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Home My WebLink About09-17-18 PZ Agenda PacketPage 1 of 2 TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING AGENDA September 17, 2018 WESTLAKE TOWN HALL 1500 Solana Blvd., Building 7, Suite 7100 1st FLOOR, COUNCIL CHAMBERS WESTLAKE, TEXAS 76262 Work Session 5:30 p.m. Regular Session 6:00 p.m. Work Session 1.CALL TO ORDER 2.DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. 3.STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER AUGUST 2018 REPORT. 4.ADJOURNMENT Regular Session 1.CALL TO ORDER 2.DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON AUGUST 13, 2018. Page 2 of 2 3.CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION FOR PROPOSED AMENDMENTS TO ORDINANCE 202 APPROVING THE PD1 ZONING DISTRICT BY APPROVING A SITE PLAN AMENDMENT TO CONSTRUCT ADDITIONAL SURFACE PARKING LOTS FOR LOTS 3 AND 4, BLOCK 2, WESTLAKE/SOUTHLAKE PARK ADDITION NUMBER ONE LOCATED AT THE SOUTHWEST CORNER OF SOLANA BLVD. AND STATE HIGHWAY 114. 4.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, September 13, 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. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. NO ACTION WILL BE TAKEN DURING THE WORK SESSION. Planning and Zoning Item # 2 – Back up material has not been provided for this item. Development Snapshot August 2018 DENTON COUNTY TARRANT COUNTY CITY OF ROANOKE DENTON COUNTY TARRANT COUNTY CITY OF FORT WORTH TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN OF TROPHY CLUB CITY OF SOUTHLAKE 170 114 377 377 170 114 5 2 3 4 MAP GUIDE 1. Entrada Retail Corner Sales Office, Starbucks, Tower 2. Terra Bella ResidenƟal Development 3. Carlyle Court ResidenƟal Development 4. Quail Hollow ResidenƟal Development 5. Granada ResidenƟal Development 6. Project Blizzard Mixed-Use Development 7. Schwab Corporate Campus Office Campus 8. Entrada Block E, I, & J ResidenƟal Townhomes 9. Fire/EMS StaƟon Government Facility 10. Entrada Restaurant Row Restaurant August 2018 This map is for information purposes only. DEVELOPMENT ACTIVITIES MAP CITY OF SOUTHLAKE CITY OF KELLER LEGEND Subdivision Roads Collector/Arterial Roads Highways Future Traffic Signal Completed Building Site Plan Submitted Building Permit Submitted Building Permit Issued 114 170 6 7 1 9 8 10 Development Activities Status—August 2018 Project No. Project Name Land Use Number of Lots/Units Size Development Status Percent Complete* Estimated Completion 1 Entrada Retail Corner Retail / Office 4 ~52,000 s.f. Retail Corner under construction; Starbucks/ Tower ready to issue 15% Fall 2019 2 Terra Bella Residential 28 54.7 acres 25/26 lots currently developed or under construction 86.54% N/A 3 Carlyle Court Residential 8 10.2 acres 7/8 lots currently developed or under construction 68.75% N/A 4 Quail Hollow Residential 96 188 acres 2/96 lots under construction 1.04% N/A 5 Granada Phase I Residential 41 85 acres Phase I has 38/41 lots currently developed or under construction 81.71% N/A Granada Phase II 43 Phase II has 20/43 lots currently developed or under construction 30.23% Project Blizzard Mix-Use N/A 45 acres Schwab Way under review; N/A N/A 6 Schwab Campus Phase 1 Office 4 buildings 2,600 car garage 1,420,000 s.f. total 33 acres Under construction 52.5% Summer 2019 7 8 Entrada Block E, I & J Residential J: 6 units I: 12 units E: 12/14 units J: 3,226 sf ea I: 2,769 sf ea E: 4,500 sf ea Block J has 6/6 lots currently under construction Block I has 12/12 lots currently under construction Block E has 12/14 lots currently under construction 4.66% Varies 9 Fire/EMS Station Civic Use N/A 5-acre site Under construction 60% Early 2019 10 Pedestrian Bridge / Restaurant Row Bridge / Restaurant 3 A: 15,422 sf B/C: 22,414 sf Under construction 10% 2019 * % Complete = (#of BP’s x 50%)/Total BP’s + (#CO’s x 50%)/Total CO’s ** Refer to Entrada Development Report for more info Entrada Retail Corner Terra Bella / Carlyle Court Quail Hollow Granada Project Blizzard / Charles Schwab Entrada Residential Fire Station Restaurant Row Residential Subdivision Buildout—August 2018 Subdivision Name Plat Date Total Lots Vacant Lots Size (Acres) Development Status Percent Complete Building Permits Issued Finals Issued Aspen Lane/Shelby Estates 4/7/1981 8 0 132.6 Built-out 100% 8 8 Carlyle Court 3/7/2016 8 1 10.2 Under development 68.75% 7 4 Entrada 12/14/2015 322 292 85.9 Under development 4.66% 30 0 Glenwyck Farms 3/13/2000 84 0 104.3 Built-out 100.00% 84 84 Granada Phase I 6/17/2013 41 3 84.3 Under development 81.71% 38 29 Granada Phase II 12/12/2016 43 23 30.23% 20 6 Knolls at Solana - 56 56 62.5 Conceptual 0.00% 0 0 Mahotea Boone 12/9/1977 14 0 31.6 Built-out 100.00% 14 14 Paigebrooke 3/8/2004 6 2 20.3 Under development 66.67% 4 4 Quail Hollow 3/28/2016 96 94 188.3 Under development 1.04% 2 0 Stagecoach 8/16/1971 47 6 55.5 Mostly built-out 86.17% 41 40 Terra Bella 11/11/2008 26 1 54.8 Under development 86.54% 25 20 Vaquero 3/27/2000 296 36 510 Mostly built-out 85.47% 260 246 Wyck Hill 4/3/1996 13 2 22.4 Mostly built-out 84.62% 11 11 Other/Miscellaneous - 21 2 - Mostly built-out 88.10% 19 18 1081 518 1362.7 48.43% 563 484 Block JBlock I Block I (Piedra Court)SP | Ord 847 | 2-26-18 Gas Well Pad Site SP | Ord 778 | 3-28-16 Block P Block M Block H Block G Block F Block L Sales Office Block D Primrose CVS Amphitheater SP | Ord 777 | 03-28-16 Restaurant Row SP | Ord 779 | 3-28-16 Block B Block J (Catalonia Court) SP | Ord 783 | 4-25-16 RP | Ord 791 | 8-22-16 Block E (Comillas Court) SP | Ord 837 | 9-11-17 RP | Res 18-10 | 2-26-18 CVS SP | Ord 762 | 12-14-15 FP | Ord 761 | 12-14-15 Primrose SP | Ord 763 | 12-14-15 FP | Ord 761 | 12-14-15 Retail Corner SP | Ord 771 | 2-22-16 RP | Ord 809 | 12-12-16 Town Hall RP | Ord 810 | 12-12-16 Block DPlaza Mayor SP | Ord 854 | 5-21-18 Chapel / Reception Hall SP | Ord 853 | 4-30-18 Phase 2 DP | Ord 830 | 06-19-17 Block E BUILDING LEGEND Site Plan Received Site Plan Approved Building Permit Received Building Under Construction Building CompletedBlock C Entrada Status Map — August 2018 Town of Westlake'sBuilding Permit - Monthly ReportMonth of August, 2018Project Number Project Type Full Address Permit Issued Date Business Name Declared Valuation Square FeetADDNC - 18 - 0068Commercial AdditionPermit (C)2341 Highway 377Westlake, TX 7626208/27/2018Turnkey ConstructionCompany75000011843Commercial Addition Permit (C)Permits Issued:1RMDLC - 18 - 0213Commercial RemodelPermit (C)1301 Solana Blvd.BldgNo. 1 Suite 1530Westlake, TX 7626208/01/2018Silver LiningRestorations Group, LLC9500384Commercial Remodel Permit (C)Permits Issued:1ELECC - 18 - 0253Electrical Permit (C)44 GironaWestlake, TX 7626208/20/2018Crescent EstatesCustom Homes1500ELECC - 18 - 0254Electrical Permit (C)56 Girona Dr.Westlake, TX 7626208/20/2018Crescent EstatesCustom Homes1680Electrical Permit (C)Permits Issued:2FENCE - 18 - 0255Fence Permit / RetainingWall1876 Lakeshore Dr.Westlake, TX 7626208/22/2018Tejas Stone Works30000Fence Permit / Retaining WallPermits Issued:1MYGOV.US Town of Westlake | Building Permit - Monthly Report | Printed 09/03/2018 at 12:00 PM Page 1 of 3 GRADE - 18 - 0078Grading Permit1411 Post Oak Pl.Westlake, TX 7626208/03/2018Huckleberry BuildersGrading PermitPermits Issued:1IRR - 18 - 0226Irrigation Permit (R)2217 Barcelona Ct.Westlake, TX 7626208/01/2018MowMan Lawn Service6500Irrigation Permit (R)Permits Issued:1MISCC - 18 - 0252Miscellaneous Permit (C)1500 Solana Bldg No. 6Suite 6400Westlake, TX 7626208/21/2018Dallas Security Systems10000Miscellaneous Permit (C)Permits Issued:1SHELL - 18 - 0198New Commercial ShellBuilding (C)Restaurant Row B/C/D55 Tarragona Dr.Bldg No. B/C/DWestlake, TX 7626208/22/2018Crescent EstatesCustom Homes316150022414New Commercial Shell Building (C)Permits Issued:1SFR - 18 - 0059New Single Family HomePermit (R)24 Comillas Dr.Westlake, TX 7626208/08/2018Crescent EstatesCustom Homes7558205334SFR - 18 - 0060New Single Family HomePermit (R)26 Comillas Dr.Westlake, TX 7626208/08/2018Crescent EstatesCustom