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02-11-19 PZ Agenda Packet
Page 1 of 2 TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING AGENDA February 11, 2019 WESTLAKE TOWN HALL 1500 Solana Blvd., Building 7, Suite 7100 1st FLOOR, COUNCIL CHAMBERS WESTLAKE, TEXAS 76262 Work Session 5:00 p.m. Regular Session 6:00 p.m. Work Session 1.CALL TO ORDER 2.STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER JANUARY 2019 REPORT. 3.ADJOURNMENT Regular Session 1.CALL TO ORDER 2.DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON JANUARY 14, 2018. 3.CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION OF APPROVAL OF A FINAL PLAT FOR A 4.986-ACRE PORTION OF LAND GENERALLY LOCATED SOUTH OF HIGHWAY 114 AND EAST OF WESTLAKE PARKWAY, ALSO KNOWN AS FIDELITY INVESTMENTS ADDITION PHASE IV. Page 2 of 2 4. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION OF PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN, ESTABLISHED BY ORDINANCE 747, ADDING PROVISIONS FOR URBAN LIGHTING ZONES. 5. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF A PROPOSED ORDINANCE OF THE TOWN OF WESTLAKE AMENDING CHAPTER 102, “ZONING” ARTICLE 6 “PERFORMANCE STANDARDS”, DIVISION 2 “OUTDOOR LIGHTING”, SECTIONS 102-206 THROUGH 102-24 BY PROVIDING FOR NEW DEFINITIONS AND NEW STANDARDS FOR OUTDOOR LIGHTING. 6. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION OF PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN, ESTABLISHED BY ORDINANCE 747, ADDING PROVISIONS FOR CLUSTER DEVELOPMENT. 7. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION OF PROPOSED ORDINANCE REGARDING A ZONING CHANGE REQUEST FROM R-5 COUNTRY RESIDENTIAL TO PLANNED DEVELOPMENT DISTRICT NUMBER 7 (PD7) FOR AN APPROXIMATELY 37.8-ACRE PORTION OF LAND GENERALLY 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. 8. 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, February 6, 2019 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. Development Snapshot January 2019 SH 114 US377J T O T TINGER R D SOLANABLVD I N DIA NCREEKDR BYRON N E L S O N B L V D ROANOKE RDW ESTLAKEPKWYDAVIS BLVDTROPHYCLUBDRDOV E RD MAIN S T PAR I S H L N PEARSON LNS C HWAB WAY SH 170 DAVIS BLVDPEARSON LNUS 377US 377DOVE R D S H 1 7 0 ROANOKE RDDOVE RD DAVIS BLVDS O L A N A B LVD SH 114 US 377SH 114 DOVE RD MAIN S T IN D IA N CREEKDR72 51 46 45 37 28 19 5 73 71 47 43 40 383635 34 302925 23 22 17 15 14 13 11 DEVELOPMENT ACTIVITIES MAP - JANUARY 2019 CITY OF ROANOKE CITY OF FORT WORTH TOWN OF TROPHY CLUB CITY OF SOUTHLAKE CITY OF KELLER Legend Announced Conceptual Under Construction Existing Town Limits This map if form information purposes only ¯ Development Activities Status—January 2019 Project No. Project / Development Name Land Use Number of Lots/ Units Size Development Status Percent Complete Estimated Completion 5 Vaquero Residential 296 510 acres 264/296 lots under construction or completed 87.33% N/A 11, 45, 46, 47 Charles Schwab Phase 1 Office 554,000 29 acres Phase 1 under construction 65% Fall 2019 13 Granada Phase 1 Residential 41 84 acres 39/41 lots under construction or completed 84.15% N/A Granada Phase 2 43 21/43 lots under construction or completed 34.88% N/A 14 Carlyle Court Residential 8 10 acres 7/8 lots under construction or completed 75% N/A 15 Knolls at Solana Residential 56 62.5 acres Infrastructure improvements under construction 0% N/A 17 Quail Hollow Residential 96 188 acres 5/96 lots under construction 3.65% N/A 19 Terra Bella Residential 26 55 acres 25/26 lots under construction or completed 86.54% N/A 22 Fire/EMS Station Government 1 5 acres Under construction 90% March 2019 23, 72, 73 Charles Schwab Phase 2 Office 616,000 30 acres Phase 2 site work under construction -% 2021 25 Spec’s Retail 1 12,000 sf Additional square footage under construction 25% 2019 28 Entrada Residential Residential J: 6 units I: 12 units E: 12/14 units 2,700sf- 4,500sf 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 29,30 Entrada Retail Corner Retail / Office 4 ~50,000 s.f. Retail Corner under construction; Starbucks under construction 25% Fall 2019/2020 34 Entrada Plaza Mayor Hospitality, Condominium, Retail 4 5 acres Site work and foundations under construction -% 2021 35, 38, 40, 43, 71 Restaurant Row / Chapel & Reception Hall / Gas Well Garage Restaurants / Entertainment 5 A: 15,422 sf B/C: 22,414 sf Under construction 15% 2019 51 Paigebrooke Residential 6 20 acres 4/6 lots under construction or completed 66.66% N/A Residential Subdivision Buildout—January 2019 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 75% 7 5 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 84.15%39 29 Granada Phase II 12/12/2016 43 23 31.88% 21 9 Knolls at Solana - 56 56 62.5 Under development 0.00% 0 0 Mahotea Boone (Carpenter)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 91 188.3 Under development 3.65%7 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 32 510 Mostly built-out 87.33%264 253 Wyck Hill 4/3/1996 13 2 22.4 Mostly built-out 84.62% 11 11 Other/Miscellaneous - 23 2 - Mostly built-out 86.96% 21 19 1,083 507 1,362.7 49.54% 576 497 Block J Block I Block I (Piedra Court) SP | Ord 847 | 2-26-18 Gas Well Pad Site SP | Ord 778 | 3-28-16Block 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 | 12-12-16Block DPlaza Mayor SP | Ord 854 | 5-21-18 Chapel / Reception Hall SP | Ord 853 | 4-30-18 Phase 2 DP | Ord 830 | 06-19-17Block E BUILDING LEGEND Site Plan Received Site Plan Approved Building Permit Received Building Under Construction Building Completed Block C Entrada Status Map — January 2019 Entrada Project Status—January 2019Project Name Number of Lots/Units Size Contractor Development Status Estimated Completion CVS Pharmacy 1 13,378 sf Wurzel Builders Completed February 2017 Primrose Daycare 1 12,460 sf Cooper General Contractors Completed May 2017 Entrada Sales Center 1 3,463 sf Crescent Custom Homes Completed June 2018 Entrada Retail Corner 3 Retail Office: 43,336 sf Starbucks: 2,834 sf Retail 1: 1,370 sf Diesel Design Build Building permits issued; under construction Fall 2019 /Early 2020Entrada Residential Block J 6 ~4,500 sf ea Calais Custom Homes Building permits issued; under construction; 3 units nearing completion Varies Entrada Residential Block E 14 ~5,000 sf ea Crescent Custom Homes Building permits issued; under construction; 5 units nearing completion Varies Entrada Residential Block I 12 ~3,600 sf ea Pentavia Custom Homes Building permits issued; under construction Varies Pedestrian Bridge 1 - Crescent Custom Homes Building permit issued; under construction 2019 Gas Pad Parking Garage 1 148,398 sf Diesel Design Build Building permit issued; under construction 2019 Restaurant Row 3 A: 15,422 sf B/C: 22,414 sf Crescent Custom Homes Building permits issued for all of restaurant row; under construction 2019 Chapel & Reception Hall 2 Chapel: 3,207 Reception Hall: 14,418 sf Crescent Custom Homes Building permits issued; under construction 2019 Entrada Plaza Mayor 4 Hotel: 95,048 sf Condo A: N/A Condo B: 131,571 sf Parking Garage: 120,912 SF Tri-Arc Building plans under review; site work under construction 2021 Town of Westlake's Building Permit - Monthly Report Month of January, 2019 Project Number Project Type Full Address Permit Issued Date Owner Name Tenant Name Contractor Business Name Square Footage Value RMDLC - 19 - 0010 Commercial Remodel Permit (C) Marriott Hotel 1301 Solana Blvd. Bldg. No. 3 Westlake, TX 76262 01/30/2019 Marriott Hotel BRE Solana, LLC Marriott Hotel Moline Construction Management, Inc 600 $10,000.00 Commercial Remodel Permit (C) Total Value $10,000.00 (Avg.: $10,000.00) Total Square Footage 600.00 (Avg.: 600.00) Permits Issued:1 FENCE - 18 - 0334 Fence Permit / Retaining Wall 1695 Terra Bella Dr. Westlake, TX 76262 01/08/2019 Michael J Murray & Karen Murray T-Bar Fence, Inc.$10,000.00 MYGOV.US Town of Westlake | Building Permit - Monthly Report | Printed 02/04/2019 at 12:00 PM Page 1 of 5 FENCE - 18 - 0356 Fence Permit / Retaining Wall 1740 Carlyle Ct. Westlake, TX 76262 01/04/2019 Jack Waterstreet Abigail Waterstreet Tejas Stone Works $16,000.00 Fence Permit / Retaining Wall Total Value $26,000.00 (Avg.: $13,000.00) Total Square Footage 0.00 (Avg.: 0.00) Permits Issued:2 GRADE - 19 - 0008 Grading Permit Schwab Bank Branch 3000 Schwab Way Westlake, TX 76262 01/25/2019 CS Kinross Lake Parkway C/O Charles Schwab Charles Schwab DPR Construction Grading Permit Total Value $0.00 (Avg.: $0.00) Total Square Footage 0.00 (Avg.: 0.00) Permits Issued:1 IRR - 18 - 0312 Irrigation Permit (R) 1695 Terra Bella Dr. Westlake, TX 76262 01/08/2019 Michael J Murray & Karen Murray Riverside Irrigation $7,600.00 IRR - 18 - 0342 Irrigation Permit (R) 2025 Granada Trl. Westlake, TX 76262 01/03/2019 Neal Asaad Kim Asaad Lawn Connections $8,000.00 Irrigation Permit (R) Total Value $15,600.00 (Avg.: $7,800.00) Total Square Footage 0.00 (Avg.: 0.00) MYGOV.US Town of Westlake | Building Permit - Monthly Report | Printed 02/04/2019 at 12:00 PM Page 2 of 5 Permits Issued:2 SFR - 18 - 0344 New Single Family Home Permit (R) 1826 Seville Cove Westlake, TX 76262 01/14/2019 Sofeil Development, LLC Pentavia Custom Homes 8,177 $1,500,000.00 SFR - 18 - 0345 New Single Family Home Permit (R) 1814 Scenic Cir. Westlake, TX 76262 01/15/2019 Thomas & Tina Kidd Veranda Designer Homes 11,356 $3,000,000.00 SFR - 18 - 0349 New Single Family Home Permit (R) 1804 Glade Ct. Westlake, TX 76262 01/25/2019 Cole Hamels Heidi Hamels Cary Hy Custom Homes 19,587 $2,250,000.00 New Single Family Home Permit (R) Total Value $6,750,000.00 (Avg.: $2,250,000.00) Total Square Footage 39,120.00 (Avg.: 13,040.00) Permits Issued:3 PLMBC - 19 - 0005 Plumbing Permit (C) 1 Deloitte Way 2501 Westlake Parkway Westlake, TX 76262 01/22/2019 DCLI, LLC TD Industries (Plumbing)$1,435.00 PLMBC - 19 - 0015 Plumbing Permit (C) 1600 Solana Blvd. Bldg. No. 8 Suite 8300 Westlake, TX 76262 01/28/2019 BRE Solana, LLC TD Industries (Plumbing)$3,700.00 Plumbing Permit (C) Total Value $5,135.00 (Avg.: $2,567.50) Total Square Footage 0.00 (Avg.: 0.00) Permits Issued:2 MYGOV.US Town of Westlake | Building Permit - Monthly Report | Printed 02/04/2019 at 12:00 PM Page 3 of 5 PLMBR - 19 - 0011 Plumbing Permit (R) 2600 J T Ottinger Rd. Westlake, TX 76262 01/22/2019 Town of Westlake Service Response Team $900.00 Plumbing Permit (R) Total Value $900.00 (Avg.: $900.00) Total Square Footage 0.00 (Avg.: 0.00) Permits Issued:1 POOL - 18 - 0354 Pool Permit 2206 Barcelona Ct. Westlake, TX 76262 01/11/2019 Julie Cloud Claffey Pools 712 $100,000.00 POOL - 18 - 0357 Pool Permit 1904 Gaillardia Ct. Westlake, TX 76262 01/04/2019 Ted Christensen Kathleen Christensen Watercrest Pools Inc.1,331 $80,000.00 POOL - 19 - 0007 Pool Permit 2307 Cedar Elm Terr. Westlake, TX 76262 01/25/2019 Jim & Leslie Shindler Watercrest Pools Inc.1,752 $75,000.00 Pool Permit Total Value $255,000.00 (Avg.: $85,000.00) Total Square Footage 3,795.00 (Avg.: 1,265.00) Permits Issued:3 ACCR - 19 - 0004 Residential Accessory Permit (R) 2002 Scissortail Pl. Westlake, TX 76262 01/25/2019 Sansone Revocable Trust Claffey Pools 453 $45,000.00 Residential Accessory Permit (R) MYGOV.US Town of Westlake | Building Permit - Monthly Report | Printed 02/04/2019 at 12:00 PM Page 4 of 5 Total Value $45,000.00 (Avg.: $45,000.00) Total Square Footage 453.00 (Avg.: 453.00) Permits Issued:1 SIGN - 18 - 0325 Sign Permit 2301 Hwy 114 Westlake, TX 76262 01/23/2019 FMR Texas LTD PRTNSHP LNS Signs 256 $200,000.00 Sign Permit Total Value $200,000.00 (Avg.: $200,000.00) Total Square Footage 256.00 (Avg.: 256.00) Permits Issued:1 TOTALS:Square Footage:44,224.00 (Avg.: 2,764.00) Value:$7,307,635.00 (Avg.: $456,727.19) Total Projects:17 Permits Issued:17 MYGOV.US Town of Westlake | Building Permit - Monthly Report | Printed 02/04/2019 at 12:00 PM Page 5 of 5 Planning and Zoning Item # 3 – Adjournment Work Session Back up material has not been provided for this item. P&Z Minutes 01/14/19 Page 1 of 3 MINUTES OF THE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING January 14, 2019 PRESENT: Commissioners Michelle Lee, Liz Garvin, Ken Kraska, and Kim Morris ABSENT: Tim Brittan and Sharon Sanden OTHERS PRESENT: Town Attorney Matthew Butler, Director of Planning Ron Ruthven, Administrative Assistant to the Town Secretary Tanya Morris, Director of Public Works Jarrod Greenwood, Development Coordinator Nick Ford, and Communications Manager Jon Sasser. Work Session 1. CALL TO ORDER Commissioner Lee called the work session to order at 5:03 p.m. 2. PRESENTATION AND DISCUSSION OF THE POWERS, DUTIES, AND RESPONSIBILTIES OF THE PLANNING AND ZONING COMMISSION AND DISCUSSION OF FUTURE COMMISSION TRAINING OPPORTUNITIES. Director Ruthven provided a presentation and overview of the item. 3. