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HomeMy WebLinkAbout05-14-18 PZ Agenda Packet Page 1 of 2 TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING AGENDA May 14, 2018 WESTLAKE TOWN HALL 1500 Solana Blvd., Building 7, Suite 7100 1st FLOOR, COUNCIL CHAMBERS WESTLAKE, TEXAS 76262 Regular Session 6:00 p.m. Regular Session 1. CALL TO ORDER 2. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER APRIL 2018 REPORT. 3. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON APRIL 16, 2018. 4. CONTINUE THE PUBLIC HEARING THAT WAS TABLED ON APPRIL 16, 2018, AND CONSIDER A RECOMMENDATION FOR A REZONING REQUEST FROM R5- COUNTRY RESIDENTIAL TO PLANNED DEVELOPMENT DISTRICT NUMBER 7 (PD7) FOR AN APPROXIMATELY 37.798 ACRES LOCATED EAST OF PEARSON LANE AND SOUTH OF ASPEN LANE, TO INCLUDE PRIMARILY SINGLE FAMILY RESIDENTIAL USES, INCLUDING A REQUEST FOR APPROVAL OF A CONCEPT PLAN AND DEVELOPMENT PLAN, AND A SPECIFIC USE PERMIT FOR PRIVATE STREETS. Page 2 of 2 5. ADJOURNMENT CERTIFICATION I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1500 Solana Blvd., Bldg. 7, Ste. 7100, Westlake, Texas, 76262, May 9, 2018, by 5:00 p.m. under the Open Meetings Act, Chapter 551 of the Texas Government Code. _____________________________________ Tanya Morris, Assistant to the 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. Primrose Case NumberTypeLocationDescriptionCurrent StatusResolution StatusRP-02-23-18Replat 4105 Aspen Lane ReplatReplat of of property on Aspen LaneScheduled for April P&Z and TC Public Hearings scheduledRP-03-29-18Replat/Vacating Plat PD6 & PD1-1Knolls at Solana Vacating Plat; Solana Fitness Club ReplatScheduled for April P&Z and TC Public Hearings scheduledSP-01-25-18Site PlanEntrada Block A&O Amended Retail Corner / Tower Under staff review Application under reviewSP-02-16-18-2Site PlanSolana PlazaAddition of Parking at the Solana PlazaUnder reviewApplication under reviewSP-09-15-17Site PlanEntrada; adjacent to restaurant ROWSite plan for wedding chapel and reception hallScheduled for April P&Z and TC Public Hearings scheduledSP-12-29-17Site PlanEntrada Block KEntrada Plaza Mayor Scheduled for April P&Z and TC Public Hearings scheduledSUP-03-20-18Specific Use Permit Entrada Block KEntrada Plaza Mayor; CondominiumScheduled for April P&Z and TC Public Hearings scheduledZ-11-17-17Rezoning Request (R5 to PD)Pearson Lane south of Aspen LaneRezoning request for approximately 80 residential units on 40 acres currently zoned R5Scheduled for April P&Z and TC Public Hearings scheduledActive Planning and Zoning Case Log - March 2018 P&Z Minutes 04/16/18 Page 1 of 9 MINUTES OF THE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING April 16, 2018 PRESENT: Commissioners Michelle Lee, Liz Garvin, Ken Kraska, Greg Goble, and Alternate Sharon Sanden ABSENT: Chairman Tim Brittan OTHERS PRESENT: Town Attorneys Stan Lowry and Matthew Butler, Director of Planning Ron Ruthven, Assistant Town Manager Amanda DeGan, Administrative Assistant to the Town Secretary Tanya Morris, Fire Chief Richard Whitten, Deputy Chief John Ard, Director of Public Works Jarrod Greenwood, Director of Information Technology Jason Power, Network Administrator Duston McCready, Director of Finance Debbie Piper, Communications Manager Jon Sasser, and Development Coordinator Nick Ford. Work Session 1. CALL TO ORDER Commissioner Lee called the work session to order at 5:30 p.m. Commissioner Sanden, alternate is a voting member. 2. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. Director Ruthven provided an overview of the item. Paul Pastore, Waterside Properties, gave a presentation in regards to Item 9. P&Z Minutes 04/16/18 Page 2 of 9 Discussion ensued regarding donated acreage, homeowner’s fees, manned guardhouse, market prospects, working with Vaquero – joint services, fence along the Keller boundary, Brownstone units, Pastore to be only homebuilder, and sizes of homes. Discussion then ensued regarding the condominiums at Plaza Mayor in Entrada. 3. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER MARCH 2018 REPORT. Director Ruthven provided updates on the following: Project Blizzard: construction continuing New Fire Station: progressing at a robust pace 4. ADJOURNMENT Commissioner Lee adjourned the work session at 5:54 p.m. Regular Session 1. CALL TO ORDER Commissioner Lee called the regular session to order at 6:03 p.m. 2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON MARCH 06, 2018 AND MARCH 12, 2018. MOTION: Commissioner Goble made a motion to approve the minutes. Commissioner Sanden seconded the motion. The motion carried by a vote of 5-0. 3. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION FOR A REPLAT OF APPROXIMATELY 16.242 ACRES FOR THE PROPERTY LOCATED ON TRACT 3A AND 3B SHELBY ESTATES, ZONED R5, AND MORE SPECIFICALLY LOCATED ON 4105 ASPEN LANE. Coordinator Ford provided a presentation and overview of the item. No additional discussion ensued. Commissioner Lee opened the public hearing. P&Z Minutes 04/16/18 Page 3 of 9 Scott Bradley, 1 Paigebrooke, spoke in favor of the item. Commissioner Lee closed the public hearing. MOTION: Commissioner Garvin made a motion to approve the replat. Commissioner Kraska seconded the motion. The motion carried by a vote of 5-0. 4. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION FOR A PARTIAL REPLAT AND VACATING PLAT OF APPROXIMATELY 75.210 ACRES FOR THE PROPERTY LOCATED ON LOT 1, BLOCK 3 WESTLAKE/SOUTHLAKE PARK ADDITION #1. Director Ruthven provided an overview of the item. No additional discussion ensued. Commissioner Lee opened the public hearing. No one addressed the Commission. Commissioner Lee closed the public hearing. MOTION: Commissioner Garvin made a motion to approve the replat. Commissioner Goble seconded the motion. The motion carried by a vote of 5-0. 5. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION FOR AMENDMENTS TO ORDINANCE 703 APPROVING THE ENTRADA DEVELOPMENT BY CHANGING THE REQUIREMENTS IN ARTICLE 1, SECTION 5.3 REGULATING PD SITE PLANS AND ARTICLE 2, SECTION 3 REGULATING RESIDENTIAL TO NON-RESIDENTIAL DEVELOPMENT RATIOS. Director Ruthven provided an overview of the item. Discussion ensued regarding the retail corner construction, ratio of residential to business construction, and site plan approval process. Commissioner Lee opened the public hearing. No one addressed the Commission. Commissioner Lee closed the public hearing. P&Z Minutes 04/16/18 Page 4 of 9 MOTION: Commissioner Goble made a motion to approve the replat. Commissioner Kraska seconded the motion. The motion carried by a vote of 5-0. 6. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION FOR A SITE PLAN FOR AN APPROXIMATELY 2.070-ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD1-2), ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA. THE AREA SHOWN ON THIS PD SITE PLAN IS COMMONLY REFERRED TO AS THE WEDDING CHAPEL AND RECEPTION HALL TO BE LOCATED AT THE END OF TARRAGONA DRIVE. Coordinator Ford and provided an overview of the item. Discussion ensued regarding pedestrian bridge, traffic generation, emergency access and deliveries, TxDot’s views on the Frontage Road, roadway connections to Entrada, and Lot 3B usage. Michael Beatty, Centurion American, spoke in favor of the item. Commissioner Lee opened the public hearing. No one addressed the Commission. Commissioner Lee closed the public hearing. MOTION: Commissioner Kraska made a motion to approve the replat with the following staff recommendations: 1. An adequate location for a loading/unloading zone that is outside of the fire lane must be depicted that services the Block C area (Restaurant Row/Amphitheater/Chapel & Reception Hall/Future Site Plans). The loading/unloading zone must be at least 40 feet in length and serve at least two cars at a time. An adequate location will be determined and approved by the Town Manger or designee(s) before the issuance of building permits for this site. 2. Temporary, removable bollards shall be placed at the roundabout of Tarragona where the eastern stub intersects to prevent motor vehicle traffic from entering a dead end street that lacks an adequate vehicular turnaround area. This portion of Tarragona Drive will be limited to pedestrian traffic except in such cases where emergency vehicles need access to structures located on this portion of Tarragona Drive. If a future connection occurs to an existing street (Cortes Drive) or proposed street (114 service road), this condition may then be reevaluated. 3. Temporary, removable bollards shall be placed at the intersection of Aragon P&Z Minutes 04/16/18 Page 5 of 9 Drive and Tarragona Drive to prevent motor vehicle traffic at the time of special events for the Amphitheater. Tarragona Drive will be limited to pedestrian traffic except in such cases where emergency vehicles need access to structures located on Tarragona Drive. In cases where an event is not occurring, Tarragona Drive will remain open to vehicular traffic. If a connection is able to be made to an existing street (Cortes Drive) or proposed street (114 service road), this condition will be reevaluated. 4. The applicant shall submit an outdoor lighting plan with a photometric study before the issuance of building permits for this site. All lighting fixtures must comport to the Entrada Design Guidelines and all lighting fixtures must be less than 3000K and be approved by the Town Manger or his/her designee(s) before the issuance of building permits. 5. The proposed dumpster location is an unsatisfactory position due to the dead end street (Tarragona Drive). The applicant shall propose a new location for the dumpster and the location must be approved by the Town Manager or designee(s) before the issuance of building permits for this site. 6. A Certificate of Occupancy shall not be issued for any building shown on this PD Site Plan prior to the availability of adequate parking. Commissioner Garvin seconded the motion. The motion carried by a vote of 5-0. 7. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION FOR A SITE PLAN A SITE PLAN FOR AN APPROXIMATELY 5.806-ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD1-2), ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA. THE AREA SHOWN ON THIS PD SITE PLAN IS COMMONLY REFERRED TO AS THE PLAZA MAYOR TO BE LOCATED NEAR CORTES DRIVE, COSTA BRAVA, AND GIRONA DRIVE. Director Ruthven, Robin McCaffrey, Mesa Planning, and Coordinator Ford provided an overview of the item. Discussion ensued regarding size of Plaza, percentage of stores, hotels, and condominiums, façade of rear of condominiums, independent and assisted living, Plaza event coordinator, events at Plaza, shared parking, Block L in relation to site plan, parking for condominiums, pricing of condominiums, donations to Westlake Academy, restrictions for condominiums, lighting, façade of Plaza Mayor, and assembly of Plaza Mayor. Commissioner Lee opened the public hearing. P&Z Minutes 04/16/18 Page 6 of 9 Becky Fisher, 4050 Aspen Lane, asked if the Plaza was to scale as provided in the presentation. Commissioner Lee closed the public hearing. MOTION: Commissioner Goble made a motion to approve the replat with the following staff recommendations: 1. The AC Hotel and the LQ Hotel portion of the Plaza Mayor shall have a minimum of 10% ground floor retail/restaurant space that has direct access to the plaza. The Condominium portion of the Plaza Mayor shall have a minimum of 20% ground floor retail/restaurant space that has direct access to the plaza. 2. The landscape berm at the entrance to the Plaza Mayor isolates the plaza resulting in discouragement of potential users and forces entry to one side of the plaza. Staff recommends the landscaping be replaced with stairs that, due to the grade difference, follow the cross slope (more steps at one end / fewer steps at the other), thereby making the whole edge open and accessible while improving the connection to the street and allowing a more manageable flow of pedestrian traffic that comes from the pedestrian bridge and other portions of Entrada. 3. The pavestone material shall be cut stone to closely follow what can be found in the Plaza Mayor Salamanca. The stone color and pattern must be approved by the Town Manager or designee(s) and must adhere to the Entrada Design Guidelines. 4. The presented Public Art locations are too small in scale and do not have enough scale or presence to influence activities within the plaza. Staff recommends increasing the size of the two (2) public art locations identified in the landscaping plan to create more interaction with the plaza. 5. A Public Art plan for the Plaza Mayor must be submitted to the Town before the issuance of a Certificate of Occupancy for any one building in the Plaza Mayor. A public art competition may be held for this site if deemed appropriate. 6. A lighting plan that show the interior of the plaza being lit from the lighting that is affixed to the buildings and the lighting that is on the plaza level must be submitted before the issuance of building permits. All lighting fixtures must be approved by the Town Manager or designee(s) before the issuance of building permits. 7. The applicant must submit an outdoor lighting plan with photometric study before the issuance of building permits for the Plaza Mayor. The photometric study and lighting plan must include the following details: a. Lighting fixtures and emittance from building façade, b. Lighting fixtures and emittance from the plaza interior, c. Lighting fixtures and emittance that can be found in archways, d. Lumens for each lighting fixture, e. Color temperature for each lighting fixture, f. Type of fixture (LPS, HPS, LED, Halogen, Fluorescent, etc…), g. Rendering of the lighting at night. 8. All Plaza Mayor color temperature for lighting must not exceed 3000 Kelvins. This P&Z Minutes 04/16/18 Page 7 of 9 provides the orange lighting that can be found in the Plaza Mayor Salamanca at night. 9. Lighting fixtures must be submitted to the Town approved by the Town Manger or designee(s) before issuance of a building permit for any one building the Plaza Mayor. Lighting fixtures that are located on the plaza surface shall include electrical outlets for future use. 10. A shared parking agreement with adjacent properties must be in effect before the issuance of a Certificate of Occupancy for anyone building in the Plaza Mayor 11. A building signage plan must be submitted to the Town and approved by the Town Manager or his/her designee(s) before the issuance of a Certificate of Occupancy for any one building in the Plaza Mayor. The sign package must include the following: a. Building Façade Signage, b. Monument Signage, c. Wayfinding Signage. 12. All structures of the Plaza Mayor (Hotels, Condominium, and Garages) must be assembled at the same time. A Certificate of Occupancy will not be issued for any one building unless all other buildings are able to receive a Certificate of Occupancy in unison. 13. A Plaza Event plan for the Plaza Mayor must be submitted to the Town and approved by the Town Manager or designee(s) before the issuance of a Certificate of Occupancy for any one building in the Plaza Mayor. 14. A mock- up that includes all building materials for each building must be approved by the Town Manager or designee(s) before the issuance of building permits for any one building in the Plaza Mayor of Entrada. 15. Water and Sewer services must be extended into the interior of plaza to account for future uses. 16. The plaza shall contain, but not limited to, amenities for public use such as the following: outdoor seating/benches, bike racks, waste receptacles, public art, café seating/tables, wayfinding, signage). All designs must be approved by the Town Manger or designee(s). Commissioner Garvin seconded the motion. The motion carried by a vote of 5-0. 8. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION FOR A SPECIFIC USE PERMIT TO ALLOW FOR 126 CONDOMINIUM UNITS TO BE LOCATED IN THE PLAZA MAYOR OF THE ENTRADA DEVELOPMENT GENERALLY LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA BOULEVARD. Director Ruthven, Coordinator Ford, and Michael Beatty, Centurion American, provided an overview of the item. Discussion ensued regarding one general contractor for all units, length of time for construction, floor plan options, and contents of 1st floor of condominiums. Commissioner Lee opened the public hearing. P&Z Minutes 04/16/18 Page 8 of 9 No one addressed the Commission. Commissioner Lee closed the public hearing. MOTION: Commissioner Garvin made a motion to approve the specific use permit with staff recommendations: 1. The maximum number of units in the condominium for the Plaza Mayor is to be one- hundred twenty-six (126) units. 2. The condominium building in the Plaza Mayor shall have a minimum of 20% ground floor enclosed retail/restaurant space that services and provides direct access to the plaza. 3. At a minimum, the developer shall provide the following amenities for resident use to be contained within the condominium building: a. Swimming Pool, b.Fitness Center, c. Sauna Room, d. Wine Lounge, e. Business Center, f. Concierge Service, and g. Media Room. Minor modifications to any of the above amenities may be approved by the Town Manager or designee. 4. An interior design package must be provided to the Town before the issuance of building permits. The package should include a detailed list of the amenities noted above and a description of fixtures, furnishings and materials. 5. A building signage plan shall be submitted to the Town and approved by the Town Manager or designee(s) before the issuance of a Certificate of Occupancy for any one building in the Plaza Mayor. 6. Prior to the issuance of the Certificate of Occupancy for the Condominium building, a copy of the official recorded condominium regime document for this condominium that is filed with Tarrant County Clerk shall be provided to the Town Manager or designee and shall be kept in the official Town records. 