Homes6805805157SFR - 18 - 0061New Single Family HomePermit (R)28 Comillas Dr.Westlake, TX 7626208/08/2018Crescent EstatesCustom Homes6811205319MYGOV.US Town of Westlake | Building Permit - Monthly Report | Printed 09/03/2018 at 12:00 PM Page 2 of 3 SFR - 18 - 0202New Single Family HomePermit (R)2017 Valencia CoveWestlake, TX 7626208/01/2018Pentavia Custom Homes2000000.009321SFR - 18 - 0203New Single Family HomePermit (R)2206 Barcelona Ct.Westlake, TX 7626208/03/2018Calais Custom Homes1200000.0010631SFR - 18 - 0214New Single Family HomePermit (R)1904 Gaillardia Ct.Westlake, TX 7626208/15/2018Calais Custom Homes1.2000007662SFR - 18 - 0239New Single Family HomePermit (R)1645 Trace BellaWestlake, TX 7626208/30/2018MG Luxury Homes1.4600009665New Single Family Home Permit (R)Permits Issued:7POOL - 18 - 0227Pool Permit2006 Nighthawk Ct.Westlake, TX 7626208/03/2018Cunningham ClassicHomes28000470POOL - 18 - 0232Pool Permit1904 Little Bluestem Ct.Westlake, TX 7626208/03/2018Liquid Concept Pools30000300POOL - 18 - 0233Pool Permit2030 Granada Trl.Westlake, TX 7626208/07/2018J. Caldwell CustomPools750001038Pool PermitPermits Issued:3TOTALS:Square Footage:89,538.00(Avg.: 6,887.54)Total Projects:19Permits Issued:19MYGOV.US Town of Westlake | Building Permit - Monthly Report | Printed 09/03/2018 at 12:00 PM Page 3 of 3 Planning and Zoning Item # 4 – Adjournment Work Session Back up material has not been provided for this item. P&Z Minutes 08/13/18 Page 1 of 4 MINUTES OF THE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING August 13, 2018 PRESENT: Chairman Tim Brittan Commissioners Liz Garvin, and Greg Goble Ken Kraska arrived at 5:55 p.m. ABSENT: Michelle Lee and Sharon Sanden OTHERS PRESENT: Town Attorney Matthew Butler, Director of Planning Ron Ruthven, Administrative Assistant to the Town Secretary Tanya Morris, and Development Coordinator Nick Ford. Work Session 1.CALL TO ORDER Chairman Brittan called the work session to order at 5:31 p.m. 2.DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. Director Ruthven provided an overview of the items. P&Z Minutes 08/13/18 Page 2 of 4 3. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER FEBRUARY 2018 REPORT. Director Ruthven provided updates on the following: The Knoll: Construction to begin around November, construction plans will be ready to reviewed soon, and preliminary site plan will be up for review soon. Entrada: Blocks I, J, and E activity of residential buildings, permitting for lakefront residential homes, permits for retail corner, Plaza Mayor permit under review, permits issued for restaurant row, parking garage permit to be reissued, chapel and reception hall progression, changes to plans for amphitheater, changes on plans for hotels, tower is under review, and ingress/egress from Highway 114 to Entrada service road. Fire Station: Construction is proceeding at a rapid pace, median cuts onto Davis Boulevard/FM 1738, and floorplan of fire station. Quail Hollow: Three building permits issued. Discussion regarding plans for open space area near the dam. Charles Schwab: Proceeding at a rapid pace, final parking garage going vertical, Schwab Way paving complete, everything on schedule, approximate completion by early spring to summer of 2019, dam construction, and staff reviewing plans for Phase II of Schwab. Specs Liquor Store: Permits issued to expand their space. 4. ADJOURNMENT Chairman Brittan adjourned the work session at 5:53 p.m. Regular Session 1. CALL TO ORDER Chairman Brittan called the regular session to order at 6:03 p.m. P&Z Minutes 08/13/18 Page 3 of 4 2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON MAY 14, 2018. MOTION: Commissioner Kraska made a motion to approve the minutes. Commissioner Goble seconded the motion. The motion carried by a vote of 4-0. 3. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION FOR AMENDMENTS TO ORDINANCE 202 APPROVING THE PD1 ZONING DISTRICT BY REPEALING ORDINANCE 529, WHICH APPROVED TWO ADDITIONAL OFFICE BUILDINGS ON LOT 1R, BLOCK 1, WESTLAKE/SOUTHLAKE PARK ADDITION NUMBER ONE. Director Ruthven provided a presentation and overview of the item. Discussion ensued regarding total acreage of the property, splitting the property into two tracts, additional right-of-way, future of property usage, and zoning. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Goble made a motion to approve the amendments to ordinance 202 approving the PD1 zoning district by repealing ordinance 529. Commissioner Garvin seconded the motion. The motion carried by a vote of 4-0. 4. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF A PRELIMINARY SITE EVALUATION FOR AN APPROXIMATELY 62.5-ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 6 (PD6) ALSO KNOWN AS THE KNOLLS AT SOLANA. THE PROPERTY IS GENERALLY LOCATED SOUTH OF SOLANA BLVD, WEST OF SAM SCHOOL RD, NORTH OF GLENWYCK FARMS AND EAST OF GRANADA. Coordinator Ford provided a presentation and overview of the item. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. P&Z Minutes 08/13/18 Page 4 of 4 MOTION: Commissioner Garvin made a motion to approve the amendments to Ordinance 202. Commissioner Goble seconded the motion. The motion carried by a vote of 4-0. 5. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF A REPLAT FOR A PLANNED DEVELOPMENT ZONING DISTRICT (PD) FOR AN APPROXIMATELY 71.78-ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 1 (PD 1-1). THE PROPERTY IS GENERALLY LOCATED WEST OF STATE HIGHWAY 114 AND NORTH OF SOLANA BLVD. Director Ruthven provided a presentation and overview of the item. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Kraska made a motion to approve the replat. Commissioner Garvin seconded the motion. The motion carried by a vote of 4-0. 6. ADJOURNMENT There being no further business to come before the Commissioners, Chairman Brittan asked for a motion to adjourn. MOTION: Commissioner Goble made a motion to adjourn the meeting. Commissioner Kraska seconded the motion. The motion carried by a vote of 4-0. Chairman Brittan adjourned the meeting at 6:13 p.m. APPROVED BY THE PLANNING AND ZONING COMMISSION ON SEPTEMBER 17, 2018. ________________________________ ATTEST: Chairman, Tim Brittan ______________________________ Tanya Morris, Assistant to the Town Secretary estlake Planning and Zoning Commission TYPE OF ACTION Regular Meeting - Action Item Monday, September 17, 2018 TOPIC: Conduct a public hearing and consider a recommendation for proposed amendments to Ordinance 202 approving the PD1 zoning district by approving a site plan amendment to construct additional surface parking lots for Lots 3 and 4, Block 2, Westlake/Southlake Park Addition Number One located at the southwest corner of Solana Blvd. and State Highway 114. STAFF CONTACT: Ron Ruthven, Director of Planning and Development Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Mission: Westlake is a unique community blending preservation of our natural environment and viewscapes, while serving our residents and businesess with superior municipal and academic services that are accessible, efficient, cost- effective, & transparent. Citizen, Student & Stakeholder High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Preserve Desirability & Quality of Life Strategic Initiative Outside the Scope of Identified Strategic Initiatives EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) Ty Lee, Quadrant Investment Properties, LLC, representing the property owner, HMC Solana, LLC, is requesting an amendment to the existing site plan for “The Plaza” portion of the Solana development located at the southwest corner of SH 114 and Solana Blvd. The applicant is requesting the amendment in order to expand the existing surface parking in the development. EXISTING CONDITIONS The subject properties are currently zoned Planned Development District Number 1-1 (PD1-1) and are currently developed as The Plaza portion of the larger Solana development. The principal land uses on the subject properties are office and retail uses dispersed among 4 separate buildings. The