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER DECEMBER 2018 REPORT. Director Ruthven provided a presentation over the following items: P&Z Minutes 01/14/19 Page 2 of 3 Entrada: Retail corner and restaurant row construction, parking garage near gas pad site to begin construction, finalizing the abandonment of the gas pad site, location of event center, Frontage Road access, developer is reviewing options for an Amphitheater, site work and structural details of the Plaza Mayor, and Phase II development suspended for developer options. The Knolls: Clearing roadways and paths, preservation of trees on lots, schedule, feedback from residents, wildlife on property, conservation area, and fencing of the preservation area. Project Blizzard: Schwab Phase II permit issued, Phase I construction and completion schedule, and mixed-use site submittal. Fire Station: Approaching completion, christening of truck, and public art piece with Westlake Public Art Competition Advisory Committee. 4. ADJOURNMENT Commissioner Lee adjourned the work session at 6:01 p.m. Regular Session 1. CALL TO ORDER Commissioner Lee called the regular session to order at 6:02 p.m. 2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON NOVEMBER 26, 2018. MOTION: Commissioner Kraska made a motion to approve the minutes. Commissioner Garvin seconded the motion. The motion carried by a vote of 4-0. 3. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION OF PROPOSED AMENDMENTS TO ORDINANCE 865 APPROVING A SITE PLAN AMENDMENT IN THE PD1 ZONING DISTRICT 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. Director Ruthven provided a presentation and overview of the item. P&Z Minutes 01/14/19 Page 3 of 3 Discussion ensued regarding amount of trees and open space proposed to remain in parking lot in front of the Marriott, number of proposed parking spaces, and accuracy of the rendering of proposed update to parking lot. 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 amendments to Ordinance 865. Commissioner Morris seconded the motion. The motion carried by a vote of 4-0. 4. ADJOURNMENT There being no further business to come before the Commissioners, Chairman Brittan asked for a motion to adjourn. MOTION: Commissioner Kraska made a motion to adjourn the meeting. Commissioner Garvin seconded the motion. The motion carried by a vote of 4-0. Chairman Brittan adjourned the meeting at 6:11 p.m. APPROVED BY THE PLANNING AND ZONING COMMISSION ON FEBRUARY 11, 2019. ________________________________ ATTEST: Chairman, Tim Brittan ______________________________ Tanya Morris, Assistant to the Town Secretary Page 1 of 2 WESTLAKE PLANNING & ZONING COMMISSION TYPE OF ACTION Regular Meeting - Action Item Monday, February 11, 2019 TOPIC: Conduct a public hearing and consider a recommendation of approval of a Final Plat for a 4.986-acre portion of land generally located South of Highway 114 and East of Westlake Parkway, also known as Fidelity Investments Addition Phase IV. STAFF CONTACT: Nick Ford, Development Coordinator Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Planned / Responsible Development Citizen, Student & Stakeholder High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Preserve Desirability & Quality of Life Strategic Initiative Outside the Scope of Identified Strategic Initiatives EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) This item is a final plat for the piece of property located in Planned Development District 2 (PD2) owned by Fidelity Investments. It only includes the approximately 5-acre portion of property located in Denton County. The reason the property is being platted is due to the recently approved Entry Monument sign established by Ordinance 871. In order the sign to be constructed and obtain a building permit, the property must be first be platted. The plat includes a portion of the property dedicated as a sign easement, where the future sign will be located and meets all other zoning regulations established by Planned Development District 2. Page 2 of 2 RECOMMENDATION Staff recommends approval of this item. ATTACHMENTS 1. Fidelity Phase IV Final Plat. STATE HIGHWAY 114(NORTHWEST PARKWAY)(VARIABLE WIDTHRIGHT-OF-WAY)WESTLAKE PARKWAY(VARIABLE WIDTHRIGHT-OF-WAY)C. MEDLIN SURVEYABSTRACT No.A-823-DN 84°07'54" E154.28'S 77°15'18" E119.54'S 46°29'14" E116.36'S 75°55'40" E30.09'S 89°40'34" W1193.48'L=19.48'R=1332.52'Δ=000° 50' 15"CB=N19° 38' 11"ECD=19.48'N 19°13'04" E318.44'L=443.43'R=5749.58'Δ=004° 25' 08"CB=S72° 41' 59"ECD=443.32'S 64°05'32" E238.74'POINT OFBEGINNINGSEE DETAIL 'A'N 70°06'14" E64.29'S 70°29'02" E14.00'N 19 ° 2 6 ' 4 9 " E 14.0 0 'N 70°33'11" W14.00'S 19 ° 2 6 ' 4 9 " W 13.9 8 '20.37'20.31'20.00'9.99 ' 9.21'N 70°06'14" E64.29'FINAL PLATOFLOT 1, BLOCK 1FIDELITY INVESTMENTSADDITION, PHASE IVAN ADDITION TOTHE TOWN OF WESTLAKEDENTON COUNTY, TEXASBEING 4.986 ACRES OF LANDSITUATED IN THE C MEDLIN SURVEY,ABSTRACT NO. A-823D.TOWN OF WESTLAKE, DENTON COUNTY, TEXASVICINITY MAP"NOT TO SCALE"PROJECTLOCATIONDETAIL 'A'1" = 20'WESTLAKE PARKWAY(60' RIGHT-OF-WAY) KNOW ALL MEN BY THESE PRESENTS:THAT I, GREGORY J. CAVATAIO, DO HEREBY CERTIFY THAT I PREPARED THIS PLAT FROM AN ACTUAL AND ACCURATESURVEY OF THE LAND AND THAT THE CORNER MONUMENTS SHOWN THEREON AS SET WERE PROPERLY SET UNDERMY PERSONAL SUPERVISION____________________________________________GREGORY J. CAVATAIOREGISTERED PROFESSIONAL LAND SURVEYORTEXAS REGISTRATION No. 6389STATE OF TEXAS §COUNTY OF DENTON §BEFORE ME, THE UNDERSIGNED AUTHORITY, ON THIS DAY PERSONALLY APPEARED______________________________________, KNOWN TO ME TO BE THE PERSON WHOSE NAME IS SUBSCRIBED TO THEFOREGOING INSTRUMENT AND ACKNOWLEDGED TO ME THAT HE EXECUTED THE SAME FOR THE PURPOSE ANDCONSIDERATION THEREIN EXPRESSED.GIVEN UNDER MY HAND AND SEAL OF OFFICE THIS________DAY OF_____________, 2018.__________________________________________________NOTARY PUBLIC IN AND FOR THE STATE OF TEXASMY COMMISSION EXPIRES:________________NOW, THEREFORE, KNOW ALL MEN BY THESE PRESENTS:THAT FMR TEXAS LIMITED PARTNERSHIP, DOES HEREBY ADOPT THIS FINAL PLAT DESIGNATING THE HEREIN ABOVEDESCRIBED PROPERTY AS LOT 1, BLOCK 1; FIDELITY INVESTMENTS ADDITION, PHASE IV, ANADDITION TO THE TOWN OF WESTLAKE, DENTON COUNTY, TEXAS, AND DO HEREBY DEDICATE TO THE PUBLIC USEFOREVER, THE STREETS, ALLEYS, EASEMENTS AND COMMON AREAS SHOWN HEREON.WITNESS, MY HAND, THIS THE ______ DAY OF ____________________, 2018.BY: ________________________________________________________FMR TEXAS LIMITED PARTNERSHIP, ITS AUTHORIZED AGENTBRIAN G. SORENSEN, SENIOR PROJECT DIRECTORSTATE OF TEXAS §COUNTY OF DENTON§WHEREAS FMR TEXAS LIMITED PARTNERSHIP IS THE OWNER OF A TRACT OF LAND SITUATED IN THE C.MEDLIN SURVEY, ABSTRACT NUMBER A-823-D, TOWN OF WESTLAKE, DENTON COUNTY, TEXAS, AND BEINGALL OF THAT CERTAIN TRACT OF LAND DESCRIBED IN A DEED TO FMR TEXAS LIMITED PARTNERSHIPRECORDED IN INSTRUMENT No. D198234433, OFFICIAL PUBLIC RECORDS, TARRANT COUNTY, TEXAS(O.P.R.T.C.T.) AND BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS:BEGINNING AT A 5/8" IRON ROD SET WITH A CAP STAMPED "SHIELD ENGINEERING" BEING THE BEGINNINGOF A NON-TANGENT CURVE TO THE LEFT, SAME BEING THE NORTHERN MOST CORNER OF A CORNER CLIP;AND THE MOST NORTHERLY CORNER OF SAID FMR TRACT, IN THE SOUTH RIGHT-OF-WAY-LINE OF STATEHIGHWAY 114 (A VARIABLE WIDTH RIGHT-OF-WAY).THENCE ALONG THE COMMON NORTH LINE OF SAID FMR TRACT AND THE COMMON SOUTH RIGHT-OF-WAYLINE OF SAID STATE HIGHWAY 114 THE FOLLOWING COURSES AND DISTANCES:THENCE ALONG SAID CURVE TO THE LEFT, AN ARC LENGTH OF 443.43 FEET, HAVING A RADIUS OF 5749.58FEET, A CENTRAL ANGLE OF 04°25'08", AND A CHORD BEARING AND DISTANCE OF S 72°41'59" E, 443.32 FEETTO A TXDOT MONUMENT FOUND;S 64°05'32" E, A DISTANCE OF 238.74 FEET TO A TXDOT MONUMENT FOUND;N 84°07'54" E, A DISTANCE OF 154.28 FEET TO A TXDOT MONUMENT FOUND;S 77°15'18" E, A DISTANCE OF 119.54 FEET TO A TXDOT MONUMENT FOUND;S 46°29'14" E, A DISTANCE OF 116.36 FEET TO A TXDOT MONUMENT FOUND;S 75°55'40" E, A DISTANCE OF 30.09 FEET TO A 5/8" IRON ROD SET WITH A CAP STAMPED "SHIELD ENGINEERING";THENCE S 89°40'34" W OVER AND ACROSS SAID FMR TRACT, A DISTANCE OF 1193.48 FEET TO A 5/8" IRONROD SET WITH A CAP STAMPED "SHIELD ENGINEERING" IN THE EAST ROW LINE OF WESTLAKE PARKWAYAND THE WEST LINE OF SAID FMR TRACT AT THE BEGINNING OF A NON-TANGENT CURVE TO THE LEFT;THENCE ALONG THE COMMON LINE OF WESTLAKE PARKWAY AND FMR TRACT THE FOLLOWING COURSESAND DISTANCES:ALONG SAID CURVE TO THE LEFT AN ARC LENGTH OF 19.48 FEET, HAVING A RADIUS OF 1332.52 FEET,A CENTRAL ANGLE OF 00°50'15", AND A CHORD BEARING AND DISTANCE OF N 19°38'11" E, 19.48 FEETTO A 5/8" IRON ROD SET WITH A CAP STAMPED "SHIELD ENGINEERING";N 19°13'04" E, A DISTANCE OF 318.44 FEET TO A 5/8" IRON ROD SET WITH A CAP STAMPED "SHIELD ENGINEERING" AT THE SOUTHWEST CORNER OF SAID CORNER CLIP;THENCE N 70°06'14" E, ALONG SAID CORNER CLIP A DISTANCE OF 64.29 FEET TO A 5/8" IRON ROD SET WITHA CAP STAMPED "SHIELD ENGINEERING" AND BEING THE POINT OF BEGINNING, CONTAINING 217,179SQUARE FEET OR 4.986 ACRES OF LAND.STATE OF TEXAS §COUNTY OF DENTON§BEFORE ME, THE UNDERSIGNED AUTHORITY, ON THIS DAY PERSONALLY APPEARED_____________________________________, KNOWN TO ME TO BE THE PERSON WHOSE NAME IS SUBSCRIBED TO THEFOREGOING INSTRUMENT AND ACKNOWLEDGED TO ME THAT HE EXECUTED THE SAME FOR THE PURPOSE ANDCONSIDERATION THEREIN EXPRESSED.GIVEN UNDER MY HAND AND SEAL OF OFFICE THIS________DAY OF_____________, 2018._________________________________________________NOTARY PUBLIC IN AND FOR THE STATE OF TEXASMY COMMISSION EXPIRES:________________NOTES:1.BEARINGS BASED ON NAD83 TxNC GPS OBSERVATIONS.2.ALL "IRS" ARE MARKED WITH A 5/8" IRON ROD WITH BLUE PLASTIC CAP STAMPED "SHIELD ENGINEERING" UNLESSOTHERWISE NOTED.3.NO ABSTRACTING HAS BEEN PERFORMED BY THE SURVEYOR. THERE MAY BE ADDITIONAL EASEMENTS ORENCUMBRANCES AFFECTING THE SUBJECT TRACT WHICH THE SURVEYOR IS UNAWARE OF AND THEREFORE ARENOT SHOWN HEREON.4.NO IMPROVEMENTS (BUILDINGS, FENCES, ETC.) SHALL BE CONSTRUCTED, NOR SHALL ANY TREES BE PLANTED,WITHIN ANY PUBLIC EASEMENT.5.O.P.R.T.C.T. = OFFICIAL PUBLIC RECORDS, TARRANT COUNTY, TEXAS.6.ALL DISTANCES ALONG ARCS ARE GIVEN AS ARC LENGTHS.FINAL PLATOFLOT 1, BLOCK 1FIDELITY INVESTMENTSADDITION, PHASE IVAN ADDITION TOTHE TOWN OF WESTLAKEDENTON COUNTY, TEXASBEING 4.986 ACRES OF LANDSITUATED IN THE C MEDLIN SURVEY,ABSTRACT NO. A-823D.TOWN OF WESTLAKE, DENTON COUNTY, TEXAS Page 1 of 2 Westlake Planning and Zoning Commission TYPE OF ACTION Regular Meeting - Action Item Westlake Planning and Zoning Commission Meeting Monday, February 11, 2019 TOPIC: Conduct a public hearing and consider a recommendation of a proposed amendments to the Comprehensive Plan, established by Ordinance 747, adding provisions for Urban Lighting Zones STAFF CONTACT: Ron Ruthven, Director of Planning and Development Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Planned / Responsible Development Citizen, Student & Stakeholder High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Preserve Desirability & Quality of Life Strategic Initiative Outside the Scope of Identified Strategic Initiatives EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) This item is somewhat related to the staff proposal on this agenda regarding amendments to the Town’s outdoor lighting standards. The impetus for the proposed policy change involves the design for Schwab Way. At the December 10, 2018 Town Council meeting, staff presented the proposed amendment (attached) to the Town Council in response to a request from Hillwood to allow an street fixture that differs from the recommendations of the 2015 Comprehensive Plan, specifically page 238 of the Town Design Structure Plan. PROPOSAL This is proposed as an addition to the Town Design Structure Plan in the Comprehensive Plan where illumination and light spacing parameters are based on roadway type wherein specific fixture types are not the primary focus so much as photometric cones and patterns of illumination. Page 2 of 2 The proposed types are broken down as follows and depicted on the map below: 1. Regional Arterial - Urban light level: where secondary photo metric cones can touch or overlap in a limited number of areas but the primary photo metric cones are independent and do not touch. 