7. This SUP hereby grants the approval for the construction of a multistory, multi- occupancy residential structure that allows for individual ownership of each residential unit under a condominium regime as authorized by the State of Texas. This SUP shall automatically revoke and expire upon the occurrence of any of the following circumstances: (1) The building permit allowing the construction of the condominium building is not issued within one year after the approval date of this ordinance; (2) The use authorized by the SUP is abandoned for more than six consecutive months after either the expiration of the building permit, or, after the issuance of the certificate of occupancy; (3) Any change in use of this building to a use other than that described and authorized by this ordinance; (4) Failure to provide the official recorded copy of the condominium regime as described and conditioned herein. Commissioner Kraska seconded the motion. The motion carried by a vote of 5-0. P&Z Minutes 04/16/18 Page 9 of 9 9. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION FOR A REZONING REQUEST FROM R5-COUNTRY RESIDENTIAL TO PLANNED DEVELOPMENT DISTRICT NUMBER 7 (PD7) FOR AN APPROXIMATELY 37.798 ACRES LOCATED EAST OF PEARSON LANE AND SOUTH OF ASPEN LANE, TO INCLUDE PRIMARILY SINGE FAMILY RESIDENTIAL USES, INCLUDING A REQUEST FOR APPROVAL OF A CONCEPT PLAN AND DEVELOPMENT PLAN, AND A SPECIFIC USE PERMIT FOR PRIVATE STREETS. Commissioner Lee stated that the item has been postponed to the next meeting. Commissioner Lee opened the public hearing. No one addressed the Commission. MOTION: Commissioner Goble made a motion to table and continue the public hearing on May 14, 2017. Commissioner Kraska seconded the motion. The motion carried by a vote of 5-0. 10. ADJOURNMENT There being no further business to come before the Commissioners, Commissioner Lee asked for a motion to adjourn. MOTION: Commissioner Sanden made a motion to adjourn the meeting. Commissioner Garvin seconded the motion. The motion carried by a vote of 5-0. Commissioner Lee adjourned the meeting at 7:21 p.m. APPROVED BY THE PLANNING AND ZONING COMMISSION ON MAY 14, 2018. ________________________________ ATTEST: Commissioner, Michelle Lee ______________________________ Tanya Morris, Assistant to the Town Secretary estlake Planning and Zoning Commission TYPE OF ACTION Regular Meeting - Action Item Monday, May 14, 2018 TOPIC: Tabled Item (Public Hearing Continued): Conduct a public hearing and consider a recommendation for a rezoning request from R5-Country Residential to Planned Development District Number 7 (PD7) for approximately 37.798 acres located east of Pearson Lane and South of Aspen Lane, to include primarily single family residential uses, including a request for approval of a concept plan and development plan, and a specific use permit for private streets. STAFF CONTACT: Ron Ruthven, Director of Planning and Development Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Mission: Westlake is a unique community blending preservation of our natural environment and viewscapes, while serving our residents and businesess with superior municipal and academic services that are accessible, efficient, cost- effective, & transparent. Citizen, Student & Stakeholder High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Preserve Desirability & Quality of Life Strategic Initiative Outside the Scope of Identified Strategic Initiatives UPDATE - ITEM TABLED On April 16, 2018, the Planning and Zoning Commission voted to table this item and continue the public hearing to the May 14, 2018 Planning and Zoning Commission meeting in order to allow the applicant additional time to provide proper documentation from the property owner regarding authorization to rezone the property. As of the date the agenda packet was sent, the documentation has not been received. Attached to this briefing is a letter from the applicant dated April 14, 2018 that was not distributed to the Commission at the April 16th meeting given the ownership issue forcing the tabling of the item. Given the comments from the applicant in the letter, staff has modified the recommendation for action regarding this request from Approval with Conditions to Denial without Prejudice. The reason for the change is detailed on the last page of this briefing. However, the staff recommendations, although slightly modified, still remain in place from the April 16th briefing. EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) Paul Pastore, Waterside Land Company, LLC, on behalf of property owner, J. Timothy Brittan, is requesting to develop a 72 lot single family residential subdivision on approximately 37.8 acres located at the southeast corner of Aspen Lane and Pearson Lane. The proposed development would include a mix of attached and detached units. EXISTING CONDITIONS The subject property is currently zoned R5-Country Residential and is currently used as a large single family residential estate with accessory agricultural uses. The subject property contains a mix of unplatted and platted tracts. PROPOSED LAND USE The proposed development would include 24 attached single family units, each on an individual platted lot, and 48 detached single family units creating a total of 72 units on 72 lots. Other proposed uses include an amenity center, guardhouse and public park to be operated by the homeowner’s association. RESIDENTIAL DESIGN Residential Density. The current R5 zoning on the subject property requires a minimum lot size of five acres yielding a maximum residential density of 0.2 dwelling units per acre (dua). The proposed development would include a total proposed maximum density of 1.89 dua. As part of their proposal, the applicant provided an exhibit (attached) that shows how the development would be further broken into density zones based on “net” density patterns in the Vaquero development. “Net” density differs from “gross” density in that net density usually only includes the total units divided by the total residential lot area. Gross density typically includes total units divided by the total area contained within the development including open space. According to the exhibit, the higher net density eastern portion of the development matches a similar net density in Vaquero, specifically the Vaquero villas. Likewise, the lower net density western portion of the development would be similar to a sample net density of a larger lot portion of Vaquero. In analyzing the net density comparisons provided by the applicant comparing Vaquero to the proposed development, the primary difference involves the inclusion of open space in the net density calculations. Whereas Vaquero’s net density only includes the residential lots, which are mostly surrounded by golf course land (which is not included in the density calculation), the proposed development’s net density calculation includes the proposed development open space. Including the open space in the net density calculation has the effect in artificially lowering the net density shown. STAFF RECOMMENDATION: The density exhibit mentioned above and attached should be included in the draft regulations Lot Delivery System. The development will include a “unique lot delivery system” whereby the developer also acts as the sole homebuilder. The applicant states that they, as the developer, “are fully committed to build this project (both land development and home construction) with the terms and conditions of that commitment, addressing unforeseen events, to be worked out in a development agreement with the Town.” STAFF RECOMMENDATION: The developer of this project shall be the builder of all units constructed therein, in compliance with the terms and conditions of such commitment laid out in the Town approved Developer Agreement or unless otherwise requested by the developer and approved by the Town Manager or designee for special conditions. Housing Types and Characteristics. As part of the attached development description, the applicant describes the proposed development as follows: “Spencer Ranch will be a unique “Lifestyle” community that will contain a maximum of 72 high-quality single-family attached and detached homes. The lots may be custom fitted to accommodate homes as they are purchased. Housing type, size, number of floors and the homeowner’s desire for larger or smaller footprints will impact lot size and configuration, and ultimately the total number of lots to be built upon. Larger lots may result in a lower total number of lots in the development.” The following is a breakdown of the proposed housing types in the development. Given the applicant’s desire for lot size flexibility, staff has provided recommendations for minimum lot characteristics where information was not provided by the applicant as noted below. 1. South Side Villa Homes (18 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: none proposed c. Minimum Lot Width: 70 feet d. Front Setback: 10 feet; or 5 feet where courtyards/motor courts are provided (staff recommendation) e. Side Setbacks: 5 feet f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. g. Minimum Unit Size: 3,000 square feet h. Maximum Height: 35 feet from grade to the mid-point of the span of the highest roof pitch. 2. Upper East Side Brownstones (24 total units proposed) a. Housing Type: Single Family Attached b. Minimum Lot Size: none proposed c. Minimum Lot Width: 40 feet d. Front Setback: 20 feet; or 10 feet for side facing garages, courtyards and accessory structures not utilized for storage. e. Side Setbacks: 0 feet f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. g. Minimum Unit Size: 3,000 square feet h. Maximum Height: 35 feet from the finished floor elevation to the top roof framing plate provided that the span covered by the roof does not yield a total top of roof ridge height that is more than 3 feet higher than the tallest roof in other cluster zones of the development. (staff recommendation) Special setback specific to Upper East Side Brownstones: For lots that are adjacent to the Vaquero Golf Club, there shall be a 25 foot. minimum setback permitted for no more than 50% of the homes facing the shared property line with the Golf Club. The balance of lots facing this shared property line shall have a setback 30 ft. or greater so that the configuration of variable setbacks substantially conforms to the Concept/Development Plan. 3. Meadows Villa Homes (6 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: none proposed c. Minimum Lot Width: 70 feet d. Front Setback: 10 feet; or 5 feet where courtyards/motor courts are provided (staff recommendation) e. Side Setbacks: 5 feet f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. g. Minimum Unit Size: 3,000 square feet h. Maximum Height: 35 feet from grade to the mid-point of the span of the highest roof pitch. 4. Meadows Lakeside Homes (5 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: none proposed c. Minimum Lot Width: 70 feet d. Front Setback: 10 feet; or 5 feet where courtyards/motor courts are provided (staff recommendation) e. Side Setbacks: 5 feet f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. g. Minimum Unit Size: 3,000 square feet h. Maximum Height: 35 feet from grade to the mid-point of the span of the highest pitch. 5. Ridgeview Homes (5 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: none proposed c. Minimum Lot Width: 65 feet d. Front Setback: 10 feet; or 5 feet where courtyards/motor courts are provided (staff recommendation) e. Side Setbacks: 5 feet f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. g. Minimum Unit Size: 3,000 square feet h. Maximum Height: 35 feet from grade to the mid-point of the span of the highest pitch. 6. Promenade/Estate Homes (14 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: none proposed c. Minimum Lot Width: 85 feet d. Front Setback: 20 feet; or 10 feet for side facing garages, courtyards and accessory structures not utilized for storage. e. Side Setbacks: 5 feet f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. g. Minimum Unit Size: 3,000 square feet h. Maximum Height: 35 feet from grade to the mid-point of the span of the highest pitch. Other special setback provisions include: • Lots adjacent to Aspen Lane shall have a 25-foot minimum setback from Aspen Lane. • Promenade/Estate Homes shall be setback a minimum of 150 feet from Pearson Lane With regard to garages, Promenade and Estate homes are proposed to have a minimum of three enclosed parking spaces. All other homes are proposed to have a minimum of two garage parking spaces. Garage doors will be made of sectional wood or be wood clad. Garage doors are proposed to be recessed a minimum of (8) eight inches (nominal) from the plane of the adjacent wall. Front facing garage doors are allowed if located further back on the lot than the side-facing garage portion and are in a motor court setting. Regarding roofs, permitted roof materials are proposed to include: 1. High quality clay or concrete tile (with a thickness similar to clay). (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) 2. Metal: Traditional standing seam with standing folded and soldered seams. Allowed for porches and architectural features only. (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) 3. Flat or low-pitched roofing that is 2:12 pitch or less may be of any code approved material. The applicant proposes that exterior walls be composed of 80 percent masonry as required for all Residential Districts by the Code of Ordinances and have horizontal and vertical articulation or architectural delineation on all elevations. The applicant also states that the Westlake Building Quality Manual will be incorporated into design standards for the development, which have not been submitted to date. STAFF RECOMMENDATIONS RELATIVE TO DESIGN: • Homeowner’s Association – The development shall be governed by a Homeowner’s Association (HOA) that will be responsible for common area maintenance, guard house and amenity center maintenance, private street maintenance, front yard maintenance and enforcing the HOA Design Guidelines for the community. The Home Owners Association shall appoint an Architectural Review Committee that must have at least one (1) Texas Licensed Architect with experience in applying Design Guidelines and advising an Architectural Review Committee on matters of design. • Exterior Walls: Exterior walls shall meet the requirements of the Town’s Building Quality Manual as adopted by Resolution 18-02. • Design Guidelines: See final staff recommendation below. • Elevation Samples: All homes constructed in this development shall be generally consistent with the elevation samples provided by the applicant such that the primary articulation elements and general layout of the home on the lot are generally consistent with the elevations. Provided all other requirements are met, significant deviations from these elevations may be approved provided that both the HOA and the Town Manager or designee are in agreement. • All plans submitted for permit within Spenser Ranch shall be prepared by a Texas Licensed Architect and contain sufficient details required to explain the full exterior construction to a competent contractor. PARKS / OPEN SPACE / LANDSCAPING Open Space. The applicant proposes that 13.7 acres, or 36.25%, of the development will be dedicated to open space as follows: • “Approximately 9.6 acres of Private Open Space • Approximately 3.6 acres of Public Open Space • Approximately 0.5 acres of Tree Preserve” Details of the proposed “tree dedication” above were not provided. Private open space would include an “amenity center”, a guardhouse, and an open air pavilion. Exhibits are attached showing the proposed design of these amenities. The amenity center is proposed to include: • Wine tasting room and storage facility • Exercise facility • Meeting area for approximately 50 people • A “Board Room” facility • Swimming pool/water feature The applicant proposes that the amenity be completed within a timeframe not to exceed the closing of the 18th home in Spencer Ranch. Parkland Dedication. The Code of Ordinances requires that one acre of parkland be dedicated for every 30 residential dwelling units in a new residential development. Based on the proposal of 72 residential units, the applicant is required to provide a minimum of 2.4 acres of parkland. The Concept/Development Plan shows approximately 3.6 acres of proposed public parkland. The applicant proposes to dedicate the parkland to the Town, which would then be privately maintained by the HOA but will be publicly accessible outside of the perimeter development fence. No details of public park amenities, access or parking were provided by the applicant. Water features. The applicant states that the proposed development will be a “water themed community” with water features, as shown on the concept/development plan, playing a key aesthetic role in the development. Landscaping. The applicant states that: “Spencer Ranch will approach the total landscaping effort as one cohesive and comprehensive unit for the entire tract of land. The landscaping design will incorporate the vision of the entire tract using all aspects of the terrain, thus creating the “natural mosaic” the town prefers. Although installed in individual increments as each home is completed, the Spencer Ranch vision is to create an overlay of a full and comprehensive landscape plan that embodies the entire parcel of land and raises the standards in Westlake and is not prejudice to any one dwelling.” The landscape plan mentioned above, along with any details regarding landscaping, has not been submitted by the applicant. STAFF RECOMMENDATIONS RELATIVE TO PARKS, OPEN SPACE AND LANDSCAPING: • Landscaping: Prior to the approval of the preliminary site evaluation, the developer shall submit a master landscape plan for the development prepared by a State of Texas registered landscape architect. Said plan shall be reviewed for final approval by the Town Manager or designee. The plan may be forwarded to the Town Council for final approval at the discretion of the Town Manager. The final approved master landscape plan shall be included with the development agreement. At a minimum the plan shall include the following: 1. The Plan shall substantially comply with the Concept/Development Plan 2. The landscape plan shall reflect developer’s efforts to comply with the “landscape Integrity” objectives of the Town’s Comprehensive Plan and employ predominantly those plant materials (within the planting areas that define the cluster zones and lake edges) that are consistent with restoration of the natural mosaic. 