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HomeMy WebLinkAbout05-14-18 PZ Agenda Packet
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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.
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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
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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.
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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.
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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.
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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
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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.
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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
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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.
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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.
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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
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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
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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.