2. Town Arterial - Parkway light level: where clusters of light fixtures allow secondary photo metric cones to touch/overlap within the cluster only. Primary photometric cones do not touch. 3. Pastoral Roadway - Rural light level: which is limited to isolated pools of light, usually at intersections. 4. Rural Arterial - Thematic light level: where secondary photometric cones touch/overlap at intersections and street scale fixtures are generally limited to intersections or other places of safety need and the lighting between street fixtures is achieved with Pedestrian scale trail lighting (bollards or other pedestrian scale fixture). Landscape lighting may also be used. It is a landscape illuminated presentation. This could be the feel of the Town edge. Staff proposes adding the above map and descriptions to the Town Design Structure Plan in the 2015 Comprehensive Plan after page 238. STAFF RECOMMENDATION AND SUMMARY The purpose of the proposed amendment is to discourage indiscriminate interval lighting on streets and, instead, focus on patterns of illumination wherein the light fixture type is secondary to the illumination pattern. Staff recommends approval. ATTACHMENTS 1. Comprehensive Plan – Town Design Structure Plan Plan ElEmEnts: town DEsign structurE Plan 205 Part three: the Plan elements section Four: town Design structure Plan INTRODUCTION Like many communities caught in the outward expansion of a growing Metroplex, Westlake is experiencing a “regionalization” of its heretofore unique townscape. The tendency of ubiquitous development patterns/ forms (public and private) to erode local and often unique qualities of place has motivated those communities desiring preservation of their visual character to formulate a clear Town Design Structure. The Town Design Structure is a framework intended to promote expressions of these patterns/ forms, which are more responsive to the local characteristics and collectively create a unified identity. However, it is often the case that a Town Design Structure (typically in the form of urban design themes and features) ends up promoting a similarly ubiquitous townscape because it is derived from design conventions repeatedly used and reused in communities throughout Texas and the Nation. Such urban design initiatives are descriptive in the sense that they replicate attractive urban design approaches seen and used elsewhere. Westlake Comprehensive plan Update206 A properly crafted Town Design Structure Plan for Westlake must be prescriptive instead of descriptive. The term “prescriptive” implies that the design initiatives are intended to resolve a particular visual condition and are derived from a more real assessment of the themes/ qualities that characterize the identity of a place. Therefore, it is important to have a methodologically sound means by which such attributes will be identified and affirmed. Prescriptive also means that the purpose of the urban design initiatives are not only aesthetic, they are also intended to give visual presence to an expression of a community form that will create cognitively strong features/ themes upon which one’s mental map of, and recognition of, place is anchored. They must also create a legibility to the fabric of the town so that a sense of “wholeness” can be comprehended. This creates a clear sense of hierarchy so that one’s orientation and identity within the town fabric is always reinforced. It is historically true that private development (buildings) from place to place will exist in recognizable patterns and have stylistic/ construction qualities that are similar. As a result, buildings seldom distinguish a town unless they represent a unique surviving collection reminiscent of a historic era or comprise the singular work of a noted architect. It is also historically true that the public realm (squares, public spaces, streets, parks, etc.) often vary, which effectively establishes the qualities of place that are remembered/ and recognized. For example, Dallas is more distinguished by Turtle Creek and the improved IH 45 (and other such assets) than its buildings. Therefore, Westlake initiatives to establish, clarify and articulate a distinct quality of place through a Town Design Structure Plan that addresses streets, portals, nodal points, focal points, edges, and districts is the best means of achieving the Town’s goals that address identity. The following Town Design Structure Plan identifies the key design settings, key design initiatives, and more specific design actions (explaining how the initiatives should be manifest) to be taken in the various design settings discussed above. THE TOWN DESIGN STRUCTURE The Town Design Structure a is framework of design settings and component parts to which various design initiatives will be applied. It is intended to establish the visual relationship of nine Design Settings and tie them together in a unified whole. Design Settings are particular visual components of the hierarchical cognitive structure (Design Structure) that, in its totality, communicates the identity of, and orientation within, the Town of Westlake. More specifically, the Design Settings are: 1. Streets: Streets are the primary experiential venue from which residents and visitors gather identifying images and impressions. Also, streets are essential to understanding location and progress toward a destination. The Thoroughfare Plan establishes three Street Types for Westlake. These Street Types are: a. Neighborhood Streets: Streets that serve residential lots. b. Pastoral Collectors: Streets gathering residential traffic as it moves to and from residential neighborhoods. c. Town Arterials: Streets that serve the Town Community, View Shed Community, and Town Core as defined in the Land Use Plan. d. Regional Arterials: Streets that serve Plan ElEmEnts: town DEsign structurE Plan 207 the Regional Community as defied in the Land Use Plan. Each Street Type has its place in a recognizable hierarchy that communicates both the image identified as Westlake and one’s location within Westlake. This is accomplished with landscaping, street lighting, street signage, information systems, and street section design that typifies the Street Type. A progressive intensification of identifying elements (along certain streets) communicates movement from edge to center. 2. Intersections: A key aspect of streets is the character of important intersections. Important intersections include: a. Intersection of a Town Arterial with a Pastoral Collector: These happen at places where Dove Road and the southern portions of Roanoke Road intersect with new east/ west arterials (as shown on the Thoroughfare Plan). b. Intersection of a Town Arterial with another Town Arterial: These happen in places where the two main east to west arterials of the Town System are tied together by north/ south connectors. c. Intersection of a Town Arterial with a Regional Arterial: These happen where the east/west Town Arterials intersect with a primary commercial street of the Regional Community that connects with SH 114. 3. Trails and Sidewalks: Like streets, trails are also an experiential venue with significant power to communicate Town identity and orientation. This is accomplished with landscaping, signage, pedestrian furniture/ fixtures, trail heads, signage, and street crossings. Key Trail Types include: a. On-Street Bike Trails: These are dedicated bike lanes that share street space with vehicular traffic. b. Street Parkway Trails: The Town Arterials and the Regional Arterials will have a flanking trail on at least one side. The trials flanking Town Arterials will be the Town Trail and the trails flanking the Regional System will be Regional Trails, making contact to the trail systems extending beyond Westlake. c. Trails Engaging Neighborhoods: The Public Workshops stressed the importance for public trails to go “around” neighborhoods and not “through” neighborhoods, yet neighborhoods will likely have internal trail/ sidewalk systems that need to make connection with the Town System. Therefore, where a public trail connects with a Neighborhood Trail, certain measures are needed to prevent invasion of the neighborhood boundary by full public use. d. Trails through Open Spaces: The central open space network is host to most of the Town Trail System. Therefore, the treatment of trails within this open space is important. 4. Edges: Edges are experience start points; the recognition of which signals when the identifying visual impressions will commence. Edges require points of connection. It would be difficult to have a Town Design Structure without edges as a foundational element upon which to build the structure. Like places of arrival, edges are places of beginning. Edge conditions include: a. Regional Edges (SH 114): The interface of Westlake with a major regional corridor (SH 114) needs to communicate a comprehensible Westlake Comprehensive plan Update208 identity to the regional population. Therefore, treatment of this edge is critical to giving Westlake a recognizable identity along the SH 114 corridor. Failure to establish this identity pulls Westlake into the ubiquitous corridor identity of SH 114, which passes through cities like Grapevine and Southlake without making distinction of one community from another. b. Neighborhood Edges: Neighborhood Edges are critical for neighborhood integrity. However, the articulation of those edges can subdivide the ground plane with opaque walls and other hard division, which begin to suburbanize the rural landscape. c. Commercial Edges: Commercial edges are important as they often abut residential or open space areas. Walls and security fences can communicate separation of town elements rather than organic cohesion. Also, parking aprons moved to the edge can amplify separation rather than connection. Therefore, initiatives are needed to overcome these potentials. d. Open Space Edges: Open spaces are meant to be remnants of the historic rural landscape and to serve as seams that bind commercial and residential uses together. Therefore, porous edges are more preferred than barrier edges. 