3. Specifics on execution of the landscaping goals provided by the applicant including details of planting locations and types, quantities and schedule; 4. A detailed tree survey as required by the Code of Ordinances; 5. Any replanting requirements as part of required tree mitigation; 6. Specific planting and maintenance responsibilities of the developer versus the homebuilder and the homeowner’s association; 7. Details for guest parking in the development • Tree Preservation – All protected trees shall require mitigation upon damage or removal as required by the Code of Ordinances. Where possible, old growth trees and tree clusters should be preserved as identified in the master landscape plan. • Open Space: A minimum of 13.7 acres (36.25%) of the development shall be reserved as open space. All open space, including public and private, shall be substantially consistent with concept/development plan and shall preserve the existing Stock-pond Rural Landscape. Open space shall be distributed as follows: a. Private Open Space: 10.1 acres minimum b. Public Open Space (Parkland): 3.6 acres minimum • Private open space amenities shall, at a minimum, include the following: 1. Gate house – The gatehouse shall be constructed and completed by the developer not later than final acceptance of public improvements and prior to the release of residential building permits. The gatehouse design shall be consistent with Exhibit XX. 2. Amenity Center - The amenity center shall be constructed on the property in the location shown on the concept/development plan. The developer shall build and complete this facility no later than the issuance of the building permit for the 19th home permitted in the development. No additional builder permits shall be issued in the development until the amenity center is deemed complete by the Town Manager or designee. The amenity center shall contain the following minimum amenities: i. Wine tasting room and storage facility ii. Exercise facility iii. Meeting area for approximately 50 people iv. A “Board Room” facility v. Swimming pool/water feature The amenity center design shall be consistent with the provided elevations. 3. Open-air pavilion - An open-air event pavilion shall be constructed on the property in the general location as shown on concept/development plan. The developer shall build and complete this facility no later than the issuance of the building permit for the 19th home permitted in the development. No additional builder permits shall be issued in the development until the pavilion is deemed complete by the Town Manager or designee. The pavilion design shall be consistent with the provided elevations. • Parkland Dedication – Parkland dedication as proposed by the developer is hereby approved subject to the following conditions: 1. Parkland dedication shall be consistent with the exhibits provided. 2. The gatehouse, including the property upon which the gatehouse is located, shall be owned and maintained by the HOA. 3. Maintenance responsibilities for the parkland shall be the responsibility of the developer/HOA. 4. Details of amenities, and final locations of parking and trails shall be approved as part of development agreement between the applicant/developer and the Town. • Water Features – Water features are a key component of the development, making this a “Water Themed” development as called for in the Town’s Comprehensive Plan. Water features shall be constructed by the developer as part of the required public improvements. Said features shall be located and designed as shown on concept/development plan and shall be maintained by the homeowners association. SIDEWALKS AND TRAILS The applicant proposes to install sidewalks along each side of the esplanade water feature, serving pedestrians on both sides of the divided main roadway. The applicant proposes to construct an internal trail system, as shown on the concept/development plan that “will facilitate pedestrian mobility within the community”. The public trail will be constructed along Pearson Lane within the public open space area from Aspen Lane south to the Town border. Although connection to the Vaquero golf club is proposed, staff recommends that an internal trail connection be provided to the Vaquero Club property for future connection. STAFF RECOMMENDATIONS: • The internal trail/sidewalk system shall connect to the public trail system at access- controlled locations. The public trail, shall comply with all Town requirements and shall be generally located as shown in concept/development plan and shall be constructed by the developer as part of the required public improvements. • As part of the construction of required public improvements, the developer shall construct a golf cart path that provides for future access to the Vaquero Club Golf Course. FENCING Perimeter Fencing. Perimeter fencing will contain a mix of decorative iron with masonry columns and masonry wall sections per the attached fence samples. Along the southern boundary of the development adjacent to the City of Keller, the applicant proposes to construct a “high quality, vinyl coated heavy galvanized fence and framework with dark wind screen”. Internal lot-to-lot fencing. For lot-to-lot fencing, the applicant proposes the following: Fences on individual lot property lines are generally prohibited, except as approved by the ARB for: a. Dog runs b. Swimming pool safety c. Privacy for internal courtyards Fence Materials: Fences may be any of the following: • “Masonry • Wrought Iron, such fences may be made of solid stock or thick wall tubular steel (sufficient thickness to not burn through when welded but no thinner than 3/32 inch) with any finials or other decorative detailing being made of solid stock and welded to the fence construction or wrought as part of the iron making process. • Wood along property lines that are not in the discouraged yard space. Where wood fences are used, they should be supported by vertical tubular steel supports with at least 3 2x4 stringers supporting a wood fence design with a decorative wood cap detail. The finished face of the wood fence should face to the outside of the lot, if only 1 face is finished. Wood face • Welded tubular agriculture fences not located in a development where such a fence presents a contrast other fences of the development, and hosts and agricultural use or the fence is part of an agricultural theme is allowed. • High Quality, Vinyl coated heavy galvanized fence and framework with dark wind screen (south property only). Gate Materials: a. Wood with frame members measuring a minimum of 1.5 inches thick and infill planks measuring a minimum of 1.5 inches thick. b. Wrought Iron with the frame measuring a minimum of 1.5 inches square with pickets of at least ¾ in. square with welded connections. Such fences may be made of solid stock or thick wall tubular steel (sufficient thickness to not burn through when welded but no thinner than 3/32 inch) with any finials or other decorative detailing being made of solid stock and welded to the fence construction or wrought as part of the iron making process. “ STAFF RECOMMENDATIONS: • The perimeter of the development, not including the publicly owned areas, shall contain decorative iron fencing located in a manner substantially consistent with the Concept Development Plan and which preserves the sense of “open ground plane” as described in the Town’s Comprehensive Plan by the use of decorative iron fencing with masonry columns. Masonry wall sections shall be permitted as depicted in wall exhibits for the purpose of providing aesthetic accents, privacy, and/or shield undesirable vehicle light transmission as determined in the master landscape plan. • In lieu of the above requirement, the southern boundary line of the development, only, may contain a fence composed of vinyl coated heavy galvanized metal and framework with dark wind screen. Said fence shall be fully screened by vegetation that restores the natural mosaic. Final design of this fence and landscaping shall be approved by the Town Manager or designee prior to any construction thereof. • Individual property fences shall be minimalized in order to preserve the open ground plane and permitted for privacy needs, screening, and/or dog runs in ways that are consistent with HOA guidelines which must prevent isolation of the “lot” from the general ground plane. TRAFFIC, STREETS AND ACCESS All internal streets are proposed to be private. A Specific Use Permit for Private Streets, as required for private streets by the Code of Ordinances, is included as part of the rezoning application for the development. Streets are proposed to have “enhances finishes” although no details have been provided on the specific street enhancements. Three primary access points are proposed for the development: an entrance only access point from Pearson Lane and two entrances from Aspen Lane. Street access to Pearson Lane will require formal approval from the City of Keller. The City of Keller has provided preliminary approval for the street connection. Traffic Impact. The applicant provided a traffic impact analysis (TIA) for the development. According to the TIA, the development, consisting of 72 residential units, is projected to generate a total traffic impact of 812 vehicle trips per day. The TIA notes that all intersections affected by the development will continue to operate at a level of service (LOS) C or better, which complies with the recommendations of the Comprehensive Plan. The following are the final recommendations and conclusions of the TIA: • The proposed development is expected to generate 812 trips on a daily basis with 62 trips during the AM peak hour and 79 trips during the PM peak hour. • Capacity analysis indicates that all the study area intersection approaches operate and will continue to operate at LOS C or better. • Projected traffic volume under the Build-out Year (2020) Total traffic conditions at the site driveways do not warrant right turn or left turn deceleration lanes along person lane at the proposed site Driveway 3 or at Aspen lane as well along Aspen Lane at the proposed site Driveway 1. • At the time of site visit and under existing conditions, adequate sight distance is predicted to be provided for all the site driveways. • All the site driveways are predicted to meet Town’s minimum spacing criteria. • Improve illumination at the intersection to increase nighttime visibility at the intersection of Pearson Lane and Aspen Lane. • East leg of the intersection of Aspen Lane at Pearson Lane should be relocated as far as possible to the north to eliminate the existing offset with Cielo Court. Staff recommends that the final two points above be addressed as a condition on the approval of the development. STAFF RECOMMENDATIONS: • Streets – An SUP is hereby granted for all community streets within PD7, which shall be private and constructed to Town standards. Streets shall include enhanced finishes and shall generally match the streetscapes shown in Exhibit XX. Street lighting shall be located at all corners and intersections. Lights shall be low pedestal type fixtures that comply with Town standards and Comprehensive Plan recommendations as well as follow the Town’s low intensity lighting standards. • Access – Street access to the development from Pearson Lane shall require written final approval from the City of Keller. A street light shall be installed by the developer at the intersection of Aspen Lane and Pearson Lane. • Prior to the final acceptance of public improvements, the developer shall install intersection illumination improvements to the intersection of Aspen Lane and Pearson Lane such that the nighttime visibility of the intersection is improved. Said illumination improvements shall be detailed as part of the development agreement and shall require the final approval of the town manager or designee. • As part of the required development agreement, the developer shall provide to the Town a detailed proposal that includes the relocation of the intersection of Aspen Lane at Pearson Lane such that the intersection is moved as far as possible to the north to eliminate the existing offset with Cielo Court in the City of Keller. The proposal shall include preliminary engineering designs, cost estimates and any other plans deemed necessary by the Town Manager or designee. Final construction details may be included in the development agreement. Said agreement shall also detail final funding for the construction of the intersection improvement such that total cost is funded by the developer, unless specified otherwise in the agreement. PUBLIC UTILITIES, DRAINAGE AND GRADING The applicant proposes to provide water to the development from the Town’s water system at two separate locations to create a looped-system. Regarding sewer, the applicant states that “the project engineer has met with town staff and performed the necessary calculations to determine that the public water and sewer systems can accommodate the additional loads anticipated to be generated by the proposed development and there are multiple access points available for connection to the public systems.” Duct bank will be constructed by the developer to the Town’s specifications. Stormwater runoff will utilize “a combination of natural grassed swales, detention ponds, and reflecting pools, connecting to the existing public street storm-water system.” Regarding grading, the applicant states that they are “committed to limitations on grading by allowing only that grading as is necessary to construct streets, infrastructure, development amenities, and individual homes. Waterside will prohibit the creation of lot pads and the use of side lot line retaining walls to create lot pads. Waterside will respect some exceptions where patios, drives, and pools are built that can be viewed as extensions of the home.” STAFF RECOMMENDATIONS: • Public Utilities – Water and sewer service shall be provided by the Town of Westlake to this development. The developer shall, at their cost, construct all necessary water and sewer system improvements per Town standards and shall secure any necessary easements. • Duct Bank - A Duct Bank system shall be installed by the Developer throughout the subdivision as required by Town ordinances. The Duct Bank shall be located within a utility easement, the final details of which shall be determined by the Town Manager or designee. The homebuilder shall tie into the Duct Bank prior to the Final Inspection for the home. • Stormwater – Stormwater facilities shall be installed by the developer and employ facilities that are recommended by the comprehensive plan. Final location and design of said facilities shall require the final approval of the Town Manager or designee. • Lot Grading – Grading and disturbance of land by the developer shall be restricted to areas necessary to construct streets, public infrastructure, development amenities, and approved water features. The pre-grading of individual residential lots by the developer for the purpose of creating a residential pad is hereby prohibited. PUBLIC ART The applicant states that “Waterside has a strong desire to support the arts in Westlake and will commit the following to a Public Art Competition: • “A competition site of a size to be determined, to place the art at Spencer Ranch in the Public Open Space • A donation by Waterside of an amount to be determined will be outlined in the Economic Development Agreement.” STAFF RECOMMENDATION: As part of the development agreement, the developer agrees to submit a public art plan that shall be approved by the Town Manager or designee and generally conforms to the public art provisions contained in the development description as proposed by the developer. A Town of Westlake entry marker or monument may be included in this plan. COMPREHENSIVE PLAN ANALYSIS The 2015 Forging Westlake Comprehensive Plan - Land Use Plan designates the subject property as PC-B: Pastoral Community/View Corridor Zone. It is important to note that these zones are more character based than use based with the focus the development’s impact on, and symmetry with, the natural fabric of the Town. The character statement for this zone is quoted from the Land Use Plan as follows: “Most of Westlake’s residential development to date can be characterized as large homes situated on large landscaped lots where homes are sited in ways responsive to features of the lot, instead of the street. The overall character is one of a dominant landscape and houses arrayed within it, rather than houses with lots (as is common to most suburban development). Lots are generally an acre or larger with homes set well back from the street. Homes are limited to two stories in these areas and densities are one unit or less per acre. However, smaller lot sizes could be compatible with this character if such lots are clustered and surrounded with open space so that the gross density remains one dwelling unit per acre. The sense of open land is more essential than lot size. The Pastoral Community is predominantly residential with some institutional uses and office campus uses where the FAR is .1:1 or less. Informal lot landscaping replaces rigid street landscaping, giving more visual presence to the natural ground plane than the roadway. Preservation of current home values is key to future residential development.” The Land Use Plan describes the View Corridor Zone as follows: “View Corridor Zone: Lineal views, usually along creekways as they descend in a northerly direction that are attained from the Vista Point Zone. These views host the water bodies and wooded areas that are important visual assets of the Town.” Given the factors of the Pastoral Community/View Corridor Zone as described above, the following is a detailed analysis of each factor and how the development complies: • “Dominant landscape with houses arrayed within, rather than houses with lots” Analysis: The development is generally compliant given the water focus and the cluster zones. • “Lots are generally an acre or larger with homes set well back from the street” Analysis: The development does not comply with this statement as the largest lots will generally be no more than one quarter to one-half acre in size. • “Homes are limited to two stories in these areas and densities are one unit or less per acre.” Analysis: The development does not comply. The attached homes would exceed two stories and the gross density is proposed at 1.89 dwelling units per acre. • “However, smaller lot