Wheat, Mayor
____________________________
Kelly Edwards, Town Secretary ______________________________
Thomas E. Brymer, Town Manager
APPROVED AS TO FORM:
____________________________
L. Stanton Lowry, Town Attorney
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estlake Planning & Zoning Commission
TYPE OF ACTION
Regular Meeting - Action Item
Westlake Planning & Zoning Commission Meeting
Tuesday, January 22, 2013
Click here to enter a date
TOPIC: Continuation of a Public Hearing and Consideration of an Amendment to the Permitted
Uses and Development Regulations of Planning District 1-3 (PD1-3) Including Permitted Use
Regulations and Residential Development Standards Including Height, Lot Size, Building Lines,
Building Design, Minimum Floor Area, Landscaping, Drainage, Concept Plan, and Other
Development Standards for Said PD1-3 to Allow for a Single-Family Residential Development
on an 84 Acre (approx.) Tract Located at the Northeast Corner of FM 1938 (Davis Blvd) and
Dove Road.
STAFF CONTACT: Eddie Edwards, Director of Planning and Development
Tom Brymer, Town Manager
DECISION POINTS
Start Date Completion Date
Timeframe: December 10, 2012 January 22, 2013
Funding: Amount - None. Status- N/A Source- N/A
.
Decision Alignment
VVM Perspective Desired Outcome
Sense of Place Financial
Stewardship
CF.Enhance and Maintain a Sense
of Community
Strategic Issue Outcome
Strategy Staff Action
Page 2 of 2
Comprehensive
Planning and
Management of
Natural Resources
N/A SA 09D1: Ordinances
Strategy Map or VVM Connection
Strategic Issue Connection
EXECUTIVE SUMMARY
This is continuation of a public hearing held at the Commission’s December 10, 2012 meeting to
consider amend ing the PD1-3 planning area regulations which include new land uses and
development standards.
ORGANIZATIONAL HISTORY/RECOMMENDATION
The property is currently zoned for Office, Hotel and Retail uses. The owner/applicant seeks an
amendment to the PD1-3 Planning Area regarding the permitted uses to allow development of a
single-family residential development. More specifically, the development of an 89 lot single-
family detached residential sub-division on an approximately 84 acre tract. (approx.. 90 gross
acreage). The applicant/developer has indicated to staff that homes in this development will be
in the $1.0 million price range (approx.). Estimated value of improvements to the property if
developed is approximately $89 million. Staff recommends approval as submitted per the
proposed ordinance, staff recommendations, and the concept plan.
ATTACHMENTS
Click here to enter text.
1. Site Location Map
2. Staff Report
3. Ordinance Including Exhibits
a. Legal Description of PD District
b. PD1-3 Concept Plan
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TOWN OF WESTLAKE, TX
STAFF REPORT TO PLANNING & ZONING COMMISSION/TOWN COUNCIL
PD1-3 Zoning Amendment and Concept plan
I. CASE INFORMATION
Case No. Z – XX-XX
Date: 12-10-2012
Request: Applicant is requesting approval of the following:
Zoning amendment _X__ (PD1-3; PD1, Planning area 3)
Concept Plan _X__
Development Name: Granada
Location: Subject property is an approximate 84 acre tract of land generally located at
the northeast corner of FM1938 and Dove Road, extending north to Solana Blvd. The
property extends easterly stopping in alignment with the northwest corner of the
Glenwyck Farms sub-division.
Owner: Centurion American
Developer: Centurion American
Zoning: PD1-3
Acres: 84.28 (92.24 acres including right-of way dedications)
Proposed Uses: Single-family residential. One (1) dwelling per acre gross density
with minimum 20,000 square foot lots.
II. STAFF REVIEW COMMENTS
1. General
This is a request for approval of an ordinance amending Planning Area 3 of the
PD1 Planned Development Zoning District. (PD1-3). The amendment will apply
only to the planning area indicated. The permitted uses and design standards
contained in the proposed Ordinance for this district were created with
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regulations specifically geared towards giving the Town the ability to ensure that
the development will meet the high standards that Westlake has become known
for.
At build out the development will include approximately $89,000,000 in
improvements that will be added to the ad valorem tax base.
The proposed development will contain 89 residential lots of varying sizes
ranging from 20,900 square feet to 36,734 square feet. For comparison
purposes the two subdivisions in closest proximity to this site, Vaquero
and Glenwyck farms have lot sizes starting at 12,566 square feet and 3483
square feet respectively. Eighty percent of the lots in Glenwyck Farms are
less than one acre.
The gross density of the development will be approximately one (1)
dwelling per acre compared to Glenwyck Farms at .8 dwellings per acre.
The close proximity of an existing office campus and the fact that the
development will back up to a six-lane divided major thoroughfare make the
perimeter Public Open Space a crucial element to keeping the neighborhood a
desirable place to live. For this reason staff feels it is more important to have
smaller lots that do not extend out to the right-of-way than to have larger lots
without the Open Space separation from the roadways. The perimeter
landscape buffer along with higher development standards incorporated into the
Planned Development ordinance should keep the homes in Granada relatively
close to the same price points as those in Glenwyck Farms. We are anticipating
the average home price to be just under one million dollars. The twenty-percent
increase in density should have minimal additional impact on traffic, noises, or
town services. The higher density does however, have a positive impact on the
financial sustainability of the town by getting more houses connected to the water
and sewer system per one-hundred feet of piping.
2. Concept Plan
The Concept Plan shows 89 single family lot configured into a residential
development to allow what essentially is a linear park comprised of privately
maintained, public accessible trails (which ties into our Master Trail Plan) on the
perimeter of the development. The development in this zoning district would be
required to have full masonry walls, the design for which would be approved by
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staff as a part of this Concept Plan. The staff has also worked with the applicant
to establish variation in minimum front setbacks avoid visual monotony within the
development. The preliminary plat will finalize these front setbacks. The
Concept Plan incorporates design elements from the Town’s FM 1938
Streetscape Plan into the design along the side of the subject tract that adjoins
FM 1938. Other design elements, such as a water feature, as well as a chapel
structure (in the middle of the development) are also incorporated into the design
as shown on the Concept Plan.
3. Setbacks/Building Lines
Proposed for
Granada
R0.5 zoning
district
Glenwyck
Farms
Vaquero lots <
30,000 s.f.
Front 25 ft. min. 35 ft. min. 40 ft. min. 35 ft. min.
Rear 35 ft. min. 35 ft. min. 40 ft. min. 35 ft. min.
Side 15 ft. min. 15 ft. min. 20 ft. min. 15 ft. min.
4. Site Design
Site Plans have not been required for residential developments because the
structures have not been designed at this point and the structure design and
location will drive the landscaping, both of which are required to be shown on a
Site Plan. A Concept Plan, along with the all of the regulations contained in the
proposed Planned Development ordinance, provide adequate strong direction
and controls on design and development standards in order to obtain the high
quality development product that is intended.
5. Conformance with Comprehensive Plan
This application is consistent with the Town’s recently amended Comprehensive
Plan, its goal s and objectives, and its policies as it relates to land use and site
development.
6. Building Design, Architecture, and Screening
The building design, architectural, and screening regulations contained in the
Planned Development ordinance and the Concept Plan were created with the
goal in mind of Granada appearing at b uild out as a high end custom home sub-
4
division similar to the high quality development achieved in both Vaquero and
Glenwyck Farms sub-divisions.
7. Landscaping and Landscape Screening
Common areas. The common areas around the perimeter of the project will be a
combination of preserved natural landscaping in area of dense tree growth, and
newly planted landscaping designed with staggered heights and clustering of
plants and trees to break up and soften the view of the perimeter wall. The
developer will install all of the landscaping and improvements included in the FM
1938 Streetscape Plan, much of which is shown on the Concept plan. Some
elements have not been shown on the Concept Plan but will be included as
development progresses and final determination of the best locations can be field
approved.
Home sites. Each home site will comply with the Roadway landscape Zone
requirements. Additionally they will be required to have Flower beds around all
of the foundation and covering twenty percent of the front yards. Where the
landscaping included in the Public Open Space, that surrounds the sub-division,
doesn’t provide enough trees between a lot and the roadway, trees will be
required in rear yards to provide screening and sound buffering.
8. Parking
The ordinance requires three covered parking spaces per dwelling. Garages
may not face the street unless further back from the street than the Side facing
garage.
9. Fire Lanes
Because this sub-division will only have a single entrance and exit, an
emergency access route is required. The emergency route will be a fire lane
paved with open pavestones that permit grass to grow through them giving the
appearance of open landscaped area but having the ability to support emergency
vehicles in all weather conditions.
10. Access/Streets/Thoroughfare Plan
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The primary entrance and exit for the sub-division will be off of Solana Blvd.
which is classified as a Major Boulevard Collector. Solana Blvd. connects with
Hwy 114 and FM 1938, a Major Collector.
11. Street/Highway Right-of-Way Dedication Requirements
No additional right-of-way dedication is required for this project.
12. Pedestrian Circulation
Pedestrian circulation and connectivity with the Town’s network of trails will be
accomplished with the Public Open Space trails. The applicant’s Concept Plan
indicates that the subject site, although gated to limit vehicular access, will be
accessible to pedestrians.
13. Lighting
Compliance with all Town of Westlake ordinances as well as the International
Dark Skies design guidelines is required for this PD. All lighting fixtures will be
submitted to and reviewed/approved by staff prior to installation.
14. Tree Mitigation
A tree mitigation plan will be submitted and will be reviewed by Town staff for
compliance with Town ordinances. Tree mitigation will occur both on site and off
site. The tree mitigation plan may be modified as the project progresses and will
be monitored by town staff. Approval of this Concept Plan is not granting
approval of the tree mitigation plan.
15. Signage
The signage shown on the approved concept plan will be the only signage
allowed other than signs specifically permitted for residentially zoned properties
by other Town ordinances.
16. Utilities (including on and off-site extensions and easement dedications)
Water and sewer utilities for this site are provided by the Town of Westlake. Off-
site water and sewer line extensions to serve the site are the responsibility of the
developer. All on-site electric utility lines, new or existing, will be placed
6
underground. All exclusive franchise utility easements shall be identified on the
preliminary plat and must be approved by the Town.
17. Storm water retention and detention
The developer’s engineer has told Town staff that the drainage plans that will be
submitted with the Preliminary Plat will detail how they will be able to develop the
sub-division and through retention and detention and other design features, have
a lower rate of flow after development and build-out than is being experienced
today. Town engineers will confirm their calculations prior to permitting any
infrastructure improvement work permits.
________________________________________________________________
III. STAFF RECOMMENDATIONS
Staff recommends approval of this Zoning Amendment and Concept Plan as
submitted with the following stipulations:
1. Developer Agreement A Developer Agreement shall be approved prior to the
commencement of construction activities related to the development of the sub-
division.
2. Tree Mitigation: Tree mitigation will occur both on site and off site, in
compliance with Town ordinances prior to acceptance of the sub-division and
issuance of building permits unless otherwise stipulated in a Developer’s
Agreement.
3. Park Land Dedication: Park Land Dedication requirements shall be addressed
via a Developer’s Agreement prior to the approval of the Preliminary Plat.
4. Sequencing of improvements: All landscaping and improvements located with
the right-of-way along FM 1938 and Solana Blvd. shall be completed prior to
acceptance of the sub-division.
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1
PD1-3
PLANNED DEVELOPMENT 1
PLANNING AREA 3
ORDINANCE NO. 693
AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING ORDINANCE OF
THE TOWN OF WESTLAKE, TEXAS TO AMEND THE ZONING FOR AN
APPROXIMATELY 84.04 ACRE TRACT OF LAND IDENTIFIED AS PLANNING
AREA 3 OF THE PD1 PLANNED DEVELOPMENT DISTRICT (PD1-3), GENERALLY
LOCATED IN TARRANT COUNTY, TEXAS; FROM THE USES PERMITTED IN THE
"PD1" PLANNED DEVELOPMENT DISTRICT BEING, OFFICE, HOTEL AND
CONFERENCING, EDUCATIONAL, GOVERNMENTAL, SPORTS AND HEALTH
CLUB, AND RETAIL USES, TO SINGLE FAMILY RESIDENTIAL AND RELATED
ACCESORY USES; DEFINING CERTAIN TERMS; DESCRIBING AND
INTERPRETING THE PD CONCEPT PLAN; REGULATING PERMITTED USES,
HEIGHT, LOT SIZES, BUILDING LINES, BUILDING DESIGN, MINIMUM FLOOR
AREA, PARKING, LANDSCAPING, DRAINAGE AND OTHER DEVELOPMENT
STANDARDS AND; PROVING A SAVINGS CLAUSE; AND DECLARING AN
EFFECTIVE DATE.
WHEREAS, the Town of Westlake, Texas is a general law Town; and
WHEREAS, on August 24, 1992, the Town Council adopted a Comprehensive Plan (the
"1992 Comprehensive Plan") for the Town; and
WHEREAS, on November 16, 1992, the Town Council (sometimes referred to as the
"Council") of the Town of Westlake, Texas (the "Town"), adopted a Comprehensive Zoning
Ordinance (the "Zoning Ordinance"); and
WHEREAS, the Zoning Ordinance has been amended by the Council after receiving
recommendations from the Planning and Zoning Commission (the "Commission"); and
WHEREAS, on September 15, 1997, based on the recommendations of the Commission,
the Town Council amended the Zoning Ordinance and the subdivision regulations by the
adopting of a Unified Development Code (the "UDC") for the Town; and
WHEREAS, there is located within the corporate limits of the Town an approximately
84.04-acre tract of land (commonly known as Planning Area 3 of the PD1 zoning district, being
the portion of the PD1 zoning district bounded by Dove Road to the south, FM 1938 to the east,
and Solana Boulevard to the north); and
WHEREAS, because of the size, location, and natural features of the Planning Area and
the Town's need for public infrastructure, amenities, and services, the Town has a critical interest
2
in the development of the Planning Area and is encouraging such development to the highest
possible standards of quality consistent with the Town's long-term development vision; and
WHEREAS, because of improvements to FM 1938, further urban growth throughout the
region, and other changed conditions that affect the region, the Town believes there are unique
and significant opportunities for residential uses within the Planning Area that will be consistent
with the Town's long-term development vision; and
WHEREAS, the suitability of the Planning Area for such planned uses can be enhanced
through modifications to the development regulations governing the Planning Area, including
modifications to the zoning, subdivision and other standards otherwise applicable under the
UDC; and
WHEREAS, the economic development and land use planning objectives of the Town
will be furthered by the establishment of such planned development district; and
WHEREAS, the Commission and Council held public hearing s upon the application of
Centurion American, to establish PD1-3 and amend the zoning regulations for the approximately
84.04-acre tract of land to a "PD" Planned Development District with single-family residential
uses on December 10, 2012, after written notice of such hearing having been sent to owners of
real property being within 200 feet of the property and notice being published in a newspaper of
general circulation in the Town, all in accordance with law; and
WHEREAS, upon the recommendation of the Planning and Zoning Commission, the
Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of
the town and its citizens that the amendments (Exhibit “2”) to the Westlake Code of Ordinances
should be approved and adopted; and
WHEREAS, the Council believes that the interests of the Town, the present and future
residents and citizens of the Town, and developers of land within the Town are best served by
adopting this Ordinance, which the Council has determined to be consistent with the 1992
Comprehe nsive Plan, the Thoroughfare Plan, and Open Space Plan, all as amended;
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: That the recitals set forth above are hereby incorporated herein, adopted
by the Town and declared to be true and correct.
SECTION 2: That the Comprehensive Zoning Ordinance of the Town of Westlake,
Texas, Ordinance No. 202, as amended, is hereby amended by this PD Ordinance, by amending
Planned Development District PD1, Planning Area 3 (PD1-3) within the property described
in Exhibit 1 attached hereto by reference for all purposes. This Planning Area will be subject to
the concept plan, development standards and other regulations attached hereto as Exhibit 2.
3
SECTION 3: It is hereby declared to be the intention of the Town Council of the Town
of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are
severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be
declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction,
such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
paragraphs or sections of this Ordinance since the same would have been enacted by the Town
Council of the Town of Westlake without the incorporation in this Ordinance of any such
unconstitutional phrase, clause, sentence, paragraph or section.
SECTION 4: That all provisions of Ordinance not hereby amended shall remain in full
force and effect.
SECTION 5: That this Ordinance shall be cumulative of all other Town Ordinances
and all other provisions of other Ordinances adopted by the Town which are inconsistent with
the terms or provisions of this Ordinance are hereby repealed.
SECTION 6: That any person, firm or corporation violating any of the provisions or
terms of this ordinance shall be subject to the same penalty as provided for in the Code of
Ordinances of the Town of Westlake, and upon conviction shall be punishable by a fine not to
exceed the sum of Five Hundred ($500.00) for each offense. Each day that a violation is
permitted to exist shall constitute a separate offense.
SECTION 7: This ordinance shall take effect immediately from and after its passage as
the law in such case provides.
PASSED AND APPROVED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE,
TEXAS, ON THIS 10th DAY OF DECEMBER 2012.
MAYOR
ATTEST:
Town Secretary
APPROVED AS TO FORM:
4
Town Attorney
i
EXHIBIT 2
PD1 PLANNING AREA 3 (PD1-3)
SINGLE FAMILY RESIDENTIAL
ARTICLE I. GENERAL PROVISIONS ................................................................................. 1
SECTION 1 SHORT TITLE .................................................................................................... 1
SECTION 2 PURPOSES ......................................................................................................... 1
SECTION 3 GENERAL DEFINITIONS.................................................................................. 1
Section 3.1 Usage ....................................................................................................... 1
Section 3.2 Words and Terms Defined ........................................................................ 1
SECTION 4 APPLICABILITY OF EXISTING REGULATIONS ........................................... 2
Section 4.1 Applicable Town Ordinances.................................................................... 2
Section 4.2 General Approval Criteria ........................................................................ 2
SECTION 5 CONCEPT PLAN, DEVELOPMENT PLANS, AND SITE PLANS. ................... 3
Section 5.1 PD Concept Plan Limits ........................................................................... 3
Section 5.2 PD Development Plans ............................................................................. 3
Section 5.3 PD Site Plans ............................................................................................ 3
SECTION 6 PARK LAND DEDICATION REQUIREMENTS . ............................................... 3
SECTION 7 TREE MITIGATION REQUIREMENTS………………………………………….3
SECTION 8 DUCT BANK REQUIREMENTS………………………………………………….3
ARTICLE II. USES ................................................................................................................. 4
SECTION 1 LAND USE SCHEDULE .................................................................................... 4
SECTION 2 ACCESSORY USES AND STRUCTURES......................................................... 5
ARTICLE III. DEVELOPMENT STANDARDS ................................................................... 6
SECTION 1 DENSITY ............................................................................................................ 6
SECTION 2 MINIMUM LOT SIZE ........................................................................................ 6
SECTION 3 MINIMUM LOT WIDTH .................................................................................... 6
SECTION 4 MAXIMUM BUILDING HEIGHT ...................................................................... 6
Section 4.1 Maximum building height……………………………………………...…….6
ii
Section 4.2 Exceptions to Height Limitations .............................................................. 6
SECTION 5 MINIMUM BUILDING SIZE ............................................................................. 6
SECTION 6 LOT COVERAGE .............................................................................................. 6
SECTION 7 FRONT YARD SETBACKS............................................................................... 6
SECTION 8 REAR YARD SETBACKS ................................................................................. 7
SECTION 9 SIDE YARD SETBACKS ................................................................................... 7
SECTION 10 SLOPE REQUIREMENTS ................................................................................. 7
SECTION 11 SIGNAGE REQURIEMENTS ........................................................................... 6
Section 11.1 Signs ........................................................................................................ 6
Section 11.2 Exceptions to sign regulations .................................................................. 6
SECTION 12 LANDSCAPE REQUIREMENTS ...................................................................... 6
Section 12.1 Landscape requirements for residential home sites .................................... 6
Section 12.2 Landscape requirements for Common areas .............................................. 6
SECTION 13 LIGHTING STANDARDS ................................................................................. 8
Section 13.1 Street lighting ........................................................................................... 8
Section 13.2 Outdoor lighting regulations ..................................................................... 8
SECTION 14 BUILDING DESIGN ELEMENTS ..................................................................... 9
Section 14.1 Architectural Control Committee ............................................................. 9
Section 14.2 Roofs ........................................................................................................ 9
Section 14.3 Exterior Walls ......................................................................................... 9
Section 14.4 Parking ................................................................................................... 10
Section 14.5 Exterior doors and windows .................................................................. 10
Section 14.6 Mechanical Equipment screening .......................................................... 10
Section 14.7 Accessory buildings ............................................................................... 10
Section 14.8 Driveways and sidewalks........................................................................ 10
Section 14.9 Fencing and gates ................................................................................... 10
SECTION 15 UTILITIES S
Section 15.1 Utilities offsite……………………………………………………………..10
Section 15.2 Franchise utilities ………………………………………………………….11
Section 15.3 Drainage ………………………………………………………………...…11
ARTICLE IV. EXHIBITS .................................................................................................... 11
iii
EXHIBIT 1 Legal Description of PD District
EXHIBIT 2 PD Concept Plans
1
ARTICLE I. GENERAL PROVISIONS
SECTION 1 SHORT TITLE
This ordinance shall be known and may be cited as the "Planned Development 1, Planning area 3
Single-Family Residential Planned Development Zoning District Ordinance.” or simply as the
"PD1-3 Ordinance".