Marriott Hotel and Boy Scouts of America office buildings, integrated into The Plaza development, are not included as part of this request and are located on separate parcels under separate ownership. SOLANA HISTORY The subject properties were originally developed in 1988 as part of the larger Solana development. The Solana includes The Terrace, which originally was built for IBM and where the Westlake Town Hall is located, The Plaza and The Vista across SH 114 in Southlake. The Plaza was designed as a collaborative effort between renowned Mexican architect Ricardo Legorreta and landscape architect Peter Walker among others. Upon its completion in 1988, the development received recognition from several prominent publications including the New York Times (attached) for its unique design. With the exception of some landscape changes to the central plaza, minor structural alteration, signage enhancements and a color scheme change in 2016, The Plaza has largely remained unchanged since 1988. Though the development has a nationally recognized unique and distinctive design, it contains no written design guidelines that provide specific design provisions such the design guidelines for the Entrada development. PD1-1 SITE PLAN APPROVAL PROCESS Ordinance 202, which approved the PD1 (later changed to PD1-1) zoning district, does not require a concept plan or development plan. Rather, the original site plan exhibits attached to Ordinance 202 are deemed by said ordinance to satisfy the requirement of a concept plan. Therefore, any amendment to the site plans requires an amendment to Ordinance 202 whereby the original site plan exhibits are amended. PROPOSED SITE PLAN AMENDMENT The applicant proposes to add 210 additional surface parking spaces at the following locations: 1. Along SH 114 behind the existing wall on the east side of the development. Includes 52 new spaces 2. Along Sam School Road on the west side of the development in two separate areas located on the north and south sides of the driveway from Sam School Road. Includes 100 new spaces. 3. Within the interior plaza area. Includes 58 new spaces. The new parking spaces would be composed of brick pavers similar to the existing parking in The Plaza. Parking Supply Analysis. The applicant is proposing to add the additional parking in order to improve overall office occupancy. The Plaza currently contains 1,221 parking spaces including 174 off-site parking spaces located on the fitness center property. The off-site spaces are reserved for The Plaza by a separate instrument parking agreement. The total parking for The Plaza is composed of a mix of structured parking, located underneath the east and south buildings, and surface parking. The surface parking located closest to the main buildings in the development is primarily utilized by the retail and hotel customers while the off-site and structured parking areas are primarily utilized by office workers. The existing parking supply is largely unchanged from the parking provided for the original development in 1988. However, based on the parking supply requirements contained in the zoning regulations, The Plaza is currently under parked by 1,129 spaces. The following is a breakdown of the existing parking supply: The Plaza at Solana Existing Parking Demand versus Supply Existing Gross Floor Area Parking Required by Chapter 102 Office (1 space per 300 sq.ft.) 317,503 sq.ft. 1,058 spaces Retail (1 space per 200 sq.ft.) 33,800 sq.ft. 169 spaces Restaurant (1 space per 100 sq.ft.) 12,000 sq.ft. 120 spaces TOTAL Required 1,347 spaces TOTAL Existing 1,221 spaces Total Deficit -126 spaces It is important to note that the above analysis does not include the Boy Scouts of America building and the Marriott Solana hotel, which are located on separately owned parcels but share the same parking supply nonetheless. Therefore, at full occupancy, the development does not contain enough existing parking supply to meet demand. Parking Lot Closest to SH 114. The parking lot adjacent to SH 114 shows an access point into the adjacent parking garage and a new driveway that provides access to a future SH 114 service road. At the earliest, any new SH 114 service road would not be completed until 2021. Therefore, primary access to this lot would initially come from the adjacent parking garage. Staff recommends that any future driveway construction from the future SH 114 service road utilize the shortest possible route such that the least amount of trees are removed and that the final alignment and driveway access require the final approval of the Town Manager or their designee. Central Plaza Changes. The interior plaza feature, which is the namesake for The Plaza, was originally developed with a Peter Walker design that was subsequently changed in 2016 to the current design. The current design contains landscaping interspersed with decomposed granite trails, and, according to the attached plans, is proposed to change as follows: • Two additional rows of parking would be added north of the existing parking located to north of the central plaza. This would result in removing some grass and ornamental trees • Three additional rows of parking would be added south of the existing parking located to the south of the central plaza. This would result in the removal of a grassy with trees and two decomposed granite trails that cross each other through the grass and trees. • The central plaza, which is surrounded by existing parking, would not be further reduced in area. However, the landscaping is proposed to change to a mix of decomposed granite, “decorative aggregate”, grass and other unspecified hardscape improvements. This area would contain a future public art feature. In terms of total open space in The Plaza, the proposed parking additions would serve to reduce the total percentage of open space from 48% to 40%. By comparison, The Terrace contains 45% of open space. In terms of feasibility for events and public gatherings, the proposed design and addition of parking allows for additional impervious surface area to place tents, trailers, food trucks and other temporary features while also serving to provide more of a coherent focus on the central plaza area as opposed to three separate plaza areas. A public art feature would also serve to add a “placemaking” element to the central plaza that does not currently exist. Landscaping. The applicant has provided a comprehensive landscape plan and tree survey as part of the request. Section 98-Vegetation in the Code of Ordinances requires all new parking lots to meet stringent landscaping standards. However, when the Solana was constructed in 1988, the existing landscape standards did not exist and, consequently, the existing surface parking lots do not comply with the current provisions. Therefore, as part of the request, the applicant is requesting two specific waivers to the landscaping requirements in the Code of Ordinances: Requested Waiver #1: Section 98-102(C) – Landscape Treatment of Town Edge Zones. “(c) Landscape treatment of town edge zones. (1) Alternative treatments. Town edge open space zones may be treated in one of two ways: by earth berm, or forested edge, as set out in subsections (c)(2) and (c)(3) of this section. (2) Earth berm. a. State Highway 114 and 170. On State Highway 114 and 170 the earth berm may vary in width and height, and shall have a maximum 5:1 slope from the property line to the ridge line and a maximum 3:1 slope from the ridge line to the setback line. The berm shall be a minimum height of 11 feet. b. Highway 377. On Highway 377 the earth berm may vary in width and height, and shall have a maximum 5:1 slope from the property line to the ridge line and a maximum 3:1 slope from the ridge line to the backside of the easement. The berm shall be a minimum height of six feet. c. Wildflowers. Wildflowers shall be planted along earth berms consistent with the Comprehensive Plan. d. Trees. Trees shall be planted along the earth berm consistent