5. Arrival and Focal Points: Points of arrival, points of focus/ interchange, or points of significance must be recognizable in order to give meaning to the Town Design Structure. The Town Design Structure imparts information meant to support recognition, and without such demarcation to recognize, the cognitive structure fails its purpose. Key arrival and focal point conditions include: a. Town Common: The main place of arrival should be the Town Common. This is the hub of the community and the destination of the Town Road System. Therefore, arrival, and sequence of movement to the Town Common should be monumented. b. Southern Entry Points: There are numerous roads entering Westlake from the south (from Southlake and Keller). Development along these roads is not responsive to municipal boundaries and gives no visual indication as to where one city ends and another begins. Therefore, some form of monumentation is needed to identify such boundaries. c. SH 114 Entry Points: Major entries into the Town occur along SH 114. Therefore, the experience of Town is enhanced by portals that visually celebrate such entry. 6. Active Public Spaces: An important point of arrival/ focus will be active public space, such as public plazas, recreational parks, and city cultural assets. Therefore, such active open spaces should have identifying elements that visually connect them to the Town Design Structure. These identifying elements include monumentation, paving, pathway connections, pedestrian furniture/ fixtures, information systems, lighting, and signage. Key Active Public Space conditions include: a. Major Gathering Spaces: As Westlake moves from its currently small population to population levels seven times larger (projected 2036 population), it will need spaces in which the Town population can conduct certain public gathering activities. One such space will likley be located within the Town. Others could be located at the Town Hall, Plan ElEmEnts: town DEsign structurE Plan 209 major retail venues, aggregated office locations, and in proximity to the educational venues. Treatment of these spaces should conform to some uniform standards of design that makes their function and use easily identifiable. b. Minor Gathering Spaces: In addition to major gathering spaces, future populations will likely call for smaller spaces where small gatherings (more familial or neighborhood related) can be conducted. These could be small spaces along trails, such as amphitheaters or lateral expansions of the sidewalk in commercial or municipal areas. Like Major Gathering Spaces, treatment of these spaces should conform to some uniform standard of service and offerings that makes their function and use easily identifiable. c. Recreational Parks: The Parks and Open Space Plan identifies the need for Recreational Parks in Westlake. Standards of user accommodation that will distinguish Westlake should be imposed upon each Park Type. 7. Passive Public Spaces: According to the Land Use Plan, Passive Open Space will be a significant visual experience acquired from streets, trails, and Vista Points throughout the Town. These passive open spaces are the essence of Westlake’s identifying character. Therefore, it is important to maintain them in a condition reflective of that identity. This essential character is rural, which is manifest in fencing type (edge definition), pathway alignment, pasture land to wooded land balance, and landscape materials. Key Passive Open Space conditions include: a. Conservation Open Spaces: The Public Workshops expressed a desire to preserve/ conserve the natural, picturesque, pastoral landscape. Such preservation may require selective restoration and conservation, especially of remaining natural systems. Therefore, how these areas will be recognized within the Town Design Structure requires understanding. b. Landmark Landforms: The View Analysis in Part Two of this Comprehensive Plan identifies certain view terminals as important natural features that define many of the characteristic views enjoyed by residents. Therefore, how these features will be recognized within the Town Design Structure requires understanding. c. Rural Heritage Areas: Certain open space areas may continue to be managed as agricultural activities. In such instances public observation and participation would be an asset to quality of life. Therefore, the Town Design Structure Plan should address these potential areas. 8. Public Facilities: As Westlake grows it will likely need additional public facilities such as police and fire facilities. These are opportunities to further reinforce the identity of Westlake through site placement, signage, paving, landscaping, and pedestrian connection. Key Public Facilities include: a. Police Facilities: The Facilities and Town Hall Plan to follow identifies that Westlake at build-out will require additional police facilities. How these facilities are recognized within the fabric of the Town, defines their potential contribution to its cognitive structure. b. Fire Facilities: The Facilities and Town Hall Plan to follow identifies that Westlake at build-out will require Westlake Comprehensive plan Update210 additional fire facilities. How these facilities are recognized within the fabric of the Town, defines their potential contribution to its cognitive structure. c. Municipal Facilities: As Westlake grows, it will require more space for its Town Hall functions and municipal employees. This may further require the establishment of a new Town Hall facility. In such an event, the new facility should have more public space than the present facility and be more engaged with fabric of the Town, making it a significant landmark for the future. 9. Site Open Space: As Westlake grows, the abundant openness of the landscape will begin to infill with development. Therefore, it is important to establish minimum open space allotment areas within any site. While recommended restrictions to building coverage (as specified in the Land Use Plan) accomplish most of this goal, further clarification is justified in the Town Design Structure Plan. Key Site Open Space settings include: a. Parking Lots: Westlake has done a good job in promoting structured parking over surface parking. However, that may not be as feasible where conventional retail development is concerned. Therefore, open space standards relative to surface parking are justified. b. Site Landscaping: Site Landscaping is the amount of a site area that is set aside for landscape development or natural system preservation. c. Buffers: Buffers are recommended in those locations where a commercial use abuts a residential use or open space. The effect is to provide a proper edge to residential locations and/ or visually expand town open space into private development. TOWN DESIGN STRUCTURE AND THEMATIC ELEMENTS Within the Town Design Structure and its framework of component parts (presented above), various design initiatives are needed that will, in their manifestation, create a coherent urban design fabric for the Town, a fabric which distinguishes Westlake from other cities, enhances value, and enriches quality of life. These design initiatives include: • Pavement • Lighting • Signage • Landscaping • Information Systems • Furniture • Traffic Signalization • Bridges • Cross Drainage Structures • Facilities and Special Features • Traffic Calming • Pedestrian Crossings • Marking/ Demarcation • Trail Heads • Portals • Landscape Buffers/ Landscape Setbacks • Fences and Walls • Major Monuments • Minor Monuments • Banners/ Flags • Built Amenities/ Public Art • Safety • Furniture • Street Recognition (by Public Facilities) Each of the following tables lay the above listed design initiatives (shown on the vertical axis) against the earlier described Design Settings (shown on the horizontal axis) and portrays how the applicable Plan ElEmEnts: town DEsign structurE Plan 211 initiative is manifest in each of these Design Settings (manifestations presented within the intersecting table cell). In its totality, the tables present a Town Design Structure for Westlake that assigns particular design actions and/ or standards to the key design settings that comprise the overall Town Design Structure. More specifically the tables are: Neighborhood St. Pastoral Collector Town Arterial Regional Arterial Section Design 2 ln 2 ln 4 ln‐ divided 4 ln‐ divided Pavement See street sections Lighting See lighting and signal palette figure Signage Street name signs as per the development design Street names presented in Town format with uniform pole mounted, backlit street name signs with the Westlake logo. Street names presented in Town format with uniform pole mounted, backlit street name signs with the Westlake logo. Street names presented in Town format with uniform pole mounted, backlit street name signs with the Westlake logo. See signage figure Traffic signage mounted in Town thematic frame upon city thematic standard at uniform visual heights Traffic signage mounted in Town thematic frame upon city thematic standard (compatible with period street light standards), at uniform visual heights Traffic signage mounted in Town thematic frame upon city thematic standard at uniform visual heights Traffic signage mounted in uniform frame that is compatible with street light standards, at uniform visual heights Way‐finding signage as per Town way‐finding sign program with uniform sign format and standard. Way‐finding signage as per Town way‐finding sign program with uniform sign format and standard. Way‐finding signage as per Town way‐finding sign program with uniform sign format and standard. Way‐finding signage as per Town way‐finding sign program with uniform sign format and standard. Landscaping Trees: Natural Drifts of trees including both canopy and understory planting. Purpose to reknit the natural plant fabric. Trees: Natural Drifts of trees including both canopy and understory planting. Purpose to reknit the natural plant fabric in all Town Core approaches and open space areas. Tree placement shifts toward more composed alignment and understory dissipates as the Town Arterials arrive at more urbanized areas. Trees: Composed, uniformly spaced placement of canopy trees. See approved plant list Grasses: low maintenance Native pasture grasses. ‐Grasses: low maintenance Native pasture grasses Grasses: Maintained native grasses or hybrid grass varieties. Contiguous grass planting from project to project must maintain a consistent grass variety. Ornamental planting: Flowering native shrubs at horizontal deflectors. Ornamental Trees: Flowering native trees at public entries and street intersection. Shrubs: plant varieties attaining a minimum 36 in. height screening surface parking areas from street view. Ornamental trees and shrubs: At project entries and median cuts Landscape design and plant materials as per approved development design. 