SECTION 2 PURPOSES
This PD Ordinance is adopted to provide for a superior design of lots or buildings; to provide for
single-family residential development of the property bounded by Dove Road to the south, FM
1938 to the west, and Solana Boulevard to the north. To provide an appropriate transition
between the intensity of the commercial development anticipated to the north and the existing
and anticipated residential development to the south.
SECTION 3 GENERAL DEFINITIONS
Section 3.1 Usage For purposes of this PD Ordinance, certain numbers, abbreviations, terms,
and words shall be used, interpreted and defined as set forth in this Section. Other terms and
words are defined elsewhere in this PD Ordinance. Unless the context clearly indicates to the
contrary, words used in the present tense include the future tense, and words used in the plural
include the singular. The word "shall" will be interpreted as mandatory, and the word "may" as
permissive.
Section 3.2 Words and Terms Defined
Applicable Town Ordinances means the UDC and all other ordinances, rules, and regulations
that are adopted by the Council and that are applicable to development within the PD District or
Planning Area.
Council means the Town Council of the Town of Westlake, Texas.
Commission means the Planning and Zoning Commission of the Town of Westlake, Texas.
Floor area ratio (FAR) means the ratio of floor area to lot area. Floor area means the total area of
all floors of all buildings on a lot or unified development site measured between the outer
perimeter walls of the buildings excluding (i) area in a building or in a separate structure
(whether below- or above-grade) used for the parking of motor vehicles, (ii) courts or balconies
open to the sky, and (iii) roof area used for recreation. Lot area means the gross site area
excluding only (a) public roadways shown on the PD Concept Plans, (b) public hike, bike, and
equestrian trails shown on the PD Concept Plans; and (c) the Town edge landscape zone.
Masonry means brick, stone, cast stone, concrete, glass block, split -face concrete masonry unit,
or other masonry materials approved by the Town.
2
PD Concept Plan means any one or more of the drawings attached to this Ordinance and labeled
"PD Concept Plan" (all of which plans are deemed part of the PD Concept Plan and this PD
Ordinance).
PD District means the planned development zoning district or Planning Area established or
amended by this PD Ordinance.
PD Ordinance means this planned development zoning district ordinance, including the PD
Concept Plan.
Planning Area means an area within a Planned Development zoning district, the boundaries of
which have been approved by the Town, which may have Permitted Uses and Development
Regulations that are only applicable to the Planning Area.
Town means the Town of Westlake, Texas.
Town Manager means the Town Manager of the Town of Westlake or his/her dsignee.
UDC means the Town's Unified Development Code, or the development related chapters of the
Code of Ordinances as amended.
SECTION 4 APPLICABILITY OF EXISTING REGULATIONS
Section 4.1 Applicable Town Ordinances
Except to the extent provided by the PD Concept Plan and this PD Ordinance, development
within the PD1-3 Planning Area shall also be governed by the Applicable Town Ordinances for
the R-0.5 Zoning District. In the event of any conflict between (i) the PD Concept Plan and this
PD Ordinance, and (ii) the Applicable Town Ordinances, the terms, provisions and intent of the
PD Concept Plan and this PD Ordinance shall cont rol. Except as provided below, in the event of
any conflict between the UDC and the Applicable Town Ordinances, the terms, provisions and
intent of the UDC shall control.
Section 4.2 General Approval Criteria
To the extent, if any, that the Applicable Town Ordinances (and, in particular, the subdivision
regulations of the UDC) grant to the Council, the Commission, the Town Planner, or any other
Town employee or consultant, the authority to approve any aspect of development within the PD
District (including, but not limited to, preliminary or final plats or any aspect thereof or any
agreements or permits related thereto) based on conformity with the Town's Comprehensive
Plan, Open Space Plan or Thoroughfare Plan, Master Water and Sewer and Master Drainage
Plans (or with the objectives, goals or policies of such plans), then such authority shall be
exercised to the extent necessary to determine whether the aspect of development being
approved is consistent with the PD Concept Plan, this PD Ordinance, and the objectives, goals,
and policies of such plan and ordinance.
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SECTION 5 CONCEPT PLAN, DEVELOPMENT PLANS, AND SITE PLANS.
Section 5.1 PD Concept Plan The PD Concept Plan attached to this PD Ordinance consists
of drawings generally labeled as follows: (1) "Concept Plan". (2) “ Open Space and Trail
improvements.” (3) “Perimeter Wall Plan.” Except as otherwise provided by this PD
Ordinance, each of these drawings is a part of this PD Ordinance, and all graphic depictions
contained on such drawings are considered "regulatory" standards.
A. PD Concept Plan limits The drawing labeled "Concept Plan" identifies the
general boundaries of the PD3-1 Planning Area. The exact boundaries of the PD1-3
Planning Area are shown on the metes and bounds description attached hereto as
Exhibit 1. Any information shown on this drawing that is outside the boundaries of the
PD1-3 Planning Area is not considered part of the PD Concept Plan or this PD Ordinance
and does not bind or otherwise affect development within the PD1-3 Planning Area other
than for the purposes of alignment of improvement s with existing off-site improvements.
Section 5.2 PD Development Plans A PD Development Plan is not typically required for
single-family residential developments.
Section 5.3 PD Site Plans A PD Site Plan is not typically required for single-family
residential developments.
SECTION 6 PARK LAND DEDICATION REQUIREMENTS
Park Land Dedication requirements shall be in accordance with Town ordinances and shall be
met prior to filing of Final Plats.
SECTION 7 TREE MITIGATION REQUIREMENTS
Tree Mitigation requirements shall be in accordance with Town ordinances and shall be met
prior to the filing of Final Plats.
SECTION 8 DUCT BANK REQUIREMENTS
The Developer shall install a Duct Bank system throughout the subdivision as required by Town
ordinances. The home builder shall tie in to the Duct Bank prior to the Final Inspections or
Certificate of Occupancy approval.
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ARTICLE II. USES
SECTION 1 LAND USE SCHEDULE
Buildings, structures, and land within the PD1-3 Planning Area shall be used only in accordance
with the uses permitted in the following "Land Use Schedule". The symbol "X" shall mean that
the use is permitted as a principal use by right. The symbol "S" shall mean that the principal use
is permitted only after first obtaining a "Specific Use Permit" as set forth in the UDC. The
symbol "A" shall mean that this use is specifically permitted as an accessory use to a main use
(this does not exclude other land uses which are generally considered accessory to the primary
use). A blank square shall mean that the use is not allowed by right as a principal or accessory
use.
PD1 PLANNING AREA 3 (PD1-3) – SINGLE FAMILY RESIDENTIAL
LAND USE SCHEDULE
PERMITTED USES
X=Permitted, A=Accessory Use,
S=SUP
RESIDENTIAL USES
Single Family Detached X
Single Family Zero Lot Line
Single Family Attached
Duplex
Home Occupation (1) X
Servants/Caretakers Quarters A
Temporary Accommodation for
Employees/Customers/Visitors
A
Swimming Pool (Private) A
Detached Garage (Private) A
Sport/Tennis Courts (Private unlit) A
Sport/Tennis Courts (Private lighted) S
INSTITUTIONAL and
GOVERNMENTAL USES
Emergency Ambulance Service X
Post Office (Governmental) X
Telephone, Electric, Cable, and Fiber
Optic Switching Station X
Electrical Substation S
Utility Distribution Lines2 X
Water and Sewage Pumping Station
(below grade) X
Water and Sewage Pumping Station
(above grade)
X
Water Storage Tank and Pumping
System (Elevated or Above Grade)
X
5
PERMITTED USES
X=Permitted, A=Accessory Use,
S=SUP
Water, Sewer, Electric, and Gas Meters X
Electric Transformers X
Private Streets/Alleys/Drives X
Child Daycare (Private; 7 or more) S
Government Building X
Police Station X
Fire Station X
AMUSEMENT/RECREATION
Park or Playground (Public or Private) X
Satellite Dish S
Non-Commercial Radio Tower S
Recreation Center (Private) X
Hike, Bike, and Equestrian Trails
(Public or Private) X
Temporary Sales Office (3) X
NOTES:
1. As defined by Chapter one of the Town of Westlake Code of Ordinances.
2. Including water, sewer, electric, gas, cable, telephone, fiber optic, and other public and private utility
distribution lines.
3. Limited to period of construction.
SECTION 2 ACCESSORY USES AND STRUCTURES
An accessory use or structure which is customarily incidental to the principal use or structure,
and is located on the same lot or tract of land, shall be permitted as an accessory use without
being separately listed as a permitted use.
6
ARTICLE III. DEVELOPMENT STANDARDS
SECTION 1 DENSITY
The Gross Density allow ed shall be one (1) residential lot per acre of land. Gross Density is
defined in Chapter 1 of the Code of Ordinances as: Density, gross. The words "density, gross"
shall mean density in floor area ratio or dwelling units per acre, inclusive of roadway right -of-
way and dedicated public parks and open space.
SECTION 2 MINIMUM LOT SIZE
The minimum lot size shall be 20,900 square feet. The minimum average size of all single-
family lots within Granada shall be 26,500 square feet.
SECTION 3 MINIMUM LOT WIDTH
The minimum lot width shall be 80 feet measured at the building line.
SECTION 4 MAXIMUM BUILDING HEIGHT
Section 4.1 Maximum Building Height. The maximum height for all structures located on
residential lots shall be two and one-half stories or 35 feet .
Section 4.2 Exceptions to Height Limitations. The height limits imposed above shall not
apply to (a) chimneys and vent stacks, cupolas, or other architectural features that are not
intended for occupancy or storage; (b) flag poles and similar devices; or (c) structures shown on
the approved concept plan.
SECTION 5 MINIMUM BUILDING SIZE
The minimum building size shall be 3,000 square feet for single story houses and 4,000 square
feet for two story houses.
SECTION 6 LOT COVERAGE
The footprint of the main level of each residence shall not exceed 40% of the entire area of the
lot. Footprint shall not include porches, patios, or other unenclosed areas.
SECTION 7 FRONT YARD SETBACKS
The minimum front yard shall be 25 feet. The Town Manager or his/her designee may approve a
reduction of the required setback or may require an increase in the required setback by a
maximum of ten (10) feet to avoid monotony or to accommodate unique site conditions
including the preservation of old growth trees.
7
SECTION 8 REAR YARD SETBACKS
The minimum rear yard shall be 35 feet. The Town Manager or his/her designee may approve a
reduction of the required setback by a maximum of ten (10) feet to avoid monoto ny or to
accommodate unique site conditions including the preservation of old growth trees.
SECTION 9 SIDE YARD SETBACKS
The minimum side yard shall be 15 feet. The Town Manager or his/her designee may approve a
reduction of the required setback by a maximum of five (5) feet to accommodate unique site
conditions including the preservation of old growth trees.
SECTION 10 SLOPE REQUIREMENTS
The height of non-residential structures within the PD District shall not be limited based on any
adjacency to (i) a residential lot (whether such residential lot is located inside or outside of the
PD District), or (ii) any roadway. All non-residential structures must be shown on an approved
concept plan are exempt from height limitations.
SECTION 11 SIGNAGE REQUIREMENTS
Section 11.1 Signs The UDC and the Westlake Code of Ordinance shall govern all signage
other than signage shown on the approved Concept Plan
Section 11.2 Exceptions to sign regulation. Signs shown on the approved Concept Plan are
exempt from regulation in the UDC.
SECTION 12 LANDSCAPE REQUIREMENTS
Section 12.1 Landscape requirements for residential home sites.
1. Shrubs or flower beds shall be located in flower beds 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 (5) feet . No more than seventy-five percent (75%) of
the landscaped area of a front yard may be covered by grass.
2. The landscape requirements of the Roadway Landscape Zones contained within the UDC
are applicable to all residential lots within this Planning Ar ea.
3. Lots that have rear yards facing Dove Road or FM 1938 shall have a minimum of two (2)
large trees and two small trees per lot in each rear yard. The Town Manager or his/her
designee may waive this requirement if adequate landscaping within the Common Open
Space between the lot and the roadway is in place.
8
Section 12.2 Landscape requirements for Common Areas
1. Landscaping shown in the common areas on the Concept Plan shall be installed and
maintained by the Developer or the Home Owners Association.
2. The Developer shall install and maintain all of the amenities and improvements contained
in the FM 1938 Streetscape Plan along the portion of FM 1938 that abuts the PD1-3
Planning Area.
3. Parking spaces within the common areas for Trail Head or other public use shall be
screened adjacent property or right -of-way. Landscaping and or berms shall create a
solid screening thirty (30) inches high between the parking area and any adjacent street.
SECTION 13 LIGHTING STANDARDS
All exterior lighting shall be subdued and indirect and comply with Town ordinances as well as
follow Dark Skies Design Guidelines. Nuisance lighting and or glare must be avoided. THE
OBJECTIVE OF THE REGULATION OF OUTDOOR LIGHTING IS TO PRESERVE THE
NIGHT TIME DARK SKY BY MIMIMIZING THE AMOUNT OF EXTEROR LIGHTING.
TO UTILIZE LOW INTENSITY INDIRECT LIGHT SOURCES TO THE EXTENT
REQUIRED FOR SAFETY AND SUBTLE DRAMA, TO ACHIEVE OUTDOOR LIGHTING
OF PLANT MATERIALS WITH HIDDEN LIGHT SOURCES. THE TOWN OF WESTLAKE
SUPPORTS THE “DARK SKY” PHILOSOPHY AND HAS ADDITIONAL OUTDOOR
LIGHTING REGULATIONS IN THE CODE OF ORDINANCES.
Section 13.1 Street lighting. Street Lighting shall be located at all corners and intersections.
Lights shall be low pedestal type fixtures with fully shielded light sources as approved by the
Town.
Section 13.2 Outdoor lighting regulations. The Outdoor Lighting regu lations contained in the
UDC are applicable to this Planning Area with the following additions:
1. Up-lighting shall be limited to lighting landscaping elements and shall be limited to 25
watt incandescent or equivalent lumens.
2. Building walls shall not be illuminated and light from landscape lighting may not
illuminate building walls higher than four (4) above grade.
3. Floodlights are prohibited. Except as allowed in the UDC.
4. All light sources must be fully shielded from view from adjacent property or right-of-
ways. Light sources of 25 watts incandescent or equivalent may be shielded with frosted
or opaque glass.
SECTION 14 BUILDING DESIGN ELEMENTS
9
Section 14.1 Architectural Control Committee. An Architectural Control Committee shall
be established that has approval authority over house designs prior to submittal for permitting.
The committee shall have at least one member appointed by the Town Manager and at least one
member appointed by the developer. The member appointed by the Town Manager may approve
variances to any of the Building Design Elements if he/she feels that the intent of the ordinance
has been met .
Section 14.2 Roofs. Roofing materials shall be limited to concrete or clay t ile, slate,
architectural or laminated 35 year warrantied composite shingles, standing seam metal (as accent
roof projections not exceeding 200 sq. ft. or other materials with similar appearance if approved
by the Town. No more than two houses on adjacent lots, fronting on the same street, may have
the same type and color roof material. No more than two houses on adjacent lots may have the
same roof pitch unless one or both roofs have multiple pitches.
Roof slope for the main structure and garage shall have a minimum roof pitch of 8:12, unless
otherwise approved by the Architectural Control Committee. This minimum pitch shall be used
on all roofs except Tuscan and Mediterranean style homes which can have a minimum of 4:12
roof pitch.
Roof design shall include offsets and dormers to break up large expanses of roof area.
Section 14.3 Exterior Walls. Exterior walls shall have horizontal and vertical articulation or
architectural features on all elevations.
Acceptable exterior wall materials:
Brick
Stone
Cast Stone
Stucco – ¾ inch thick minimum.
Siding of any type is prohibited for use on walls or chimneys.
Exterior wall coverings shall make changes at inside corners only. Every elevation shall have a
minimum of two wall materials or textures. Single wall covering materials may be approved if
architectural features, wall offsets, and enhanced trim around openings are utilized to limit
continuous blank wall areas..
Walls shall not exceed thirty feet in length without an offset of two (2) feet or more unless the
wall area is broken up by architectural elements such as ornate masonry work, changes in
construction material, or openings for windows or doors that are trimmed and recessed a
minimum of three (3) inches.
Section 14.4 Parking. Every house must have a minimum of three enclosed parking spaces.
Section 14.5 Exterior doors and windows. All doors and windows other than those within
court yards shall be recessed a minimum of three inches.
10
Windows shall be wood or vinyl and those visible from off-site shall have wood or vinyl
mullions or muntins.
Primary Entry Doors shall vary in design from house to house. If the same door is used on
houses within the same block, trim, accents or other architectural enhancements shall be used to
create a diverse appearance and maintain the appearance of a custom home neighborhood.
Garage doors shall be made of sectional wood or be wood clad. Aluminum or fiberglass doors
are prohibited.
Garage doors shall be recessed a minimum of six inches.
Front facing garage doors are allowed if located further back on the lot than the side-facing
garage portion, are in a motor court setting and behind a gate that extends over the driveway.
Section 14.6 Mechanical equipment screening All mechanical equipment and pool
equipment shall be completely screened from view from adjacent properties or right-of-way.
Screening may include landscaping provided the plant sizes are sufficient to provide seventy-five
percent screening at building final.
Section 14.7 Accessory buildings Architectural design, wall coverings and roof materials for
accessory structures shall be similar to those used on the primary structure
Section 14.8 Driveways and sidewalks All driveways and sidewalks and parking areas shall
be made of concrete, stone or pavestone. Concrete shall have an exposed aggregate finish, salt
finish, or be stamped and stained. All paving shall be a minimum of one foot from any adjacent
property line.
Section 14.9 Fencing and gates. All fencing shall be masonry or decorative metal. Posts shall
have decorative caps.
SECTION 15 UTILITIES AND DRAINAGE
Section 15.1 Utilities offsite. Water and sewer utilities for this site are provided by the Town of
Westlake. Off-site water and sewer line extensions as well as drainage improvements needed to
serve the site are the responsibility of the developer.
Section 15.2 Franchise Utilities. All on-site electric utility lines, new or existing, sha ll be
placed underground. All above grade equipment approved by the Town to be placed above grade
shall be screened from view as approved by the Town. All exclusive franchise utility easements
shall be identified on the preliminary plat and must be approved by the Town.
Section 15.3 Drainage. The post development drainage run-off quantities leaving the site shall
not exceed post development drainage run-off quantities. This section is applicable to the
subdivision as a whole and to any portion of a buildable lot that drains on to or across another
buildable lot.
11
Exception: Lot to lot drainage run-off is not limited if it is contained within underground piping.