sizes could be compatible with this character if such lots are clustered and surrounded with open space so that the gross density remains one dwelling unit per acre.” Analysis: While the clustering concept is practiced with this development, and the development is effectively surrounded with open space, the gross density remains over the recommended level. • “The sense of open land is more essential than lot size.” Analysis: The development generally complies with this statement given the way the development is designed to integrate with the natural features of the land and provide cluster zones. • “View Corridor Zone: Lineal views, usually along creekways as they descend in a northerly direction that are attained from the Vista Point Zone. These views host the water bodies and wooded areas that are important visual assets of the Town” Analysis: The development complies with this description. Summary of compliance with the Pastoral Community/View Corridor Zone. Of the factors noted above, the greatest area of non-compliance centers on density. Areas of compliance include design, clustering, open space and landscaping, which has yet to be detailed. Other Comprehensive Plan recommendations. Page 88 of the 2015 Comprehensive Plan provides a Summary of Considerations for Plan Construction as follows: “Westlake was born out of a commitment to landscape integrity, expressed in pastoral development forms where residential and commercial growth can be contextualized without subordinating the natural landscape. The two strongest determinants of landscape form, topography and hydrology should, therefore, be the guiding principles around which land use is defined and regulated. With respect to topography, the intent to minimize grading, which is expressed in the language of the current zoning ordinance, should be promoted in other categories through the Town. Additional measures other than density designations may be more suitable to preservation of hillside and view shed, however. By creating opportunities for water oriented development, Westlake can give greater definition, with respect to landscape expression, to new commercially oriented development in the Town. Water can also be investigated as a possible transitional tool between uses, tying properties together in a more project oriented context. With these two guiding principles, Westlake will be able to preserve landscape integrity, while operating under the confines of a PD-dominated zoning structure.” Although partially non-compliant with the factors contained in the Pastoral Community/View Corridor Zone, the development nonetheless is consistent with the above focus on landscape integrity wherein measures such as preservation of land forms, view sheds and water features can offset increases in density. Finally, the proposed development supports the demographic and socio-economic objectives of the following statement from page 274 of the Housing Plan in the 2015 Comprehensive Plan: “Meet future housing needs of an aging population: Another market audience largely missing in Westlake is 65+ households seeking simpler, lower maintenance, high-quality product. Product types appealing to this buyer include higher density (townhomes, villas, and garden residences), higher security, and lower maintenance typologies with housing interiors capable of handling art and furnishings of the wealthy older folks. The ideal size of these projects is approximately 15 to= 35 acres, making them ideal for small parcels north of Dove Rd., as transitional between lower density, single-family development and commercial development.” PUBLIC NOTIFICATION A total of four (4) public hearing notices were sent to property owners within a minimum 200 feet of the subject property. In compliance with the Code of Ordinances and State statutes, only property owners within the Town of Westlake were individually notified. However, a courtesy notice was also sent to the city of Keller. Additionally, notice of the public hearing was published in the Fort Worth Star Telegram. To date staff has received official correspondence, provided directly from the applicant, from thirty (30) persons in favor of the request. Staff has also received correspondence from 13 persons opposed to the request that reside in the city of Keller. All correspondence received to date is attached. SUMMARY AND RECOMMENDATION The subject property is currently zoned R5-Country Residential, which prescribes a maximum gross residential density of 0.2 dwelling units per acre. The proposed development yields a gross density that is nearly 10 times higher than that which is allowed under the current zoning. Certainly, the proposed single family attached housing provides a story height and housing type that are not characteristic to this portion of Westlake. While the proposed density is much higher than the current zoning and exceeds the density of surrounding developments, the proposed development nonetheless provides an opportunity to execute the vision encapsulated in many factors listed in the Comprehensive Plan as noted above by providing what could effectively be viewed as a western extension, by proxy, of the Vaquero development. Unfortunately, the proposal by the applicant fails to provide adequate, and critical, details related to development execution, including: • Lack of any agreement or statement of guarantee from the Vaquero Club related to direct golf course access through the development, which is key to ensuring the viability of the proposed development density whereby homes are clustered and surrounded by useable and readily accessible open space (i.e. the golf course); • Tree preservation waiver requests and lack of detail concerning proposed landscaping for the development, which is a key development component and essential to Comprehensive Plan adherence; • Lack of detail concerning specific architectural design guidelines for homes to be constructed in the development. While the recently approved PD6 development allows the developer to provide specific architectural design guidelines as part of the development agreement, the extraordinary and uncharacteristic density request of this development given its location in a pastoral community district necessitates more detail from the developer prior to PD approval whereby significant compliance with the Building Quality is demonstrated and documented; • Lack of detail concerning public park amenities and access; and street and hardscape design details, which is another essential component of the development as shown in the attached exhibits. The utter uniqueness of the proposed development, including the lot delivery system, layout, design and private amenities, juxtaposed against the proposed density, a nearly ten-fold increase, requires development details and execution precision points that, to date, are not included in the proposal. Staff believes these execution details are crucial and should be included in the approving PD ordinance should the development be transferred to another entity. Although this report contains specific staff recommendations that serve as minimum guidelines should the Commission wish to approve the development, staff, nonetheless, recommends denial without prejudice per the above explanation such that the applicant may resubmit a revised proposal that addresses these issues. ATTACHMENTS 1. Existing Location Map 2. Developer Submittal: Development Applications and Letter dated April 14, 2018 3. Developer Submittal: Exhibits and Development Proposal 4. Staff Exhibit: Current Zoning Map 5. Staff Exhibit: Comprehensive Plan Land Use Plan 6. Staff Exhibit: Correspondence Received City of Keller Town of Westlake Subject Property Aspen Lane Pearson Lane April 14, 2018 Ron Ruthven Ron, Please see my comments below as they relate to the Spencer Ranch submittal and the proposed PD language. General: The document uses both ARC and ARB designations, we would prefer using ARB RESIDENTIAL DESIGN Residential Density. The current R5 zoning on the subject property requires a minimum lot size of five acres yielding a maximum residential density of 0.2 dwelling units per acre (dua). The proposed development would include a minimum lot size of 4,500 square feet with a total proposed maximum density of 1.89 dua. Response: Minimum lot size cannot be stated as an exact number, it becomes too restrictive to deliver specific products Westlake residence say they want. Recommendation: Minimum Lot Size is to be determined on the final plat, use minimum lot width for the guideline by neighborhood (housing type) and…. Minimum Unit Size: Response: Minimum unit size must correspond to the size stated as the Development Minimum of 3,000 square feet. Our list of “expected” house sizes listed on page 18 of our submittal was only an estimated figure based on meetings with Westlake residence. Those numbers cannot be used as minimums or the development, community and Westlake will be negatively impacted by that restriction. Recommendation: All housing types must follow the same development minimum of 3,000 square feet as stated on page 4 of our submittal 1. South Side Villa Homes (18 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: 7,500 square feet (staff recommendation) c. Minimum Lot Width: 70 feet d. Front Setback: 10 feet; or 5 feet where courtyards/motor courts are provided (staff recommendation) e. Side Setbacks: 5 feet f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. g. Minimum Unit Size: 3,500 square feet h. Maximum Height: 35 feet from grade to the mid-point of the span of the highest roof pitch. 2. Upper East Side Brownstones (24 total units proposed) a. Housing Type: Single Family Attached b. Minimum Lot Size: 4,500 square feet (staff recommendation) c. Minimum Lot Width: 40 feet d. Front Setback: 20 feet; or 10 feet for side facing garages, courtyards and accessory structures not utilized for storage. e. Side Setbacks: 0 feet f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. g. Minimum Unit Size: 4,000 square feet h. Maximum Height: 35 feet from the finished floor elevation to the top roof framing plate provided that the span covered by the roof does not yield a total top of roof ridge height that is more than 3 feet higher than the tallest roof in other cluster zones of the development. (staff recommendation) Special setback specific to Upper East Side Brownstones: For lots that are adjacent to the Vaquero Golf Club, there shall be a 25 foot. minimum setback permitted for no more than 50% of the homes facing the shared property line with the Golf Club. The balance of lots facing this shared property line shall have a setback 30 ft. or greater so that the configuration of variable setbacks substantially conforms to the Concept/Development Plan. 3. Meadows Villa Homes (6 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: 8,000 square feet (staff recommendation) c. Minimum Lot Width: 70 feet d. Front Setback: 10 feet; or 5 feet where courtyards/motor courts are provided (staff recommendation) e. Side Setbacks: 5 feet f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. g. Minimum Unit Size: 4,000 square feet h. Maximum Height: 35 feet from grade to the mid-point of the span of the highest roof pitch. 4. Meadows Lakeside Homes (5 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: 8,500 square feet (staff recommendation) c. Minimum Lot Width: 70 feet d. Front Setback: 10 feet; or 5 feet where courtyards/motor courts are provided (staff recommendation) e. Side Setbacks: 5 feet f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. g. Minimum Unit Size: 4,500 square feet h. Maximum Height: 35 feet from grade to the mid-point of the span of the highest pitch. 5. Ridgeview Homes (5 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: 9,000 square feet (staff recommendation) c. Minimum Lot Width: 65 feet d. Front Setback: 10 feet; or 5 feet where courtyards/motor courts are provided (staff recommendation) e. Side Setbacks: 5 feet f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. g. Minimum Unit Size: 5,000 square feet h. Maximum Height: 35 feet from grade to the mid-point of the span of the highest pitch. 6. Promenade/Estate Homes (14 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: 10,000 square feet (staff recommendation) c. Minimum Lot Width: 85 feet d. Front Setback: 20 feet; or 10 feet for side facing garages, courtyards and accessory structures not utilized for storage. e. Side Setbacks: 5 feet f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. g. Minimum Unit Size: 5,500 square feet h. Maximum Height: 35 feet from grade to the mid-point of the span of the highest pitch. Other special setback provisions include: • Lots adjacent to Aspen Lane shall have a 50-foot minimum setback from Aspen Lane. Response: We discussed this set back on a number of occasions and seemed to agree on a 25-foot setback from Aspen since there was only two house that sided to Aspen and increasing that setback would cause the loss of a number of significant mature oak trees, yikes! Recommendation: Use a 25-foot setback for houses siding to Aspen Ln as stated in our submittal page 18 STAFF RECOMMENDATIONS RELATIVE TO DESIGN: • Design Guidelines: Prior to the approval of the preliminary site evaluation, the developer shall submit final design guidelines for approval by the Town Council that shall be recorded with the private deed covenants, conditions and restrictions. Said guidelines shall incorporate the Westlake Building Quality Manual. With the exception of any guideline provision addressing a particular architectural style, said design guidelines shall be enforced by Town staff in reviewing building permit applications for compliance with the provisions above. Guideline provisions to be enforced by staff include, but may not be limited to, general building articulation, massing, fenestration, roof slope, construction details, and building materials. • The Town’s Building Quality Manual is hereby made a part of this PD…… Response: Making the BQM a part of the PD is not appropriate for the development as it incorporates many aspects of design and construction not related to our scope. We have addressed this in our submittal (page 22) which allows the Town authority to enforce ordinances and the BQM. This is clearer to the parts that are applicable to enforce. Including the full BQM in the PD will be too restrictive for many elements we are attempting to accomplish and could require the development harm in delivering the total vision of this planned development. Although we desire to follow the parts that apply to us in the BQM, it is simply too broad to be included in the PD for Spencer Ranch. Recommendation: Require Spencer Ranch to follow the applicable parts of the BQM and keep the language that allows the Town full authority to enforce the ordinances and the parts of the BQM that apply. PARKS / OPEN SPACE / LANDSCAPING Open Space. The applicant proposes that 13.7 acres, or 36.25%, of the development will be dedicated to open space as follows: • “Approximately 9.6 acres of Private Open Space • Approximately 3.6 acres of Public Open Space • Approximately 0.5 acres of Tree Dedication” Details of the proposed “tree dedication” Response: We have two owners in this area and it is an agreement between the two owners to preserve old growth trees, there is no dedication taking place. Recommendation: Use the terminology “Tree Preserve” STAFF RECOMMENDATIONS RELATIVE TO PARKS, OPEN SPACE AND LANDSCAPING: • Landscaping: Prior to the approval of the preliminary site evaluation, the developer shall submit a master landscape plan for the development prepared by a State of Texas registered landscape architect. Said plan shall be reviewed for final approval by the Town Manager or designee. The plan may be forwarded to the Town Council for final approval at the discretion of the Town Manager. The final approved master landscape plan shall be included with the development agreement. At a minimum the plan shall include the following: Response: The requirement placed on this “prior to approval” is not the language we have discussed in our meetings. It is paramount that the registered landscape architect we hire has the ability to create the natural palette as the development as the infrastructure is being put in place. We want him/her to see the improvements develop in the field and create a final design that maximizes the features of the existing terrain and the intended design. We desire a collaborative effort to coordinate landscape design, roadway edges, landscape walls, rivers placement, bridges, etc… and allow the team to make better decisions in the field that affect the final product positively. We certainly have the desire to substantially comply with the concept/development plan but don’t think being required to submit for prior approval yields the best product for Westlake! Recommendation: Allow the final plan to be developed over time and require it to substantially comply with the concept/development plan. • Tree Preservation – All protected trees shall require mitigation…… Response: This is far too restrictive, it requires us to mitigate all trees the property owner voluntarily planted but were not native to the land. Also holding Spencer Ranch to a higher standard than other developments requiring mitigation and not allowing exemptions for trees that are located in roadways, for utilities, houses, etc… Recommendation: Use the language that allows for the above 2. Amenity Center ….no later than the issuance of the building permit for the 19th house permitted… Response: This different wording than our submittal, basically accomplishes the same thing just tied to permitting which is fine…. Now that we have an internal timeline for projected sales and starts we would prefer using the 27th permit. I believe this is still close to the same timeframe overall so shouldn’t impact much, just some of the units are the attached with increases the number. Recommendation: Change 19 to 27. STAFF RECOMMENDATIONS • As part of the construction of required public improvements, the developer shall construct a golf cart path that provides future access to Vaquero Club Golf Course. Response: This is presumptuous and will be perceived as a negative since we don’t have an agreement. I feel like the many other exhibits showing the relationship to Vaquero are adequate and this