with the Comprehensive Plan in the following manner: 1. Quantity. There shall be a minimum of 17 trees per 10,000 square feet of the area measured from the top of the berm to the edge of the town edge open space zone closest to the interior of the lot. 2. Size. Sixty percent of the trees shall be a minimum three-inch caliper, and 40 percent shall be a minimum two-inch caliper. (3) Forested edge. As an alternative to creating an earth berm, a forested edge may be created which includes: a. A minimum of 17 trees per 10,000 square feet over the entire town edge open space zone per size and proportion described in subsection (c)(2)d of this section. b. Wildflowers must be provided over 25 percent of the town edge open space zone adjacent to the highway.” Requested Waiver #2: Section 98-106(C)2 – Parking Lot Landscaping, Landscape requirements, tree density “(2) Tree density. There shall be a minimum of one tree per parking space in all parking areas. These trees may be planted within each parking area or within the parking lot edge area. No parking space may be greater than 15 feet from a tree.” As stated in the attached application, the applicant is requesting the waivers for the following reasons: “due to site constraints, it is not possible to provide all of the required parking lot trees within the new parking areas shown on the site plan; however, we are proposing parking lot landscaping that is consistent with the existing parking lot landscaping in Solana today.” Staff agrees with the above statement. Given that the landscaping request is consistent with the existing landscaping in The Plaza, staff recommends approval of the waivers subject to larger tree plantings in parking lot areas as detailed in the recommendations below such that the new trees provide more leaf mass and shade aesthetic to the development. Lighting. As required by code, the applicant has submitted a lighting and photometric plan. The plan shows general compliance with the Town’s outdoor lighting regulations in Section 102-206 of the Code of Ordinances. The plan shows five separate fixture types to be installed in the new parking areas. Of the five, four are new types that do not currently exist in The Plaza. These fixture types, however, do exist across Solana Blvd., in The Terrace development and were installed with the addition of the new parking garage in 2016. Of the five types, the fixture type that currently exists in The Plaza is labeled as “SC1”. This fixture type is a common fixture across the Solana development including the medians of Solana Blvd. Given the nature of the upper shield, it tends to disperse light downward in a more efficient fashion with lower intensity bulbs than do the other fixtures. Therefore, given the consistency of style in the Solana development and the illumination efficiency, staff recommends that these fixtures be utilized more than the other proposed fixtures in the development with particular focus on the central plaza area. Staff also recommends that the height of light poles be restricted to a maximum of 15 feet consistent with the existing light poles in The Plaza. In summary staff recommendations on lighting are as follows: 1. All lighting shall, at a minimum, comply with the outdoor lighting provisions contained in Chapter 102 of the Code of Ordinances. 2. Illumination levels for each individual fixture shall not exceed the current average illumination levels of existing outdoor lighting in the development. 3. Light temperature shall not exceed 3,000 Kelvin. 4. Lighting poles shall not exceed 15 feet in height. 5. Lighting fixtures utilized in the central plaza area shall be either the SC1 fixtures as shown on the photometric plan or lit bollards similar to the bollard lights utilized in The Terrace. 6. Prior to issuance of the building permit, a final photometric plan shall be submitted demonstrating compliance with these conditions and shall require the final approval of the Town Manager or their designee. PUBLIC NOTIFICATION A total of 16 public hearing notices were sent to property owners within the PD1-1 zoning district and a minimum of 200 feet from the PD1-1 zoning district. Notice of the public hearing was published in the Fort Worth Star Telegram. To date no correspondence has been received. SUMMARY AND RECOMMENDATION The applicant is requesting the additional parking simply to better market the property for future office tenants thereby increasing the value of the development. As stated above, The Plaza contains a very unique architectural and design style that is the archetype of the larger Solana development. Unfortunately, when the Solana was built, no specific design guidelines were recorded or approved. Therefore, given the rarity of design and architectural significance of the development, staff agrees that maintenance of design fidelity is a top priority for the community with regard to The Plaza. Staff believes that the proposed parking addition in combination with the additional recommended conditions listed below will be consistent with the current design. However, staff also believes that any future requests for additional parking should be in the form of additional on-site structured parking in concert with the original design motif. Staff recommends approval subject to the following conditions: 1. Variances to Section 98-102(C) and 98-106(C)2 in the Code of Ordinances are hereby approved subject to: a. All Red Oaks, Live Oaks and Pine trees shown on the landscape plan shall be planted with a minimum caliper width of 6 inches as measured a minimum of 4 feet above grade. b. All protected trees removed shall require mitigation per the requirements of Chapter 98. b. Notwithstanding the above provisions, all landscaping shall, at a minimum, comply with the submitted landscape plan and the Code of Ordinances. 2. Proposed lighting is approved subject to: a) All lighting shall, at a minimum, comply with the outdoor lighting provisions contained in Chapter 102 of the Code of Ordinances. b) Illumination levels for each individual fixture shall not exceed the current average illumination levels of existing outdoor lighting in the development. c) Light temperature shall not exceed 3,000 Kelvin. d) Lighting poles shall not exceed 15 feet in height. e) Lighting fixtures utilized in the central plaza area shall be either the SC1 fixtures as shown on the photometric plan or lit bollards similar to the bollard lights utilized in The Terrace. f) Prior to issuance of the building permit, a final photometric plan shall be submitted demonstrating compliance with these conditions and shall require the final approval of the Town Manager or their designee. 3. All parking lot surfaces shall be composed of brick pavers and shall match the existing pavers in the development. 4. Future driveway construction and access to the easternmost parking lot from the future SH 114 service road shall utilize the shortest possible route such that the least amount of trees are removed. Final alignment and driveway access shall require the final approval of the Town Manager or their designee. 5. Pending final determinations of any encroachments into the 100 year flood plain and/or waters of the United States, prior to the issuance of the building permit, the westernmost parking additions shall require further engineering studies and approvals if required by the Town Engineer. 