ARTICLE IV. FIGURES
ARTICLE V. EXHIBITS
EXHIBIT A-1 Legal Description of PD District
EXHIBIT A-2 Boundary Map
EXHIBIT 2 PD Concept Plans
EXHIBIT A-1 Legal Description of PD District
LEGAL DESCRIPTION
TRACT 2A 84.28 Acres
BEING a tract of land situated in the C.M. Throop Survey, Abstract No. 1510, the W. Medlin
Survey, Abstract No. 1958, Tarrant County, Texas and being a portion of Tract 2 as described in
the Special Warranty Deed to MAGUIRE PARTNERS – SOLANA LAND, L.P. as recorded in
Volume 16858, Page 176 of the Deed Records of Tarrant County, Texas and being more
particularly described as follows:
12
BEGINNING at a 5/8 inch iron rod found with “Huitt-Zollars” cap at the southwest corner of Lot
1, Block 3, Westlake/Southlake Park Addition No. 1, an addition of the Town of Westlake,
Texas as recorded in Volume 388-214, Page 78 of the Plat Records of Tarrant County, Texas;
THENCE North 89 degrees 57 minutes 44 seconds West a distance of 200.93 feet to a point for
corner from which a 1 inch iron rod found bears North 59 degrees 11 minut es 44 seconds West a
distance of 0.35 feet;
THENCE North 00 degrees 20 minutes 49 seconds West a distance of 45.01 feet to a 5/8 inch
iron rod found with cap stamped “Huitt -Zollars”;
THENCE North 89 degrees 39 minutes 10 seconds West a distance of 462.17 feet to a 1/2 inch
iron rod found with Graham cap on the northerly right -of-way line of Dove Road as described in
Dedication Deed to the Town of Westlake as recorded under Instrument No. D208427746, Deed
Records of Tarrant County, Texas;
THENCE along the no rtherly right -of-way line of Dove Road the following:
North 00 degrees 19 minutes 57 seconds West a distance of 22.57 feet to a 1/2 inch iron rod
found with Graham cap;
North 89 degrees 24 minutes 50 seconds West a distance of 790.52 feet to a 1/2 inch iron rod
found with Graham cap at the beginning of a non-tangent curve to the right having a central
angle of 09 degrees 15 minutes 02 seconds, a radius of 1,047.14 feet and being subtended by a
chord which bears North 84 degrees 42 minutes 50 seconds West a distance of 168.88 feet;
Along said curve to the right an arc distance of 169.06 feet to a 5/8 inch iron rod set with Huitt-
Zollars cap at the end of said curve;
North 80 degrees 10 minutes 28 seconds West a distance of 36.09 feet to a 1/2 inch iron rod
fo und with Graham cap at the beginning of a non-tangent curve to the right having a central
angle of 08 degrees 51 minutes 19 seconds, a radius of 154.38 feet and being subtended by a
chord which bears North 39 degrees 37 minutes 29 seconds West a distance of 23.84 feet;
Along said curve to the right an arc distance of 23.86 feet to a 5/8 inch iron rod set with Huitt -
Zollars cap at the end of said curve, said point being on the easterly right -of-way line of Precinct
Line Road as described in said Dedication Deed to the Town of Westlake and being the
beginning of a non-tangent curve to the left having a central angle of 08 degrees 26 minutes 37
seconds, a radius of 1,782.50 feet and being subtended by a chord which bears North 04 degrees
17 minutes 41 seconds East a distance of 262.45 feet;
Thence along the easterly right -of-way line of Precinct Line Road, the following:
Along said curve to the left an arc distance of 262.68 feet to a ½ inch iron rod found with
Graham cap at the end of said curve;
North 00 degrees 07 minutes 18 seconds East a distance of 1,301.73 feet to ½ inch iron rod
found with Graham cap at the beginning of non-tangent curve to the right having a central angle
of 35 degrees 56 minutes 14 seconds, a radius of 1,267.50 feet and being subtended by a chord
which bears North 18 degrees 08 minutes 14 seconds East a distance of 782.04 feet;
Along said curve to the right an arc distance of 795.01 feet to a ½ inch iron rod found with
Graham cap at the end of said curve;
North 36 degrees 04 minutes 07 seconds East a distance of 138.75 feet to ½ inch iron rod found
with Graham cap at the beginning of a non-tangent curve to the right having a central angle of 06
degrees 53 minutes 02 seconds, a radius of 49.50 feet and being subtended by a chord which
bears North 39 degrees 28 minutes 33 seconds East a distance of 50.37 feet;
Along said curve to the right an arc distance of 50.40 feet to a ½ inch iron rod found with
Graham cap at the end of said curve;
13
North 43 degrees 01 minutes 31 seconds a distance of 59.51 feet to a ½ inch iron rod found with
Graham cap at the beginning of a non-tangent curve to the left having a central angle of 06
degrees 52 minutes 41 seconds, a radius of 255.50 feet and being subtended by a chord which
bears North 39 degrees 28 minutes 33 seconds East a distance of 30.65 feet;
Along said curve to the left an arc distance of 30.67 feet to a 5/8 inch iron rod set with Huitt-
Zollars cap at the end of curve;
North 36 degrees 03 minutes 35 East a distance of 329.53 feet to a ½ inch rod found with
Graham cap;
North 81 degrees 03 minutes 49 seconds East a distance of 21.21 feet to a ½ inch iron rod found
with Graham cap, said point being on the southerly right -of-way line of Kirkwood Boulevard as
described in said Dedication Deed to the Town of Westlake;
THENCE along the southerly right -of-way line of Kirkwood Boulevard, the following;
South 54 degrees 05 minutes 31 seconds East a distance of 123.12 feet to a ½ inch iron rod found
with Graham cap at the beginning of a non-tangent curve to the right having a central angle of 46
degrees 48 minutes 17 seconds, a radius of 735.60 feet and being subtended by a chord which
bears South 30 degrees 31 minutes 48 seconds East a distance of 584.34 feet;
Along said curve to the right an arc distance of 600.91 feet to a ½ inch iron rod found with
Graham cap at the end of said curve;
South 07 degrees 14 minutes 24 seconds East a distance of 2.72 feet to a ½ inch iron rod found
with Graham cap at the beginning of a non-tangent curve to the left having a central angle of 44
degrees 45 minutes 39 seconds, a radius of 932.50 feet and being subtended by a chord which
bears South 29 degrees 29 minutes 44 seconds East a distance of 710.11 feet;
Along said curve to the left an arc distance of 728.49 feet to a ½ inch iron rod found with
Graham cap at the end of said curve;
South 51 degrees 46 minutes 54 seconds East a distance of 230.66 feet to a ½ inch iron rod found
at the beginning of a non-tangent curve to the right having a central angle of 19 degrees 15
minutes 50 seconds, a radius of 400.00 feet and being subtended by a chord which bears South
42 degrees 14 minutes 31 seconds East a distance of 133.86 feet;
Along said curve to the right an arc distance of 134.49 feet to a ½ inch iron rod found with Huitt-
Zollars cap at the end of said curve;
THENCE departing the southerly right -of-way line of Kirkwood Boulevard, South 00 degrees 00
minutes 00 seconds East a distance of 1475.04 feet to the POINT OF BEGINNING and
containing 84.28 acres of land, more or less.
14
15
EXHIBIT A-2 Boundary Map
16
Page 1 of 2
estlake Planning & Zoning Commission
Type of Action
Regular Meeting - Action Item
Westlake Planning & Zoning Commission Meeting
Tuesday, January 22, 2013
Click here to enter a date.
TOPIC: Continuation of a Public Hearing and Consideration for Approval of an Amend ment to
the Permitted Uses and Development Regulations of Planning District 1-2 (PD1-2) Including
Development Guidelines, Design Standards, Roadway Design Standards, Residential
Development Standards, Signage Standards, and the Concept Plan With Phasing Identified for
PD1-2 to Allow for a Mixed Use “Village” Planned Development on an 85 Acre (approx.) Tract
Located at the Northeast Corner of FM 1938 (Davis Blvd) and Solana Boulevard.
STAFF CONTACT: Tom Brymer , Town Manager
Eddie Edwards, Director of Planning & Development
Decision Points
Start Date Completion Date
Timeframe: December 10, 2012 January 22, 2013
Funding: Amount - None. Status- N/A Source- N/A
.
Decision Alignment
VVM Perspective Desired Outcome
Sense of Place Financial
Stewardship
CF.Enhance and Maintain a Sense
of Community
Strategic Issue Outcome
Strategy Staff Action
Comprehensive
Planning and
Management of
Natural Resources
N/A SA 09D1: Ordinances
Strategy Map or VVM Connection
Strategic Issue Connection
Page 2 of 2
EXECUTIVE SUMMARY
This is continuation of the public hearing from the Commission’s December 10, 2012 meeting
for consideration of amend ing the PD1-2 planning area regulations to include new land uses and
development standards.
ORGANIZATIONAL HISTORY/RECOMMENDATION
The property is currently zoned for Office, Hotel and Retail uses. The owner/applicant seeks an
amendment to the PD1-2 Planning Area regard ing the permitted uses to allow development of a
mixed use planned development . This development will blend a wide range of various uses
(offices, governmental, retail, restaurants, business services, medical services, establishments,
conference center type meeting space, single family residential detached homes, villas, as well as
multi-family uses (condominiums and flats, i.e. apartments), The proposed uses will utilize a
design for a European style (Spanish) village tentatively named Westlake Vallecito. Applicant
advises that estimated value of improvements on this tract per these proposed uses will be
approximately $500,000,000. Recommend approval per the staff report.
ATTACHMENTS
Click here to enter text.
1. Site Location Map
2. Staff Report
3. Ordinance Including Ordinance Exhibits
a) Legal Description of PD District
b) PD1-2 Concept Plan
c) Westlake Vallecito Development Standards
d) Westlake Vallecito Design Standards
e) Westlake Vallecito Public Roadway Standards
f) Westlake Vallecito Residential Development Standards
g) Construction Phasing Plan (see Concept Plan)
Page 1 of 10
TOWN OF WESTLAKE, TX
ZONING CHANGE REQUEST
STAFF REPORT TO PLANNING & ZONING COMMISSION/TOWN COUNCIL
I. CASE INFORMATION
Case No. Z-10-01-12 Date: 12-1-12
Request: Applicant is requesting approval of the following:
Zoning Amendment X (PD1-2; PD-1, Planning Area 2)
Concept Plan X
Agenda Item: Public Hearing and Consideration for Approval of an Ordinance
Amending the Permitted Uses and Development Regulations of Planning District 1 -2
(PD1-2) Including Development Guidelines, Design Standards, Residential
Development Standards, Roadway Design Standards, Signage Standards, and the
Concept Plan With Phasing Identified for PD1-2 to Allow for a Mixed Use “Village”
Planned Development on an 85 Acre (approx.) Tract Located at the Northeast Corner of
FM 1938 (Davis Blvd) and Solana Boulevard.
Development Name: Westlake Vallecito aka “the Village”
Location: Subject property is an approximately 85 acre tract generally located at the
northeast Corner of FM 1938 and Solana Boulevard. (Note: legal description of the
subject property is included in the proposed ordinance, also see attached vicinity map).
Owner: Maguire Partners-Solana Land, LP (Mehrdad Moayedi)
Applicant: Jeffory D. Blackard
Developer: Centurion American Development Group
Acres: 85 acres (approx.)
Proposed Use(s): A mixed use planned development that will blend a wide range of
various uses (offices, governmental, retail, restaurants, business services, medical
services, establishments, conference center type meeting space, single family
residential detached homes, villas, as well as multi-family uses (condominiums and
flats) using a design for a European style (Spanish) village tentatively named Westlake
Vallecito. Applicant advises that estimated value of improvements on this tract per
these proposed uses will be approximately $500,000,000.
Page 2 of 10
Notice Requirements: Written notice was mailed to all property owners within 200 feet
as required by Town Ordinance. Additionally, written notice of this request was mailed
to the Glenwyck and Vaquero HOA/s, Carroll, ISD, as well as the Town of Trophy Club
(note: Trophy Club’s notice was to comply with the Memorandum of Understanding we
have with them and Roanoke to advise each other about development activity along the
SH 114 corridor in our respective communities.) Information, including this staff report,
as well as all materials furnished on this request contained in the Town Council’s and/or
Planning & Zoning Commission’s agenda packets, was placed on the Town’s web site.
Also, an email blast will also be sent out to Town residents (on the Town’s email list)
advising them of this pending request for zoning.
II. STAFF REVIEW COMMENTS
1. General Information/Proposed Uses:
This agenda item is consideration of an Ordinance amending the permitted uses and
development regulations of newly established Planning Area 2 (PD1-2) to allow for a
mixed use planned development at this location as well as adopt a Concept Plan for
this development. The subject site is approximately 85 acres located at the northeast
corner of FM 1938 (Davis Blvd) and Solana Boulevard. Subject site is bounded on the
south by Solana Boulevard, on the west by FM 1938 (Davis Blvd), on the north by SH
114, and to the east by a Solana office park development that is part of the PD1-1. As
indicated, this site is the newly established PD1-2 Planning Area 2 which formerly had
been a part of PD-1 commonly referred as Solana.
This mixed use planned development is tentatively named Westlake Vallecito. It will
blend various uses requested (which include office, governmental, retail, restaurants,
conference center type meeting space, hotel, single family residential detached, villas,
as well as multi-family uses, i.e. condominiums and flats; note: these proposed
permitted uses are set out in greater detail in the ordinance document), and configure
them in a harmonious manner around a large water feature, plazas, an amphitheater,
towers, as well as and other common area design features and open space. The
intended design result is to achieve a unique sense of place via a European (Spanish)
village where people can gather, live, work, entertain, shop, and recreate.
The Ordinance amending the permitted uses and development regulations of this newly
established Planning Area 2 (PD1-2) to allow for a Mixed Use Planned Development at
this location includes:
• Development Guidelines for Planning Area 2 , PD1-2
• Design Standards for Planning Area 2, PD1-2
• Residential Standards for Planning Area 2, PD1-2
Page 3 of 10
• Roadway Design Standards for Planning Area 2, PD1-2
• Concept Plan for Planning Area 2, PD1-2
2. Conformance with Comprehensive Plan:
The proposed use is consistent with the Town’s comprehensive plan as amended. It
should be noted that some (but not all) of the uses (office and some retail) were
previously contained in the PD-1 Planning District from which PD1-2 was created.
3. Existing Zoning Compared to Proposed Amended Uses:
As noted above, the PD-1 District permitted uses include some of the uses proposed in
this request (office, parking garages, hotel, health industry related uses, and some
retail). However, with the newly established PD1-2 Planning District, this proposed
amendment to the Zoning Ordinance would provide for additional uses in the PD1-2
District (which are not in the PD-1). The proposed PD1-2 uses are consistent with a
mixed use planned development designed to create a European style (Spanish) village
(tentatively named Westlake Vallecito). The proposed uses for PD1-2 include: medical
offices, office, governmental, retail, restaurants, business service establishments, hotel,
conference center type meeting space, and various residential uses. The various
residential uses proposed for PD1-2 would include single family residential detached
homes, villas, as well as multi-family uses (age restricted flats, condominiums, and flats
that are not age restricted, i.e. apartments).
4. Concept Plan and Development Standards:
a. Concept Plan. The purpose of the Concept Plan is to provide an overall general
design layout that shows the intended uses (buildings) and their proposed
location as well as location of streets, water feature, and open space areas. The
Concept Plan also sets out the phasing for this development. The Concept Plan
is intended to guide the preparation of the site plan for the 6 phases and the
order in which these phases occur. The site plan is a more detailed document,
which will come forward for approval consideration along with a preliminary plat
at a subsequent date.
The applicant’s Concept Plan, if approved, becomes part of the proposed zoning
ordinance establishing the use and development regulations for this for this PD1-
2 planning district. The Concept Plan shows placement of an estimated
approximate 3.2 million square feet of buildings on the subject tract with an
estimated value of $500,000,000, as well as various public/common areas and
water features for this site, all of which are designed to integrate, flow together
and work harmoniously as a village, or in planning parlance, a mixed-use
development. While the applicant has indicated that they wish to make use of
the site’s natural beauty with its topographical variation (i.e. - rolling terrain),
Page 4 of 10
extensive improvements will be made to it after zoning is determined. The
improvements contemplated on the site are extensive and include many
landscape and water features as well as streets and other infrastructure.
Construction of these improvements are planned by the applicant to be funded
by a public improvement district (PID), created under State law and approved by
the Town, but creating no financial obligation for the Town, i.e. the Town will not
be responsible for repayment of the PID bonds, rather the PID bonds will be paid
solely through assessments on the improvements inside and only inside the
development. PID’s are a commonly used economic development tool used by
municipalities to facilitate a community development while not burdening the
municipality financially.
b. Development Standards. The Development Standards for this Planning District
intend to establish standards to achieve the goal of a site design that creates
community with a balanced sustainable mix of uses blended as a village.
According to these Development Standards, buildings are multi-use and follow
the size, scope, scale and variety of a small European village. Further, the
Development Standards intend to promote an efficient pedestrian access
network between residential and non- residential uses. The physical relationship
between the development, adjacent properties, public streets, neighborhoods,
and the natural environment is created by:
• Site design that mimics the efficient pedestrian patterns that have evolved
in European villages
• High quality street and sidewalk-oriented environments that support
pedestrian mobility and are appropriate to the roadway context
• Ensuring large sites are developed in a manner to support and encourage
connective, cohesive visual identity, and attractive street scene
Key design elements have been identified in these Development Standards
which are intended to achieve this type of development. They are: 1.) centrally
located parking areas, 2.) use of structured parking, 3.) variety of building size
and shape, 3.) building size and shape variety, 4.) orientation of buildings to
other buildings and the street, 5.) multiple building faces (4-sided building
design), 6. pedestrian friendly environment and 7.) use of public art as well as
sitting and gathering spaces throughout. The Standards espouse being flexible
enough “…for creative building solutions, while being prescriptive in areas
necessary to preserve consistency throughout the development”.
Key development features identified in the Development Standards include Plaza
Mayor Vallecito, residential condos, hotel, single-family detached residences,
town homes and/or office condos on the upper edge of the amphitheatre, condo
Page 5 of 10
flats wrapping parking structures, bridges and water features, and landscaping as
in a European village (not suburban commercial development type landscaping).
5. Proposed Design, Integration of Uses, Density, and Setbacks:
a. Design and Integration of Uses. It should be noted that, while this is a mixed
used development in terms of land use, it is unlike almost all other mixed use
developments that staff is aware of (many of which are located in an urban core
area or seek to replicate that experience). While it does incorporate multiple
uses as many mixed use developments do, it incorporates multiple uses via the
use of the “village concept”. Multiple types of uses are designed as village,
configuring and integrating these uses in a harmonious manner around a large
water feature, plazas, an amphitheater, bell tower, chapel, public buildings, as
wel l as and other common area design features and open space. The outcome
of such a design approach is to integrate these uses to achieve a unique sense
of place as a European (Spanish) village where people can gather, live, work,
entertain, shop, and recreate. This is a very different approach to the more
traditional (in this country) Euclidian zoning approach that has been prevalent
since World War II which sets land uses in separate districts, thus separating
commercial and residential land uses, consequently largely separating the
interaction of various population groups.
b. Density and Setbacks. Because these multiple uses are integrated in the
mixed use village-type fashion proposed, density is dealt with differently. While
this development achieves higher density than a typical single family residential
development (in many cases there are no building setback requirements as in a
traditional zoning districts), the visual impact of this density is different because
density is impacted positively by presence of significant open spaces and
gathering spaces into the design (see the proposed Concept Plan), thus
integrating the uses. These open spaces, typical of a village, include water
features, plazas, amphitheater, bell tower, public art, chapel, public buildings, as
well as and other common area design features.
There is more than one type of residential use proposed. The residential uses
vary in number as follows:
Single Family Residential Detached 12 units
Townhomes/Condos (fee simple owner occupied) 121 units
Age Restricted Apartments (age 55 plus) 289 units
Flats (apartments) 137 units
Total 559 units
Page 6 of 10
The proposed ordinance also contains Residential Development Standards that
establish the various classification of residential housing, types of residential
uses, the number of units, location, square footage, and residential lot ad
valorem value. This also distinguishes between residential uses that are owner
occupied and non-occupied.
Other development often uses Floor Area Ratio (FAR) to regulate density. FAR
is the ratio of a structure’s square footage to the pad site. With this proposed
Ordinance, the zoning would not utilize FAR to regulate density, but would limit
density by height restriction and lot size.
c. Design Guidelines, Building Design, and Architecture. The Design
Guidelines establish design principles for PD1-2 that shape building design
including building massing, scale and rhythm, architectural elements, entrances,
façade treatments, lighting, signage, and streetscape.
d. Sign Regulations. Sign regulations proposed in the Sign Standards are the
same as used on Planning Districts covering what is known as the Circle T
Ranch in Planning District 3-4. Additionally, the Design Guidelines speak to
signage in this development as well.
6. Financial Impact Analysis.
Impact on public services in terms of services required by this proposed use, compared
to revenues it generates, has been analyzed. Impact on infrastructure is addressed in
other places in this report.
7. Utilities:
Water and sewer utilities are to be provided by the Town and service is available to the
subject site. Any dedication of water and sewer easements for public lines will be dealt
with at the time of preliminary plat approval. All on-site and any off-site water and sewer
improvements necessary to serve the development are the developer’s responsibility.