1. STREETS Concrete or Asphalt with custom design curb unique to the neighborhood or standard vertical or roll up curb. Concrete or Asphalt with a laydown curb (flat curb) that allows run off to barrow ditches. Concrete with vertical curb and variable median width (minimum median width = 14 ft. which can narrow for left turn storage lanes) Concrete with vertical curb and uniform median (typical median width = 14 ft. which narrows for left turn storage lanes) Individual thematic fixtures and standards as determined by the project developer and approved by the Town of Westlake Rural light standards and fixtures placed at intersections and no less than one fixture every 1,000 ft. (see lighting palette) Period street standard and fixture with dual fixture masts and banner arms (see lighting palette). Placed in the median, spacing as per manufacturer’s recommendation. Westlake Parkway standard and fixture continued from the Service Roads of Highway 114, into the Regional Road connections of development fronting Highway 114 within the Regional Community. Westlake Comprehensive plan Update212 Neighborhood St. Pastoral Collector Town Arterial Regional Arterial Information Systems Information Kiosks: Placed in close proximity to the portal entries and in close proximity to the Town Common. See information figure Banners: Placed along Town Arterials connecting to the Town center. Furniture Pedestrian benches and trash receptacles: Placed so that there are at least 2 benches and trash receptacles per block in the Town Core. Pedestrian benches and trash receptacles: Located within the projects. See furniture palette Pedestrian lighting: along sidewalks and Town/ Regional Trails flowing to the Town Common. Pedestrian Bench and transit canopy: one at each transit stop. Pedestrian Bench and transit canopy: one at each transit stop. Traffic Signals See lighting and signal palette figure Bridges See bridge examples Cross Drainage Structures As per Town approved development design by project developer Stone headwalls Stone headwalls with bridge rails Stone headwalls Fire/ Police: Specialized street paving, which makes rumble sound when driven over, at emergency facility locations. Fire/ Police: Specialized street paving, which makes rumble sound when driven over, at emergency facility locations. Transit Stop: make provision for public transit stop. One potential stop per 1200 ft. within ¾ mile of the Town Common and one potential stop per 2500 ft. elsewhere. Transit Stop: make provision for public transit stop. One potential stop per 1200 ft. within the Regional Community. Public Facilities N/A N/A 1. STREETS When required by warrant: Traffic signal standard, arm, and fixture to be a period design that matches the Town street light standard. When required by warrant: Traffic signal standard, arm, and fixture to be a period design that matches the Town street light standard. When required by warrant: Traffic signal standard, arm, and fixture to be a period design that matches the Town street light standard. Traffic signals at the intersection of a Town Arterial with a Town Arterial should have banner arms. When required by warrant as per TxDOT standard. As per Town approved development design by project developer To match existing specialty bridges along Dove Road To match existing specialty bridges along Dove Road with the addition of bridge lights To match existing specialty bridges along Dove Road with the addition of bridge lights As per Town approved development design by project developer N/A Information Kiosks: Placed at major intersections and pedestrian crossing points. As per Town approved development design by project developer N/A Plan ElEmEnts: town DEsign structurE Plan 213 Design Element Town Arterial Intersection with Pastoral Collector Town Arterial Intersection with Town Arterial Town Arterial Intersection with Regional Arterial and at intersections around Town Centers Traffic Calming Horizontal deflection at entrance to Pastoral Connector. Horizontal deflection islands shall have ornamental planting. N/A N/A Pedestrian Crossing Demarcation Decorative paving that defines the pathway only. Use natural stone pavers that make a sound when driven over. Decorative paving of the pedestrian pathway with ornamental paver circle in center. Use a pavestone product which matches existing use of pavestone at Dove Road and Precinct Line Road intersection. Decorative paving of the pedestrian pathway, circle, and within the frame defined by the pedestrian pathway. Use a pavestone product which matches existing use of pavestone at Dove Road and Precinct Line Road intersection, Lighting N/A Enhanced lighting from fixtures mounted on Traffic Signal standards (where they exist) and another similar standard located on an opposing corner (or two opposing corners where traffic signals do not exist). Enhanced lighting from fixtures mounted on Traffic Signal standards (where they exist) and another similar standard located on the other three corners (or two opposing corners where traffic signals do not exist). Signage Intersection related signage to be mounted to thematic street sign standard where possible. Intersection related signage to be mounted to intersection lighting standard where possible. Intersection related signage to be mounted to intersection lighting standard where possible. Pedestrian Safety Disabled pedestrian ramps and markings as per ADA standards Disabled pedestrian ramps and markings as per ADA standards Disabled pedestrian ramps and markings as per ADA standards Information Systems N/A See street information system above See street information system above 2. Intersections Westlake Comprehensive plan Update214 Design Element On‐Street Bike Trails Street Flanking Trails Trails Engaging Neighborhoods Trails through Open Spaces Applicable Standard AASHTO AASHTO AASHTO AASHTO Land demarcation: Painted bike lane marker with vertical “tubular” lane dividers. Town and Regional demarcation cast into Trail Pavement. Pathway destination identifier: cast into trail pavement. Bike lane symbol: on pavement Educational message or graphic cast in 5 ft. long sections every ¾ mile. Edge marking: where grade (off trail) exceeds 5% Material Same as street pavement Buff Concrete Dark Concrete transitioning to stone at the neighborhood interface Buff Concrete Location: Trail intersections and points of convergence (hub). Location: At interface between Neighborhood Trail and another Trail. Location: At interface between a nature trail and another trail, as well as points of interpretation. Features: Identification signage, Kiosks, bike racks, benches, drinking fountain, decorative paving at major hubs. Identification signage, bike racks, benches, and decorative paving at other intersections. Features: Identification signage, surface paving, interface portal. Features: Identification signage, interpretative signage, benches, bike racks. Pools of Light: Uniform light at interface with commercial destinations: Trail head name: on Trailhead marker. Trail head name: on Trailhead marker. Trail head name: on Trailhead marker. Caution signage: Mounted in uniform frame on a uniform standard that matches Town traffic sign frame and standard Caution signage: Mounted in uniform frame on a uniform standard that matches Town traffic sign frame and standard. Caution signage: Mounted in uniform frame on a uniform standard that matches Town traffic sign frame and standard. Signage N/A Marking Privacy markers: In pavement (as neighborhood boundary approaches) and privacy signs at the interface with neighborhoods. Trail Head N/A Lighting N/A Ambient light level of at least .2 ft. candles. Low lighting of the path only is acceptable. Pools of Light: 3. Trails Plan ElEmEnts: town DEsign structurE Plan 215 Design Element On‐Street Bike Trails Street Flanking Trails Trails Engaging Neighborhoods Trails through Open Spaces Applicable Standard AASHTO AASHTO AASHTO AASHTO Trees: Canopy trees for shade comfort, elimination of understory for safety. Canopy trees in drifted clusters as needed to reknit natural fabric. Trees: Canopy trees for shade comfort, elimination of understory for safety. Canopy trees in drifted clusters as needed to reknit natural fabric. Trees: Canopy trees for shade comfort, elimination of understory for safety. Canopy trees in drifted clusters as needed to reknit natural fabric. Trees: Canopy trees for shade comfort, elimination of understory for safety. Canopy trees in drifted clusters as needed to reknit natural fabric. Grasses: Native, short variety, low maintenance grasses. Grasses: Native, short variety, low maintenance grasses. Grasses: Native, short variety, low maintenance grasses. Grasses: Native, short variety, low maintenance grasses. Trailhead Markers: Trail head monument markers which display the city logo, the trail head name, trail name, and any appropriate historic information interpreting the rural heritage of Westlake. Trailhead Markers: Trail head monument markers which display the city logo, the trail head name, trail name, and any appropriate historic information interpreting the rural heritage of Westlake. Trailhead Markers: Trail head monument markers which display the city logo, the trail head name, trail name, and any appropriate historic information interpreting the rural heritage of Westlake. Way‐finding: destination markers cast in pavement and displayed at trail heads. Way‐finding: destination markers cast in pavement and displayed at trail heads. Way‐finding: destination markers cast in pavement and displayed at trail heads. Trail name signs: Located at each trail intersection, trail heads, and intersection of a trail with the street Trail name signs: Located at each trail intersection, trail heads, and intersection of a trail with the street. Trail name signs: Located at each trail intersection, trail heads, and intersection of a trail with the street. Special interpretative markers: periodic low post mounted signs that explain historic information or identify particular plan species/ wildlife habitat. These signs are a uniform color, painted on metal. Pedestrian benches and trash receptacles: located at trail head. Bench and trash receptacle should be built into trail head marker. Pedestrian benches and trash receptacles: located at trail head. Bench and trash receptacle should be built into trail head marker. Water Fountain: Located at Trail head serving 2 or more trails. Water Fountain: Located at Trail head serving 2 or more trails. Street Crossing N/A All trails should cross streets at an intersections where pedestrian crossings are provided (described above in intersections) All trails should cross streets at an intersections where pedestrian crossings are provided (described above in intersections) All trails should cross streets at an intersections where pedestrian crossings are provided (described above in intersections) 3. Trails Landscaping Information Systems Trail Name: Trail name sign in Town thematic frame mounted on Town standard. Furniture Westlake Comprehensive plan Update216 Design Element Regional Edges (Highway 114)Neighborhood Edges Commercial Edges Open Space Edges Portals Entry Portals N/A Boundary portals Gateways: Landscape Buffers/ Landscape Setbacks 114/ 170 Landscape Zone: The Town of Westlake has an existing requirement for a 70 ft. landscape set back from highway 114 and 170. This area should be heavily forested where development is uphill from the set back and planted in natural drifts of trees where development is at the same level (thereby allowing visual penetration. Effort should be made to screen parking with berms that separate the visual experience from the hardscape of surface parking. 