6. A public art feature shall be placed in the central plaza area as noted on the site plan. The final public art piece shall require the approval of the public art competition committee. ATTACHMENTS 1. Location and Site Map 2. Developer Exhibit: Application and Correspondence Received from Applicant 3. Developer Exhibit: Color Site Plan Exhibit 4. Developer Exhibit: Detailed Site Plan 5. Developer Exhibit: Landscape Plans and Tree Survey 6. Developer Exhibit: Lighting and Photometric Plan 7. Staff Exhibit: Ordinance 202 8. Staff Exhibit: 1989 New York Times Article on Solana 9. Staff Exhibit: Early Plaza at Solana Photos P D 1—1 Subject ProperƟes “The Plaza” LocaƟon Map T H E T E R R A C E T H E V I S T A Site Map—The Plaza MarrioƩ Solana Boy Scouts Subject ProperƟes Fitness Center Off‐Site Parking Lot Structured Parking ._. ,QUADRA T M INVES ME PROPERT ES August 2 , 2018 Mayor and Members of the Town Council and Planning and Zoning Commission c/oRon Ruthven, AICP Director of Planning and Development Town of Westlake 1500 Solana Blvd ., Bldg. 7, #7200 Westlake , TX 7 6262 Re: Variances Requested Dear Mayor and Members of the Town Council and Planning and Zoning Commission, In connection with the Solana Plaza site plan submittal , the applicant seeks approval of the following two landscaping related variances for the reasons stated below: 1. Section 98-106 , which requires that one tree be planted per parking space, and that no parking space be greater than 15 feet in distance from a tree. Variance Justification: This is an existing development that was not subject to this landscaping requirement, and does not currently comply with this ordinance. The pending site plan request merely reconfigures parking within the plaza area, and adds parking to meet the demands of prospective tenants. It is in everyone's best interest that the existing building vacancy rates be reduced, and the key to producing that result is adding parking as shown on the pending site plan. The proposed parking cannot be provided if any existing or proposed parking lots will be forced into compliance with this significant tree planting requirement. It is physically impossible to design this parking to meet tenant demands and all other zoning requirements (including significant roadway setbacks), and at the same time , plant one tree per parking space in a manner that provides adequate space for each tree to grow and be maintained in a healthy state over time. It would be possible to move improvements closer to roadways with a setback variance , which would make room for trees to be planted, however, it is our understanding that the town wishes to maintain the minimum roadway setbacks. Given the site constraints and the fact that we are trying to redevelop parking for an existing development, it is not feasible to provide all of the required trees. We have proposed trees in every location where our landscape architect advises they can be maintained in a healthy state over time , and the landscaping is consistent with the existing Solana development. 2. Section 98-102 , which imposes the open space/town edge landscaping requirement that 17 trees be planted for every 10 ,0000 square feet of open space. T 214 .855 .2948 F 214.85S .8 8S8 3102 OAK LAWN AVE . SUITE 210 DALLAS , TEXAS 75219 WWW . QUA ORA NT I NV EST M ENTPROPERTIES .CO M One of the criteria for site plan approval is "landscaping for the town edge promotes continuity and unity consistent with the landscape plan for the development and encourages views to public open space and public landmarks." The proposed landscaping is consistent with the existing Solana development, which has never met the requirements of Section 98-102, most likely because the development predates the ordinance. The proposed site plan allows modifications to the existing parking layout, but does not constitute a new development that would warrant bringing all platted lots up to current codes. To require the entire existing development to comply with all current codes creates a hardship that will prevent the proposed improvements to the site. We hope that you will support the requested variances and allow us to proceed with our efforts to improve the existing plaza development and secure new tenants to fill existing vacancies in Solana. Sincerely, Ty Lee VP of Development and Construction Quadrant Investment Properties, LLC Color Site Plan Exhibit Detailed Site Plan D N U P DNUP SOLANA BLVD (R -O -W VAR IES )STATE HIGHWAY 114 ENTRANCE RAMP(R-O-W VARIES)SOLANA BLVD (R -O -W VAR IES )SAM SCHOOL ROAD(70' R-O-W)D N U P DNUP SOLANA B LVD (R -O -W VAR IES )STATE HIGHWAY 114 ENTRANCE RAMP(R-O-W VARIES)SOLANA BLVD (R -O -W VAR IES )SAM SCHOOL ROAD(70' R-O-W)INST. NO. D216001903P.R.T.C.T.LOT 3BLOCK 212.718 ACRES(554,000 SQ. FT.)INST. NO. D216001903P.R.T.C.T. = 76°03'05"R = 90.00'L = 119.46'CB = S 78°43'03" ECD = 110.88' = 01°05'21"R = 2928.00'L = 55.66'CB = N63°48'04"ECD = 55.66'CD = 359.18'CB = S 46°13'46" EL = 359.24'R = 5709.58' = 03°36'18" = 07°20'24"R = 974.93'L = 124.90'CB = S 44°21'44" ECD = 124.81'CD = 404.36'CB = N 32°04'17" WL = 406.45'R = 1155.00' = 20°09'45"CD = 333.77'CB = N 67°36'48" EL = 333.95'R = 2928.00'= 06°32'05"INST. NO. D216001903P.R.T.C.T.7.711 ACRES(335,904 SQ. FT.)PARK ADDITION No. 1VOLUME 388-214,PAGES 78 & 79P.R.T.C.T.OVERALL SITE PLANDRAWN BY:DATE:DESIGNED BY:CHECKED BY:PROJ. NO.:SHEET:R308252.0208/29/2018DATEREVISIONNO. THE PLAZA AT SOLANA HZIHZIHZI1 SITE PLAN SUBMITTAL 08/29/18 Detailed Site Plan DNUPDNUPOFFICEBLDG 1EXISTPARKINGOFFICEBLDG 2SOLANA BLVDSTATE HIGHWAY 114 ENTRANCE RAMP3211 Internet BlvdSuite 220Frisco, TX 75034P 214.619.0700WGI ®West Lake, Texas1301 Solana Blvd.DRAWING NO.DRAWING TITLEDESCRIPTIONPROJECT MGR.DATEDESIGN ENG.DRAWN BYThe Drawings are the property of CarlWalker, Inc. and are not to be reused orreproduced without written permissionfrom Carl Walker, Inc.PROJECT NO.23169263.02GAW.MLL..ISSUED FORDATE08-29-2018P R E L I M I N A R Y - N O T F O R C O N S T R U C T I O N Texas Registered Engineering Firm F-15085SITE PLAN SUBMITTALPlaza at SolanaOWNER:HMC Solana,LLCTHIS DOCUMENT WASPRODUCED UNDER THEAUTHORITY OF FABIOSERRATO, P.E. 122670 ON08-29-2018 AND IS RELEASEDAS A CONCEPTUAL DESIGNFOR NEW PARKINGIMPROVEMENTS. THISDOCUMENT IS NOT TO BEUSED FOR BIDDING, PERMITAND CONSTRUCTIONPURPOSES.N O R T H1SITE PLAN - PARKING LAYOUTSITE PLAN -PARKING LAYOUTAP101Detailed Site Plan OFFICEBLDG 1EXISTPARKINGUPDN223273211 Internet BlvdSuite 220Frisco, TX 75034P 214.619.0700WGI ®West Lake, Texas1301 Solana Blvd.DRAWING NO.DRAWING TITLEDESCRIPTIONPROJECT MGR.DATEDESIGN ENG.DRAWN BYThe Drawings are the property of CarlWalker, Inc. and are not to be reused orreproduced without written permissionfrom Carl Walker, Inc.PROJECT NO.23169263.02GAW.MLL..ISSUED FORDATE08-29-2018P R E L I M I N A R Y - N O T F O R C O N S T R U C T I O N Texas Registered Engineering Firm F-15085SITE PLAN SUBMITTALPlaza at SolanaOWNER:HMC Solana,LLCTHIS DOCUMENT WASPRODUCED UNDER THEAUTHORITY OF FABIOSERRATO, P.E. 122670 ON08-29-2018 AND IS RELEASEDAS A CONCEPTUAL DESIGNFOR NEW PARKINGIMPROVEMENTS. THISDOCUMENT IS NOT TO BEUSED FOR BIDDING, PERMITAND CONSTRUCTIONPURPOSES.N O R T H1EAST LOT PARKING LAYOUT PLANEAST LOT PARKINGLAYOUT PLANAP102SHEET LEGEND#NOTE: THE CONCEPTUAL PARKING IMPROVEMENTLAYOUTS SHOWN ON THIS DRAWING ARE PROVIDEDAS AN EXHIBIT TO A SITE PLAN SUBMITTAL PACKAGEDEVELOPED BY OTHERS. THE PURPOSE OF THESECONCEPTUAL PARKING IMPROVEMENTS IS TO SHOWTHE LOCATION OF NEW PARKING LOTS, GENERALPARKING LAYOUT AND PRELIMINARY NUMBER OFPARKING SPACES. PLEASE REFER TO SITE PLANSUBMITTAL DRAWINGS FOR ADDITIONALINFORMATION REGARDING THE PROPOSED SITEIMPROVEMENTS.Detailed Site Plan UPDNUPVEHICLEACCESS RAMP9% SLOPE8661410DNUPVEHICLEACCESS RAMP14661010103211 Internet BlvdSuite 220Frisco, TX 75034P 214.619.0700WGI ®West Lake, Texas1301 Solana Blvd.DRAWING NO.DRAWING TITLEDESCRIPTIONPROJECT MGR.DATEDESIGN ENG.DRAWN BYThe Drawings are the property of CarlWalker, Inc. and are not to be reused orreproduced without written permissionfrom Carl Walker, Inc.PROJECT NO.23169263.02GAW.MLL..ISSUED FORDATE08-29-2018P R E L I M I N A R Y - N O T F O R C O N S T R U C T I O N Texas Registered Engineering Firm F-15085SITE PLAN SUBMITTALPlaza at SolanaOWNER:HMC Solana,LLCTHIS DOCUMENT WASPRODUCED UNDER THEAUTHORITY OF FABIOSERRATO, P.E. 122670 ON08-29-2018 AND IS RELEASEDAS A CONCEPTUAL DESIGNFOR NEW PARKINGIMPROVEMENTS. THISDOCUMENT IS NOT TO BEUSED FOR BIDDING, PERMITAND CONSTRUCTIONPURPOSES.N O R T H1WEST LOT 4A PARKING LAYOUT PLANN O R T H2WEST LOT 4B PARKING LAYOUT PLANWEST LOT 4A & 4BPARKING LAYOUTPLANAP103SHEET LEGENDNOTE: THE CONCEPTUAL PARKING IMPROVEMENTLAYOUTS SHOWN ON THIS DRAWING ARE PROVIDEDAS AN EXHIBIT TO A SITE PLAN SUBMITTAL PACKAGEDEVELOPED BY OTHERS. THE PURPOSE OF THESECONCEPTUAL PARKING IMPROVEMENTS IS TO SHOWTHE LOCATION OF NEW PARKING LOTS, GENERALPARKING LAYOUT AND PRELIMINARY NUMBER OFPARKING SPACES. PLEASE REFER TO SITE PLANSUBMITTAL DRAWINGS FOR ADDITIONALINFORMATION REGARDING THE PROPOSED SITEIMPROVEMENTS.