8. Access/Site Boundary Streets/Thoroughfare Plan:
The subject tract is served by SH 114, FM 1938 (Davis Boulevard), and Solana
Boulevard. FM 1938 is classified as a major collector by the Town’s approved thorough
fare plan in the Approved Comprehensive Plan, while Solana Boulevard is classified as
collector. FM 1938 is recently improved and was designed with the capacity to serve
this site. Streetscaping along side of the site adjoining FM 1938 will need to comport to
the Town’s FM 1938 Streetscape Plan. Solana Boulevard adjoining the south side of
this tract presently is constructed only as one-half of a future 4 lane divided (median)
Page 7 of 10
roadway. As such, the northern 2 lanes of Solana Boulevard will need to be
constructed adjacent to this tract to provide adequate safety, traffic movement, access
and capacity to serve this site on its south side. Solana Boulevard improvement will be
a requirement stipulated in a development agreement that will be approved at the time
of the site plan/plat approval (which will be considered done at a future date). The
applicant has prepared a traffic impact analysis of their development that staff has used
as a part of making these determinations.
Streets internal to this newly established PD1-2 Planning District will be laid out and
established through the site plan and platting approval process at a future date, at which
time determinations will be made as to their location, capacity, and status as public or
private streets. All streets, public or private, within the development will meet the
Town’s design standards including the Roadway Design Standards included in this
Ordinance. If streets are to be public, they will be dedicated by plat.
Ingress/egress points (driveways) to the site are shown on the concept plan, but will be
finalized at the time of site plan approval. Ingress/egress is shown on FM 1938 and
Solana Boulevard. There is no ingress/egress point proposed to SH 114 on the north
side of the site shown as on the Concept Plan (this is controlled by TxDOT and involves
much utility relocation if a driveway point was pursued for this site to SH 114).
9. Infrastructure(Generally)/Roadway Design Standards/Drainage:
a) Infrastructure (Generally). The applicant has submitted a Concept Plan
for the proposed use on the proposed PD1-2 site which is attached and
becomes part of the proposed zoning ordinance establishing the use and
development regulations for this planning district. The Concept Plan
shows not only the placement the buildings that represent the various
uses, but also location of internal street infrastructure, ingress/egress
points, as well as general location of various common areas and water
features for this site. While the developer has indicated that they wish to
make use of the site’s natural beauty with its topographical vari ation (i.e. -
rolling terrain), extensive improvements will be made to after zoning is
determined. The improvements contemplated on the site are extensive
and include many landscape and water features as well as streets and
other infrastructure. These improvements are the developer’s
responsibility. The Town may , however, decide in the future to consider
economic development tools, as allowed by State law, for certain aspects
of site development (for example, the water feature). These economic
development tools include a public improvement district (PID) or a tax
increment reinvestment zone (TIRZ), that would be negotiated by separate
Page 8 of 10
agreement. Further, these would be configured so there is no financial
obligation on the Town’s part. PID’s and TIRZ’s are a commonly used
economic development tool used in situations like this by Texas
municipalities Texas to facilitate a development while not burdening the
municipality financially.
b) Roadway Design Standards. All streets within the development,
whether private or dedicated to the Town shall meet the Town’s
construction standards. Additionally, design standards regarding street
widths, with and without parking for this development, would be
established by the Roadway Design Standards adopted with this
Ordinance.
c) Drainage. Storm water run-off from the site as developed must meet the
Town’s standards and likely will make use of the water feature shown on
the Concept Plan to meet those requirements.
10. Landscaping, Parking and Streetscaping Requirements:
a. Landscaping and Parking. The Concept Plan does not show a detailed
landscape plan or parking plan. A detailed landscape plan and parking
plan will be required to be submitted at the time of site plan submittal
when it is brought forward at a later date for consideration. Landscaping
for this development is also described in the Development Standards for
this development that would be adopted with the Ordinance. Landscape
standards, as proposed in this Ordinance, would be different than in other
zoning districts based on the unique nature of this development as a
village. Parking as it relates to street design within the development is
also described in the Design Guidelines for the development that would be
adopted with the Ordinance.
b. Streetscaping. A detailed streetscaping plan will be shown on the
site plan. The development should comport on its FM 1938 perimeter with
the Town’s FM 1938 Streetscape Plan. Additionally, this development’s
entire perimeter streetscape is shown in general form on the Concept Plan
(but will be developed in detail at the time of site plan submittal) and should
integrate and transition well in terms of aesthetics with any development
that occurs at the southeast corner of FM 1938 and Solana Boulevard.
The site’s perimeter streetscaping should also include a short (less than 6
foot in height) masonry wall (so the village is visible from FM 1938 and
Solana Boulevard). Also, streetscape design internal to the development is
Page 9 of 10
established within the Design Guidelines that would be adopted with the
Ordinance.
11. Pedestrian Circulation and Trail-Sidewalk Connectivity Both Internally and
Along the Site Perimeter:
The applicant’s concept plan indicates a heavy emphasis on pedestrian circulation
within the tract per the Concept Plan. Connectivity of this zoning district and site to the
Town’s public hike/bike trail should be contemplated by the applicant in their Concept
Plan. Sidewalks and trails internal to the site will need to connect by access points to
sidewalks, trails, or pubic rights-of-way on the perimeter of the site as well as to
sidewalks or trails on adjacent tracts. All these considerations should be finalized at
the time of site plan and preliminary plat consideration. The Concept Plan does show a
pedestrian trail on their site running in a general east-west direction connecting the
Solana office park to east with FM 1938. The trail is proposed in part to parallel the
water feature at certain locations along its route through the development. This
proposal meets the trail plan in the Town’s Comprehensive Plan.
12. Open Space/Parkland Dedication
Open space requirements as well as park land dedication fees shall be dealt with at
site plan or platting unless otherwise agreed to by separate agreement approved by
the Town Council.
_______________________________________________________________
III. STAFF RECOMMENDATIONS
Staff recommends approval of this zoning change request with the adoption of this
Ordinance that includes the Ordinance (includes legal description of subject site),
Development Guidelines, Design Standards, Residential Development Standards,
Roadway Design Standards, and Concept Plan (with phasing) for Planning Area 2,
PD1-2.
Further, Staff wishes to note the items identified above that will be dealt with at
submittal of the site plan and/or preliminary plat for this development (note: this is
not the final list of site plan and platting items, only those things identified in this
report). These include:
• Dedication of water and sewer easements for public lines. All on-site and any
off-site water and sewer improvements necessary to serve the development
are the developer’s responsibility.
Page 10 of 10
• Solana Boulevard additional lanes on south side of subject tract shall be
constructed by the developer as stipulated in a development agreement to be
executed at site plan/plat approval.
• A detailed landscape plan and parking plan.
• A detailed streetscaping plan will be shown with development’s entire
perimeter streetscape integrating and transitioning well in terms of aesthetics
from any development at the southeast corner of FM 1938 and Solana
Boulevard.
• Sidewalks and trails internal to the site will need to connect by access points
to sidewalks, trails, or pubic rights-of-way on the perimeter of the site as well
as to sidewalks or trails on adjacent tracts.
PD1-2
PLANNED DEVELOPMENT 1
PLANNING AREA 2
ORDINANCE NO. 692
AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING ORDINANCE OF
THE TOWN OF WESTLAKE, TEXAS TO AMEND THE ZONING FOR AN
APPROXIMATELY 85.9 ACRE TRACT OF LAND IDENTIFIED AS PLANNING AREA
2 OF THE PD1 PLANNED DEVELOPMENT DISTRICT (PD1-2) GENERALLY
LOCATED IN TARRANT COUNTY, TEXAS; FROM THE USES PERMITTED IN THE
“PD1” PLANNED DEVELOPMENT DISTRICT BEING, OFFICE, HOTEL, AND
CONFERENCING, EDUCATIONAL, GOVERNMENTAL SPORTS AND HEALTH
CLUB, AND RETAIL USES, TO MIXED USE “VILLAGE” WITH RETAIL, OFFICE,
COMMERCIAL, RESIDENTIAL, HOTEL, GOVERNMENTAL, AND
ENTERTAINMENT USES; DEFINING CERTAIN TERMS; DESCRIBING AND
INTERPRETING THE PD CONCEPT PLAN; REGULATING PERMITTED USES,
HEIGHT, LOT SIZES, BUILDING LINES, MINIMUM FLOOR AREA, PARKING,
LANDSCAPING, DRAINAGE AND OTHER DEVELOPMENT STANDARDS AND;
PROVIDING A SAVINGS CLAUSE; AND DECLARING AN EFFECTIVE DATE.
WHEREAS, on August 24, 1992, the Town Council adopted a Comprehensive Plan (the
"1992 Comprehensive Plan") for the Town; and
WHEREAS, on November 16, 1992, the Town Council (sometimes referred to as the
"Council") of the Town of Westlake, Texas (the "Town"), adopted a Comprehensive Zoning
Ordinance (the "Zoning Ordinance"); and
WHEREAS, the Zoning Ordinance has been amended by the Council after receiving
recommendations from the Planning and Zoning Commission (the "Commission"); and
WHEREAS, on September 15, 1997, based on the recommendations of the Commission,
the Board amended the Zoning Ordinance and the subdivision regulations by the adopting of a
Unified Development Code (the "UDC") for the Town; and
WHEREAS, there is located within the corporate limits of the Town an approximately
85.9 acre tract of land (commonly known as Planning Area 2 of the PD1 zoning district being
the portion of the PD1 zoning district bounded by Solana Boulevard to the south, FM 1938 to the
west, and SH 114 to the north); and
WHEREAS, because of the size, location, and natural features of the Planning Area and
the Town's need for public infrastructure, amenities, and services, the Town has a critical interest
in the development of the Planning Area and is encouraging such development to the highest
possible standards of quality consistent with the Town's long-term development vision; and
WHEREAS, because of improvements to FM 1938, further urban growth throughout the
region, and other changed conditions that affect the region, the Town believes there are unique
and significant opportunities for new and unique mixed-use development within the Planning
Area that will be consistent with the Town's long-term development vision; and
WHEREAS, the suitability of the Planning Area for such planned uses can be enhanced
through modifications to the development regulations governing the Planning Area, including
modifications to the zoning, subdivision and other standards otherwise applicable under the
UDC; and
WHEREAS, the economic development and land use planning objectives of the Town
will be furthered by the establishment of PD 1-2; and
WHEREAS, the Commission and Council held a public hearing upon the application of
Centurion American to amend the Comprehensive Plan to establish PD 1-2 and approve zoning
for PD 1-2 on December 10, 2012 after written notice of such hearing having been sent to
owners of real property being within 200 feet of the property and notice being published in a
newspaper of general circulation in the Town, all in accordance with law; and
WHEREAS, upon the recommendation of the Planning and Zoning Commission, the
Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of
the town and its citizens that the amendments (Exhibit “2”) to the Westlake Code of Ordinances
should be approved and adopted; and
WHEREAS, the Council believes that the interests of the Town, the present and future
residents and citizens of the Town, and developers of land within the Town are best served by
adopting this Ordinance, which the Council has determined to be consistent with the 1992
Comprehensive Plan, the Thoroughfare Plan, and Open Space Plan, all as amended;
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: That the recitals set forth above are hereby incorporated herein, adopted
by the Town and declared to be true and correct.
SECTIOION 2: That the Comprehensive Zoning Ordinance of the Town of Westlake,
Texas, Ordinance No. 202 as amended by Ordinance 588, is hereby amended by this PD
Ordinance by amending the Planned Development District PD1, Planning Area 2 (PD1-2) within
the property described in Exhibit 1 attached hereto by reference for all purposes. This Planning
Area will be subject to the concept plan, development standards and other regulations attached
hereto as Exhibit A.
SECTION 3: It is hereby declared to be the intention of the Town Council of the Town
of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are
severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be
declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction,
such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
paragraphs or sections of this Ordinance since the same would have been enacted by the Town
Council of the Town of Westlake without the incorporation in this Ordinance of any such
unconstitutional phrase, clause, sentence, paragraph or section.
SECTION 4: That all provisions of Ordinance not hereby amended shall remain in full
force and effect.
SECTION 5: That this Ordinance shall be cumulative of all other Town Ordinances and
all other provisions of other Ordinances adopted by the Town which are inconsistent with the
terms or provisions of this Ordinance are hereby repealed.
SECTION 6: That any person, firm or corporation violating any of the provisions or
terms of this ordinance shall be subject to the same penalty as provided for in the Code of
Ordinances of the Town of Westlake, and upon conviction shall be punishable by a fine not to
exceed the sum of Five Hundred ($500.00) for each offense. Each day that a violation is
permitted to exist shall constitute a separate offense.
SECTION 7: This ordinance shall take effect immediately from and after its passage as
the law in such case provides.
PASSED AND APPROVED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE,
TEXAS, ON THIS 10th DAY OF DECEMBER 2012.
MAYOR
ATTEST:
Town Secretary
APPROVED AS TO FORM:
Town Attorney
Page | i
EXHIBIT A
PD1 PLANNING AREA 3 (PD1-3)
SINGLE FAMILY RESIDENTIAL
ARTICLE I. GENERAL PROVISIONS ............................................................................................. 2
SECTION 1 SHORT TITLE ........................................................................................................... 2
SECTION 2 PURPOSES ................................................................................................................. 2
SECTION 3 GENERAL DEFINITIONS ........................................................................................ 2
SECTION 3.1 USAGE ...................................................................................................................... 2
SECTION 3.2 WORDS AND TERMS DEFINED ................................................................................. 2
SECTION 4 PD SUPPLEMENT ..................................................................................................... 3
SECTION 5 APPLICABILITY OF EXISTING REGULATIONS ............................................... 3
SECTION 5.1 APPLICABLE TOWN ORDINANCES ................................................................. 3
SECTION 5.2 GENERAL APPROVAL CRITERIA ............................................................................. 3
SECTION 6 CONCEPT PLAN, DEVELOPMENT PLANS, AND SITE PLANS. ....................... 4
SECTION 6.1 PD CONCEPT PLAN .................................................................................................. 4
SECTION 6.3 PD SITE PLANS ........................................................................................................ 4
ARTICLE I. GENERAL PROVISIONS ............................................................................................. 5
SECTION 1 LAND USE SCHEDULE ............................................................................................ 5
SECTION 2 ACCESSORY USES AND STRUCTURES ............................................................. 13
ARTICLE III. DEVELOPMENT STANDARDS .............................................................................. 13
SECTION 1 DENSITY .................................................................................................................. 14
SECTION 3 MINIMUM LOT WIDTH ........................................................................................ 14
SECTION 4 MAXIMUM BUILDING HEIGHT.......................................................................... 14
SECTION 5 MINIMUM BUILDING SIZE.................................................................................. 14
SECTION 7 REAR YARD SETBACKS ....................................................................................... 15
SECTION 9 SLOPE REQUIREMENTS ...................................................................................... 15
ARTICLE IV. EXHIBITS .................................................................................................................. 31
PAGE 2 OF 38
ARTICLE I. GENERAL PROVISIONS
SECTION 1 SHORT TITLE
This ordinance shall be known and may be cited as the "Planned Development 1, Planning Area
2 (“PD 1-2”) Village Planned Development Zoning District Ordinance.” or simply as the "PD1-2
Ordinance".
SECTION 2 PURPOSES
This PD Ordinance is adopted to establish a superior quality mixed use development with design
features and planning elements reminiscent of European pedestrian scaled village. The
Ordinance provides for the integration of vertical and horizontal mixed uses that allow
commercial, retail, governmental, hotel, and entertainment uses as well as single family,
townhome, condominium and high end multi-family residential uses on the property bounded by
Solana Boulevard to the south, FM 1938 to the west, and SH 114 to the north, and to provide an
appropriate transition between the intensity of the SH 114 Corridor to the north and the existing
and anticipated residential development to the south.
SECTION 3 GENERAL DEFINITIONS
Section 3.1 Usage For purposes of this PD Ordinance, certain numbers, abbreviations, terms,
and words shall be used, interpreted and defined as set forth in this Section. Other terms and
words are defined elsewhere in this PD Ordinance. Unless the context clearly indicates to the
contrary, words used in the present tense include the future tense, and words used in the plural
include the singular. The word "shall" will be interpreted as mandatory, and the word "may" as
permissive.
Section 3.2 Words and Terms Defined
Applicable Town Ordinances means the UDC and all other ordinances, rules, and regulations
that are adopted by the Council at the time of the Adoption of this PD Ordinance and that are
applicable to development within the PD District.
Council means the Town Council of the Town of Westlake, Texas.
Commission means the Planning and Zoning Commission of the Town of Westlake, Texas.
Floor area ratio (FAR) means the ratio of floor area to lot area. Floor area means the total area of
all floors of all buildings on a lot or unified development site measured between the outer
perimeter walls of the buildings excluding (i) area in a building or in a separate structure
(whether below- or above-grade) used for the parking of motor vehicles, (ii) courts or balconies
PAGE 3 OF 38
open to the sky, and (iii) roof area used for recreation. Lot area means the gross site area
excluding only (a) public roadways shown on the PD Concept Plans, (b) public hike, bike, and
equestrian trails shown on the PD Concept Plans; and (c) the Town edge landscape zone.
Masonry means brick, stone, cast stone, concrete, EIFS, glass block, split-face concrete masonry
unit, or other masonry materials approved by the Board.
PD Concept Plan means any one or more of the drawings attached to this PD Ordinance and
labeled "PD Concept Plan" (all of which plans are deemed part of the PD Concept Plan and this
PD Ordinance).
PD District means the Planned Development Zoning District or Planning Area established or
amended by this PD Ordinance.
PD Ordinance means this Planned Development Zoning District ordinance, including the PD
Concept Plan.
Planning Area means an area within a Planned Development zoning district, the boundaries of
which have been approved by the Town, which may have Permitted Uses and Development
Regulations that are only applicable to the Planning Area.
Town means the Town of Westlake, Texas or the appropriate Town staff when designated as a
reviewing agent.
Town Manager means the Town Manager of the Town of Westlake or his/her designee.
UDC means the Town's Unified Development Code, or the development related chapters of the
Code of Ordinances as it exist at the time of the adoption of this PD Ordinance.
SECTION 4 APPLICABILITY OF EXISTING REGULATIONS
Section 4.1 Applicable Town Ordinances
Except to the extent provided by the PD Concept Plan and this PD Ordinance, development
within the PD1-2 Planning Area shall be governed by the Applicable Town Ordinances. In the
event of any conflict between (i) the PD Concept Plan and this PD Ordinance, and (ii) the
Applicable Town Ordinances, the terms, provisions and intent of the PD Concept Plan and this
PD Ordinance shall control. Except as provided below, in the event of any conflict between the
UDC and the Applicable Town Ordinances, the terms, provisions and intent of the UDC shall
control.
Section 4.2 General Approval Criteria
To the extent, if any, that the Applicable Town Ordinances (and, in particular, the subdivision
regulations of the UDC) grant to the Council, the Commission, the Town Planner, or any other
PAGE 4 OF 38
Town employee or consultant, the authority to approve any aspect of development within the PD
District (including, but not limited to, preliminary or final plats or any aspect thereof or any
agreements or permits related thereto) based on conformity with the Town's Comprehensive
Plan, Open Space Plan, Thoroughfare Plan, Master Water and Sewer and Master Drainage Plans
(or with the objectives, goals or policies of such plans), then such authority shall be exercised to
the extent necessary to determine whether the aspect of development being approved is
consistent with the PD Concept Plan, this PD Ordinance, and the objectives, goals, and policies of
such plan and ordinance.
SECTION 5 CONCEPT PLAN, DEVELOPMENT PLANS, AND SITE PLANS
Section 5.1 PD Concept Plan The PD Concept Plan attached to this PD Ordinance consists
of d rawings and documents generally labeled as (1) "Concept Plan" and (2) “Concept Plan Key”
Except as otherwise provided by this PD Ordinance, each of these drawings and documents are a
part of this PD Ordinance, and all graphic depictions and Concept Plan details included in the
Concept Plan Key are considered "regulatory" standards. The drawing labeled "Concept Plan"
identifies the general boundaries of the PD District. The exact boundaries of the PD District are
shown on the metes and bounds description attached hereto as Exhibit 1. Any information
shown on this drawing that is outside the boundaries of the PD District is not considered part of
the PD Concept Plan or this PD Ordinance and does not bind or otherwise affect development
within the PD District.