path is not something we are prepared to build until that agreement is in place. If we decide against obtaining that agreement we certainly don’t want a path that leads to nowhere. Recommendation: Remove that sentence entirely STAFF RECOMMENDATIONS: • Streets – An SUP is hereby granted for all community streets within PD7, which shall be private and constructed to Town standards. Streets shall include enhanced finishes and shall generally match the streetscapes shown in Exhibit XX. Street lighting shall be located at all corners and intersections. Lights shall be low pedestal type fixtures that comply with Town standards and Comprehensive Plan recommendations as well as follow the Town’s low intensity lighting standard Response: We would love to have every street with an enhanced finish but its not feasible, we stated that curbs would have enhanced finish. Recommendation: Change to curbs only End of document. $$$$$$$$$$$$$$$$$$6XSSOHPHQWDO6KHHW+RXVLQJ7\SH&RQFHSW'HYHORSPHQW3ODQ%%%%%%%%%%%%))))))))))))))&&&&&&''''((((('Concept/Development Plan Open Space Plan Cluster Zones Water Feature Plan © 2018 Microsoft Corporation © 2018 DigitalGlobe ©CNES (2018) Distribution Airbus DS DENSITY B = 1.6 UNITS/AC GOLF COURSE GOLF COURSE DENSITY A = 2.5 UNITS/AC DENSITY A = 2.5 UNITS/AC DENSITY B = 1.3 UNITS/AC 0 300150 300 600 N SHEET:PROJECT NO.:DATE:SCALE:DRAWN BY: SPENCER RANCH C I V I L E N G I N E E R I N G 420 Johnson Road, Suite 303 Keller, Texas 76248 Fax 817-337-5133 Phone 817-337-8899DEOTTE, INC. WWW.DEOTTE.COMFIRM REGISTRATION: # F-003116 (TX) DWELLING UNIT DENSITY EXHIBITWESTLAKE, TEXAS 2016122004/2/20181"=600'DAC 1 OF 1 Density Exhibit Copyright © 2018 By Waterside Land Co, LLC SPENCER RANCH PROPOSED CONCEPT/DEVELOPMENT PLAN TOWN OF WESTLAKE March 23, 2018 This document is intended to be a summary of the key development terms and principles proposed for the new PD of the Spencer Ranch development, an approximately 38-acre parcel of land located at the southeast corner of North Pearson Lane and Aspen Lane in Westlake Texas. The property extends eastward to the Vaquero golf course property and southward to the border of the city of Keller. Further, this document will clearly state how the single entity developer/homebuilder is committed to and will comply with the various visions, aspects and intentions of the Westlake Comprehensive Plan. Development Description Page 2 of 26 SPENCER RANCH GENERAL INFORMATION UNIQUE DELIVERY SYSTEM Single Builder/Developer: Waterside Properties, LLC is a 30+ year Homebuilding company and will serve as the sole homebuilder in Spencer Ranch. The Waterside Family of Companies was founded March 19, 1984 in the State of Texas. The Company has been building homes for over 30 years. The development company was founded in 2017 to establish unique, high-value communities with a commitment to environmental ethics and social design that ultimately improve the inhabitants’ well-being. The Waterside Family of Companies has common ownership in the State of Texas. Waterside Land Co, LLC (www.watersidecompanies.com) Waterside Land Co, LLC is a boutique development arm of the Waterside family of companies and will serve as the sole land developer of Spencer Ranch. Waterside Properties, LLC (www.watersidecompanies.com) Waterside has created a “UNIQUE DELIVERY SYSTEM” SINGLE BUILDER/DEVELOPER PROJECT IMPLEMENTATION: In order for Westlake to sustain resistance to assimilation by the encroaching fabric of surrounding communities, Westlake must develop a place for a project delivery system that is not the same as those surrounding communities. At present, the dominant delivery system is land development driven, wherein there is a lot developer who sells buildable lots to a Home Builder who then brings in their own design services and their own resident client. As a result, there is a ”sameness” to the products created which are often hard to distinguish from the surrounding submarkets. Westlake needs a Developer/Builder who will not only develop the land…but…also, build the house on that land and thereby be in a position to create a truly unusual, lifestyle product that has exceptional quality. With “skin in the game” from the outset, there is an unusual motivation for quality as the ultimate return is from the home. The builder’s vision is the same as the developer’s vision and the ability to bring land development and home construction together in a distinguished way is more possible. Therefore, Waterside assures the Town that Waterside is fully committed to build this project (both land development and home construction) with the terms and conditions of that commitment, addressing unforeseen events, to be worked out in a development agreement with the Town. Development Description Page 3 of 26 UNIQUE COMMUNITY Waterside’s creation of Spencer Ranch is an extraordinarily unique high-quality community committed to the various visions, aspects and intentions of the Westlake Comprehensive Plan as outlined below: Spencer Ranch Community: Our goal is to bring a sense of place to new communities through a well thought-out “reverse design process.” Hearkening back to centuries-old traditions of living on the land, we carefully study the terrain and craft landscape-appropriate homes that speak to the surrounding property. We follow a nonconformist method of designing and virtually building homes on the land before plotting streets, or placing the elements – lakes, creeks and pastoral swaths – ahead of development. This mindful approach interweaves the home design with the fabric of the land, blending indoors with outdoors for a more organic approach. The result is beautifully harmonious places in which to live and raise families. Spencer Ranch is a “Water Themed” community (as expressed in the Town’s Comp Plan page 83-88) with a maximum of 72 houses built in multiple “Housing Cluster Zones” (as expressed in the Town’s Comp Plan page 159) in a natural setting. The community restores the native mosaic related to the water system and re- establishes the natural fabric lost over time. Spencer Ranch creates a socially supportive streetscape unlike traditional subdivision developments. Of the many focal points in Spencer Ranch, the “Main Promenade” transcends that traditional street development creating the sense of true community and a gathering place. The community further reinforces the “social fabric” concept by the lack of solid fencing at individual properties and the use of specific view corridors crates “the sense of open land which is, as the Town’s comp plan calls it, “more essential than lot size.” as expressed in the Town’s Comp Plan page 159) With over 30 years’ experience in fine homebuilding, we also ensure consistency and quality of every element of the development and in every home. “We are creating a unique style of living in Spencer Ranch, with a level of amenities that is really unmatched anywhere and, that contains housing that, we feel, can be sustained for a hundred years,” says founder Paul Pastore. Waterside offers full Lock-N-Leave™ services through their sister company Waterside Home Maintenance Concierge (HMC), with on-site security, a concierge, and a maintenance team. Our clients have a high-end lifestyle in an uninhibited, maintenance free environment. The property will be secured with a perimeter iron fence, stone columns, and masonry wall sections - strategically placed as to not obscure the open spaces, and a secured gated entry and exit. This highly amenitized, luxury lifestyle Development Description Page 4 of 26 community contains “multiple clusters” of housing, built around water themed land use defined by multi-layer forest and tree corridors defining the clustered zones. The community’s delivery of diversity of housing establishes a 3,000- square foot minimum home size, all with common core attributes of timeless architectural design coupled with high-quality, low-maintenance and energy- efficient homes that are finished out with best-in-class luxury-level interiors. The community is designed to encourage inhabitant interaction, promoting pedestrian mobility by bringing the homes and courtyards closer to the roadways, and by providing an internal trail and lakes system that connects the open spaces, tree preserve areas, and a design that shows most houses having direct interaction with water. Waterside has created a development that is a “WATER THEMED COMMUNITY” “WATER THEMED DEVELOPMENT: Page 83-88 of the Comprehensive Plan places the development tract in a steeper topographic setting (not the steepest) and recommends that this location is appropriate for “water related” development. Page 88 of the Comprehensive states that “additional measures other than density may be suitable for preservation of the hillside and viewshed”. Those other measures include limitations on grading (described above) and “water related” development that includes multiple water amenities. Therefore, Waterside is presenting a development design that employs water as a major component of the project…such water will be used to mitigate erosion and stabilize the grade condition. Additionally, the water will be used to create development clusters as called for in the Land Use Plan of the Comp Plan (see Cluster Development below).” Development Description Page 5 of 26 Waterside has created a development that will “LIMIT GRADING” “GRADING LIMITATIONS: Spencer Ranch is located in the “Midlands” Ecological Region of Westlake (Pg. 71 of the Comprehensive Plan). The Comp Plan requires measures be taken by any developer to limit impacts on the ground plane which promote erosion. This includes limitations on grading. Therefore, Waterside is committed to limitations on grading by allowing only that grading as is necessary to construct streets, infrastructure, development amenities, and individual homes. Waterside will prohibit the creation of lot pads and the use of side lot line retaining walls to create lot pads. Waterside will respect some exceptions where patios, drives, and pools are built that can be viewed as extensions of the home.” Waterside has created a development that will “RESTORE THE NATURAL MOSAIC” “RESTORATION OF THE NATURAL MOSAIC: Page 74 of the Comp Plan calls for “contextualization”. The Comp Plan states: “Contextualization, which grows from a commitment to landscape integrity is what helps to preserve the property values sustained in Westlake. It is therefore important that the plan creates mechanisms to continue the commitment to landscape integrity, not only to preserve the pastoral landscape of the Town, but to also preserve property values. In this sense, landscape integrity needs to guide the development-related considerations of the Comprehensive Plan.” Landscape Integrity is defined, in the same section, as “development that has been contextualized to fit within the natural landscape…” Therefore, Waterside will use the landscape opportunities presented by open space, defining clusters, to restore the natural mosaic in such a way that the Comp Plan’s call for “contextualization” is achieved. Therefore, Waterside will use the landscape opportunities presented by open space, defining development clusters, to restore the natural mosaic in such a way that the Comp Plan’s call for “contextualization” is achieved. This will require a considerable commitment to landscape materials and native species employed in a manner consistent with the Concept/Development Plan.” Development Description Page 6 of 26 Waterside has created a “CLUSTERED” development “CLUSTER DEVELOPMENT: The Land Use Plan section of the Comp Plan (page 159) states that “smaller lots could be compatible with this character [district] if such lots are CLUSTERED AND SURROUNDED WITH OPEN SPACE…”. Waterside is presenting a “cluster development”, Concept/Development Plan in which the “clusters” are surrounded with open space. To accomplish this in a manner consistent with the other requirements of the Comp Plan, Waterside will use the water theme element as an aspect of the open space defining the required development clusters as illustrated on the Concept/Development Plan.” Development Description Page 7 of 26 LANDSCAPING Landscaping: Spencer Ranch will approach the total landscaping effort as one cohesive and comprehensive unit for the entire tract of land. The landscaping design will incorporate the vision of the entire tract using all aspects of the terrain, thus creating the “natural mosaic” the town prefers. Although installed in individual increments as each home is completed, the Spencer Ranch vision is to create an overlay of a full and comprehensive landscape plan that embodies the entire parcel of land and raises the standards in Westlake and is not prejudice to any one dwelling. Landscaping will encompass many aspects for the development, conceptually and physically and will be implemented in phases; a. Park Land Dedication area-outside of the community fencing b. Development infrastructure/streets; c. Individual houses The master landscape plan will include the following elements: x The establishment of a riparian tree corridor that defines the housing cluster zoning and further defines the water system is an important aspect of this community. x Establishing forest and meadows using various types, sizes and species of trees developing a diverse over story. x Further definition will be given to the forest by using a native understory in certain areas of the community. x Weaving natural features such as bald cypress trees in and around the water system providing a more natural bank and greater complexity at the edge definitions. x Water themed community with the water emanating from the main community center water feature and acting as the “headwaters” for the water system. x A genuine effort will be made to save and protect old-growth trees. x Water features, trails, fencing, retaining walls and other architectural structures will be developed to the highest degree of thought thus impacting the community in a positive way. x Care will be given to how the landscaping and streets interact giving careful attention to the development of “social space” as it relates to this aspect. Landscape architect: TBD Development Description Page 8 of 26 UNIQUE AMENITIES Spencer Ranch Community Amenities: A gate house/sales center will be constructed on the property in the general location as shown on the Concept/Development Plan similar to the rendering concept below. The developer shall build the gate house/sales center structure along with the infrastructure improvements prior to the filing of the Final Plat. An amenity center will be constructed on the property in the general location as shown on the Concept/Development Plan similar to the rendering concept below. The developer will complete this facility within a timeframe not to exceed the closing of the 18th home in Spencer Ranch. The amenity center will contain the following minimum amenities: x Wine tasting room and storage facility x Exercise facility x Meeting area for approximately 50 people x A “Board Room” facility x Swimming pool/water feature Development Description Page 9 of 26 An open-air event pavilion will be constructed on the property in the general location as shown on the Concept/Development Plan, similar to the rendering concept below. The developer will complete this facility within a timeframe not to exceed the closing of the 18th home in Spencer Ranch. Open Community Amenities: x Multiple Lakes x Private internal trail system connecting to the public trail system with pet sanitation and watering stations x Areas designated for Public Art Competition x Trailhead parking x Historical landmark preservation of the Buck E. King historical marker Development Description Page 10 of 26 Community Fencing: Spencer Ranch will have a completely secure perimeter with contiguous fencing of various approved types employed in a manner consistent with the Concept/Development Plan below. Development Description Page 11 of 26 Perimeter fencing for the development shall be the following: x Pearson & Aspen development border (west/north) shall have decorative iron fencing that generally parallels Public streets as illustrated on the Concept/Development Plan. Decorative iron fencing with masonry columns and masonry wall sections strategically placed as determined appropriate to provide aesthetic accents, privacy, and/or shield undesirable vehicle light transmission as determined by the Developer’s Landscape Architect. x Fisher Property Private Border (north/east)- shall be one of the approved fence types-TBD x Vaquero Golf course (east) fence is currently in place and shall be cleaned and repainted black. Development Description Page 12 of 26 x City of Keller border (south) shall be high quality, vinyl coated heavy galvanized fence and framework with dark wind screen to be allowed for the south property line (City of Keller) from the Vaquero Golf Course to the west. The screening fence will terminate at the decorative iron fence that runs along Pearson Rd and will not extend farther west than the decorative iron fence. “South property border screening from City of Keller” Fences on individual lot property lines are generally prohibited, except as approved by the ARB for: a.Dog runs b.Swimming pool safety c.Privacy for internal courtyards Fence Materials: Fences may be any of the following: x Masonry x Wrought Iron, such fences may be made of solid stock or thick wall tubular steel (sufficient thickness to not burn through when welded but no thinner than 3/32 inch) with any finials or other decorative detailing being made of solid stock and welded to the fence construction or wrought as part of the iron making process. x Wood along property lines that are not in the discouraged yard space. Where wood fences are used, they should be supported by vertical tubular steel supports with at least 3 2x4 stringers supporting a wood fence design with a decorative wood cap detail. The finished face of the wood fence should face to the outside of the lot, if only 1 face is finished. Wood face member of the fence should be a minimum of ¾ inches thick. Development Description Page 13 of 26 x Welded tubular agriculture fences not located in a development where such a fence presents a contrast other fences of the development, and hosts and agricultural use or the fence is part of an agricultural theme is