#Detailed Site Plan Landscape Plans and Tree Survey Landscape Plans and Tree Survey Landscape Plans and Tree Survey Landscape Plans and Tree Survey Landscape Plans and Tree Survey Landscape Plans and Tree Survey Landscape Plans and Tree Survey Landscape Plans and Tree Survey Landscape Plans and Tree Survey Landscape Plans and Tree Survey Lighting and Photometric Plan ORDINANCE NO. AN ORDINANCE OF THE TOWN OF WESTLAKE, TEXAS, AMENDING THE TOWN'S COMPREHENSIVE ZONING ORDINANCE NO. 200, BY CREATING PLANNED DEVELOPMENT DISTRICT NO. 1 ("PD111), ESTABLISHING THE APPLICABLE STANDARDS WITHIN PD1 AND SETTING OUT THE BOUNDARIES OF PD1 UPON THE OFFICIAL ZONING MAP OF THE TOWN OF WESTLAKE, TEXAS; PROVIDING FOR INTERPRETATION, PURPOSE AND CONFLICT; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A PENAL CLAUSE; AND MAKING AN EFFECTIVE DATE. WHEREAS, Ordinance No. 200, the Comprehensive Zoning Ordinance for the Town of Westlake, provides for numerous zoning categories including planned development districts; and WHEREAS, the property included within PD1 has been developed as a planned office park with hotel and retail uses; and WHEREAS, the Board of Aldermen of the Town of Westlake is desirous of creating "PD1" to permit both the existing development within PD1 and additional development within PD1; and WHEREAS, the Board of Aldermen of the Town of Westlake, after considering the recommendations of the Planning and Zoning Commission, made after holding of public hearings as provided by ordinance, and after issuing notices and affording every person whose property was affected or who had any interest in the matter a free and fair opportunity to be heard, finds that it will promote the public health, safety, morals and welfare of the present and future residents of Westlake to establish the "PD1" zoning district; NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF ALDERMEN OF THE TOWN OF WESTLAKE, TEXAS: PART I The recitals set forth above are hereby incorporated herein, adopted by the Town and declared to be true and correct. PART II That Ordinance No. 200, the Comprehensive Zoning ordinance of 1992, is hereby amended, as envisioned by such ordinance, by adding Planned Development District No. 1 (11PD111) within the property described in Exhibit "A", attached hereto and incorporated herein by reference for all purposes, to the Comprehensive Zoning Ordinance. PD1 will be subject to the following zoning provisions. ORDINANCE d:\if1852\mtp\ordinance.8 Section 1. Principal Uses Permitted. No building, structure or premises shall be used other than for the following purposes, together with the ancillary and accessory uses specified in Section 2: A. Office buildings for business and professional use, including, but not limited to, administrative, executive, engineering, accounting, scientific, research and development, educational, marketing, information processing, computers, statistical and financial purposes, provided such use shall not involve any machinery or process which pollutes the environment, including without limitation those which emit dust, smoke, odor, fumes, noise, vibrations or the like; B. Educational facilities and temporary accommodations for employees, customers, and visitors to such educational facilities; C. Hotel and conferencing facilities; D. Retail uses including but not limited to, medical and dental clinics, cafeterias, restaurants, travel agencies, banks and other financial institutions, hair salons, jewelry stores, child care centers, dry cleaners, and other uses permitted under the retail category of the Comprehensive Zoning Ordinance of 1992, as amended; E. Institutional and/or Governmental Uses; and F. Sports and health club. Section 2. Accessory Uses Permitted. No accessory uses shall be permitted in PD1 other than buildings and uses accessory to a principal use, including, but not limited to, the following. 1. off street parking and off street loading space as required; 2. storage and maintenance facilities; 3. utility services and facilities; 4. gatehouses, bus stops, pedestrian shelters and any similar structures; 5. caretaker houses; 6. signs, subject to illumination and other standards; 7. obelisks; ORDINANCE d:\Jf1852\mtp\ordinance.8 buildings. 8. fire station, police station, or other security Section 3. Dimensional standards and requirements. The following dimensional standards and requirements shall apply: A. The minimum required lot area shall be five (5) acres. B. The maximum percent of PD1 to be occupied by ( i ) principal use buildings shall be ten percent (10%) of the land area as defined below), excluding court yards, atria, etc. not enclosed within the buildings. Parking garages shall not be included in the calculation of density or site coverage. For these purposes PD1 shall be deemed to have 251.757 acres of land area which is its original acreage before donations for roadways except for right of way within PD1 donated for S.H. 114. C. The minimum size of any front, side or rear yard for principal and accessory use buildings shall be: 1. One hundred (100) feet from any public road, street or highway, except for the building located immediately adjacent to the intersection of Sam School Road and Kirkwood Boulevard, for which building the setback shall be eighty (80) feet; 2. The minimum setback from State Highway 114 shall be two hundred (200) feet; 3. Five hundred (500) feet from any residentially zoned area; or 4. Otherwise setbacks shall be one hundred (100) feet for side yards. Setbacks shall be one hundred (100) feet for rear yards except for Lots 1R and 2R of the Addition. D. Utility service facilities, playground restrooms and storerooms, bus stops, gate houses, signs and similar types of minor accessory structures, may be located in the required yard areas provided that the height and location of such structures shall be approved as part of a site plan or in the building permit process. Below grade parking structures may also be located in the yard areas subject to approval as part of a site plan. E. The maximum permitted building height for any principal or accessory building shall not exceed seven hundred 700) feet mean sea level. F. Any lot within PD1 may have more than one (1) principal use building on such lot. ORDINANCE d:\jf1852\mtp\ordinance.8 Section 5. Requirement of a Comprehensive Site Plan, etc. Notwithstanding any provisions in the Comprehensive Zoning Ordinance No. 200 addressing the form of site plans, the comprehensive site plans for all the area covered by PD1, which are attached hereto as Exhibits "B", "C", "D" and "E" (collectively, the "Site Plans" or individually a "Site Plan") are hereby reapproved by the Town of Westlake and declared to be in conformance with the Comprehensive Zoning Ordinance No. 200. The Site Plans for Westlake/ Southlake Park, an addition to the Town of Westlake as filed in Volume 388-214, Pages 78- 79 of the Map and Plat Records of Tarrant County, Texas,as modified by plat filed in Cabinet A. Slide 283, of the Map and Plat Records of Tarrant County, Texas (the "Addition") permit not less than the approximate land coverage for principal use buildings as set forth in Exhibit F" attached hereto and approximate gross building square footages as set forth in Exhibit "G" attached hereto, both of which exhibits are incorporated herein by reference for all purposes. Any development within PD1 not materially in accordance with the Site Plans will require the submission and approval of a new comprehensive site plan for such additional or substantially changed development provided in no event