Section 5.2 PD Development Plan
If the board requires, as a condition of establishing the PD district and approving a PD concept
plan, that PD development plans be submitted prior to submittal of a PD site plan, a PD
development plan may be prepared and submitted for the entire developme nt at one time or for
individual phases of development. Each plan shall be submitted in 15 copies to the town manager
or his designee. Each PD development plan shall be accompanied by (i) a development plan
informational statement and (ii) a preliminary dr ainage study for the area covered by the
proposed plan. If deemed necessary by the town manager, the applicant for a PD development
plan shall also submit an updated traffic impact analysis prior to Commission action. A PD
development plan may be used where the developer requests or the board requires certain
standards for the PD district to be specified after initial establishment of the PD district, and
constitutes an amendment to the approved PD concept plan and PD Ordinance. A PD
development plan includes more detailed information as to the specific land uses and their
boundaries. The purposes of a PD development plan are to allow flexibility in the development
process by deferring specification of all development standards at the time of PD district creation
and to enable developers to satisfy conditions imposed on creation of the district prior to
submittal of a PD site plan
Section 6.3 PD Site Plans
A PD site plan is mandatory and is the final step of the PD development process. The purposes
of a PD site plan are to ensure that the development of individual building lots, parcels, or tracts
PAGE 5 OF 38
within the PD district are consistent with the approved concept plan and development plan, if
any, and to ensure t hat the standards applicable within the PD district are met for each such lot,
parcel or tract. A PD site plan shall continue to be valid for a period of four years after it is
approved by the commission; however, such period may be extended by the board. A PD site
plan shall terminate at the end of such four-year period (or extended period if approved by the
board) unless, within such period, a preliminary plat has been filed with the town for all of the
land covered by such PD site plan. If a PD site plan terminates, development of the land covered
by the terminated plan cannot occur until a new PD site plan has been approved for the land as
provided by this article.
SECTION 7 PARK LAND DEDICATION REQUIREMENTS
No Park Land Dedication shall be required in this PD1-2. Trails and open space shall be
designated on the Concept Plan and the Site Plan. Open Space may be 100% private, but must be
publicly accessible. The trails and open space shall be owned and perpetually maintained by the
Developer or his designee.
ARTICLE II USES
SECTION 1 LAND USE SCHEDULE
Buildings, structures, and land within the PD1-2 Planning Area shall be used only in accordance
with the uses permitted in the following "Land Use Schedule". The symbol "X" shall mean that
the use is permitted as a principal use by right. The symbol "S" shall mean that the principal use
is permitted only after first obtaining a "Specific Use Permit" as set forth in the UDC. The
symbol "A" shall mean that this use is specifically permitted as an accessory use to a main use
(this does not exclude other land uses which are generally considered accessory to the primary
use). A blank square shall mean that the use is not allowed by right as a principal or accessory
use.
PD1 PLANNING AREA 2 (PD1-2) – MIXED-USE DEVELOPMENT
LAND USE SCHEDULE
PERMITTED USES
X=Permitted, A=Accessory Use, S=SUP
AGRICULTURAL USES
Community Garden and/or Vineyards X
Farms General (Crops)
PAGE 6 OF 38
Farms General (Livestock, Ranch)
Orchard S
Plant Nursery (Growing) S
Plant Nursery (Retail Sales) S
Stables ( As a Business)
Stables (Private Use) X
Veterinarian (Indoor Kennels)
Veterinarian (Outdoor Kennels)
Wind Turbines
RESIDENTIAL USES
Detached Garage (Private) A
Multifamily Apartment (“Flat ”) X
Servants/Caretakers Quarters A
Studio Efficiency ( living room, bedroom, kitchenette in single room) X
Single Family Attached (Townhome, Brownstone) X
Single Family Detached X
Sport/Tennis Courts (Private) A
Swimming Pool (Private) A
Temporary Accommodation for Employees/Customers/Visitors A
INSTITUTIONAL and GOVERNMENTAL USES
Child Daycare (Private; 7 or more) S
Child Daycare (Public; 7 or more) X
Church or Place of Worship X
Civic Club X
PAGE 7 OF 38
Clinic X
College or University S
Community Center (Public) X
Data Center A
Electric Transformers X
Electrical Substation S
Emergency Ambulance Service (Governmental) X
Fire Station X
Government Building X
Heliport/Helistop/Vertistop S
Hospice S
Hospital S
Library X
Nursing/Convalescent Home X
Package and Mailing Service (Private) X
Police Station X
Post Office (Governmental) X
Private Streets/Alleys/Drives X
Psychiatric Hospital S
Rehabilitation Care Institution X
Retirement Home X
School, K-12 (Private) S
School, K-12 (Public) S
School, Vocational X
Telecom, Electric, Cable and Fiber Optic Switching Station, Network Op Center X
PAGE 8 OF 38
Surgery Center – Overnight Stay X
Use Associated with Religious Institution X
Utility Distribution Lines (Buried) X1
Utility Distribution Lines (Overhead) X2
Utility Shop and Storage S
Water and Sewer Pumping Station (above grade) S
Water and Sewer Pumping Station (below grade) X
Water, Sewer, Electric and Gas Meters X
COMMERCIAL USES
Accessory Building A
· Administrative, Medical, or Professional Office X
· Amphitheater – Public and/or Private A
· Antenna and/or Antenna Support Structure, Commercial
· Antenna and/or Antenna Support Structure, Non-Commercial
· Antenna (Stealth, Commercial—C) X
· Antique Shop and Used Furniture X
· Aquarium, Bird and / or Pet Shop X
· Artisan’s Workshop Art Gallery and/or Studio X
· Assisted Living Facility X
· Athletic Fields, Public and/or Private (non lighted) X
Athletic Fields, Public and/or Private (lighted) S
· Auto Parts Sales, Inside X
· Automobile Car Wash S
· Automobile Parking Lot/Garage (Paid and/or Free) S
Automotive Repair
PAGE 9 OF 38
· Bakery – Custom with onsite production X
· Ballroom X
· Bank, Savings and Loan, or Credit Union X
· Barber Shop and/or Beauty Salon X
· Bed and Breakfast Inn (less than 12 rooms) S
· Beer, Liquor & Wine Package Sales S
· Bell Tower w/ Residential, Retail, Office and other vertically-integrated uses X
Boat Slips X
· Bicycle / Skateboard / Scooter Shop X
· Blacksmith Studio X
· Book or Stationery Store X
· Boat Slips X
· Building Material and Hardware Sales, (inside only) X
· Business Service X
· Butcher Shop – (Custom Meat Market) X
· Camera Store X
Cafeteria (Private) A
· Candy – Confectionary Shop X
· Candy Shop with onsite production X
· Castle with adaptive re-use for Residential or any other approved use X
· Cathedral with adaptive re-use for Residential or any other approved use X
· Caretaker’s/Guard’s Residence X
· Chapel – Wedding Event Center X
· Children’s Theater X
· Cigar and Tobacco Shop X
PAGE 10 OF 38
· Civic/Convention Center X
· Cobbler / Custom Boot Maker Studio X
· Coliseum (Public Amphitheater) with or without attached Residential Townhomes X
· Commercial Amusement, Indoor X
· Community Centers X
· Country Club X
· Conference Center X
Convenience Store without Gas Pumps X
· Convenience Store with Gas Pumps S
· Custom Clothier with on-site Tailoring X
· Dance Hall S
· Dentist and/or Orthodontist X
· Department Store X
· Dress Maker with onsite production X
· Drug Store / Pharmacy / Compounding X
· Dry Cleaning & Press-Shop X
· Electronics Store and/or Hobby Shop X
· Farmer’s Market (Indoor and/or Outdoor) S
· Film Developing & Printing X
· Firehouse with adaptive re-use into Residential or any other approved use X
· Florist X
· Fraternal Organization, Lodge, Fraternity, or Sorority S
· Furniture, Home Furnishings and Appliance Store X
· Glass Blower X
· Grocery Store X
PAGE 11 OF 38
· Gymnastics/Dance Studio X
· Hardware, Sporting Goods, toys, paint, wall paper X
· Health/Fitness Center and/or Salon X
· Home Occupation (no more than 250 sq. ft) X
· Hospital and/or Hospice X
· Hostel (up to 40 beds) X
· Hotel - Major X
· Hotel (Boutique in Plaza, on Water Front and/or Ship) X
· Household Appliance Service and Repair X
· Insurance Office X
· Jewelry Shop / Repair and/or Optical Goods Store X
· Laundromat
· Locksmith/Security System Company X
· Massage Therapy, Licensed X
· Micro -brewery and/or Wine Production (< 30,000 sq ft) S
· Mini-Storage Facility as Condo-wrap product on Structured Parking X
· Mobile Food Vendor S
· Multi-Purpose Event Center X
· Museum/Art Gallery X
· Musical Instrument Shop X
· Parking Structure A
· Performing Arts Center and/or Live Theater X
· Photography Studio X
· Print Shop, Minor X
· Private Club S
PAGE 12 OF 38
1 Including Water, sewer, electric, gas, cable, telephone, fiber optic, and other public and private
utility distribution lines 2 Limited to period of construction
· Private Recreation Center X
· Public Water Feature (Lake, Moat, Waterway) X
· Real Estate Sales/Leasing Office X
· Restaurant or Cafeteria (Public) X
· Restaurant, Drive In S
· Retail Stores and Shops X
· Retail/Service Incidental Use X
· Salon X
· Signature Bridges X
· Ski Shop X
· Small Engine Repair Shop (no outside storage or display) X
· Spa, Swimming Pool, Tennis Courts (Public and/or Private) X
· Telecommunications Studio with Offices X
· Temporary Building A
· Theater, Neighborhood (up to 6 screens) X
· Theater, Regional (up to 24 screens) X
· Transit Stop X
· Travel Agency X
Vineyard X
· Water Taxi / Lake Cruise X
· Wedding Chapel X
· Winery and/or Wine Bar S
PAGE 13 OF 38
SECTION 2 ACCESSORY USES AND STRUCTURES
An accessory use or structure which is customarily incidental to the principal use or structure,
and is located on the same lot or tract of land, shall be permitted as an accessory use without
being separately listed as a permitted use.
SECTION 3 RESIDENTIAL USES AND UNIT COUNTS
The Developer is limited to the Residential Use restrictions described in Exhibit 7 “Residential
Use Summary Table”.
SECTION 4 OTHER PRESCRIBED RESIDENTIAL USES
Section 4.1 Residential Condos/Townhomes: The Developer may build Residential Condos
and/or Townhomes as described in Exhibit 7 with the intent of these structures being to mimic
the varied, attached residential component found naturally in a small European Village. Changes
in massing of the structures are to be accomplished through the variety in the number of units per
building and the orientation of the gar age doors where applicable.
1. The Condo/Townhomes shall be built in clusters of no less than 2 units per contiguous
building and no more than 18 units per contiguous building.
Section 4.3 Single-Family, Detached Residences: The Developer may build up to 12
Residential Single-Family, Detached Residences within Westlake Vallecito. These homes shall
range in size from 2,400 sq ft up to 12,000 sq ft.
Section 4.5 Coliseum Town homes and/or Offices: The Developer may construct a ring of not
more tha n 16 Residential Town homes and/or Office Condos along the upper edge of the
Coliseum. Retail and commercial uses are permitted on the first floor.
SECTION 5 OTHER PRESCRIBED COMMERCIAL/RETAIL USES
Section 5.1 Outdoor Display of Merchandise
1. All outside display of merchandise shall conform to the following guidelines:
a. All outside storage and/or display requires an outdoor display permit from the Town.
b. All outside display will be limited to the normal business hours.
b. A minimum clear unobstructed width of 48-inches measured from the curb shall be
maintained on the public right -of-way/sidewalk.
2. The Town reserves the right to require the removal of any merchandise displayed outside
on the public right -of-way/sidewalk that may be obtrusive, unsafe, or otherwise interfere
with pedestrian traffic.
ARTICLE III. DEVELOPMENT STANDARDS
PAGE 14 OF 38
SECTION 1 DENSITY
Section 1.1 Maximum Density and FAR: No FAR limitations are imposed by this
Ordinance. Maximum density is a function of the scale, size and scope of each phase of the
Village Development as prescribed within Exhibit 3 “Westlake Vallecito Development
Standards” and Exhibit 6 “Westlake Vallecit o Residential Development Standards” as well as the
PD Concept Plan, the PD Site Plan, the Developer Agreement and height restrictions established
in this Article III, Section 4.
SECTION 2 MINIMUM LOT SIZE: Minimum lot size is 400 sq ft.
SECTION 3: MINIMUM LOT WIDTH: There is no minimum lot width.
SECTION 4: MAXIMUM BUILDING HEIGHT
Section 4.1 The maximum height for all structures located within Westlake Vallecito is 735’
Mean Sea level (MSL) or 105’ above grade, whichever is lower.
Section 4.2 The exceptions for this restriction shall be:
1. Architecturally-correct Bell Towers and Core Room Towers as depicted on the Concept
Plan and the Site Plan.
a. Bell Towers are designed for occupancy and are restricted to 220’ above grade.
Architectural Embellishments on the Bell Towers are not to exceed 25% of total
Building Height .
b. Core Room Towers are not to exceed 12 Stories above grade.
c. Three-story Penthouses shall be allowed above Core Room Tower story restrictions .
Section 4.3 All commercial floor space provided on the ground floor of a mixed-use building
must have a minimum floor -to-ceiling height of twelve (12) feet .
SECTION 5 MINIMUM BUILDING SIZE
Section 5.1 The minimum building size shall be 800 square feet for residential unit (flat, condo,
townhome, single-family-attached and/or single-family detached).
Section 5.2 Minimum building size for any non-residential primary use structure shall be 400 sq
ft.
Section 5.3 Building size, as used in this section, shall mean heated and air-conditioned area.
SECTION 6 FRONT YARD SETBACKS
PAGE 15 OF 38
There shall be no minimum Front Yard Setbacks
SECTION 7 REAR YARD SETBACKS
There shall be no minimum Rear Yard Setbacks.
SECTION 8 SIDE YARD SETBACKS
There shall be no minimum Side Yard Setbacks except as to accommodate Building Code and
Fire Code.
SECTION 9 GARAGE SETBACKS
Garages may not be set back between 5’ and 25’ from the street in order to avoid blocking
sidewalks or pedestrian access
SECTION 9 SLOPE REQUIREMENTS
Section 9.1 The height of non-residential structures within the PD District shall not be limited
based on any adjacency to (i) a residential lot (whether such residential lot is located inside or
outside of the PD District), or (ii) any roadway.
Section 9.2 All non-residential structures shown on an approved concept plan are exempt from
slope -proximity requirements.
SECTION 10 BUILDING DESIGN ELEMENTS
The standards and criteria contained in this Section shall be the minimum standards for all new
development. The regulations of this Section shall apply where the regulations of this Section
conflict with the Town of Westlake Zoning Ordinance and/or Subdivision Ordinance.
Section 10.1 Architecture
All Permanent Structures to be erected within Westlake Vallecito shall follow the specific
Westlake Vallecito Design Guidelines submitted as Exhibit 4 to this Ordinance.
Section 10.2 Site Plan and Building Elevation Review
Each Permanent Structure shall have a final Site Plan and Building Elevation review with the
Town prior to issuance of the building permit. This review is to ensure compliance with Specific
Design Guidelines, overall fit into Westlake Vallecito as it matures as a Village, and adherence
to the spirit and intent of the foundational framework of a small, European Village. Changes that
constitute a material change to the design guidelines will be considered a zoning change and
subject to the required zoning change process.
Section 10.3 Architectural Embellishments
1. Architectural embellishments not intended for human occupancy that are integral to the
architectural style of the buildings, including spires, belfries, towers, cupolas, domes, and
roof for ms whose area in plan is no greater than 25% of the first floor foot print may
PAGE 16 OF 38
exceed the height limits by up to twenty (20) feet provide such changes are reflected on
the Site Plan and approved by Council.
2. Mechanical equipment, including mechanical/elevator equipment penthouse enclosures,
ventilation equipment, antennas, chimneys, exhaust stacks and flues, fire sprinkler tanks,
and other similar constructions may extend up to twenty (20) feet above the actual
building height, provided that: 1) they are setback from all exterior walls a distance at
least equal to the vertical dimension that such item(s) extend(s) above the actual building
height, or 2) the exterior wall and roof surfaces of such items that are set back less than
the vertical dimension above the actual building are to be constructed as architecturally
integral parts of the building façade(s) or as architectural embellishments as described
above, and that such changes are reflected on the Site Plan and approved by Council.
Section 10.4 Building Materials:
1. Only durable materials such as clay fired brick, natural and manufactured stone, granite,
marble, EIFS (2nd floor and up only) and stucco shall be considered primary materials.
Native Texas Stone Materials shall be of primary consideration in the building material
selection process.
2. Primary materials shall comprise as least eighty (80) percent of each floor, exclusive of
doors and windows. EIFS as a primary building material may only be used above the
second floor of any structure.
3. Only primary building materials are allowed on the first floor, exclusive of doors,
windows, and their accompanying frames. For purposes of this section, the first floor
shall be at least nine (9) feet high.
4. Secondary materials used on a building façade are those which comprise less than a total
of twenty (20) percent of an elevation area. Permitted secondary materials are all
primary materials, aluminum or other metal, cedar or similar quality decorative wood, or
other materials as approved by the Town Manager.
5. Four-Sided Building Design: All buildings shall be architecturally finished on all sides
with the same materials, detailing, and features. Where the rear façade does not face a
public street, the architectural finish must match the remainder of the building in color
only.
Section 10.5 Building Entries
1. Main building entries shall be highlighted using such techniques as building articulation
and/or entry canopies so they are obvious to pedestrians and motorists.
2. Each building and separate lease space at grade along the street edge shall have a
functioning “Primary Entry” from the sidewalk. Corner entries may count as a Primary
Entry for both intersecting street fronts.
Section 10.6 Awnings, Canopies, Arcades, & Overhangs
1. Structural awnings are encouraged at the ground level to enhance articulation of the
building volumes.
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2. The material of awnings and canopies shall be architectural materials that complement
the building.
3. Canopies and awnings shall respect the placement of street trees and lighting.
4. All large canopies (i.e. gas stations, banks, etc.) that require structural columns for
support shall have a minimum six (6) feet masonry or ornamental iron/steel (or other
approved material) finish measured fro m the finished grade. Materials used on columns
and canopies shall be complementary to the building
Section 10.7 Building Articulation
1. That portion of the building where retail or service uses take place on the first floor shall
be accentuated by including awnings or canopies, different building materials, or
architectural building features.
2. Building facades fronting both streets and driveways should have massing changes and
architectural articulation to provide visual interest and texture and reduce large areas of
undifferentiated building façade. Design articulation should not apply evenly across the
building façade, but should be grouped for greater visual impact employing changes in
volume and plane. Architectural elements including projecting volumes, windows,
balconies, loggias, canopies, pediments, and moldings that break up the mass of the
building are encouraged.
Section 10.8 Above-Grade Structured Parking
1. Where parking garages are within views of streets, openings in parking garages shall not
exceed 75% of the façade area. The portion of the parking garage that is visible from the
street shall have an architecturally finished façade compatible with the surrounding
buildings.
2. Entries and exits to and from parking structures shall be clearly marked for both vehicles
and pedestrians by materials, lighting, signage, etc., to ensure pedestrian safety on
sidewalks.
Section 10.9 Projections into Rights-of-Way
The following projections shall be permitted into a public easement or right -of-way, provided
that 1) no projection shall be permitted into a public easement or right -of-way of SH 114, Solana
Boulevard and FM 1938; 2) such projections do not extend over the traveled portion of a
roadway; 3) the property owner has assumed liability related to such projections; and 4) the
property owner shall maintain such projection in a safe and non-injurious manner.
1. Ordinary building projections, including, but not limited to water tables, sills, belt
courses, pilasters, and cornices may project up to twelve (12) inches beyond a building
face or architectural projection.
2. Roof eaves may project up to thirty-six (36) inches beyond the building face or
architectural projection.
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3. Architectural projections, including balconies, bays, towers, and oriels; show windows
(1st floor only); below grade vaults and areaways; and elements of a nature similar to
those listed; may project up to forty-eight (48) inches beyond the building face.
4. Canopies and/or awnings may project from the building face and may extend into rights-
of-way if a minimum sidewalk clearance and/or distance to a street tree of six (6) feet is
maintained. Additionally, they may be extended or be within eight (8) inches of the back
of curb if used to provide a covered walkway to a building entrance and as long as any
canopy/awning support is no closer than eighteen (18) inches from the back of curb.