114 and 170 buffer areas should be planted with native grasses of varying height that allow the creation of grass drifts in the landscape composition. See plant palette for selection options. Boundary softening: Neighborhood edges should be planted with natural drifts of trees containing both evergreen and deciduous varieties as well as conifers that contain branch structure from ground to crown. The complexity of leaf textures and plant forms will obscure the continuous presence of perimeter walls and fences. See plant palette for selection options. Extension of street landscape: To create greater visual connectivity across commercial roadways, project edges should bring the roadway landscaping into the project and transition to project landscaping instead of creating a landscape change line at the project boundary. This will also increase the sense of public domain. The plant selection for this merger of landscapes will be derived from the streetscape palette used. Rural restoration: Open Spaces are opportunities to restore and preserve the rural heritage of Westlake. Therefore open spaces edges should be treated as rural edges with rural fencing and an uninterrupted ground plane that extends from the street into the open area (no intervening walls or plant screens) Fencing and Walls Walls and/ or fences in this area are discouraged. If used they should be screened with trees and understory planting that will conceal the wall or fence. Only agricultural fencing may be fully visible. Opaque privacy walls or fences abutting any street or public open space should be landscaped to provide boundary softening (as discussed above). Minimize neighborhood walls or fences as much as possible. No walls or fences at any edge interfacing a street unless it is screened or in the front yard space of commercial development. Agricultural fences or planted screens only. Landscaping See plant palette for selection options. See plant palette for selection options. See plant palette for selection options. See plant palette for selection options. 4. Edges Plan ElEmEnts: town DEsign structurE Plan 217 Design Element Town Hub/ Common Southern points of Entry Highway 114 Identity Monuments type 1: Monuments integrated with overpass structures crossing Highway 114 at Davis Road/ Precinct Line Road, Westlake Parkway A, and Westlake Parkway B. These identity monuments will have characteristics compatible with the existing monuments at Westlake Parkway overpasses. Identity Monuments type 2: Dove Road and Roanoke Road Pylons that build off of the Pylons already located at Solana. Minor Monuments N/A Approach monuments: Minor monuments which are visually compatible with the Identity monuments (Major Monuments) should be located at southern points of entry to Westlake, along Ottinger Road, Pearson Lane, Randol Mill/ Precinct Line Road, Peytonville Road, Shady Oaks Drive. N/A Internal Illumination: Internal lighting that contributes to a night form for the Town Common. Activity Down Lighting: For pedestrian gathering areas Increased Ambient Street Light: More frequently placed street lights (perhaps moving from median to road edge) to raise light levels within the urbanized area. Town Identity: The name and logo of Westlake, Texas Event Information: Electronic reader board capable of showing information about upcoming events, public notices, public service. Memorial Information: Inscriptions and dedication plaque (s) Time: Traditional Clock Lighting External Illumination: Up‐lighting of the monument and its messaging. External Illumination: Up‐lighting of the monument and its messaging. Information Systems Town Identification: The name and logo of Westlake, Texas Town Identification: The name and logo of Westlake, Texas 5. Arrival and Focal Points Major Monuments Land Mark Monument: Town Center Landmark attaining a height of at least 35 ft., iconic expression of Texas rural heritage. This is a stone structure with features/ details derived from rural/ ranch references. N/A Westlake Comprehensive plan Update218 Design Element Major Public Gathering Space Minor Public Gathering Spaces Recreational Parks Stove Pavers: True stone pavement reminiscent of a traditional Town Square used as an accent and design enhancement of the general paving. Concrete Trails, walkways, and ancillary use spaces: In all high traffic and intense use activity areas. Scored Concrete: The general paving of the gathering space. Decomposed Granite seating and ancillary activity areas: In areas of lesser use and use intensity. Decomposed Granite: Ancillary and other areas for bench placement. High traffic tolerant grass: Within a distance from major gathering space that is no less than 200 ft. (where such lateral space exists). High traffic tolerant grass: Within a distance from major gathering space that is no less than 75 ft. (where such lateral space exists). High traffic capacity grass in event fields: Traffic tolerant hybrid grass on all sports fields or open areas where intense use is expected. Canopy Trees: Planted to clarify definition of gathering space and to provide shade to seating/ activity areas. Canopy Trees: Planted to clarify definition of gathering space and to provide shade to seating/ activity areas. Native Grass: Defining edges of traffic tolerant grass areas. These remain unmown (except as recommended for annual cropping) to demark use areas in the same manner as a fairway and the rough in golf. Canopy Trees: Planted in natural drifts to accentuate non traffic areas and restore native landscape. Pedestrian Lighting: Pedestrian lighting along edge of gathering area that is visually similar to the period street lighting and other pedestrian lighting for Westlake. ‐Sports Lighting: Appropriate field lighting in team sport areas. Landscape Lighting: up and down lights at all trees in tree wells that define the public space. Down lights only in bench areas. Pedestrian Lighting: Pedestrian lighting along walks to sport areas from parking areas. Parking Lighting: Parking lot lights when parking is provided that maintains a .2 foot candle ambient light level. Signage N/A N/A Sponsorship panels: Space to display corporate sponsorship of sport activities. Such displays shall be mounted in a uniform frame and within a designated area for such display. 6. Active Public Spaces Paving Scored Concrete: The general paving of the gathering space. Landscaping Lighting Landscape Lighting: up and down lights at all trees in tree wells that define the public space. Down lights only in bench areas. Plan ElEmEnts: town DEsign structurE Plan 219 Design Element Major Public Gathering Space Minor Public Gathering Spaces Recreational Parks Standards for Banners incorporated with Pedestrian Lighting: vertical banners, attached top and bottom, for display of events, seasons, corporate sponsorship, etc. Flag Plaza: Flag poles for the US, Texas, and Westlake Flag. Water feature: Opportunity for a public water feature such as a pool fountain or squirt fountain with a changing water display. Memorial: Opportunity for memorial honoring leaders and civic heroes of Westlake. Art Installation: All public gathering spaces are opportunities for public art. It is preferable that art is intrinsic to the design of the space rather than a commissioned piece to be installed in the space. Town Identity: Westlake name, date of founding, and logo engraved into stone material of monument. Event Information: Electronic reader board capable of showing information about upcoming events, public notices, public service. Memorial Information: Inscriptions and dedication plaque Time: Traditional clock Pedestrian benches and trash receptacles: Placed around edge of gathering space and/ or along walkways t the activity space. Drinking Fountain: Public free standing drink fountain providing water for adults, children, and pets. Special Features Public Restroom: Located in a specialized structure within 300 ft. of activity space. N/A Public Restroom: located to serve multiple sport activity areas. 6. Active Public Spaces Information Systems Town Identity: Westlake name, date of founding, and logo engraved into stone material of monument. Town Identity: Westlake name, date of founding, and logo engraved into stone material of monument. Furniture Pedestrian benches and trash receptacles: Placed around edge of gathering space and/ or along walkways to the activity space. Pedestrian benches and trash receptacles: Placed along pathways to and around sport activity area. At least 1 bench per 300 ft. Banners/ Flags N/A N/A Built Amenities/ Public Art Art Installation: All public gathering spaces are opportunities for public art. It is preferable that art is intrinsic to the design of the space rather than a commissioned piece to be installed in the space. N/A Westlake Comprehensive plan Update220 Design Element Conservation Open Spaces Landmark Landforms Rural Heritage Areas Public Accessibility Designated Public Access: Directed access to interpretative stations and viewpoints. Access to other areas limited to on‐foot access with no trail availability. Designated Public Access: Directed access via trail to interpretative stations and viewpoints. Access to other areas limited to on‐foot access with no trail availability. General Public Access and participation: General public access via improved walks and activity areas to interpretative and demonstration events. Trails: Concrete trails to interpretative stations and vista points. Trails: concrete trails to vista platforms. Interpretive Exhibits: Programmed interpretative events that portray rural heritage of Westlake or promote conservation practices. Interpretative Exhibits: ‐ Interpretative signage for various plant types, vegetative communities, wildlife habitats, and conservation awareness that are painted on metal and color coded according to message type. Vista Platforms: Paved, designated viewing area with bench facilities. Participation Demonstration structures: Wood pavilion structures that provide shelter for demonstrations. Such structures should be capable of reconfiguration in accordance with space and viewing requirement of the demonstration. Vista Platforms: Paved, designated viewing area with bench facilities. Drinking Fountain: Combined Fountain for adults, children, and pets no more than 300 ft. from the event areas. Trails: Decomposed granite walkways to demonstration areas and parking areas. Gathering Structures: Thematic structures for large gathering event. Pasture: Native pasture Grass (se plant list for selection) Fence line Trees: Trees along fence rows that are typical of most rural areas. See plant list for selection. Homestead Trees: Trees around historic agricultural structures. See plant list for selection. Lighting N/A N/A Activity Lighting: Lighting incorporated into activity structures and tree down lighting. Emergency call box: 1 box per 1,000 ft. Guard Rails: At Vista Points where necessary. Information Systems Interpretative Signage: signage for various plant types, vegetative communities, wildlife habitats, and conservation awareness that are painted on metal and color coded according to message type. Interpretative Signage: signage for various plant types, vegetative communities, wildlife habitats, and conservation awareness that are painted on metal and color coded according to message type. Interpretative Signage: signage for various plant types, vegetative communities, wildlife habitats, and conservation awareness that are painted on metal and color coded according to message type. Furniture Pedestrian Benches and trash receptacles: located at vista points Pedestrian Benches and trash receptacles: Located at vista points. N/A Safety Emergency call box: 1 box per 1,000 ft. Activity staff and procedures: Personnel monitoring for pedestrian safety. 