shall the site coverage by principal buildings be more than ten percent (10%) as set forth in Section 3B above. Any requirement of a concept plan shall be deemed satisfied by the Site Plans. Any requirement of a development schedule shall be required only in connection with any future request for a building permit. No preliminary service plan will be required since water and sewer service is already provided by Trophy Club Municipal Utility District No. 1 (the "MUD"), and police, fire and ambulance services are provided either by Tarrant County, the MUD or the City of Southlake. Section 6. Landscaping. Landscaping and irrigation of PD1 shall be generally in accordance with building plans approved by the Town from time to time. Any material change in such landscaping and irrigation of PD1 not in accordance with approved building plans shall be subject to the Town's applicable landscape ordinances and regulations. Section 7. Service Road. The width of the service road providing access for trucks and other deliveries to the back of the hotel and office building located at Seven Village Circle may be fifteen feet (15' ) in width, notwithstanding any contrary provision in Ordinance No. 155. Section 8. Development Agreement. A development agreement will be required prior to issuance of any future building permit(s). Section 9. Conformance with Town' s Comprehensive Plan. Present development within PD1 conforms to the requirements of the Town's Comprehensive Plan as adopted by Ordinance No. 199. ORDINANCE d:\1f1852\mtp\ordinance.8 Section 10. Approval of Existing Plat As Amended. The plat, as amended, for the Addition as referenced in Section 5 above is hereby unconditionally approved. Section 11. Comprehensive Zoning Ordinance. Except as amended by this ordinance, the Town's Comprehensive Zoning Ordinance of 1992, as amended, shall govern property zoned PD1. PART III It is hereby declared to be the intention of the Board of Aldermen of the Town of Westlake, that sections, paragraphs, sentences, clauses and phrases of this ordinance are severable, and if any phrase, clause, sentence, paragraph or section of this ordinance shall be declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this ordinance since the same would have been enacted by the Board of Aldermen of the Town of Westlake without the incorporation in this ordinance of any such unconstitutional phrase, clause, sentence, paragraph or section. PART IV This ordinance shall become effective immediately upon its passage and is ACCORDINGLY SO ORDAINED, PASSED AND APPROVED this day of November1992 A.D. DALE ILL. WHIM, -MAYOR TOWN OF WESTLAKE, TEXAS ATTEST: TOWN SECRETARY TOWN OF WESTLAKE, TEXAS APPROVED AS TO LEGAL FORM: TOWN ATTORNEY TOWN OF WESTLAKE, TEXAS ORDINANCE do\jf1852\mtp\ordinence.8 EXHIBIT "A" DESCRIPTION OF LAND PROPERTY DESCRIPTION Being a tract of land in the C. M. Throop Survey, Abstract No. 1510, the U. P. Martin Survey, Abstract No. 1015, the T. U. Mann Survey, Abstract No. 1107, the J. E. Martin Survey, Abstract No. 1134, and the W. Medlin Survey, Abstract No. 1958, all located in northern Tarrant County, Texas. This tract of land embraces all of those tracts of land described in deeds to International business Machines Corporation and recorded in Volume 737E, Page 1742, Volume 7824, Page 2033, Volume 7376, Page 1779, Volume 7359, Page 1579, Volume 7362. Page 1168, Volume 7362, Page 1164, and Volume 7376, Pace 2043. It includes portions of those tracts of land described in deeds to International Business Machines Corporation and recorded in Volume 7376, Page 1765, Volume 7376. Page 1737, Volume 7376, Page 2067. and Volume 7422. Page 2157 (embraces Tract Two). All deeds are recorded in County Records, Tarrant County, Texas. Said tract is more particularly described as follows: BEGINNING at a steel fence post set in concrete in the southwest richt-of-way of State Highway No. 114 at highway station 56+Z'I.87 and being an angle point in the right-of-way of State Highway No. 114; THENCE S 360 32' 25" E, at 116.54 feet pass the centerline of Peytonville Road (County Road No. 3088), at 232.93 feet pass a highway monument at an angle point in the right-of-way of State Highway No. 114, and continue on with the southwest right-of-way of State Highway hlo. 114, a total distance of 2913.13 feet to a 5/8" iron pin with cap stamped "Garter & Burcess" set at the southeast corner of Tract Two as described in Volume 7422, Page 2157; THENCE N $8Q 29' 50" W. at 110.41 feet pass a 5/8" iron pin found and continue on a total distance of 907. 77 feet to a 5/ 8" iron pin found by a fence post at the most easterly northeast corner of the tract described in Volume 7824, Page 2033; THENCE S O00 17' 58" k', 197.59 feet to a 5/ 8" iron pin found by a fence corner at the southeast corner of the tract described in Volume 7824, Page 2033; THENCE S 860 22' -05" W, 518.25 feet to a h" iron pin found in the easterly right-of-way of Peytonville Road; THENCE N 190 09' 01" k', with the easterly right-of-way ofPeytonvilleRoad, 393.02 feet to a 5/8" iron pin with cap stampedCarter & Burgess" set at the southwest corner of the tract described in Volume 737E, Page 1779; EXHIBIT "A" C&B No. 8466402 7/15/85 THENCE S 82" 45' 45" k, at 21.53 feet pass a We nail found in the centerline of Peytonville Road, at 52.28 feet Dass the westerly ricnt-of-wayofPeytonvilleRaaf, and continue on a total distance of 439.73 feet tc a 3/8 inch iron pin in concrete found by a fence post in the south line of a tract aescrined in Volume 737E, Page 2087; THENCE 5 890 33' 4E" K, 1,466.76 feet to a fence corner at the south- west corner of the tract oescribed in Volume 7376, Page 2087; THENCE. N 000 47' 24" E, 460.91 feet to a 5/8 inch iron pin with cap stamped "Carter $ Burgess" set by a fence Post at the Southeast corner of the tract described in Volume 7376, Page 2043 and from which a one inch pipe found bears N 00° 47' 24" E, 2.21 feet; THENCE N 890 57' 44" k', 1,774.98 feet to a 5/ 6 inch iron pin with cap t stamped "Carter 6 Burgess" set; THENCE North, 1,882.23 feet to a 5/8 inch iron pin with cap stampedCarterSBurgess" set; THENCE N 52° 00' 00" E, 1,000.00 feet to a 5/8 inch iron pin with cap stamped "Garter 8 burgess" set; THENCE East, 2,141.45 feet to a 5/8 inch iron pin with cap stamned Carter & Burgess" set, said pin being in the aforementioned southwest ricnt- of-way line of State Highway No. 114; - THENCE 5 36° 32' 25' along said right-of-way line P50.14 feet to the POINT OF BEGINNING, containing 255.930 acres of land. ISD.1 APPROXIMATE LAND OVERAGE PRINCIPAL USE BUILDINGS November 18, 1992 Approximate Building Footprints Lot 1, Block 1 (Existing) 242,000 Lot 2, Block 1 (Future) 191,0100 Lot 1, Block 2 7 Village Circle ( Existing) 32,000 9 Village Circle (Existing) 28,000 Boy Scouts (Existing) 11,000 Village Center Retail (Existing) 32,000 Village Center Expansion (Future) 61,0()0 Hotel Existing Bp,OW Future 13,E Sports Club 0 Existing 30,000 R Future 5,wo Total 706,0010 SF Land SF = 251.747 ac x 43,560 = 10,9W,099 SF Coverage of Principal Use Buildings = 705,0001 f 10,W,099 = 6.43% EXHIBIT 'F' PD -1 APPROXIMATE GAGS$ BUILDING SQUARE P+l OTAGES Nouembsr 16, 1852 Lot 1, Block 1 Existing Buildings Lot 2, Black 2 Lot 1, Block 3 Existing Sports Club Expansion Total Block 2, Lot 2R Existing Hotel i Expansion Total Block 2, Lot 1 R 7 and 9 Village Circle Office Buildings 2 W. Kirkwood (Boy Scouts) Village Center Retail Village Center Expansion Total I F "qc- UZ 1,225,000 1,225,000 875,000 875,000 r1r EXHIBIT "G' cif i'1'r' OFFICE Z ON SITE PLAN "J 3o -r Da114S Marriou . e.:.... rrsYar -"'4 SWry QIiWNYw a. YI lAI 11rWMN d4i.4 1p d CwN Dyy4r awayAfBrb ba rrarl srao.r lY Carli bRiw d,9vb Mf gls I I1 1 yyI I Kel LL AmagmT w..s I 1 ior rf IY iltlW[M Wr4A a' i SITE PLAN.