5. Below-grade footings approved in conjunction with building permits.
6. Pedestrian Bridges shall be permitted to extend over public right -of-ways and/or private
access easements provided that a minimum vertical clearance of 14 feet from side to side,
or 17’ from the high point of an arch.
Section 10.10 Extensions into Rights-of-Way
Outdoor eating areas and outdoor display of retail items for sale may extend into rights-of-way if
a minimum sidewalk clearance and/or distance to a street tree of three (3) feet is maintained,
provided that no extensions shall be permitted into a public easement or right-of-way of SH 114,
Solana Boulevard and FM 1938.
Section 10.11 Roofing material
Roofing materials shall be limited materials approved by the adopted building code that are
either natural slate or authentic clay tile, or have the appearance of slate or clay tile. Flat roofing
systems where appropriately masked from street-level view corridors by parapets and/or other
architectural features are permitted. Standing seam metal roofing may be used only for minor
areas such as porches and patios and in areas not generally visible.
Section 10.12 Roof pitch
No minimum roof pitch prescribed.
Section 10.13 Exterior wall materials
Exterior wall shall be 100% masonry except for doors and windows. Brick, stone, cast stone,
and stucco are approved materials. EIFS is limited to 2nd story and above only. Siding of any
type is prohibited.
Section 10.14 Gutters and downspouts.
Gutters and down spouts shall be made of anodized metal or copper and all visible gutters to be
constructed as half-round design.
Section 10.15 Driveways and sidewalks
All driveways and sidewalks, other than common area sidewalks, shall be stamped with a
Vallecito unique Cobblestone Pattern (to be approved by the Town), stained or have an exposed
aggregate finish, as allowable to conform to ADA standards.
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SECTION 11 SIGNAGE
Section 11.1 Special sign standards.
1. Subdivision monument signs. Two subdivision monument signs are allowed at each
entrance to a single-family subdivision or multifamily development. The standards for
subdivision monument signs are as follows:
a. The signs must be monument signs (whose length exceeds height) and may be located
within roadway landscape zones (excluding visibility triangles at intersections).
b. Content is limited to the name and logo of the subdivision.
c. The maximum size of each monument sign is 40 square feet; the maximum sign area
is 24 square feet; and the maximum height is four feet, measured from the average
grade level at the base of the sign to the highest part of the sign.
d. Construction materials are limited to stone, cast stone, brick, split face CMU used in
conjunction with, or as a border for, stone and cast stone, or other materials approved
by the board.
e. Sign elements may be carved into the construction materials, may consist of metal
elements attached to the construction materials, or may otherwise be displayed in any
manner approved by the board.
f. A ll monument signs must have a minimum landscaped area of two square feet for each
linear foot of the horizontal length of the sign face unless otherwise approved in the
Site Plan. For purposes of landscaping, the horizontal length of double-sided signs is
the sum of the horizontal length of both sign faces.
2. Business monument signs (type 1). Each lot is entitled to one monument sign for each
street frontage of the lot. Type 1 monument signs may only include the name and logo of
the building and/or the name and logo of business occupants; provided, however, if a
business occupant does business under more than one name, the name that does not
advertise products or services shall take precedence. The standards for all type 1
monu ment signs are as follows:
a. Signs may be located within roadway landscape zones.
b. Length must exceed height.
c. Construction materials are limited to stone, cast stone, brick, split face CMU used in
conjunction with, or as a border for, stone and cast stone, or other materials approved
by the board.
d. Sign elements may be carved into the construction materials, ma y consist of metal
elements attached to the construction materials, or may otherwise be displayed in any
manner approved by the board.
e. If the total floor area of a building is less than 20,000 square feet: (a) the maximum
monument size and maximum sign area is 20 square feet; (b) the maximum height is
four feet, measured from the average grade level at the base of the sign to the highest
part of the sign; and (c) the minimum setback is ten feet, measured from the public
right -of-way.
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f. If the total floor area of a building is 20,000 square feet or more but less than 125,000
square feet: (a) the maximum monument sign size is 40 square feet; (b) the maximum
sign area is 24 square feet; (c) the maximum height is four feet, measured from the
average grade level at the base of the sign to the highest part of the sign; and (d) the
minimum setback is 15 feet, measured from the public right -of-way.
g. If the total floor area of a building is 125,000 square feet or more: (a) the maximum
monument sign size is 60 square feet; (b) the maximum sign area is 36 square feet; (c)
the maximum height is six feet, measured from the average grade level at the base of
the sign to the highest part of the sign; and (d) the minimum setback is 15 feet,
measured from the public r ight -of-way.
h. All monument signs must have a minimum landscaped area of two square feet for
each linear foot of the horizontal length of the sign face. For purposes of landscaping,
the horizontal length of double-sided signs is the sum of the horizontal length of both
sign faces.
3. Business monument signs (type 2). Each building on a lot is entitled to one monument
sign for each street frontage of the lot. Type 2 monument signs may only include the
name and logo of the building and/or the name and logo of business occupants; provided,
however, if a business occupant does business under more than one name, the name that
does not advertise products or services shall take precedence. The standards for all type 2
monument signs are as follows:
a. Signs may be located within roadway landscape zones.
b. Length must exceed height.
c. Construction materials are limited to stone, cast stone, brick, split face CMU used in
conjunction with, or as a border for, stone and cast stone, or other materials approved
by t he board.
d. Sign elements may be carved into the construction materials, may consist of metal
elements attached to the construction materials, or may otherwise be displayed in any
manner approved by the board.
e. Maximum sign size is three feet high and six feet long regardless of building size.
f. Each monument sign must be parallel to the street and placed no closer to the street
than the "build to line" for the applicable street. Where no “build to line” is
established, the PD Site Plan will regulate location.
g. The space between the sign and the building must be landscaped unless otherwise
approved on the Site Plan.
h. Signs must not significantly block the flow of pedestrians on the sidewalks.
4. Business group monument signs. The town would like to encourage buildings to forego
erecting individual monument signs in favor of "joint" or "group" monument signs. To
further this objective, the town encourages property owners to designate "group sign
areas" as follows:
a. A group sign area is any contiguous area (excluding streets, other rights-of-way, and
public areas) designated as such by all the owners thereof (using a metes and bounds
description). The designation can be made at any time prior to or concurrent with the
submission of a site plan for the area, and all such designations are subject to the
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approval of the board. Land can be removed from any group sign area with the
consent of the board and the consent of the owner(s) of the land being removed;
provided, however, the area that remains must continue to comply with the
requirements of this subsection. Land can also be added to any group sign area with
the consent of the board and the consent of the owner(s) of the land being added;
provided, however, the expanded area must continue to comply with the requirements
of this subsection.
b. Each group sign area is entitled to one group monument sign for each primary
entrance of the group sign area. Group monument signs may only include the name
and logos of buildings and/or the name and logo of business occupants; provided,
however, if a business occupant does business under more than one name, the name
that does not advertise products or services shall take precedence. The standards for
group monument signs are as follows:
i. Signs may be located within any required front yard.
ii. Construction materials are limited to stone, cast stone brick, split face CMU used
in conjunction with, or as a border for, stone and cast stone, or other materials
approved by the board.
iii. Sign elements may be carved into the construction materials, may consist of metal
elements attached to the construction materials, or may otherwise be displayed in
any manner approved by the board.
iv. If the total floor area of all buildings within the group sign area is 20,000 square
feet or more but less than 125,000 square feet: (a) the maximum monument sign
size is 40 square feet; (b) the maximum sign area is 24 square feet; (c) the
maximum height is four feet, measured from the average grade level at the base of
the sign to the highest part of the sign; and (d) the minimum setback is 15 feet,
measured from the public right-of-way.
v. If the total floor area of all buildings within the group sign area is 125,000 square
feet or more: (a) the maximum mo nument sign size is 60 square feet; (b) the
maximum sign area is 36 square feet; (c) the maximum height is six feet,
measured from the average grade level at the base of the sign to the highest part of
the sign; and (d) the minimum setback is 15 feet, measured from the public right-
of-way.
c. All monument signs must have a minimum landscaped area of two square feet for
each linear foot of the horizontal length of the sign face. For purposes of landscaping,
the horizontal length of double-sided signs is the sum of the horizontal length of both
sign faces.
5. Retail facade signs. Each building on a lot is entitled to facade signs attached to the
facades of the building. Facade signs may only include the name of the building and/or
the name of business occupants; and if a business occupant does business under more
than one name, the name that does not advertise products or services shall take
precedence. The standards for all business facade signs are as follows:
a. No limit on letters up to four inches high.
b. Signs can be placed on any building facade, but not above the roof line.
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c. Except as provided (g) below, the maximum aggregate sign area of all signs on a
building is four percent of the aggregate area of all street facing building facades.
d. Except as provided in subsection (g) 3 below, the maximum aggregate sign area of all
signs on any one building facade is four percent of the area of the building facade.
e. The maximum aggregate sign area of all signs advertising any one business is the
lesser of (a) 180 square feet or (b) the greater of 20 square feet or four percent of the
street facing building facade occupied by such business. Each business that occupies
any portion of a street facing building facade shall be entitled, as a minimum, to one
20 square foot sign notwithstanding the aggregate limits set forth herein.
f. Signs must be architecturally consistent with the buildings to which they are attached.
6. Large retail façade signs. Each business occupant that occupies at least 25,000 square
feet of gross leasable area is entitled to facade signs attached to the facades of the
building. Facade signs may only include the name and logo of the building and/or the
name and logo of the business occupant, and if a business occupant does business under
more than one name, the name that does not advertise products or services shall take
precedence. The standards for all big box retail facade signs are as follows:
a. No limit on letters up to four inches high.
b. Signs can be placed on any building facade, but not above the roof line.
c. The maximum aggregate sign area of all signs advertising one business is the lesser of
(a) 260 square feet or (b) the greater of 40 square feet or four percent of the street
facing building facade occupied by such business.
d. Signs must be architecturally consistent with the buildings to which they are attached.
7. Special project entry signs. The PD 1-2 Concept Plan identifies roadway entries into the
PD district. It is anticipated that these entries will be designed to include special project
entry signs which may vary from the standards set forth herein. These special project
entry signs will require commission approval as part of a PD site plan.
8. Building identification and directory signs. Each commercial building on a lot is entitled
to identification and directory signs attached to the facades of the building. Identification
and directory signs are not restricted to the name and logo of the business occupant. The
standards for all identification and directory signs are as follows:
a. No limit on letters up to four inches high.
b. Each building is entitled to one directory sign (not to exceed six square feet) at each
main building entrance.
c. Each building is entitled to one building identification sign (limited to the name of the
building) on each street facing building facade. The maximum sign area of each
building identification sign shall be 24 square feet. Building identification signs may
be placed above the first floor spandrel, but not above the roofline.
d. Signs can be placed on any building facade.
e. Signs must be architecturally consistent with the buildings to which they are attached.
9. Business projecting signs. Within each building each business occupant with a first floor
business or an upper floor business that can be accessed directly by exterior stairs is
entitled to one projecting sign attached to the facades of the building where the entrance
PAGE 23 OF 38
is located. Projecting signs are not restricted to the name and logo of the business
occupant . The standards for all business projecting signs are as follows:
a. Signs can be placed on any building facade, but not above the first floor spandrel.
b. No sign may project more than five feet from a building facade.
c. The maximum sign area is 12 square feet; the maximum height is three feet.
d. All signs must have a minimum vertical clearance of eight feet above the sidewalk.
e. Signs are intended to be primarily graphic, and must have graphics or copy on both
sides.
10. Business awning signs. Each first floor business occupant or business occupant with a
first floor entrance within a building, which business or business entrance has an awning,
is entitled to awning signs. Awning signs will be a part of or applied to an awning which
is attached to the facades of the building. Awning signs are not restricted to the name and
logo of the business occupant. The standards for all awning signs are as follows:
a. Signs can be placed on any awning projecting from the building, but not above the
first f loor spandrel.
b. The maximum sign area is eight square feet.
c. All awning signs must have a minimum vertical clearance of eight feet above the
sidewalk.
d. Signs are intended to be primarily graphic.
11. Business hanging signs. Each first floor business occupant or business occupant with a
first floor entrance within a building is entitled to one hanging sign suspended from the
canopies, colonnades or covered passages of the building. Hanging signs are not
restricted to the name and logo of the business occupant. The standards for all hanging
signs are as follows:
a. Signs can be suspended, so long as perpendicular to the building facade, from
canopies, colonnades or covered passages on any building, but not above the first
floor spandrel.
b. Signs suspended from canopies and colonnades must be centered in the canopy or
colonnade from which they are suspended; signs suspended from any covered area
between two buildings may not project more than four feet from a building facade.
c. The maximum sign area is four and one-half square feet.
d. Maximum height is 18 inches; maximum width is 36 inches; maximum thickness is
three inches.
e. All signs must have a minimum vertical clearance of eight feet above the sidewalk.
f. Signs are intended to be primarily graphic, and must have graphics or copy on both
sides.
12. Business window signs. Each first floor business occupant or business occupant with a
first floor entrance within a building is entitled to window signs painted or applied to the
glass surface of the first floor windows. Window signs are not restricted to the name and
logo of the business occupant. The standards for all window signs are as follows:
a. Signs can be placed on the glass surface of street facing windows, but not above the
first floor spandrel.
b. The maximum sign area is 12 square feet.
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c. The maximum height of each sign is two feet.
d. Signs are intended to be primarily graphic.
13 General directional signs. Directional signs are allowed on property (whether platted or
not) adjacent to the intersection of two streets. The standards for directional signs are as
follows:
a. The sign must be a monument sign and may be located within roadway landscape
zones, wit hin public rights-of-way (including street medians), and within any required
front yard or as approved on the Site Plan.
b. Construction materials are limited to stone, cast stone, brick, split face CMU used in
conjunction with, or as a border, for stone and cast stone, or other materials approved
by the board.
c. Sign elements may be carved into the construction materials, may consist of metal
elements attached to the construction materials, or may otherwise be displayed in any
manner approved by the board.
d. Content is limited to words and arrows the only purpose of which is to direct vehicle
traffic to "generic" destinations such as "town center", "civic center", "recreation
center", "performing arts center", "equestrian center", "Lake ____", "lakeside",
"playground", "hospital", "library", "museum", "country club", "sports fields", and
other similar terms that generally describe the destination.
e. The maximum sign area is eight square feet, and the maximum height is four feet,
measured from the average grade level at the base of the sign to the highest part of the
sign. There is no minimum setback.
f. There is no limit on the number of directional signs.
14. Temporary signs. A residential home builder may place temporary signs, including the
builder's name and logo, at subdivision entrances in which such builder is constructing
homes.
SECTION 12 LANDSCAPE REQUIREMENTS
Section 12.1 Landscape Requirements
The standards and criteria contained in this Section are the minimum standards for all new
development within Westlake Vallecito. The landscaping requirements of Division 2, Article
III, Chapter 98 of the Town of Westlake Code of Ordinances shall apply in all circumstances
not specifically addressed in this Ordinance. All landscaping shall be reflected on the
required Landscape Plan which is to accompany the Site Plan. Where the regulations of this
Section conflict with the Town of Westlake Zoning Ordinance, the regulations of this Section
shall apply.
1. Intent. It is the intent of this section to preserve and enhance the town's highly visible
edge in order to reinforce the rural and natural qualities of the community. This zone can
facilitate positive vistas to prominent knolls and valleys while softening development
with tree massing that will establish a unique rural environment for the town, while still
protecting view corridors along the Town’s major highways.
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2. The required Landscape Plan must include a 35’ landscape treatment area for the
property abutting SH 114 ROW and Solana Blvd. to correspond to Section 98-103 of the
Code of Ordinances requiring open space linkage. The area must consist of landscaping
including natural appearing tree clusters, water feature, ornamental stone fencing, open
space paved areas for public gathering, turf, or other living ground cover.
3. The required Landscape Plan must include landscaping along FM 1938 that conforms to
the 2011 Precinct Line Rd. Landscape Corridor Plan.
4. Wildflower planting areas along SH 114 and Solana Blvd. shall be detailed in the
Landscape Plan.
5. 60 percent of the tree plantings included in the Landscape Plan shall be a minimum
three-inch caliper, and 40 percent shall be a minimum of 2” caliper.
6. A Hike and Bike trail will be include in the Landscape Plan which provides connectivity
of the Town’s exiting and planned trail system.
Section 12.2 Interior Village Landscaping Requirements
1. In conditions where paving runs all the way to the front building line as occurs in small
European villages, landscaping is not required. The Landscape Plan shall include
detailed landscaping around buildings, intersections and parking areas depicted on the
Concept Plan. Plantings in large-scale containers and window boxes are encouraged if no
other landscaping is present.
2. Any non-structured, off-street, surface parking that contains seventy-five (75) or more
spaces shall provide interior landscaping as follows, when permissible by existing
covenants and restrictions on the gas well pad located within the boundaries of Westlake
Vallecito:
a. Ten (10) square feet of landscaping for every two parking spaces shall be provided
within the paved boundaries of the parking area.
b. All landscaped areas shall be protected by a raised six (6) inch concrete curb.
c. Pavement shall not be placed closer than four (4) feet from the trunk of a tree unless
a Town approved root barrier is utilized.
d. Landscaped islands shall be located at the terminus of all parking rows and shall
contain at least one (1) large tree, three (3) inch caliper minimum
3. Landscaped islands shall be a minimum of one hundred (100) square feet, not less than
six (6) feet wide and a length equal to the abutting space.
4. Permanent irrigation shall be provided for all required landscaping as follows:
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a. Irrigation lines for perimeter landscaping identified in (1) above, shall be placed a
minimum of two and one-half (2 ½) feet from a town sidewalk or alley. Reduction
of this requirement is subject to review and approval by the Town Engineer.
b. Trees and shrubs shall be irrigated by bubbler irrigation lines only. Other
landscaping may be irrigated by spray irrigation. Separate valves shall be provided
to turn off the spray irrigation line during periods of drought or water conservation.
c. Rain, freeze, and wind detectors shall be installed on all irrigation lines.
5. Artificial plants or turf are expressly prohibited. Drought tolerant and/or native plants
from the lists approved by the Town are required for compliance. Other species may be
proposed in the Landscape Plan.
Section 12.3 Service Equipment and Areas
1. Loading docks, truck parking, trash collection, trash compaction, and other service
functions shall be incorporated into the overall design of the building and be identified on
the Site Plan.
2. Transformers, HVAC equipment (if located at the ground level), lift stations, utility
meters, and other machinery, where practical, should be located at the rear of the
property.
3. Screening:
a. Service equipment and areas shall be screened so the visual impacts of these functions
are fully contained and out of view from adjacent properties and public streets..
b. Screening materials for solid waste collection and loading areas shall be the same as
the materials used for the principal building, or a six (6) foot solid masonry wall.
Trash dumpsters shall have a door, which shall generally remain closed at all times.
c. No internal screening within the boundaries of Westlake Vallecito is required. As in,
no screening fences, walls, buffer zones or boundaries between horizontally integrated
and vertically integrated structures on single, adjacent and/or adjoining lots or parcels.
Section 12.4 Fencing
1. All fences within the town shall conform to the following standards
2. Fencing is allowed between the primary facade of the building and the build-to-line.
3. Fencing is allowed to separate an outdoor eating area from the walkway if the outdoor
seating area extends into the adjacent right-of-way.
4. Fencing is restricted to wrought iron, tubular steel or similar material, or masonry and shall
conform to the following standards:
a. Fences may be built to a maximum seven feet in height. However:
i. No solid fencing greater than 3.5 feet in height may be placed within ten feet of a
right -of-way line for a roadway or open space corridor;
ii. No chain-link fences shall be allowed unless completely screened from adjacent
public areas and properties by either structures or by solid landscape screening;
iii. No solid wood fencing shall be allowed; and
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iv. Fences which are greater than 25 percent solid masonry shall be considered solid
fencing.
v. Precast solid fencing shall require special approval by the Town Council.
Section 12.5 Streets and Sight Triangles
Within Westlake Vallecito, the following street design standards shall apply:
1. Sight triangles for all vehicular intersections shall be established based on the minimum
standards reflected in the UDC unless otherwise specified in the Site Plan.
2. Adequate sight distance will be provided at all intersections through the use of
appropriate traffic co ntrol devices in compliance with the UDC.
3. Nothing contained herein shall vary or supersede public safety requirements of the Town
of Westlake as set forth in the Uniform Fire Code and other applicable laws, rules, and
regulations of the Town of Westlake.