allowed. x High Quality, Vinyl coated heavy galvanized fence and framework with dark wind screen (south property only). Gate Materials: a.Wood with frame members measuring a minimum of 1.5 inches thick and infill planks measuring a minimum of 1.5 inches thick. b.Wrought Iron with the frame measuring a minimum of 1.5 inches square with pickets of at least ¾ in. square with welded connections. Such fences may be made of solid stock or thick wall tubular steel (sufficient thickness to not burn through when welded but no thinner than 3/32 inch) with any finials or other decorative detailing being made of solid stock and welded to the fence construction or wrought as part of the iron making process. Waterside has created a development that respects “OPEN LAND & UNINTERRUPTED GROUND PLANE” “OPEN LAND, UNINTERRUPTED GROUND PLANE, AND ELIMINATION OF OPAQUE FENCING (EXCEPT FOR SPECIFIC FUNCTIONAL PURPOSES): Page 159 of the Comp Plan states that “the sense of open land is more essential than lot size”. Also, it is an intent of the Pastoral Character District that “homes are sited in ways responsive to features of the lot, instead of the street.” Page 159 also states, “the overall character is one of a dominant landscape and houses arrayed within it”. Adding to this emphasis on land, page 202 of the Comp Plan states that “articulation of neighborhood edges can subdivide the ground plane with opaque walls and other hard division, which begin to suburbanize the rural landscape”. Later, on that same page it states, “open spaces are meant to be remnants of the historic rural landscape and serve as seams that bind the commercial and residential uses together…therefore, porous edges are more preferred than barrier edges”. It is clear that the Comp Plan seeks to preserve the sense of uninterrupted ground plane in the Pastoral Character District. Consequently, Waterside will provide means of defining edges (development and property fencing) that preserves the uninterrupted ground plane (as much as possible) in a way that remembers the historic rural fabric. Neighborhood definition will be transparent, not a solid barrier. Property fencing will be limited, with certain concessions to privacy needs, screening, and dog runs accommodated in ways that do not result in isolating the entire lot from the general ground plane as shown on the Concept/Development Plan.” Development Description Page 14 of 26 SPENCER RANCH LAND USE PARKS AND OPEN SPACE Open space: The Westlake Comprehensive Plan and future land use plan do not show any open-space requirements for the subject property. However, per the proposed Concept/Development Plan, Waterside is providing Open Space and dedicating the following Public Open Space to the Town of Westlake: x Approximately 13.7 acres of open space are being provided. x Approximately 9.6 acres of Private Open Space x Approximately 3.6 acres of Public Open Space x Approximately 0.5 acres of Tree Dedication x This dedication includes a privately maintained and publicly owned/accessible linear park along Pearson Lane, and a tree preserve area near the neighboring property on Aspen Lane. x This dedication also requires any houses that side to Pearson Ln be no closer than 150 feet from Pearson Ln. Development Description Page 15 of 26 Parkland dedication: Parkland dedication is required based on 1-acre of parkland for every 30 residences for a total of 2.4 acres. The Concept/Development Plan shows approximately 3.6 acres to be dedicated with the platting of this property. The parkland will be privately maintained by the HOA but will be publicly accessible. Waterside has created a development that respects “PUBLIC OPEN SPACE & RURAL LANDSCAPE PRESERVATION” “PUBLIC OPEN SPACE/ RURAL LANDSCAPE PRESERVATION: Page 193 of the Comp Plan describes Rural Ranch Landscape (a type of Open Space recommended for the Pastoral Character Zone) as places “where residential development may move to preserve some aspect of the rural heritage”. In the Urban Design Structure portion of the Comp Plan states that “open space edges are meant to be remnants of the historic rural landscape…” Clearly, the Comp Plan is seeking to find opportunities for preservation of the rural heritage of Westlake in the creation of open space. Spencer Ranch contains a water feature that remains from earlier days (likely a ranch stock pond). Therefore, Waterside will take measures to include portions of this water body in a usable open space that can fulfill the Comp Plan call for rural landscape preservation.” Public Art: Waterside has a strong desire to support the arts in Westlake and will commit the following to a Public Art Competition: a.A competition site of a size to be determined, to place the art at Spencer Ranch in the Public Open Space b.A donation by Waterside of an amount to be determined will be outlined in the Economic Development Agreement. Development Description Page 16 of 26 STREETS, PARKING, SIDEWALKS AND TRAILS Streets: All community streets will be privately owned and maintained. They will be constructed with mountable curbs with enhanced finishes. Streetlights: Streetlights will be located at corners and intersections. Light fixtures will be low-pedestal-type fixtures that comply with Town ordinances and dark-sky design guidelines. Sidewalks: Sidewalks (natural material) will be located along each side of the esplanade water feature, serving pedestrians on both sides of the divided main roadway. Trail systems: The internal trail system will facilitate pedestrian mobility within the community. The public trail system will be extended from Aspen Lane south to the Town border. The internal trail system will connect to the public trail system at access-controlled locations. Water: Town of Westlake water system will connect to the development at two separate locations to create a looped-system. Sewer: The project engineer has met with town staff and performed the necessary calculations to determine that the public water and sewer systems can accommodate the additional loads anticipated to be generated by the proposed development and there are multiple access points available for connection to the public systems. Storm-water: Combination of natural grassed swales, detention ponds, and reflecting pools, connecting to the existing public street storm-water system. Duct bank: As required by Town ordinances, the developer will install a duct bank system throughout the subdivision. Each home will be connected to the duct bank system prior to the Certificate of Occupancy approval. Development Description Page 18 0f 26 HOME SPECIFICATIONS Home Pricing: The diversity of housing orchestrated in “Cluster Zones” are projected to have an initial sales price starting at $1,595,000.00 Spencer Ranch contains both one and two-story homes. Spencer Ranch Homes are expected to have the following square footage by type: 1.South Side Villa Homes (A) 3,500 sq.ft. 2.Upper East Side Brownstones (B) 4,000 sq.ft. 3.Meadows Villa Homes (C) 4,000 sq.ft. 4.Meadows Lakeside Homes (D) 4,500 sq.ft. 5.Ridgeview Homes (E) 5,000 sq.ft. 6.Promenade/Estate Homes (F) 5,500 sq.ft. “The locations of the housing types listed are shown on the Concept/Development Plan Supplemental housing type Designation Plan by their respective letter designations.” Building Setbacks: Front Rear (1) Sides Promenade homes (F) 20* 20** 10*** All other detached homes (A,C,D,E) 20* 20** 5 All single-family attached (B) 20* 20** 0 (1) When backing or siding to Aspen Lane, there shall be a 25-foot minimum setback. When backing up to Vaquero Golf Club there shall be a 25 ft. minimum set back permitted for no more than 50% of the homes facing the shared property line with the Golf Club. The balance of homes facing this shared property line shall have a setback 30 ft. or greater so that the configuration of variable setbacks substantially conforms to the Concept/Development Plan. Lots adjacent to, or backing up to, Aspen Lane shall have a 25-foot minimum setback. *Garages, courtyards, and accessory structures may encroach up to 10 feet into the required front yard. **When abutting an open space or water feature, no setback is required. ***Promenade Homes that side to Pearson Ln are required to have a minimum setback of 150 feet. Development Description Page 17 of 25 LOT SPECIFICATIONS Density & Lot Size: Spencer Ranch will be a unique “Lifestyle” community that will contain a maximum of 72 high-quality single-family attached and detached homes. The lots may be custom fitted to accommodate homes as they are purchased. Housing type, size, number of floors and the homeowner’s desire for larger or smaller footprints will impact lot size and configuration, and ultimately the total number of lots to be built upon. Larger lots may result in a lower total number of lots in the development. Minimum Lot Widths: Promenade / Estate homes (F) 85 feet Villa homes (A, C, D) 70 feet Ridgeview homes (E) 65 feet Attached homes (B) 80feet (2, 40-foot lot groups) Waterside has created a development that contains quality “LOT DENSITY” “DENSITY: Page 159 of the Comprehensive Plan states, "smaller lots could be compatible with this character district if such lots are clustered and surrounded with open space so that the gross density remains 1 dwelling unit per acre". The text immediately following that statement further states, "the sense of open land is more important than lot size". The second statement offers a qualifier to the application of the first statement, suggesting that density may yield to accomplishment other visions of the Comp Plan. However, that variation from 1 unit per acre in order to achieve that "sense of open land" and cluster development must be limited so that the resulting development is not confused with densities more typical of another Character District. While some increase in density may be suitable if ALL other visions of the Comp Plan are accomplished, that density MUST be appropriately less than 2 units per acre. Therefore, Waterside commits to a density that is less than 2 units per acre (specifically1.89 units per acre) which Waterside views as necessary to achieve ALL other visions of the Comp Plan, as they are applicable to this site and specified in this application for Spencer Ranch.” Development Description Page 19 of 26 “Main Promenade at Spencer Ranch” Waterside has created a development that creates a “DIVERSIFICATION OF HOUSING” “DIVERSIFICATION OF HIGHER END HOUSING OPTIONS THROUGH CREATION OF A UNIQUELY SOCIAL LIFESTYLE COMMUNITY: The Housing Plan component of the Comp Plan (pages 261-272) stresses the need for “life style” offerings to accompany housing options for other high-end markets. These projects, which diversify the housing offerings more typical of Westlake are needed to attract younger buyers, meet future housing needs of an aging population, and mitigate value encroachment (typically approaching Westlake from Southlake and Keller). The unique location of Spencer Ranch at the edge of the Town, abutting the shared boundary line with Keller, makes it particularly important to accomplishing this objective. Therefore, Waterside has created a “lifestyle” product which is more than simply smaller lots. Spencer Ranch presents a true housing/living option that will indeed capture a high-end buyer at the edge of the Westlake submarket (abutting Keller) …thereby affirming the continued integrity of that submarket. Key to the lifestyle/ housing product is the proposed social use of the street space and the creation of a true promenade, in the manner of distinctive/ historic developments such as Riverside, Chicago (1879). Waterside commits to create a significant central promenade with amenities that enhance pedestrian use of the entire space and promotes pedestrian pleasure in that use, as shown on the Concept/Development Plan.” Development Description Page 20 of 26 Minimum Size: The minimum size of a residence shall be 3,000 square feet. Massing: Massing will vary by housing type. Great attention will be given to achieving horizontal and vertical articulation within individual structures and/or within groups of structures, so as to avoid the uniform massing and alignment found in typical suburban subdivisions. Building Height: Because of the potential for lower-pitched roofs with the chosen architectural style, smaller footprints of clustered homes, and respecting the natural terrain in the development with terrain absorption within the foundations of each house, we are requesting a maximum height of 36 feet, as measured from the top of the foundation to the highest plate for attached homes, and 35 feet, as measured from the foundation to the mid-span of the highest roof pitch for detached homes. This allows the architectural aspect to create a rolling fabric of houses not restricted to the typical cookie-cutter guidelines. Garages: Promenade/Estate homes shall have a minimum of three enclosed parking spaces. All other homes shall have a minimum of two enclosed parking spaces. Garage doors shall be made of sectional wood or be wood clad. Garage doors shall be recessed a minimum of (8) eight inches (nominal) from the plane of the adjacent wall. Front facing garage doors are allowed if located further back on the lot than the side-facing garage portion and are in a motor court setting. Roofs: Roofing materials facing the weather shall be of high and enduring quality. Permitted roof materials include: a.High quality clay or concrete tile (with a thickness similar to clay). (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) b.Metal: Traditional standing seam with standing folded and soldered seams. Allowed for porches and architectural features only. (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) c.Flat or low-pitched roofing that is 2:12 pitch or less may be of any code approved material. Development Description Page 21 of 26 Windows: Orientation of all windows at Spencer Ranch will follow the Town’s Building Quality Manual section; Standard 3.10: Openings. Spencer Ranch will allow the following windows and doors providing they are of high quality and comply with the Spencer Ranch Building Guidelines: a.High quality wood windows and doors with metal clad exteriors and minimum glazing with Cardinal 366 insulated glass or equal. b.High quality iron windows and doors and minimum glazing with Cardinal 366 insulated glass or equal. Exterior walls: Exterior walls shall be 80 percent masonry as required for all Residential Districts by the Code of Ordinances. Exterior walls shall have horizontal and vertical articulation or architectural delineation on all elevations. Exterior lighting: All exterior lighting shall be subdued, indirect and comply with town ordinances, as well as follow “dark-sky” design guidelines. Development Description Page 22 of 26 QUALITY CONSTRUCTION INTENT The intent of Waterside’s submittal, to create a community of clustered high- quality homes on smaller low-maintenance lots, to provide the “diversity of housing types” that the Comprehensive Plan states is needed within the Town of Westlake. This new proposed PD District will contain development standards that are intended to guide design and construction of the high- quality homes within the new PD District to be equal to or exceed the current level of quality of construction and finish-out as that found in the best of the larger estate homes that currently exist in the Town of Westlake. This new PD contains language that references: x An Architectural Review Board (ARB) x Spencer Ranch Building Guidelines x Town of Westlake Building Quality Manual It is the intent of this new PD to use these documents, as approved by the Town. The ARB shall assure compliance with all architectural standards and may not change the documents so as to cause a change in permittable architectural style without the Town Managers prior approval. The ARB shall approve all plan submittals prior to them being submitted to the Town for permitting. The Town still has authority to enforce Town of Westlake ordinances and the Building Quality Manual. Waterside has created a development that incorporates the Town’s “BUILDING QUALITY MANUAL” “INCORPORATION OF THE TOWN’S BUILDING QUALITY MANUAL: The Town has, in no uncertain terms, made a statement as to its expectations for the future quality of its built fabric in the recently adopted Building Quality Manual. Therefore, Waterside will adopt Westlake’s Building Quality manual as part of the Spencer Ranch Design Guidelines.” Development Description Page 23 of 26 COMMUNITY ASSOCIATION & DESIGN CONTROL Homeowners Association: The community will be governed by a to-be-established Homeowners Association (HOA) that will be responsible for the common area maintenance, private street maintenance, and enforcing the design guidelines for the community. Design Guidelines: A detailed design guideline document is being prepared specifically for Spencer Ranch. The Spencer Ranch design guideline document will clearly detail design and building guidelines specific to Spencer Ranch and will also - incorporate the Town of Westlake’s Building Quality Manual into its architectural standards. Design enforcement will be performed by the ARB which will include a licensed Architect as a required member. The Town will assure compliance with the all Town Ordinances. Architectural Design: At Spencer Ranch, The Developer/Builder will employ 360-degree architecture when designing each residential product within the development. The open/urban beauty of the development drives this design and building practice. In this practice, full consideration is given to every building elevation and every roof plane of each structure during the design process. The intent is to ensure delivery of aesthetically pleasing architectural features as viewed from all parts of the development, and not create a distinct and determinable hierarchy between major and minor elevations. Waterside will reduce the visual impact of all exterior mechanical elements. Spencer Ranch requires all building plans submitted be done by a Licensed Architect. Architectural Review: An Architectural Review Board (ARB) will be established through the HOA/declarant that has approval authority over the house quality of design and construction of all homes and additions. The ARB will be charged to ensure that the Building Guidelines of Spencer Ranch and the included Westlake