7. Passive Public Spaces Facilities Landscaping Natural fabric restoration: See plant list for selection. Objective to restore native grass, native trees and native understory at appropriate locations. Natural fabric Restoration: See plant list for selection. Objective to restore native grass, native trees and native understory at appropriate locations. Plan ElEmEnts: town DEsign structurE Plan 221 Design Element Police Fire Municipal Masonry veneer, pitched roof, strong definition of entry and public access pathway. Deep set Utility Doors. Rural stylistic references. Building lighting. Continuity with public image identity Rumble Strip Paving: Stone pavers making a rumble strip across street in front of Police Stations. Rumble Strip Paving: Stone pavers making a rumble strip across street in front of Fire Stations. Premise awareness icon: A location monument that is recognizable as a police monument, located along the parkway and within the road ROW, on either side of the rumble strip. Premise awareness icon: A location monument that is recognizable as a police monument, located along the parkway and within the road ROW, on either side of the rumble strip. Monuments are equipped with a traffic signal to stop traffic at times of emergency response. Lighting Street side and entry walk and ground plane illumination: Provided by building up lights and landscape down/ up lighting. Street side and entry walk and ground plane illumination: Provided by building up lights and landscape down/ up lighting. Street side and entry walk and ground plane illumination: Provided by building up lights and landscape down/ up lighting. Where the public space lacks landscape, pedestrian lighting will provide ground plane illumination. Monument Identification: Monument sign at street and/ or entry drive to Town Hall that identifies structure. Sign shall have a stone base and pin mounted, backlit letters. Building mounted identification: Engraved or cast into building material. Safety N/A Emergency exit traffic signal: Mounted in identification pylon N/A Information Systems N/A N/A Electronic public notifications: Public reader board that communicates upcoming events, public notices, public service information. Special Features Public Meeting room: Available to neighborhood and other public groups. Public meeting room: Available to neighborhood and other public groups. Public gathering space: available for civic events, public demonstration, and organized municipal activities. Street Recognition Lateral expansion of parkway to create entry plaza: Generous parkway width at the location of City hall that permits public gathering. A public plaza may substitute for such space when it is connected to the street. Signage Standard Station Identification: Engraved or cast into building material. Standard Station Identification: Engraved or cast into building material. 8. Public facilities Building Identity Masonry veneer, pitched roof, strong definition of entry and public access pathway. Deep set Utility Doors. Building lighting. Continuity with public image identity Masonry veneer, pitched roof, strong definition of entry and public access pathway. Deep set Utility Doors. Building lighting. Continuity with public image identity Westlake Comprehensive plan Update222 Design Element Parking Lots Site Landscaping Buffers Spatial proportion Landscape areas should not be less than 10% of the parking apron surface in Regional Commercial, Community Commercial 1, and Town Core land Use Areas. Other Land Use areas where commercial use is permitted, parking lot landscape areas should not be less than 15% of the parking apron surface area. However, Trees placed in Parking lots should be placed so that any parking space is no further than 10 spaces from a tree. Parking lot trees not in landscape areas may be located in tree grates in the Regional Commercial and Community Commercial 1 Land Use Zones. Recommendation does not apply to parking structures. At least 10% of any site should be in landscaped and/ or open space in Regional Commercial, Community Commercial 1, and Town Core lad Use Districts. Other Land Use areas where commercial use is permitted, the recommended minimum landscape area is 15% Where commercial use abuts a single family residential use a minimum 20 ft. landscape buffer should be incorporated. Where a commercial use abuts an open space, at least 50% of the site’s 10% minimum landscape area should abut the open space, thereby expanding the open space areas. Trees: Planted in landscape islands and tree grates. Parking lot trees should be located so that no parking space is further from a tree than 10 parking spaces. Trees: Natural Drifts of trees including both canopy and understory planting. Purpose to reknit the natural plant fabric. Trees: Natural Drifts of trees including both canopy and understory planting. Purpose to reknit the natural plant fabric. Grasses: low maintenance Native pasture grasses. Grasses: low maintenance Native pasture grasses. Ornamental planting and ground cover: Flowering native shrubs and ground covers as specified in the recommended plant list. Ornamental planting: Flowering native shrubs at horizontal deflectors. Ornamental planting: Flowering native shrubs at horizontal deflectors. Lighting N/A Trees: Tree lighting within 100 ft. of structure only N/A Monument Identification: Monument sign at street and/ or entry drive to Town Hall that identifies structure. Sign shall have a stone base and pin mounted, backlit letters. Building mounted identification: Engraved or cast into building material. Landscaping Signage Standard Station Identification: Engraved or cast into building material. Standard Station Identification: Engraved or cast into building material. 9. Site Open Space Plan ElEmEnts: town DEsign structurE Plan 223 Design Element Parking Lots Site Landscaping Buffers Furniture N/A Building Entries and Activity Areas: provide one or more benches and trash receptacle. N/A Built Amenities/ Art N/A Building Entries, building approaches, and roadway interfaces: Seize these landscape area opportunities for placement of publically visible art. Strategic placement of site specific art in conjunction with artist. Suggest cooperative Town/ Private property owner program to initiate such are installations. Banners/ Flags Banners should be placed on parking lot lighting, not in parking lot landscape areas. Corporate, State and national Flags encourage at all corporate office structures. In urbanized areas, such flags could be placed in close proximity to the street, creating an additional streetscape element. In campus settings, flags could be places in a flag court, close to the entry. N/A Signage Directional, cautionary, and parking area location signage only. Premise identification monument signs with no additional advertising. N/A Tree grates: Located in pave areas Landscape Islands: no paving N/A 9. Site Open Space Paving N/A Westlake Comprehensive plan Update224 LISTS, SECTIONS, AND PALETTES Various Design Initiatives explained above references information presented in list, section, or palette form in the following text. This material is included in the Town Design Structure Plan in order to further expand the action descriptions provided above. The particular lists, sections, and palettes include: • Plant List: This is a listing of the plant selections available for use in various landscape actions described above. The plant list includes recommended canopy trees, ornamental trees, understory plants, shrubs, grasses, and other ornamentals. • Street Sections: Street sections illustrate typical section designs for Pastoral Collectors, Town Arterials, and Regional Arterials. • Lighting and Signal Palette: These show a pictorial sampling of street light fixtures, street light standards, banner arms, traffic signal standards, traffic signal arms/ fixture, pedestrian light standards, and pedestrian light fixtures suitable for Westlake lighting and signalization initiatives. • Information Systems Figure: This figure shows a pictorial sampling of recommended kiosks for Westlake. • Furniture Palette: This palette shows a pictorial sampling of recommended pedestrian furniture, including benches, trash receptacles, water fountains, and bike racks that are recommended for Westlake. • Bridges Figure: This shows a pictorial sampling of bridge types that are recommended for Westlake. Plan ElEmEnts: town DEsign structurE Plan 225 Recommended Plant List: Common Name Botanical Name Drummond Red Maple Acer Rubrum drummondii XX October Glory Maple Acer rubrum 'October Glory'X XXXX X Caddo Maple Acer saccharum ‘Caddo’X River Birch Betula Nigra XX Pecan Carya illinoinensis X XXXXX Sweet Gum Liquidambar styraciflua X XX X Magnolia Magnolia grandiflora XX X Black Gum Nyssa sylvatica X XX X Chinese Pistachio Pistacia chinensis XX White Oak Quercus Alba XX X Bur Oak Quercus macrocarpa X XX X X X Swamp Chestnut Oak Quercus michauxii XX X Pin Oak Quercus palustris XX X Willow Oak Quercus Phellos X XXX X X Live Oak Quercus virginiana XXXX XXX X X Bald Cypress Taxodium distichum XX Cedar Elm Ulmus crassifolia X XX XXX X X Lacebark Elm Ulmus parvifolia sepervirens X Slash Pine * Pinus elliotii X X XX X X Large Canopy Trees (minimum 4" cal. Installation DBH) * and/or the same pine species currently growing along Solana Blvd. at the Village Circle intersection Rural heritagePastoral ConnectorTown ArterialRegional ArterialTrailsRegional EdgeNeighborhood EdgeCommercial EdgeOpen Space EdgeGathering SpacesRecreational parksConservation Spaces and Landforms Westlake Comprehensive plan Update226 Common Name Botanical Name Fringe Tree Chionathus virginica Flowering Dogwood Cornus Florida X XX X X Titi Cyrilla racemiflora Possumhaw Ilex decidua Crape Myrtle Lagerstroemia sp.X X XX Wax Myrtle Myrica cerifera X XX XX X Mexican Plum Prunus meYicana X XXX XX X Mexican Buckeye Ungnadia speciosa X Vitex Vitex agenus-castus Recreational parksConservationSpaces and LandformsRural heritageRegional EdgeNeighborhood EdgeCommercial EdgeOpen Space EdgeGathering SpacesTrailsTown ArterialRegional ArterialOrnamental Trees (minimum 6' installation height)Pastoral ConnectorCommon Name Botanical Name Yaupon Holly Ilex vomitoria X X XX Nellie R. Stevens Holly Ilex X ‘Nellie R. Stevens’X X XX Foster Holly Ilex X attenuata ‘Foster’X XX XX Eastern Red Cedar Juniperus virginiana X XXX X Little Gem Magnolia Magnolia grandiflora ‘Little Gen’XX XX X Wax Myrtle Myrica cerifera X X XX X X Red Bay Persea barbonia XX Indian Cherry Rhamnus caroliniana X XX X X Mexican Fan Palm Washingtonia robusta XConservation Spaces and LandformsRural heritageRegional EdgeNeighborhood EdgeCommercial EdgeOpen Space EdgeGathering SpacesRecreational parksTown ArterialRegional ArterialTrailsEvergreen Trees (minimum 6' installation height)Pastoral Connector Plan ElEmEnts: town DEsign structurE Plan 227 Common Name Botanical Name American Beautyberry Callicarpa americana X XXX X Eleagnus Elaeagnus macrophylla ‘Ebbenji’ XX X X Coral Bean Erythrina herbacea X XXXX X Forsythia Forsythia intermedia X XXXXX X Red Yucca Hesperaloe parviflora X XXXXXXX X X Oakleaf Hydrangea Hydrangea quercifolia XX Holly var.Ilex spp.XX X Dwf. Yaupon Ilex vomitoria 'nana'XX Virginia Sweetspire Itea virginica X XXXX X Juniper var.Juniperus var.X XXX X X Manzanita Malphigia glabra X X XXX X X X Miscanthus Miscanthus spp.X XX X Muhlenbergia Muhlenbergia spp.X X XX XXX X X Dwarf Wax Myrtle Myrica cerifera XX Nandina Nandina domestica XX Switchgrass Panicum virgatum X XXXXXXX X Needle Palm Rhapidophyllum hystrix X Indian Hawthorn Rhapiolepis indica XX Aromatic Sumac Rhus aromatica X XXX X X X X Sumac Rhus glabra X XXX X X X X Spirea var.Spirea X XX X Anthony Waterer Spirea Spirea X Bumalda 'Anthony Waterer'XXXXXXXXX Viburnum Viburnum spp.X X XXX XCommercial EdgeOpen Space EdgeGathering SpacesRecreational parksConservation Spaces and LandformsRural heritagePastoral ConnectorTown ArterialRegional ArterialTrailsRegional EdgeNeighborhood EdgeShrubs (minimum 5 gal. 24" o.c. Installation) Westlake Comprehensive plan Update228 Common Name Botanical Name Inland Sea Oats Chasmanthum latifolium X XXXXX X X Winter Creeper Euonymous fortunei 'Coloratus'X XX X Spider Lilly Hymenocallis sp.X Trailing Lantana Lantana sellowiana X X XXXXXXX X Agapanthus Africanus Lily of the Nile XX Liriope var.Liriope spp.XX X Ophiopogon Ophiopogon japonicus XX X Southern Woodfern Thelypteris kunthii XX X Asian Jasmine Trachelospermum asiaticum X XX X Groundcover (minimum 4" pot 4" o.c. Installation)Pastoral ConnectorTown ArterialRegional ArterialRecreational parksConservation Spaces and LandformsRural heritageTrailsRegional EdgeNeighborhood EdgeCommercial EdgeOpen Space EdgeGathering Spaces Plan ElEmEnts: town DEsign structurE Plan 229 Example Canopy Trees: Drummond Red Maple October Glory Maple Sweet Gum Black Gum White Oak Burr Oak Swamp Chestnut Oak Live Oak Cedar Elm Bald Cypress Slash Pine Westlake Comprehensive plan Update230 Example Ornamental Trees: Redbud Fringe Tree Titi Possumhaw Mexican Plum Vitex Plan ElEmEnts: town DEsign structurE Plan 231 Example Evergreen Trees: Japanese Blueberry Nellie R. Stevens Holly Foster Holly Eastern Red Cedar Wax Myrtle Red Bay Westlake Comprehensive plan Update232 Example Shrubs: Abelia American Beautyberry Coral bean Red Yucca Virginia Sweetspire Juniper Var. Manzanita Sumac Anthony Waterer Spirea Viburnum Plan ElEmEnts: town DEsign structurE Plan 233 Example Ground Cover: Ardisia Inland Sea Oats Winter Creeper Trailing Lantana Spider Lilly Westlake Comprehensive plan Update234 Street Sections: The following palette illustrates standard sections for the Pastoral Collector, the Town Arterial, and the Regional Arterial. The first image in the palette is a transect that illustrates how the three Street Types differ in terms of: 1. Natural to Urban Organization of the Landscape: The pastoral areas are identified by a plant type and planting pattern that has the appearance of a naturally formed, drifted landscape. Here, the view from the road is meant to be the view of Westlake’s characteristically beautiful and undisturbed natural condition. As one approaches the more urbanized areas, the street planting becomes more ordered and lineal. 