SECTION 13 OUTDOOR LIGHTING STANDARDS
Section 13.1 Lighting Requirements
An Outdoor Lighting Plan must be submitted for this PD in conjunction with the required Site
Plan. Lighting will to the greatest extent possible reflect the lighting standards established in
Division 2, Article VI, Chapter 102 of the Code of Ordinances. The Outdoor Lighting Plan shall
include the following:
1. Layout of the proposed fixture locations.
2. The light source.
3. The luminous area for each proposed light source with photometric in foot -candle
measurement.
4. The type and height of the light fixture or of the light source above grade.
5. The type of illumination.
Section 13.2 Up-Lighting Down-lighting
Limited up-lighting may be considered in the Lighting Plan submittal with minimum up-lighting
allowed for the Chapel, the Bell Tower and the Town Hall. Up-lighting and Down-lighting
specifications required in 13.1 shall be presented in the Lighting Plan.
Section 13.3 Parking Area Lighting
Overhead lighting for public and private parking areas shall utilize “fully-shielded” and/or “full
cut-off” fixtures. In accordance with the Town of Westlake lighting standards Section 102-207
and shall be included in the required Lighting Plan submittal. .
SECTION 14 PARKING STANDARDS
Section 14.1 Required parking shall be located and maintained anywhere within Westlake
Vallecito, and may also include additional overflow parking as available offsite.
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Section 14.2 On-street parking and shared parking anywhere within Westlake Vallecito may be
counted towards meeting the off-street parking requirement for any use within Westlake
Vallecito .
Section 14.3 Parking may be located in structured garages provided the garages are located
generally in the center of a property and wrapped with Condo Flats of allowed varying uses.
Section 14.4 When structured garages are provided, adequate access from public rights-of-way
via private drives and/or access easements shall be made readily available.
Section 14.5 Speed bumps/humps are not permitted within a fire lane.
Section 14.6 In the case of mixed uses, uses may share parking spaces where it can be
demonstrated to the Town Manager the parking for two (2) or more uses occurs at alternating
periods. Such shared parking shall be established in accordance with the following provisions:
1. It shall be demonstrated as a condition precedent to consideration of shared parking
that such sharing of spaces will result in a reduction of at least ten (10) percent of the
aggregate required parking for such uses.
2. The applicant shall submit a parking analysis, prepared by a registered engineer, to
the Town Manager for his approval.
Section 14.7 Up to seventy-five (75) percent of the parking spaces required for a theater or other
place of evening entertainment (after 5:00 P.M.), or for a church, may be provided and used
jointly by banks, offices, and similar uses not normally open, used, or operated during evening
hours
Section 14.8 Parking spaces shall be provided in accordance with the following requirements:
1. Bank, Savings and Loan, or similar Establishments: One (1) space per three hundred and
fifty (350) square feet of gross floor area.
2. Boutique Hotel / Bed and breakfast facility: One (1) space per guest room in addition to
the requirements for a normal residential use.
3. Business or professional office (general): One (1) space per three hundred and fifty (350)
square feet of gross floor area except as otherwise specified herein.
4. Church, rectory, or other place of worship: One (1) parking space for each four (4) seats
in the main auditorium.
5. College or University: One (1) space per each day student.
6. Community Center, Library, Museum, or Art Gallery: Five (5) parking spaces plus one
(1) additional space for each five hundred (500) square feet of floor area in excess of one
thousand (1,000) square feet. If an auditorium is included as a part of the building, its
floor area shall be deducted from the total and additional parking provided on the basis of
one (1) space for each four (4) seats that it contains.
PAGE 29 OF 38
7. Commercial Amusement: One (1) space per five (5) guests at maximum designed
capacity.
8. Condominium Residence: One (1) space per unit, plus 1 additional space for each
bedroom beyond the second bedroom.
9. Dance Hall, Ballroom, Assembly or Exhibition Hall Without Fixed Seats: One (1)
parking space for each four hundred (400) square feet o f floor area thereof, as available to
be shared with adjacent, full-time users.
10. Dwellings, Multifamily: One (1) spaces for unit with one (1) and two (2) bedroom units,
plus one additional space for each additional bedroom above two (2) bedrooms.
11. Farmer’s Market: One (1) space for each five hundred (500) square feet of site area, as
available to be shared with adjacent, full-time users.
12. Fraternity, Sorority, or Dormitory: One (1) parking space for each two (2) beds on
campus, and one and space for each two beds in off campus projects.
13. Furniture or Appliance Store, Wholesale Establishments, Clothing or Shoe Repair or
Service: Two (2) parking spaces plus one (1) additional parking space for each five
hundred (500) square feet of floor area over one thousand (1,000).
14. Gasoline Station: Minimum of three (3) spaces for employees. Adequate space shall be
provided for waiting, stacking, and maneuvering automobiles for refueling.
15. Health Studio or Club: One (1) parking space per four hundred (400) square feet of
exercise area.
16. Hospital: One (1) space per employee on the largest shift, plus one (1) space per each bed
or examination room whichever is applicable.
17. Hotel: One (1) parking space for each sleeping room or suite plus one (1) space for each
one thousand (1000) square feet of commercial floor area contained therein.
18. Kindergartens, day schools, and similar child training and care establishments: shall
provide one (1) paved off-street loading and unloading space for an automobile on a
through “circular” drive for each twenty (20) students, or one (1) space per twenty (20)
students, plus one (1) space per teacher.
19. Library or Museum: Ten (10) spaces plus one (1) space for every five hundred (500)
square feet, over one thousand (1,000) square feet.
20. Lodge or Fraternal Organization: One (1) space per two hundred (200) square feet.
21. Medical or Dental Office: One (1) space per three hundred (300) square feet of floor area.
22. Facilities over twenty thousand (20,000) square feet shall use the parking standards set
forth for hospitals.
23. Nursing Home: One (1) space per five (5) beds
24. Private Club: One (1) parking space for each one hundred and fifty (150) square feet of
gross floor area.
25. Retail Store or Personal Service Establishment, Except as Otherwise Specified Herein:
One (1) space per three hundred and fifty (350) square feet of gross floor area.
26. Restaurant, Restaurant with a Private Club, Café or Similar Dining Establishment: One
(1) parking space for each one hundred and twenty-five (125) square feet of gross floor
area for standalone buildings without a drive-through, and one (1) parking space for each
four hundred (400) square feet of gross floor area for restaurants located within a multi-
PAGE 30 OF 38
tenant buildings, and one (1) parking space for each one hundred and twenty-five (125)
square for standalone buildings with a drive-through.
27. Assisted Living, Sanitarium, Convalescent Home, Home for the Aged or Similar
Institution: One (1) parking space for each five (5) beds.
28. School, Elementary, Secondary, or Middle: One and one half (1 ½) parking spaces per
classroom, or the requirements for public assembly areas contained herein, whichever is
greater.
29. School, High School: One and one half (1 ½) parking spaces per classroom plus one (1)
space per five (5) students the school is designed to accommodate, or the requirements
for public assembly areas contained herein, whichever is greater.
30. Single Family, Attached: One (1) space per unit, plus one (1) space for each bedroom
above the second bedroom.
31. Single Family, Detached: Two (2) spaces per home.
32. Theater, Sports Arena, Stadium, Gymnasium or Auditorium (except school): One (1)
parking space for each four (4) seats or bench seating spaces.
SECTION 15 UTILITY PLACEMENTS
All utility lines and shall be underground. All utility equipment shall be underground to
completely screened from view.
SECTION 16 OPEN SPACES
Section 16.1 The combination PD1-2 and PD1-3 shall contain 20% Open Space which is privately
owned and publicly accessible. Open Space details shall be included in the Site Plan submittal.
Section 16.2 Specific Features to be included in this open-space calculation include:
1. All constant -elevation water features, within free-board limits defined for storm water
detention requirements
2. Open, public Plaza and gathering areas
3. Coliseum Acreage and improvements
4. Buffers along SH 114
5. Parkways and medians on streets with on-street parking
6. Other public facilities such as walks, plazas, courts, recreational amenities, water features
and other similar uses not specifically used for vehicular access and parking.
Section 16.3 The open space may not consist of any of the following elements:
1. Vehicular parking.
2. Required parking lot tree islands.
3. Building footprints.
4. Utility yards.
5. Detention areas not treated as described above.
SECTION 17 GENERAL REQUIREMENTS
PAGE 31 OF 38
Section 17.1 Development shall reflect the attached PD Concept Plan. (Exhibit 2)
Section 17.2 Plats and/or Site Plans submitted for the development shall conform to the data
presented and approved on the Concept Plan.
1. Minor changes or corrections on the Concept Plan, the Site Plan, the Landscape Plan or
the Outdoor Lighting Plan may be authorized by the Town Manager, if such changes do
not constitute a zoning change that would require public hearing and consideration by
Planning and Zoning Commission and/or the Council, and the proposed changes do not:
a. Alter the uses permitted,
b. Increase the building height,
c. Change density
d. Reduce the building lines provided at the boundary of the site
e. Significantly alter any open space plans.
f. Affect quality standards.
SECTION18 PUBLIC ROADWAYS AND STANDARDS
Roadway Design Standards are prescribed and will adhere to Exhibit 5 are prescribed.
SECTION19 PHASING PLAN
A construction phasing plan is required with the submission of the Concept Plan and is attached
as Exhibit 7 to this Ordinance.
ARTICLE VI. EXHIBITS
EXHIBIT 1 Legal Description of PD1-2 District
EXHIBIT 2 PD Concept Plan
EXHIBIT 3 Westlake Vallecito Development Standards
EXHIBIT 4 Westlake Vallecito Design Standards
EXHIBIT 5 Westlake Vallecito Public Roadway Standards
EXHIBIT 6 Westlake Vallecito Residential Development Standards
EXHIBIT 7 Construction Phasing Plan
LEGAL DESCRIPTION
PAGE 32 OF 38
EXHIBIT 1 Legal Description of PD1-2 District
85.90 Acres
BEING a tract of land situated in the C.M. Throop Survey, Abstract No. 1510, the W. Medlin Survey,
Abstract No. 1958, the William Pea Survey, Abstract No. 1246 and the Joseph Henry Survey, Abstract
No. 742, Tarrant County, Texas and being a portion of Tract 2 as described in the Special Warranty
Deed to MAGUIRE PARTNERS – SOLANA LAND, L.P. as recorded in Volume 16858, Page 176 of
the Deed Records of Tarrant County , Texas and being more particularly described as follows:
BEGINNING at a 5/8 inch iron rod found with “Huitt-Zollars” cap at the southwest corner of Lot 2,
Block 1, Westlake/Southlake Park Addition No. 1, an addition to the Town of Westlake, Texas as
recorded in Volume 388-214, Page 78 of the Plat Records of Tarrant County, Texas, being on the
northeasterly right-of-way line of Kirkwood Boulevard, a variable width right-of-way as dedicated by
said Westlake/Southlake Park Addition No. 1 and being the beginning of a non-tangent curve to the
left having a central angle of 9 degrees 13 minutes 11 seconds, a radius of 1428.00 feet and being
subtended by a chord which bears North 47 degrees 49 minutes 50 seconds West a distance of 229.54
feet;
THENCE along the northeasterly right-of-way line of Kirkwood Boulevard, a variable with right-of-
way, as described in Dedication Deed to the Town of Westlake as recorded under instrument No.
D208427746, Deed Records of Tarrant County, Texas the following:
Along said curve to the left an arc distance of 229.79 feet to a ½ inch rod found with Graham cap at
the end of said curve;
North 52 degrees 30 minutes 14 seconds west a distance of 32.60 feet to ½ inch iron rod found with
Graham cup beginning of a curve to the right having a central angle of 18 degrees 54 minutes 48
seconds, a radius of 612.00 feet and being subtended by a chord which bears North 43 degrees 02
minutes 03 seconds West a distance of 201.11 feet;
Along said curve to the right an arc distan ce of 202.02 feet to a ½ inch iron rod found with Graham
cap at the beginning of a compound curve to the right having a central angle of 24 degrees 06 minutes
47 seconds, a radius of 812.00 feet and being subtended by a chord which bears North 21 degrees 32
minutes 03 seconds West a distance of 339.22 feet;
Along said curve to the right an arc distance of 341.73 feet to a ½ inch iron rod found with Graham
cap at the end of a said curve;
North 09 degrees 28 minutes 39 seconds West a distance of 132.24 feet to a ½ inch iron rod found with
Graham cap at the beginning of a curve to the left having a central angle of 45 degrees 43 minutes 19
seconds, a radius of 708.00 feet and being subtended by a chord which bears North 32 degrees 20
minutes 19 seconds West a distance of 550.11 feet;
Along said curve to the left an arc distance of 564.98 feet to a ½ inch iron rod found with Graham cap
at the end of said curve;
PAGE 33 OF 38
North 55 degrees 11 minutes 58 seconds West a distance of 190.50 feet to a ½ inch iron rod found with
Graham cap;
North 08 degrees 56 minutes 27 seconds West a distance off 21.41 feet to a ½ inch iron rod found with
Graham cap on the easterly right-of-way line of Precinct Line Road, a variable width right-of-way, as
described in Dedication Deed to Town of Westlake as recorded under Instrument No. D208427746,
Deed Records of Tarrant County, Texas and being the beginning of a non-tangent curve to the left
having a central angle of 16 degrees 09 minutes 21 seconds, a radius of 1,432.50 feet and being
subtended by a chord which bears North 27 degrees 07 minutes 42 seconds East a distance of 402.59
feet;
THENCE along the easterly right-of-way line of Precinct Line Road, the following;
Along said curve to the left an arc distance of 403.92 feet to a ½ inch iron rod found with Graham cap
at the end of said curve;
North 18 degrees 47 minutes 24 seconds East a distance of 185.36 feet to a ½ inch iron rod found with
Graham cap;
North 17 degrees 03 minutes 03 seconds East a distance of 322.64 feet to a ½ inch iron rod found on
the southerly right-of-way line of State Highway 114 (a variable width ROW);
THENCE along the southerly right-of-way line of State Highway 114, the following;
North 60 degrees 06 minutes 26 seconds East a distance of 44.54 feet to a Texas Department of
Transportation brass disk in concrete found;
South 71 degrees 03 minutes 32 seconds East a distance of 254.55 feet to a point for corner from which
a Texas Department of Transportation brass disk in concrete found bears North 10 degrees 48 minutes
28 seconds West a distance of 0.43 feet;
South 77 degrees 26 minutes 06 seconds East a distance of 746.74 feet to a Texas Department of
Transportation brass disk in concrete found;
South 71 degrees 03 minutes 31 seconds East a distance of 1443.85 feet to a Texas Department of
Transportation brass disk in concrete found;
South 62 degrees 34 minutes 19 seconds East a distance of 404.34 feet to a Texas Department of
Transportation brass disk in concrete found at the beginning of a curve to the right having a central
angle of 08 degrees 19 minutes 09 seconds, a radius of 2,709.79 feet and being subtended by a chord
which bears South 58 degrees 24 minutes 45 seconds East a distance of 393.11 feet;
Along said curve to the right an arc distance of 393.45 feet to a Texas Department of Transportation
brass disk in concrete found;
South 54 degrees 15 minutes 11 seconds East a distance of 399.24 feet to a Texas Department of
Transportation brass disk in concrete found;
PAGE 34 OF 38
South 64 degrees 19 minutes 50 seconds East a distance of 56.55 feet to a 5/8 inch iron rod found with
“Huitt-Zollars” cap at the beginning of a non-tangent curve to the right having a central angle of 02
degrees 13 minutes 56 seconds, a radius of 2,754.79 feet and being subtended by a chord which bears
South 43 degrees 17 minutes 37 seconds East a distance of 107.32 feet;
Along said curve to the right n arc distance of 107.33 feet to a ½ inch rod found with “Huitt-Zollars”
cap for the northeast corner of Lot 1, Block 1, of the aforementioned Westlake/Southlake Park
Addition No. 1;
THENCE departing the southerly right-of-way line of State Highway 114, North 90 degrees 00
minutes 00 seconds west along the north line of said Lot 1, Block 1, a distance of 2,132.54 feet to a 5/8
inch iron rod with “Carter-Burgess” cap found for the northwest corner of said Lot 2, Block 1,
Westlake/Southlake Park Addition No. 1;
THENCE South 52 degrees 00 minutes 00 seconds West along the northwesterly line said Lot 2, Block
1, a distance of 1000.00 feet to a 5/8 inch iron rod with “Carter & Burgess” cap found at an angle point
in the west line of Lot 2, Block 1;
THENCE along the west line of said Lot 2, Block 1, South 00 degrees 00 minutes 00 seconds East a
distance of 168.55 feet to the POINT OF BEGINNING and containing 85.90 acres of land, more or
less.
PAGE 35 OF 38
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Westlake Vallecito Concept Plan Key
Updated with Summary of Total Building Sqft at bottom of sheet
Updated:
12/4/2012
Block A
1st Floor Retail Stories Upper floors Use
Residential
Units
Hotel
Room
s
A-1 15,000 12 16,800 Bell Tower Retail 9
A-2 2,100 1 - Corner Retail -
A-3 3,200 1 - Curio Retail -
A-4 42,300 2 42,300 Retail / Office -
A-5 3,800 1 - Retail / Office -
A-6 55,000 1 Movie Theater -
A-7 55,000 1 Grocery -
A-8 4,800 1 - Farmers Market 4
A-9-R 23,800 3 14,700 Retail / Condo 6
A-10 13,800 1 - Retail -
A-11-R 10,200 3 20,400 Retai/ Condo 10
A-12 8,600 2 5,500 Office / Condo 2
A-13 9,200 1 - Retail -
A-14 2,500 1 - Retail -
A-15 2,600 1 - Retail -
A-16 2,100 1 - Retail -
Block B
B-1 38,600 3 77,200 Office Condo
B-2-R 10,500 3 21,000 Res. Condo 6
B-3-R 22,600 45,200 Townhome 5
B-4-R 2 34,000 Coliseum Condo 16
B-5-R 8,200 3 16,400 Res. Condo 6
B-6 5,100 3 10,200 Office Condo -
B-7 - 3 15,800 Office Condo -
B-8 - 3 12,400 Office Condo -
B-9 - 1 24,500 Office Condo -
B-10-R - 2 43,500 Res. Condo 6
B-11 - 3 63,000 Office Condo -
B-12-R - 2 43,500 Res. Condo 6
B-13 - 2 31,500 Office Condo
B-14 18,000 2 18,000 Retail/Office
B-15-R - 3 39,000 Townhome 7
Block C
C-1 16,000 3 27,600 Retail / Office
C-2-R - 3 18,750 Res.Condo 5
C-3-R - 3 24,500 Res.Condo 4
C-4-R 41,000 7 246,000 Flats 137
C-5 39,750 7 238,500 Hotel & Tower 150 Beds
C-6 100,000 Conf. Center
C-7 35,000 7 210,000 Hotel - 269 Beds
C-8 23,500 10 211,500 Hotel - 321 Beds
C-9-R - 7 317,900 Ind Living 289
C-10 2,200 2 1,500 Curio retail -
C-11 1,500 2 1,500 Curio retail -
C-12 1,500 2 1,500 Curio retail -
C-13 1,500 2 1,500 Curio retail -
C-14 1,500 2 1,500 Curio retail -
Block D
D-1 164,500 Assisted Living -
D-2-R 13,900 3 27,800 Res. Condo 18
D-3 9,900 Artists Colony
D-4 - 4 120,000 Med Office -
D-5 - 4 86,000 Med Office -
D-6 2,100 14 29,400 Tower 9
D-7-R 2 4,000 SF Detached 1
D-8-R 2 4,000 SF Detached 1
D-9-R 2 4,000 SF Detached 1
D-10-R 2 5,500 SF Detached 1
D-11-R 2 5,500 SF Detached 1
D-12-R 2 5,500 SF Detached 1
D-13 3 8,500 Med Office -
Block E
E-1 2 20,800 City Hall
E-2 1 12,000 Noah Center -
E-3-R 2 3,600 SF Detached 1
E-4-R 2 3,800 SF Detached 1
E-5 - 1 3,600 Chapel
E-6-R - 2 4,100 SF Detached 1
E-7-R 2 2,950 SF Detached 1
E-8-R 2 3,650 SF Detached 1
E-9-R 2 3,975 SF Detached 1
Residential Units
557
1st Floor Retail Upper floor space of Multi-Story Buildngs
536,450 2,471,750
Total Building Square Footage:3,008,200 sqft
November 27, 2012 PAGE 1
PLANNED DEVELOPMENT NO. 1-2
EXHIBIT 3
WESTLAKE VALLECITO DEVELOPMENT STANDARDS
PLANNED DEVELOPMENT PURPOSE AND INTENT:
“Re-Knitting the Fabric of Our Society”
Senator Rick Santorum
While striving to achieve what we thought was our dreams, America has forgotten how
to live well. The cookie cutter culture of efficient and profitable housing options has left
us with an environment devoid of shared spaces and diverse neighborhoods. There are
places in the world that were built to help people enjoy each other’s company in
beautiful surroundings – to be entertained and delighted by the mere act of being
there.