Building Quality Manual provisions, are strictly followed. The Conditions, Covenants, and Restrictions will establish the required makeup of the ARB which will include a licensed Architect as a required member. Development Description Page 24 of 26 Waterside has created a development that requires “LICENSED ARCHITECTS” “LICENSED ARCHITECT PROVISION OF PLANS THAT INCLUDE EXTERIOR DETAILS NECESSARY TO EXPLAIN ALL FEATURES OF CONSTRUCTION TO THE BUILDING TRADES: Much of the home designs built in Westlake, Southlake, Trophy Club, and Keller are done by “Building Designers” instead of a Licensed Architect. The plan sets produced by this means of production are very basic, leaving much of what is finally seen from the street, in the hands of a tradesman who may, or may not, have sufficient background to execute an outcome consistent with the design intent or the particular style represented by the “designer’s” drawings. Continued over time, this will ultimately weaken the distinctiveness of Westlake. Therefore, Waterside commits to have all building plans prepared by a Licensed Architect and that plan sets prepared by this architect will contain sufficient details to fully explain the exterior construction to a competent contractor/tradesperson.” Development Description Page 25 of 26 LIFESTYLE COMMUNITY WITH MAINTENANCE FREE LIVING Waterside Home Maintenance Concierge provides a “World Class” level of service to its clients that is not offered in the marketplace. We strive to exceed all expectations of a Concierge Maintenance service by preprogramming maintenance and anticipating our client’s needs. Waterside’s Home Maintenance Concierge Service will provide its full complement of services to the Spencer Ranch community and manage all aspects for the community services with it’s on site personnel. The service creates “One Point of Contact” for our clients and provides them with a trusted advisor so they can live a maintenance free lifestyle! Waterside also offers our exclusive Lock – N – Leave service creating worry free travel! The service platform that Waterside HMC offers to its clients include some of the following: x Fully managed property maintenance services x Lock-N-Leave service year round x Quarterly 110point maintenance checks x Monthly 20point maintenance checks x 24/7 Emergency Service Response x Single point of contact x Preventative maintenance service and checks on all equipment x Complete supervision of any additional work completed at the house x Additional Boutique services available (window cleaning, power washing, etc...) x Vetted Preferred Contractor used for any and all work x Quality craftsmanship and industry knowledge Development Description Page 26 of 26 CONSTRUCTION SITE MANAGEMENT Debris: All construction debris from all construction sites within the development will be contained in a central location. The location will be enclosed with temporary wood fencing, or chain-link fencing with screening material attached, as to not be directly visible from any street. Contractors will be required to contain debris daily and/or transport to the containment site. Soil: All construction spoils or natural soil moved from all construction sites within the development will be stored in a designated location(s) that will be enclosed by proper silt fencing and/or other erosion control measures as needed. Documentation: All town and construction documentation, including but not limited to building permits, inspection reports, geotechnical studies and building plans, will be located on-site in the construction offices of the developer/builder with full access granted to town building officials. Sanitary Stations: Multiple sanitary stations (port-o-let) will be located within the community in close proximity to all construction sites. The stations will be screened from the street frontage, either behind a 6-foot-high screening fence or with temporary mock-ups built from materials similar to the materials used in the construction of the homes. The mock-ups will contain three walls and a roof section hiding the stations from the street view. Sanitary stations will be cleaned on a regular schedule. Material Storage: Material storage will be located within a designated area(s) that will be screened with fencing TBD. Construction Parking: Contractors will be allowed to park only in designated parking areas and on a single side of the roadway near the construction site, but not adjacent to any occupied dwellings. Contractors will be required to park in designated parking areas only for weekend work after residents occupy the development. end Development Description Amenity Center Gate House Fence Exhibits Esplanade Esplanade Perimeter Boundary Exhibit Housing Elevations Housing Elevations Housing Elevations Housing Elevations Plan ElEmEnts: land UsE Plan 167the land Use Planwith residential integrity, rural identity, town form, and commercial/residential rela-tionships. Therefore, the built characteristics of Land Use in Westlake should be in-fluenced by what Community Type is engaged and what View Condition is affected. Community Type expresses the desired built character of land use that should mani-fest in development of existing entitlements. View Condition expresses the magnitude (density and height) of land use that preserves the vista.Land Use Relationship to View Conditions: The View Analysis discussed in the Frame-work Plan section of this Comprehensive Plan identifies 5 view conditions as follows:1. Vista Point Zone: Sectors of Westlake from which the recognizable views, gen-erally considered typical of the Town, are attained. These are typically northerly views from areas from areas along, and south of, Dove Road. These elevations are generally higher than elevations along Highway 114. Views identified by Planning Workshop participants as characteristic of Westlake’s pastoral, pictur-esque, and rural identity are mostly seen from this zone and the view is toward the north.2. Vista Termini Zone: Areas of Westlake, generally north of Dove Road, where land elevations equal or exceed elevation 690 to 700 ft. above sea level and cre-ate promontory landforms that define the end point of any vista which includes them. In many cases, these are the land related objects viewed.3. Vista Shade Zone: Areas of Westlake, generally along Highway 114 and north of the vista termini (discussed above) that contain land elevations lower than 690 – 700 ft. above sea level and are largely obscured from view by these higher elevations in the foreground of any vista toward them.4. View Shed Zone: Areas of Westlake that are not visually screened or obscured by foreground land elevations and consequently lie within the vista attained from the Vista Point Zone.5. View Corridor Zone: Lineal views, usually along creek ways as they descend in a northerly direction that are attained from the Vista Point Zone. These views host the water bodies and wooded areas that are important visual assets of the Town.The proposed Land Use Plan of the Comprehensive Plan Update builds from the Goals and Citizen Priority Statements as well as the Framework Plan. A key component of the Framework Plan is the View Analysis that expresses the geographic boundaries of citizen prioritization of pastoral, picturesque, and rural views (one of the primary themes and repeated concerns of citizen input). The Framework Plan further divides the 5 View Conditions into 3 Community Types (Pastoral Community, Town Com-munity, and Regional Community), thereby expressing the Citizen Priorities dealing LAND USE PLANDISCLAIMER: The land use districts shown on this map in no way modify the permitted uses and/ or conditions of use (FAR, building height, etc.) specified in any zoning or Planned Development Ordinance approved by the Town of Westlake. These land use districts are intended to guide the Council in their evaluation of site plans submitted for their approval and/ or property owner requests to transfer commercial square footage from one land use district to another when the legal mechanism for such transfer has been adopted by the Town of Westlake. See Policy Section A in the Implementation Document for rates of transfer, trigger points, and other implementation language. Views and Vista Define the Experience of Westlake January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Bill Cassidy DocuSign Envelope ID: B803A18B-5DF3-4302-8F4E-6A7069AC380D January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Bill Greenwood DocuSign Envelope ID: 332FE9B8-73AF-47B3-88F3-A029C65E9CE9 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Bob Whittman DocuSign Envelope ID: 2A6B36A3-AD3D-47A4-9B8D-5CCFADE224CB January 5, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Brad Harris DocuSign Envelope ID: 27CF2351-243D-4053-B5BB-BC835687D120 January 5, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Charles Honea DocuSign Envelope ID: F2A78EBC-252C-4581-B91C-638FD1F3E759 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Charlie Morse DocuSign Envelope ID: EDE30810-2A9A-4F6D-BB53-3CFB2CA489CA January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Dan Norman DocuSign Envelope ID: 4F2918A2-6097-47FF-843A-7490CF7B50FE January 5, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Frank Lammons DocuSign Envelope ID: 579A9738-2DC7-40C5-9EC5-668798BC8FA0 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Gary Hazelwood DocuSign Envelope ID: 7BFD7990-B9BD-4AFE-B55A-6258FD1E365D February 28, 2018 Town of Westlake Regarding: The Spencer Ranch Community 1925 Pearson Ln Westlake, Texas Town of Westlake, My wife and I are pleased to see a master planned community proposed to replace the current equestrian property that is adjacent to our home in Oakmont Hills. The developer has taken the time to meet with us individually to discuss the plans and to address any possible development concerns regarding design, drainage, privacy, landscaping, and trash/dust issues. Spencer Ranch will provide couples high value homes in an aesthetically pleasing environment that supports security and maintenance free living. In addition to current Westlake residents who may be looking to downsize and stay in the community, Spencer Ranch invites a new market of individuals who may want to make Westlake their home. I believe the developers of this project have the best intention to retain the natural beauty of this property and to ensure neighboring families are not negatively impacted. We encourage the Town to approve this development in the most expeditious fashion so that work can begin soon. Sincerely, Dave and Sandy Huff 1864 Barrington Court Roanoke, TX 76262 January 5, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Jim Shindler DocuSign Envelope ID: 5D634895-CADD-41E4-AF75-EA57FA1C17A0 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Jimmy Tinsley DocuSign Envelope ID: 9EE608FC-AF59-4708-9C21-12CEC4EC5178 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, John Kuelbs DocuSign Envelope ID: CFBF1969-D14C-4D23-83FC-6C54DF56566D January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, John Miller DocuSign Envelope ID: A316F607-63EE-42E0-B1AF-6986189F2A1F January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, John Shea DocuSign Envelope ID: A2F6FA77-C77D-4424-9FB4-FCFA818014CB January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, John Vassallo DocuSign Envelope ID: 9FF82213-B0FB-4B82-A9B1-05C3C8F10524 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Ken Beam DocuSign Envelope ID: FE9F29C6-B315-4DDB-9ADE-3228D5280881 January 5, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Leroy Hess DocuSign Envelope ID: DC2A6CE7-53A1-4F4A-80AB-419AF4C6EE48 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Matt Rose DocuSign Envelope ID: 0A74E1DC-7F05-405D-A522-530059C1F27B January 5, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Murphy Markham DocuSign Envelope ID: 09FC3B95-ED13-4FA8-8D45-CAA1A651EC92 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Paul Marciano DocuSign Envelope ID: D1A7CEC3-3AAA-4425-AB7F-512EFDCE815D January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Scott Cruickshank DocuSign Envelope ID: 2CA45EAF-4703-45E9-A19E-5CCE8E0BBFE1 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Steve Titcomb DocuSign Envelope ID: FD1CF151-0ED4-44BD-9589-1469D592E524 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Terry Horton DocuSign Envelope ID: BE66100A-4D6F-46C4-B085-039A9660CA66 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Todd Armstrong DocuSign Envelope ID: F9B6F60F-9E0F-4B72-B397-CA4132F4EA95 From: To:Ron Ruthven Cc:Nick Ford Subject:Protest Zoning request Z11-17-15 Date:Wednesday, April 25, 2018 4:37:22 PM Importance:High Westlake Planning and Development 1500 Solana Blvd.,Bldg.7, Suite 7200 Westlake, TX76262 Attention: Mr. Ron Ruthven, Director of Planning and Development, Westlake Planning and Development rruthven@westlake-tx.org Mr. Nick Ford, Development Coordinator, Westlake Planning and Development nford@westlake-tx.org Subject: Z11-17-15 - Rezoning request from R5 to PD7 for 38 acres located east of Pearson and south of Aspen Dear Mr. Ruthven and Mr. Ford, We are homeowners in the Oakmont Hills subdivision located on the south side of the requested zoning change. We oppose the zoning change request for the following reasons: 1. The density and lot size is not compatible with the surrounding area. Many homes to the north, south and west of the property in question are on multi-acre lots. 2. There needs to be a set-back or buffer between the proposed homes on the south boarder and Oakmont Hills. 3. The proposed border fencing is completely unacceptable. The proposed vinyl coated heavy galvanized fence with dark wind screen is extremely unsightly for homeowners in Oakmont Hills. The boarder should consist of stone/masonry columns with decorative iron fencing. 4. Town Homes should not be allowed to be included. The inclusion of town-homes will greatly reduce the privacy and use of backyards in Oakmont Hills that are facing the town-homes. We appreciate the City of Westlake considering our concerns. We welcome the opportunity to meet with any town officials to discuss our concerns and thank you for your consideration. Thank you- Sandra Day-Peck 1804 Summit Ct. Keller, TX 76262 From: To:Ron Ruthven; Nick Ford; Subject:Fwd: Rezoning Request (R5 to PD) Pearson Lane south of Aspen Lane Date:Tuesday, April 24, 2018 12:37:36 PM Mr. Ruthven, and Mr. Ford, I am a resident of Oakmont Hills in Keller, and as you know, our subdivision boarders the planned 37.8 acre development by Paul Pastore, Waterside Land Company, LLC, on behalf of property owner, J. Timothy Brittan, at Preston Lane and Aspen Lane. The summary description of this development calls for a 72 lot single family development and this will require the City of Westlake to amend its current R-5 zoning designation. As a Keller resident, I understand that my concerns may not be the primary focus of the Westlake Planning and Zoning Commission, but after reading all of the information provided in the public hearing documents (P170 – P240) (http://westlake- tx.org/ArchiveCenter/ViewFile/Item/1517 , I do want to express a few concerns. Before we moved into Oakmont Hills six years ago, I called and spoke with the Keller, Southlake and Westlake City Managers regarding their estimates of the possible expansion or widening of Pearson Lane. Keller’s City Manager stated that current traffic patterns did not warrant widening the road but estimates of future growth could influence that decision. The City of Southlake said there were no current plans for any type of expansion of Pearson Lane and he did not see that being a real possibility in the future. The City Manager at Westlake was more emphatic, and he said it was not now, nor would it be in any future plans to expand Pearson Lane. He also said that the Cities of Keller and Southlake could widen Pearson up the Westlake city line but the City of Westlake would never widen their portion of Pearson Lane. His comments gave me a great amount of confidence that Pearson Lane would never be widened. My first concern is that future requests for additional developments will undoubtedly arise and the council will be asked to make additional exceptions to your current zoning requirements. Areas of development that will likely fall into this category is the Shelby Estates land on Aspen Lane and Pearson Lane, along with the property that is currently for sale on the southwest corner of Pearson Lane and Dove Road. This new development, will add additional traffic to roads that will see significantly more future traffic as the area continues to develop. My second concern is with the lower quality fencing that is being proposed on the south side of this development. I would like to know why this fencing is deemed acceptable on the southern border and why the requirements are different from the other border areas? This fencing will be able to be seen as you drive through the Oakmont Hills subdivision and it will also be unappealing to those home owners in our neighborhood who back up to this development and it could impact the value of our homes. It is troubling to me that the committee would not require the same fencing around the entire development. Why do they feel it is acceptable to have a cheaper, less visually appealing fence in places where Westlake residence will not see it! I am disappointed to think that we now have to quibble over something that the committee should have originally overruled. This fencing would obviously not be acceptable to your Vaquero residences, and it is not acceptable to your neighbors in Oakmont Hills. Additional traffic, expansion of existing roads, and the blatant disparity in the quality of the fencing are my primary concerns. The rezoning for the Spencer Ranch development is being framed as a onetime exemption that will not significantly impact the future demands for the existing roads. I feel certain that future rezoning requests will be made for more higher density developments, and group like Waterside Land Company could easily irrevocably change the vision of Westlake. Please consider my concerns and I would look forward to visiting with you more about these issues. Thank you, Eric Allen ------------------------------------------------------------------------- This message and any files transmitted with it are proprietary and confidential. They are intended solely for the use of the individual or entity to whom they are addressed. If the reader of this message is not the intended recipient, please notify the sender immediately and delete this message. Distribution or copying of this message is prohibited. From:Kristin Emery To:Ron Ruthven; Nick Ford Subject:Z11-17-15 - Rezoning request from R5 to PD7 for 38 acres located east of Pearson and south of Aspen Date:Thursday, April 26, 2018 8:32:54 AM Dear Mr. Ruthven and Mr. Ford, We are homeowners in the Oakmont Hills subdivision located on the south side of the requested zoning change. We oppose the zoning change request for the following reasons: 1. The density and lot size is not compatible with the surrounding area. Many homes to the north, south and west of the property in question are on multi-acre lots. 2. There needs to be a set-back or buffer between the proposed homes on the south boarder and Oakmont Hills. 