-` a.. Alol 4 m:l wrxrnu f W l K d 77 ads q/ I I CDOFzIE:) 202 EMIHIT "Eo AM SATE PLAN https://nyti.ms/29yZ4yc ARCHIVES | 1989 By PAUL GOLDBERGER The first sign that Solana is not like other suburban office parks is the three 100- foot-tall pylons - one magenta, one purple, one yellow - that stand in the rolling Texas prairie like pieces of a gargantuan building toy left in a thousand-acre backyard. The pylons announce Solana's presence from a mile down the freeway, and they foretell the nature of its architecture, a series of stucco-clad buildings with intense, rich color and a surprisingly urbane presence. Solana, which means ''sunny place'' in Spanish, looks from a distance as if it might be a resort, not a suburban office and retail complex: its buildings are all low, and its 900-acre site is lushly landscaped. But this place is not, in fact, part of the new trend toward making suburban offices so sybaritic that they resemble getaway islands; Solana is quite rigorous in its design, and for all its elaborate landscaping and lively architecture it actually has more of the qualities of a true village than almost any other suburban development of the last few years. This is a place whose design begins to address the critical problems of suburban office parks everywhere: how to deal honestly with the infuriatingly necessary automobile, and how to create a convincing and meaningful sense of place. The complex, which is eight miles northwest of the Dallas-Fort Worth International Airport, was built as a joint venture between Maguire Thomas Partners, a Los Angeles development firm that has established itself as one of the nation's most aggressive builders of serious architecture, and the I.B.M. Corporation, which has leased most of the office space built in Solana's first phase, completed last year, as a computer and marketing center. I.B.M., a longtime architectural patron in its own right, worked closely with the architects from the start. The architects for Solana were Romaldo Giurgola of the New York firm of Mitchell/ Giurgola, who designed a set of six five-story buildings, two parking garages, a cafeteria and a computer center, all for I.B.M.; and Ricardo Legorreta of Legorreta Arquitectos of Mexico City, who designed a marketing center for I.B.M., the signpost pylons, and the so-called village center, which now contains two small office buildings but by mid-1990 will include a hotel, restaurants and a national training center for the Boy Scouts. The master plan was the work of the architect Barton Myers, and the landscaping was done by Peter Walker and Martha Schwartz. Mr. Legorreta's pylons are not as pure a piece of sculpture as they might at first seem to be. For the Texas roadscape is filled with pylons, most of which support signs for car dealerships and fast-food restaurants, and the motorist driving along Texas freeways is used to seeing a forest of tall, thin objects. What Mr. Legorreta has done is abstract these pylons, turn them into visual events in themselves rather than supports for signs, and give them the vibrant palette of Mexico. In a single gesture he has given Solana a piece of monumental civic sculpture, an identifiable landmark, and an object that relates both to the suburban sprawl of Texas and to the larger architectural traditions of the Southwest. The pylons are the first sign that this is not a typical place. The second is the redesign of the bridges and underpasses leading into the complex from Highway 114. The Texas highway department allowed Mr. Legorreta to replace the standard bridge over the underpass with a stark, clean structure of rust-colored stucco walls, to which he added free-standing stucco gateways to and from the complex in the same color. The effect is stunning: driving down the highway ramp and entering the complex becomes a real architectural experience: a passage from the outside, which is the highway, through a vestibule, which is the space between the bridge and the gateways, to the inside, which is the rest of Solana. Here, being in a car does not destroy architectural experience, as it usually does; it heightens it. For this experience has been designed in recognition of a blunt reality that is too often denied: people will receive their first impressions from inside their cars. The pylons, the freestanding stucco walls, and the heavy use of reflecting pools in the landscaping all call to mind the great Mexican architect Luis Barragan, who was Mr. Legorreta's mentor. Ricardo Legorreta's career in Mexico has relied heavily on Barragan's powerful and stark work, which Mr. Legorreta has reinterpreted at commercial scale, weakening it slightly but generally staying true to its spirit. (It is worth noting that Romaldo Giurgola, who designed other sections of Solana, occupies a similar position vis-a-vis Louis Kahn, an architect as worshiped in the United States as Barragan was in Mexico.) Mr. Legorreta's buildings for the village center are fairly simple structures, sheathed in rusty red or pale yellow stucco, with crisply articulated square windows. The ungainly diagonal walls that Mr. Legorreta occasionally uses are gimmicky, but in general the buildings continue the tone of the pylons and entry gateways: they make us think in terms of primal building elements, of walls and masses and doorways. And most important, the various buildings come together in a villagelike grouping around a central paved plaza with fountains and trees that, when finished, may be one of the few places that manage to evoke a traditional village square without being hopelessly cute or sentimental. Mr. Legorreta's most ambitious building architecturally is the sprawling complex he designed as I.B.M.'s marketing center. A structure of pale yellow stucco and magenta concrete grids, it is entered through a 40-foot-high barrel-vaulted room painted a deep, rich blue, as much a chapel as an entry hall. The rest of the building consists of boxlike wings set around arcades and garden courtyards, each landscaped by Peter Walker as a slightly different abstract composition of water, trees and stone. The gardens at their best are potent testaments to the power of landscape design to work in genuine collaboration with architecture. Employee parking is hidden around the back in garage structures that are integrated with the architecture, so as to keep most cars out of sight. The aim was similar in the complex of six identical buildings Mr. Giurgola designed: the cars are mainly hidden away in parking structures, although nearly everything else about Mr. Giurgola's section of this project is different. Where Mr. Legorreta's buildings are casual, almost rambling, Mr. Giurgola's are formal and ordered, if rather too mannered. The six five-story buildings, each roughly square in shape, are set close together so that they appear almost as a single large mass, as if they were a great chateau. The surrounding landscape was designed by Mr. Walker to reflect the traditional prairie; it is sprawling, in deliberate contrast to the tight order of the structures themselves and to the spaces between the six identical buildings, which are intended to function as pedestrian streets. Making this complex more chateaulike still, the approach is via a formal drive that cuts through the center of a large, symmetrical plaza that is flanked by two parking structures. Putting the garages in front rather than in back is a gesture that both acknowledges the reality of the automobile and attempts to tame it; unfortunately, it is seriously compromised by the decision to use part of the plaza for outdoor parking, meaning that cars, which the garages were built to hide, become visible anyway. A victory for convenience over architectural ambition, but one of the few at Solana - a development that, in general, stands as one of the few suburban projects anywhere to offer intensity of architectural experience without descending into irrelevance and pretension. The TimesMachine archive viewer is a subscriber-only feature. We are continually improving the quality of our text archives. Please send feedback, error reports, and suggestions to archive_feedback@nytimes.com. 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