When Westlake Vallecito is at it’s best, the traditions of community are rediscovered in
the heart of Westlake. Westlake Vallecito isn’t a new concept but it isn’t old either. The
shops and amenities cater to the modern needs of residents and visitors. Stone speaks
of permanence. Narrow streets rich with activity create perceptions of a place that
existed long before we became slaves to our automobiles.
This Planned Development is intended to promote the compatible mixed-use
development of retail, office, hotel, attached and detached residential, vertically-
integrated mixed-use buildings, Artisan suites and core Civic uses such as Town Halls,
Performing Arts Centers, Libraries and Educational Facilities in a pattern evocative of
small European Village Centers. Parking Facilities will be shared to the maximum extent
practical and pedestrian connections will be emphasized. The small, European Village,
as it evolved over hundreds, if not thousands of years, naturally provided for
development that contains a compatible mix of residential, office, residential and
commercial uses within close proximity to each other, rather than separating uses.
The use provisions define land uses and the siting and character of the improvements
and structures allowed on the land in a manner that encourages a balanced and
November 27, 2012 PAGE 2
sustainable mix of uses. These uses may be combined either vertically in the same
building, or horizontally in multiple buildings, or through a combination of the two
within the same block, building or parcel.
Multi-use buildings are intended to copy the size, scope and scale of the variety of
buildings found in a typical small, European Village. Variety of massing along the
streetscape will create the opportunity for Westlake Vallecito to maintain the authentic
feel of a Village that has grown organically over hundreds of years.
Additionally, the Design Standards are intended to promote an efficient pedestrian-
access network that connects the nonresidential and residential uses. The Planned
Development generally addresses the physical relationship between development and
adjacent properties, public streets, neighborhoods, and the natural environment. This
is accomplished by the following:
November 27, 2012 PAGE 3
• Ensuring site design that mimics the naturally efficient pedestrian patterns that have
evolved naturally in small, European Villages.
• Ensuring the creation of high quality street and sidewalk environments that are
supportive of pedestrian mobility and that are appropriate to the roadway context.
• Ensuring large sites are developed in a manner that supports and encourages
connectivity and creates a cohesive visual identity and attractive street scene.
In order to implement this vision, the standards affecting development are intended to
be consistent with the overall goal. The purpose of these Development Standards is to
define the character of new development within Westlake Vallecito. These
requirements have been carefully designed to allow enough flexibility for creative
building solutions, while being prescriptive in areas necessary to preserve consistency
throughout the development. Specifically, these seven key design elements are
outlined here as guideposts for the evolution of Westlake Vallecito:
1. Centrally located parking areas
2. Use of structured parking
3. Variety of building size and shape
4. Orientation of buildings to other buildings and the street
5. Multiple building faces (4-sided building design)
6. Pedestrian friendly environment
7. Use of public art, sitting areas and gathering spaces throughout
Key Development Features:
Plaza Mayor Vallecito: A key feature of any European is the Plaza, where many
important public gatherings, speeches and rites of passage of the Village Residents
occur. Within Westlake Vallecito, this specific portion of the development is designed to
imitate the Piazza San Marco and the Plaza Mayor Salamanca, in shape, size and
pedestrian scale. Exterior elevations of this conglomerate of structure will imitate the
two Plazas and several other architecturally significant Spanish Building including the
Monestario el Escorial and Las Huelgas.
November 27, 2012 PAGE 4
Several key Village components will be provided within this Plaza including some but
maybe not all of following: Residential, Office, Medical Office, Hotel, Retail, Restaurant,
Independent Living and Assisted Living. Artisan Suites on a temporary and/or
permanent basis may also be included in the Plaza portion of the development. All
parking required for the residential components of the plaza to be contained in an
attached structured parking component, with the first floor of this parking structure to
be accessible to the public to service the retail and other non-residential uses that may
be utilized on the first floor of the plaza.
November 27, 2012 PAGE 5
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Teatro Romano de Vallecito:
November 27, 2012 PAGE 10
Modeled after the Teatro Romano de Merida, this proposed Public facility may be built
in a Public/Private Partnership allowing for Town of Westlake Ownership. As with the
original, the Teatro is to seat approximately 5,000 patrons. Taking advantage of the
existing topography in Vallecito, the location for this facility allows it to be built into the
hillside, as was done almost 2,000 years ago.
November 27, 2012 PAGE 11
November 27, 2012 PAGE 12
Residential Condos: The intent of these structures is to mimic the varied, attached
residential component found naturally in the small, European Village. Changes in
Massing of the structures to be accomplished through the variety in the number of units
and the orientation of the garage doors, where applicable.
November 27, 2012 PAGE 13
November 27, 2012 PAGE 14
Single-Family, Detached Residences: These homes are proposed to provide a
complete mix in Residential Housing types within the Village, and to maximize the
opportunities for ownership of key and unique architecturally significant features of the
Village.
November 27, 2012 PAGE 15
November 27, 2012 PAGE 16
Coliseum Town homes and/or Offices: It is the intent of the Developer to
construct a ring of Town homes and/or Office Condos along the upper edge of the
Coliseum. These Town homes and/or Office Condos will provide structure and closure
to the facility.
Condo Flats wrapping Parking Structures: Where applicable, the intent of this PD
is to accommodate the construction of Condo Flats as a surround to the Parking
Garages. These Condo Flats may also be used for Residential, Office, or Storage units,
with the option to provide direct access doors on the Parking Structure face of the
Condo Building.
November 27, 2012 PAGE 17
November 27, 2012 PAGE 18
BRIDGES AND WATER FEATURE:
Key to Westlake Vallecito will be the creation of a large-scale water feature with several
Signature Bridges. The water feature is to bring cohesiveness to the Village while
creating spectacular streetscapes. It is expected that several operating boats may be
placed on this water feature to provide services such as a café, diner, boutique hotel or
other similar curio uses.
LANDSCAPING:
Most public streets, private streets, plazas, gathering areas, alleys and/or pedestrian
access corridors within Westlake Vallecito shall not have any landscaping, to retain
authenticity to the small, European Village. Some plantings may be accommodated in
large-scale containers, so that they may be relocated for public events.
November 27, 2012 PAGE 19
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Architectural Embellishments:
BUILDING ENTRIES:
November 27, 2012 PAGE 23
AWNINGS, CANOPIES, ARCADES, & OVERHANGS:
PROJECTIONS INTO RIGHTS-OF-WAY:
November 27, 2012 PAGE 24
Sky Bridge over Walkways, Streets and Public Access Easements:
November 27, 2012 PAGE 25
Westlake Vallecito Design Guidelines
The Village Company, Anno Domini 2012 1
Nothing will be done, written, or said unintentionally.
Westlake Vallecito will stand out in sea of sameness. If our goal is to
change the way people think about community, we will meticulously
design our environment, and our communications, to be in contrast
to the status quo. We are deliberately thinking, speaking, and living
differently.
Design Principles
Overall planning and building arrangement should create a
compact pedestrian-scaled environment mimicking the scale and livability
of a small, European Village that has evolved organically over hundreds, if
not thousands of years. Individual buildings should be designed to
reinforce the pedestrian-orientation of the Village, with an extreme focus
on attention to detail and the inclusion of 4-sided building design within
the framework of the small, European Village upon which this community
is based.
As new buildings are constructed, building facades should
utilize building elements and details natural to the selected sub-region of
Spain while ensuring the selected materials are native to Texas as well.
Native Stone design elements will be key in tieing the entire Village
together architecturally, while allowing for the natural progression and
evolution of individual building design as construction occurs in market-
defined phases.
· Compatibility is not meant to be achieved through uniformity, but
through the use of variations in building elements to achieve individual
building identity.
Westlake Vallecito Design Guidelines
The Village Company, Anno Domini 2012 2
Building Design
Building Massing and Scale: A building’s massing is its exterior volume and
its scale is the relationship of its overall size and its component parts with
its adjoining buildings, spaces, and people.
· A building’s massing should relate to its site, use, and to the
massing of adjacent buildings.
· A building’s massing should serve to define entry points and help
orient pedestrians.
· The scale of individual building facade components should relate to
one another and the human scale, particularly at the street level.
· Buildings and/or facades should emphasize and frame or terminate
important vistas.
Building Rhythm: A building’s rhythm is the pattern created by the regular
recurrence or alteration of its constituent architectural components.
· Variations of the rhythms within individual building facades
should be achieved within any block of building facades.
· Breaks in the predominant rhythm may also be used to reinforce
changes in massing and important elements such as building entrances or
pedestrian pass-throughs.
Westlake Vallecito Design Guidelines
The Village Company, Anno Domini 2012 3
Architectural Elements:
Architectural elements are the individual components of a building,
including walls, doors, windows, cornices, parapets, roofs, pediments, and
other features.
Architectural elements should be designed to the appropriate scale and
proportions of the selected architectural style.
Architectural elements, such as canopies, awnings, roof and floor
overhangs, and colonnades should be provided as appropriate to protect
pedestrians, help unify parts of a building or block, provide human scale,
or provide a backdrop for signage and graphics.
Attention to detail for each building to constructed within Westlake
Vallecito is where the Architectural Elements will become prevalent, and is
a key separation between a true Village and other developments.
Westlake Vallecito Design Guidelines
The Village Company, Anno Domini 2012 4
Building Design
Entrances: The design and location of building entrances in the Downtown
district are important to help define the pedestrian environment and create
retail-friendly environments.
· Entrances should be easily identifiable as primary points of access to
buildings.
· Building entrances may be defined and articulated by architectural
elements such as lintels, pediments, pilasters, columns, porticos, porches,
overhangs, railings, balustrades, and others, as appropriate. All building
elements should be compatible with the architectural style, materials,
colors, and details of the building as a whole.
· Entrances to upper level uses may be defined and integrated into
the design of the overall building façade.
Façade Treatments: Façade treatments are that portion of a building’s
street façade elevation extending from the ground to the roof that consists
of a single layer or architectural expression.
· All sides of a building shall be consistent with respect to style,
colors, and details only to the extent they establish continuity with the
main street front facades.
· On facades fronting on service or parking areas and along
secondary streets, windows need not be provided at the ground level.
However, buildings should avoid long, monotonous, uninterrupted walls.
Building wall off-sets, including projections, recesses, niches, fenestration,
or changes of materials or color shall be used to add architectural variety
and interest, and to relieve the visual impact of a blank wall.
· Parapet and roof-line offsets between facades may be provided in
order to break down the scale of the block and create architectural interest
and variety.
Westlake Vallecito Design Guidelines
The Village Company, Anno Domini 2012 5
Building Design
Storefronts: Storefronts on façade treatments that span multiple tenants
shall use architecturally compatible materials, colors, details, awnings
signage, and lighting fixtures. Trademarked signage is to be incorporated
within these storefront façade treatments whenever possible.
Lighting: The placement and orientation of lighting can be a critical part of
creating an inviting and safe downtown/uptown environment.
· Exterior lighting shall be architecturally integrated with the building
style, material, and color.
· Lighting intensities shall be controlled to ensure that excessive light
spillage and glare are not directed toward neighboring areas and
motorists.
· Pedestrian level lighting of building entrance-ways should be
provided.
· Illuminations of portions of buildings, direct or indirect, may be used
for safety or aesthetic results.
Pad Site Buildings: For a building that occupies a pad, the building should
have similar design characteristics as the remainder of the project. This
includes use of similar materials, patterns, rhythms, and proportions.
Westlake Vallecito Design Guidelines
The Village Company, Anno Domini 2012 6
Signage:
· Signage in Westlake Vallecito shall enhance the pedestrian character
of the districts by providing signs that are pedestrian in scale and located
so as to be legible to pedestrians the sidewalks, where line-of-sight
visibility for the signage is on a pedestrian scale.
· Where signage is intended to have line-of-site visibility from the
adjacent major highways (SH 114, Solana Boulevard, and/or Precinct Line
Road), the scale and placement of the signage may be adjusted to
accommodate these longer site lines and higher travel speeds.
· Directory signs may be provided to help direct the public to different
businesses and services within Westlake Vallecito. These may be provided
at prominent locations in the downtown or uptown.
Westlake Vallecito Design Guidelines
The Village Company, Anno Domini 2012 7
Signage:
· Signs may be attached flush to the building so long as they do not
obscure any significant architectural details.
Trademarked Signage shapes, designs, colors and lighting
to be allowed within Westlake Vallecito, so long as predominant site lines
are the prevailing factor used in scale, placement and orientation on the
building.
· Signs may be hung from marquees or overhangs, but shall not
project lower than 7.5’ above the sidewalk. Signs may also be hung in
front of store-front windows.
· Businesses are encouraged to create individually styled signage that
distinguishes their establishment.
· Signs which are pedestrian oriented may be painted on the
storefront glass, but in no case shall it occupy more than 25% of the
glazed surface area.
· Signs may be lit by external light sources as long as such sources
are not visually intrusive.
Sandwich Boards are encouraged for street-side
advertisement
Westlake Vallecito Design Guidelines
The Village Company, Anno Domini 2012 8
Public Streetscape Realm Design
Although not all streets within Westlake Vallecito will be Public, it is
important to focus on the portion of streets that will be within Public Right-
of-Way. The Streetscape is that portion of a street that accommodates
both social and business activity. It extends from the face of the building
or edge of the private property to the face of the curb defining the Public
Right-of-Way, where applicable within Westlake Vallecito. A well designed
streetscape is important to a street’s function as a public place and is the
most extensively used civic space in a Village.
· The streetscape consists of the following four distinct functional
zones:
Edge Zone: The area between the face of the curb and the Furnishing
Zone. An area of required clearance between parked vehicles or traveled
way and accessories or landscaping. This area shall be a minimum of 18”
to facilitate the door swing of a parked car and prevent conflicts with
elements within the Furnishing Zone.
Furnishing Zone: The area of the roadside that provides a buffer between
pedestrians and vehicles. Items which shall be located in this zone, to
minimize impact on the Throughway Zone include; street trees, planting
strips, street furniture, utility poles, sidewalk vaults, newspaper racks,
cabinets, traffic signal cabinets, fire hydrants, bicycle racks, etc. A typical
dimension for this zone is 4’-6’.
Throughway Zone: The walking zone which must remain clear, both
horizontally and vertically, for the movement of pedestrians.
Frontage Zone: The distance between the Throughway Zone and the
building front or property line used to buffer pedestrians from window
shoppers, accessories, and doorways. It may contain private street
furniture, signage, merchandise displays, etc. and can also be used for
restaurant seating.
· Intersections and Crosswalks: Intersections shall be as
compact as practical. They shall minimize crossing distance as well as
crossing time, minimize exposure to traffic, and encourage pedestrian
travel.
Westlake Vallecito Design Guidelines
The Village Company, Anno Domini 2012 9
Public Streetscape Alternatives:
Westlake Vallecito Design Guidelines
The Village Company, Anno Domini 2012 10
Public Realm Design
Public Parks and Open Spaces: Publicly accessible parks and open space
organize and reinforce neighborhood structure. They offer a wide variety
of passive and active recreational experiences ranging in size and type,
but together, they create an integrated system enhancing livability,
natural appearance, and ecological values while providing gathering
places and interaction opportunities for the community.
· Public parks and open spaces should be visible and easily
accessible from public areas such as building entrances and adjacent
streets and sidewalks. Within these parks, ample seating should be
provided, including walls, ledges, and other raised surfaces which can
serve a similar purpose.
Active uses such as retail, cafes, restaurants, higher density residential
and office uses which provide pedestrian traffic should be considered as
appropriate uses to line public parks and open spaces.
October 18, 2012 PAGE 1
PLANNED DEVELOPMENT NO. 1-2
EXHIBIT 5
WESTLAKE VALLECITO
PUBLIC ROADWAY DESIGN STANDARDS
October 18, 2012 PAGE 2
October 18, 2012 PAGE 3
October 18, 2012 PAGE 4
October 18, 2012 PAGE 5
October 18, 2012 PAGE 6
October 18, 2012 PAGE 7
October 18, 2012 PAGE 8
October 18, 2012 PAGE 9
October 18, 2012 PAGE 10
Exhibit 6
Westlake Vallecito Residential Development Standards
Residential Ad
Valorem Tax Roll: Upper-Floor of Small footprint, Two- and Three-Story Buildings with First-Floor Restaurant/Retail/Office Use
This style of Residential Condo to be restricted to 2 bedrooms per Unit Maximum
8 # of Permitted Buildings as Two and Three Story Residential Condo-Flats
3 Maximum Number of Residential Condos allowed within each building
24 Total Maximum Number of this style of Residential Condo
$ 220 Expected Sales Price per sq. ft for this style of Residential Condo
$ 9,504,000 396,000 Expected Average Sales Price for an 1,800 sq. ft, 2 bedroom Condo.
Bell Tower Floors as a Potential Residential Condo Use:
This style of Residential Condo to be restricted to 2 bedrooms per Unit Maximum
This use is separate from a Hotel - Suite
3 # of Permitted Towers on the Site
9 Maximum Number for floors per Tower to be eligible for Potential Residential Use
27 Total Maximum Number of this style of Residential Condo
$ 220 Expected Sales Price per sq ft for this style of Residential Condo
$ 7,128,000 264,000 Expected Average Sales Price for a 1,200 sq ft, 1 bedroom Condo.
Small, Clustered, Individual, All-Residential Condo Buildings for Architectural Variety
This style of Residential Condo to be restricted to 2 bedrooms per Unit Maximum
These are stand-alone buildings, dispersed throughout the Village, for Architectural Variety
6 Maximum Number of these buildings permitted
18 Maximum Number of units per any one building
30 Total Maximum Number of this style of Residential Condo
$ 210 Expected Sales Price per sq ft for this style of Residential Condo
$ 9,450,000
$
315,000 Expected Average Sales Price for an 1,500 sq ft, 2 bedroom Condo.
Single-Family, Detached Homes:
12 Maximum number of SF Homes Permitted within Westlake Vallecito
2400 sq ft min Home Size
$330 per sq ft sales price
$ 15,840,000 $1,320,000 Average Sales Price for a 4000 sq ft home
Attached Townhomes (Row Homes and/or Brownstone-Style)
24 Maximum Number for this type of Home
1800 Sq ft Minimum Home Size for this type of Home
$ 275 per sq ft sales price
$ 15,840,000
$
660,000 Average Sales Price for 2400 sq ft Townhome
Attached Townhomes (Coliseum Wrap, 2 Story Homes with Drive-Under Garage)
This style of Townhome to be restricted to 2 bedrooms per Unit Maximum
16 Maximum Number for this type of Home
1800 sq ft Minimum Home Size for this type of Home
$ 250 per sq ft sales price
$ 9,600,000
$
600,000 Average Sales Price for 2400 sq ft Townhome
Plaza Mayor:
137 Flats in the Plaza Mayor Complex:
Average Rent is based upon $1.80/sq ft, and includes Concierge Service from Hotel
# of Units Beds aver sq ft Ave Rent Total Sq ft
69 1 1,200 $ 2,160 82,800
48 2 1,600 $ 2,880 76,800
20 2 w/ study 2,000 $ 3,600 40,000 2 bedroom with Formal Study w/closet
$ 29,940,000 137 199,600
289 Age-Restricted / Independent Living Flats in the Plaza Mayor Complex:
Average Rent is based upon $1.80/sq ft, and includes Concierge Service from Hotel
# of Units Beds aver sq ft Ave Rent Total Sq ft
29 Efficiency 800 $ 1,440 23,200
115 1 1,200 $ 2,160 138,000
101 2 1,600 $ 2,880 161,600
44 2 w/ study 2,000 $ 3,600 88,000 2 bedroom with Formal Study
$ 61,620,000 289 410,800
$ 158,922,000 Total Residential Ad Valorem
Total Units By Use:
12 Single Family Detached Homes
121 Fee-Simple Owner occupied Townhomes and Condominiums
289 Age Restricted /Independent living Flats (Apartment rental units)
137 Flats (Apartment Rental units)
559 Total Proposed Residences
Planning & Zoning
Item # 6 –
Adjournment
Back up material has not
been provided for this item.