3. The proposed border fencing is completely unacceptable. The proposed vinyl coated heavy galvanized fence with dark wind screen is extremely unsightly for homeowners in Oakmont Hills. The boarder should consist of stone/masonry columns with decorative iron fencing. 4. Town Homes should not be allowed to be included. The inclusion of town-homes will greatly reduce the privacy and use of backyards in Oakmont Hills that are facing the town-homes. We appreciate the City of Westlake considering our concerns. We welcome the opportunity to meet with any town officials to discuss our concerns and thank you for your consideration. Kristin Emery 1825 Barrington Dr. Keller, TX 76262 Sent from Mail for Windows 10 From: To:Ron Ruthven; Nick Ford Subject:Z11-17-15-Rezoning request from R5 to PD7 for 38 acres located east of Pearson and south of Aspen Date:Thursday, April 26, 2018 9:15:26 AM Dear Mr Ruthven and Mr Ford, As a resident of Oakmont Hills in Keller, I am very concerned about the proposed development at Pearson and Aspen that backs my property. Our home of 14 years backs this beautiful property and the proposed plans are of great concern to us. First and foremost, the density and lot size is not compatible to this area of homes. Town homes should'nteven be considered. Who wants to look at town homes? The border suggestion between our homes and the proposed ones should have a buffer of at least 50' with tress and bushes to provide pleasurable views for both neighborhoods. The proposed border fencing is completely unacceptable. A vinyl coated heavy galvanized fence? I can think of nothing more horrific. It needs to be a stone/iron fence to maintain this areas beauty. We are concerned about devaluing out home and reducing our privacy, please reconsider and work to get a proposed plan that is acceptable to all parties involved. Thank you Dod & Amy Clapp 2005 Bantry Ct Keller, Texas 76262 proposed to be 2. There needs to be a set-back or buffer between the proposed homes on the south boarder and Oakmont Hills. 3.The proposed border fencing is completely unacceptable and unconscionable. Why this property line would be treated different than the north, west and east side in puzzling at the least. (See pictures below) The proposed vinyl coated heavy galvanized fence with dark wind screen is extremely unsightly for homeowners in Oakmont Hills. The boarder should consist of stone/masonry columns with decorative iron fencing. See attached picture below. There is nowhere in Westlake that a development of such magnitude and monies has anything close to this proposed galvanized fence and dark windscreen. 4.Town Homes should not be allowed to be included. The inclusion of town-homes will greatly reduce the privacy and use of backyards in Oakmont Hills that are facing the town-homes. We appreciate the City of Westlake considering our concerns. We welcome the opportunity to meet with any town officials to discuss our concerns and thank you for your consideration.
 
 R. Bruce Pierce Mary Jo Pierce 2009 Bantry Court Keller, TX 76262 1 Nick Ford From:Christie Mathews Sent:Wednesday, April 25, 2018 12:22 PM To:Ron Ruthven Cc:Nick Ford Subject:Re: Rezoning Request (R5 to PD) Pearson Lane south of Aspen Lane Dear Mr. Ruthven,    As a resident of Oakmont Hills in Keller, I am deeply concerned about the proposed development on Pearson and Aspen  in Westlake.  My property backs up to the current beautiful property and the proposed development disturbs me and  many of my neighbors greatly.  Although I understand that this property will be developed somehow, the proposed plan  is concerning.    Firstly, the density and lot size is not compatible with this beautiful area of north Keller/Westlake.  Attached units/Town  homes in Westlake???  I can’t imagine the Westlake residents want to see that.  The lot sizes are also entirely too small.   There also needs to be some attention given to the border of my neighborhood and the new neighborhood.  We need at  least a 50’ buffer with trees or bushes planted to provide continued aesthetic views for both sides.    The border fencing on the Oakmont Hills side is UNACCEPTABLE.  Is the vinyl coated fence only for the Keller neighbors?   No thank you.    We have enjoyed our beautiful view for 15 years and have invested a lot of time and memories in this house.  I shudder  to think what kind of devaluing will be happening if this development happens as plans.  Please consider changing this  proposal to something that would be acceptable to all affected.    Thank you,    Christie Mathews  2013 Bantry Dr.  From: To:Ron Ruthven; Nick Ford Subject:Rezoning request from R5 to PD7 for 38 acres located east of Pearson and south of Aspen – Tim Brittan Property Date:Thursday, April 19, 2018 12:36:17 PM Mr. Ron Ruthven, Director of Planning and Development, Westlake Planning and Development Mr. Nick Ford, Development Coordinator, Westlake Planning and Development     Dear Mr. Ruthven and Mr. Ford,   I called the City of Westlake and was transferred to Pat Cook, Westlake Building Official, and he recommended I send this to your attention.   We are David and Julie Elmer and are the homeowners at 2017 Bantry Drive which borders the south side of Mr. Brittan’s property on N Pearson Lane. We have lived in our home for 13+ years and are part of the Oakmont Hills subdivision. Oakmont Hills is an 88 home subdivision in the city of Keller with home values ranging from $750K to $1.5M+.   We did not receive a public hearing notice and only learned about the requested zoning change after reviewing the April 16th Planning and Zoning Commission Meeting minutes posted on the Westlake website. This is very disappointing considering that we have a large stake in what is developed next to our property. Also, Westlake and Keller are not only neighbors but share many public services.   We adamantly oppose the zoning change request. When we bought our home a significant consideration was the potential future of the property behind us. At that time, Terry Bradshaw owned the property and it was a beautiful horse ranch. Most importantly, we knew the property was zoned residential – 5 acres. We believed even if the property were to be developed it would consist of large estate homes on 5 acre lots.   After reviewing the minutes of the April 16th Planning and Zoning Commission meeting it appears there was no consideration to the homes on the south border. With all the years we have lived on the boarder of Westlake we have always admired the town of Westlake for its thoughtful development and deep consideration for its residents. We also request your consideration of our concerns below and do not approve the plan as submitted.   1. The density and lot size is not compatible with the surrounding area and is unsightly. All comparisons in the proposal are with Vaquero which is only on one side of the proposed development. Many homes to the north, west and south are on multi acre lots. Even though the aesthetics of the proposed development appear high quality it would negatively impact property values in the surrounding area. 2. There needs to be a set-back or buffer between the proposed homes on the south boarder and Oakmont Hills. There should a 50’ buffer so the homes are not on top of each other. The 50’ buffer should have a berm with trees or bushes on top to create privacy and pleasing views from both sides. The way it is proposed today, a single home in Oakmont Hills could have as many as three homes across their back yard and only be few feet from their property line. 3. The proposed border fencing is completely unacceptable. The current proposal states “Along the southern boundary of the development adjacent to the City of Keller, the applicant proposes to construct a “high quality, vinyl coated heavy galvanized fence and framework with dark wind screen”. This is extremely unsightly from our side, it diminishes the value of our property and greatly reduces our quality of life and enjoyment of our backyard. At minimum, the boarder should consist of stone/masonry columns with decorative iron fencing. 4. Town Homes should not be allowed to be included. The surrounding area does not support the requested density and adding multi-tenant buildings exacerbates this problem further. The inclusion of town-homes would not only reduce the property values in Oakmont Hills but be unsightly and greatly reduce the privacy and use of backyards that are facing the town-homes.   We appreciate the City of Westlake considering our concerns. We plan to notify and educate all residents of Oakmont Hills and the surrounding neighborhoods. We welcome the opportunity to meet with any town officials to discuss our concerns and thank you again for your consideration.   David and Julie Elmer 2017 Bantry Drive Keller, TX 76262   From: To:Ron Ruthven; Nick Ford Cc: Subject:Subject: Z11-17-15 - Rezoning request from R5 to PD7 for 38 acres located east of Pearson and south of Aspen Date:Monday, May 7, 2018 8:48:38 AM Attention: Mr. Ron Ruthven, Director of Planning and Development, Westlake Planning and Development and Mr. Nick Ford, Development Coordinator, Westlake Planning and Development Subject: Z11-17-15 - Rezoning request from R5 to PD7 for 38 acres located east of Pearson and south of Aspen Dear Mr. Ruthven and Mr. Ford, We are homeowners in the Oakmont Hills subdivision located on the south side of the requested zoning change, our names and address are listed below. We built our beautiful home in 2002 which faces to the old Terry Bradshaw ranch to the North. When we built / invested in our home, we hoped the equestrian ranch would remain, but knowing that we bordered Westlake; with its strict zoning requirements, that if it were developed it would be done with the strictest requirements and it would not impact our home value and likely preserve some of the nature and views we have come to enjoy. We thought later it might even become a part of Vaquero. We have migratory bird flights (geese) from the ponds on the property over our driveway to other ponds and lakes in Keller and the area. We have numerous other rare birds, special species of hawks, etc. that inhabit the area. It seems with the proposed Spencer Ranch development zoning a lot is being sacrificed. We oppose the zoning change request and development plan for the following reasons: The density and lot size is not compatible with the surrounding area and is way below the standards set for prestigious Westlake. Many homes to the north, south and west of the property in question are on multi-acre lots. The perimeter walls, landscaping, etc. around these properties are impeccable. There needs to be a set-back or buffer between the proposed homes on the south boarder and Oakmont Hills, that is manicured / maintained, landscaped, etc. Drainage needs to be considered given the slope, need to maintain runoff, etc. There is also a natural spring that flows from Oakmont to the Westlake property, probably into the ponds on the ranch property. . The proposed border fencing is completely unacceptable. The proposed vinyl coated heavy galvanized fence with dark wind screen is extremely unsightly for homeowners in Oakmont Hills. It sounds like something around a tennis court. The boarder should consist of stone/masonry columns with decorative iron fencing. We put in a beautiful wrought iron fence and regained the back part of our property which was encroached upon; as others have done, that needs to be considered, potentially re-reimbursed if not properly handled. Other properties East of us, we are the 6th lot have not done so and all needs to be tied in uniformly to our North / South fence lines. Town Homes should not be allowed, this is not a high density area and sq. ft. minimums should be be in line with Westlake and minimally above the Oakmont std. of 4000 sq ft. Originally the property land was in Keller, but Bradshaw had it rezoned to Westlake and this proposed development would not even meet the zoning that Keller would insist upon for this area. The inclusion of town-homes will greatly reduce the privacy and use of backyards in Oakmont Hills that are facing the town-homes. We appreciate the City of Westlake considering our concerns. We welcome the opportunity to meet with any town officials to discuss our concerns and thank you for your consideration. Regards, Richard and Deborah Ahlgren 2025 Bantry Dr. Keller, TX 76262 Westlake Planning and Development 1500 Solana Blvd.,Bldg.7, Suite 7200 Westlake, TX76262 Attention: Mr. Ron Ruthven, Director of Planning and Development, Westlake Planning and Development rruthven@westlake-tx.org Mr. Nick Ford, Development Coordinator, Westlake Planning and Development nford@westlake-tx.org Subject: Z11-17-15 - Rezoning request from R5 to PD7 for 38 acres located east of Pearson and south of Aspen Dear Mr. Ruthven and Mr. Ford, We are homeowners in the Oakmont Hills subdivision located on the south side of the requested zoning change. From:Kara Griser To:Ron Ruthven; Nick Ford Subject:Rezoning request Date:Wednesday, April 25, 2018 9:20:39 PM We oppose the zoning change request for the following reasons: 1. The density and lot size is not compatible with the surrounding area. Many homes to the north, south and west of the property in question are on multi-acre lots. 2. There needs to be a set-back or buffer between the proposed homes on the south boarder and Oakmont Hills. 3. The proposed border fencing is completely unacceptable. The proposed vinyl coated heavy galvanized fence with dark wind screen is extremely unsightly for homeowners in Oakmont Hills. The boarder should consist of stone/masonry columns with decorative iron fencing. 4. Town Homes should not be allowed to be included. The inclusion of town-homes will greatly reduce the privacy and use of backyards in Oakmont Hills that are facing the town-homes. We appreciate the City of Westlake considering our concerns. We welcome the opportunity to meet with any town officials to discuss our concerns and thank you for your consideration. David and Kara Griser 2036 Coventry Court Keller, TX 76262 From: To:Ron Ruthven; Nick Ford Subject:Z11-17-15 - Rezoning request from R5 to PD7 for 38 acres located east of Pearson and south of Aspen Date:Monday, April 30, 2018 7:45:04 AM Dear Mr. Ruthven and Mr. Ford, I am a homeowner in the Oakmont Hills subdivision located on the south side of the requested zoning change. I STRONGLY oppose the zoning change request for the following reasons: 1. The density and lot size is not compatible with the surrounding area. Many homes to the north, south and west of the property in question are on multi-acre lots. 2. There needs to be a set-back or buffer between the proposed homes on the south boarder and Oakmont Hills. 3. The proposed border fencing is completely unacceptable. The proposed vinyl coated heavy galvanized fence with dark wind screen is extremely unsightly for homeowners in Oakmont Hills. The boarder should consist of stone/masonry columns with decorative iron fencing. 4. Town Homes absolutely should not be allowed to be included. The inclusion of town-homes will greatly reduce the privacy and use of backyards in Oakmont Hills that are facing the town-homes. I appreciate the City of Westlake considering our concerns. I welcome the opportunity to meet with any town officials to discuss the above concerns and thank you for your consideration. Meghan E. Inglis 2040 Coventry Ct. Keller, TX 76262   Thank you, Meghan       Westlake Planning and Development 1500 Solana Blvd., Bldg.7, Suite 7200 Westlake, TX76262 ATTN: Mr. Ron Ruthven, Director of Planning and Development, Westlake Planning and Development Mr. Nick Ford, Development Coordinator, Westlake Planning and Development RE: Z11-17-15 - Rezoning request from R5 to PD7 for 38 acres located east of Pearson and south of Aspen Dear Mr. Ruthven and Mr. Ford, I am a homeowner in the Oakmont Hills subdivision which is on the southern border of the property referenced in the Rezoning request. I have reviewed the proposals and find some issues with the development and zoning change which are outlined below. 1. The proposed fencing for the southern border with Oakmont Hills is unsightly and unacceptable. I am unaware of any developments in Westlake using that type of fencing. The border should be consistent for the entire development and should also be of a type that is suitable for the Town of Westlake. Stone/masonry with iron accents would be a better option for the ENTIRE border. 2. The proposed density and lot size for this development is not consistent with the surrounding area. The inclusion of Town Homes is particularly troubling. Town Homes fit in an urban, highly developed, environment. Westlake is not that environment. 3. A minimum setback, or common area buffer, needs to be included on the south of the property in order to prevent a loss in property value for those residences as well as those in Oakmont Hills on that border. The proposal has these properties too close to the border without ample green space to sperate. Thank you for your time and consideration. We enjoy the beautiful area that we live in. It is our hope that the Town of Westlake will continue its history of making zoning decisions that positively impact the area. Neil Noble 2049 Coventry Ct Keller, TX 76262 Planning and Zoning Item # 5 – Adjournment Regular Session Back up material has not been provided for this item.