2. Motorial to Directed Street Alignment: The rolling topography of Westlake is experienced by gracefull, curvilinear streets with a variable width median. The alignments are truly responsive to the landscape condition. However, as the context is more developed/ urbanized, the streets become straighter and transform from parkway into boulevard. STREET TYPE STREET SECTION Street Type Transect Pastoral Collector STREET SECTIONS PALETTE Plan ElEmEnts: town DEsign structurE Plan 235 STREET TYPE STREET SECTION Town Arterial Regional Arterial STREET SECTIONS PALETTE Westlake Comprehensive plan Update236 Lighting and Signal Palette: The street lighting palette builds upon the lighting already being used along Solana Boulevard (the Town Arterial) and Westlake Parkway (the Regional Arterial). STREET TYPE STANDARD/ FIXTURE/ HARDWARE Pools of light, not continuous illumination. Rural Coop Lighting. A pole mounted light such as the following by Sternberg Lighting with single arm, mounted to a simple square pole. This is compatible with the Regional Road fixture. STREET LIGHTING AND SIGNAL PALETTE Pastoral Collector Plan ElEmEnts: town DEsign structurE Plan 237 STREET TYPE STANDARD/ FIXTURE/ HARDWARE Building upon the fixtures already installed along Solana Boulevard. Possibly a close derivation such as the Villa by Sternberg Lighting or others by BEGA. Town Arterial STREET LIGHTING AND SIGNAL PALETTE Westlake Comprehensive plan Update238 STREET TYPE STANDARD/ FIXTURE/ HARDWARE Building upon the fixtures already installed along Westlake Parkway. Possibly a close derivation such as the Gallery 1970 by Sternberg Lighting Lights should have banner arms such as these by Sternberg Lighting Regional Arterial STREET LIGHTING AND SIGNAL PALETTE Plan ElEmEnts: town DEsign structurE Plan 239 Pedestrian Furniture and Information Systems: Pedestrian furniture should be simple, sculptural, and not overly reminiscent of an historical period. Like the commercial architecture of the Town, the street furniture should be elegant in its simplicity. TYPE SELECTION AND CHARACTERISTICS A simple slatted bench which is both timeless and elegant such as the Parc Vue by Landscape Forms or the bottom image from Tolar Industries. A simple 4 sided or round kiosk advertising structure such as these provided by Matrix Media National and Outdoor Media. STREET/PLAZA FURNITURE AND INFORMATION SYSTEMS PALETTE Benches Kiosks Westlake Comprehensive plan Update240 TYPE SELECTION AND CHARACTERISTICS A classic wire mesh receptacle such as the Parc Vue Litter Receptacle or the ribbed one by Tolar Industries. A simple sculptural shape such as the Pi Bike Rack from Landscape Forms A simple shape that can also provide pedestrian lighting such as the Annapolis by Landscape forms or the 7740, 7741, and 8554 by BEGA Bollards STREET/PLAZA FURNITURE AND INFORMATION SYSTEMS PALETTE Trash Receptacle Bike Racks Plan ElEmEnts: town DEsign structurE Plan 241 Bridges: Future bridges should continue the basic bridge types that exists in Westlake today. BRIDGE TYPE BRIDGE APPEARANCE Hillwood has set the theme for treatment of Highway 114 and Highway 170 Overpasses The Town has already set the theme for general bridges. BRIDGE PALETTE All Highway 114 and 170 overpasses All bridges within the Town Westlake Comprehensive plan Update242 Other Visual Themes Palette: The following palette presents a set of other visual themes for monuments, signage, and intersections. These visual themes seek to employ a unified use of material and forms to create an overarching visual character that is uniquely Westlake. Much of this section builds on work done for the Town of Westlake by Townscape. TYPE THEMATIC APPEARANCE When a Town Roadway intersects a Town Roadway When a Town Roadway intersects a Regional Roadway When a Town Roadway intersects a Pastoral Roadway OTHER VISUAL THEMES PALETTE Plan ElEmEnts: town DEsign structurE Plan 243 TYPE THEMATIC APPEARANCE Hillwood has already set the theme for overpass monuments. Continue the vernacular of stone and simple forms that remember the forms at Solana Continue the vernacular of stone as suggested by Townscape in this image from their Streetscape Plan Overpass Monuments Underpass Monuments Southern Entry Monuments OTHER VISUAL THEMES PALETTE Westlake Comprehensive plan Update244 TYPE THEMATIC APPEARANCE Continue the vernacular of stone and simple forms that remembers the themes already in place Continue the vernacular of stone and simple forms that remembers the themes already in place A sign concept developed by Townscape Way Finding Premise Signage Trail Heads OTHER VISUAL THEMES PALETTE Plan ElEmEnts: town DEsign structurE Plan 245 TOWN DESIGN STRUCTURE PLAN The following Town Design Structure Plan illustrates the various Urban Design Initiatives (intersections, portals, monumentation, etc.), described above, as they are arrayed within the fabric of Westlake. The essence of this Town Design Structure Plan is to visually pull together the various landmark and thematic features installed by private (such as the towers at Solana) and public (such as the bridges along Dove Road) parties and create a unified identity for the Town. Continued fragmented efforts will ultimately make it impossible to communicate a single coherent identity. It is important to see that the following compositional features of cognitive structure are established in this Plan Element: 1. Creation of a major town focal point within the heart of its commercial areas that functions as an organic Town Common. 2. Visual separation of roadway type with the Regional and Pastoral Roadway Types emanating out from the Town System, making the Town System the hub of movement within Westlake. This implements citizens’ desire to have a town hub in Westlake. 3. Demarcation of the interface between Town System and Regional System with special intersection design (vertical and horizontal design). 4. Demarcation of the interface between the Town System and the Pastoral System with special intersection design (vertical and horizontal design). 5. Using the present visual differences between over pass and underpass monumentation in Westlake, create a pattern of monumentation types where all over passes establish a visual distinction that builds off the present appearance of Westlake Parkway and all under passes establish a visual distinction that builds off the present appearance of Solana Boulevard. 6. Demarcation of Westlake’s southern edge (important to maintenance of market distinction) with a distinctive roadway portal monument. 7. Demarcation of the entry to Westlake’s pastoral region with horizontal deflection and traffic calming installations (narrowing of the pastoral street at its intersection with the Town Roadways with landscaped “neck- downs” that discourage entry by pass- through traffic flows. Westlake Comprehensive plan Update246TOWN DESIGN STRUCTURE PLANDISCLAIMER: The location of urban design elements, not located within a street right of way and shown on the Town Design Structure Plan, in no way modifies any approved PD Plan, PD Ordinance, or zoning. The location of Ur-ban Design Elements (other than those located within the a street right of way) is to be determined through a cooperative Town/ property owner process which takes place as site plans, requests for amendment of any existing Planned Development Ordinance, and/or requests to transfer commercial square footage from one land use district to another are submitted for Council approval (when the legal mechanism for such transfer has been adopted by the Town of Westlake). See Section D of the Implementation Plan for trigger points and other policy related information.The essence of this Town Design Structure Plan is to visually pull together the various landmark and thematic features installed by private (such as the towers at Solana) and public (such as the bridges along Dove Road) parties and create a unified identity for the Town. Therefore, the Town Design Structure defines a typology of design that articulates hier-archy, sequence, portal, focal point, and sub-district in visual terms. More specifically, the Design Settings are:• Streets: Streets are the primary experiential venue from which resi-dents and visitors gather identifying images and impressions. Also, streets are essential to understanding location and progress toward a destination. There are three distinct streetscapes recommended for Westlake that build upon the streetscapes already in place.• Intersections: A key aspect of streets is the character of important intersections. Important intersections include:o Intersection of a Town Arterial with a Pastoral Collector: These happen at places where Dove Road and the southern portions of Roanoke Road intersect with new east/ west arterials.o Intersection of a Town Arterial with another Town Arterial: These happen in places where the two main east to west arterials of the Town System are tied together by north/ south connectors.o Intersection of a Town Arterial with a Regional Arterial: These happen where the east west Town Arterials intersect with a pri-mary commercial street of the Regional Community that connects with Highway 114.TOWNSCAPEIntersection of a Town Arterial with a Pastoral CollectorIntersection of a Town Arterial with a Town ArterialIntersection of a Town Arterial with a Regional Arterialthe town Design structure Plan Explanation of Potential Comp Plan Amendment relative to discussion of Schwab Way December 10, 2018 Town Council Meeting Workshop Item 5b The Town Design Structure Plan (specifically, page 207 of the 2015 Comprehensive Plan) states that “each Street Type has its place in a recognizable hierarchy that communicates both the image identified as Westlake and one’s location within Westlake. This is accomplished with landscaping, street lighting, street signage, information systems, and street section design that typifies the Street Type. A progressive intensification of identifying elements (along certain streets) communicates movement from edge to center”. With this language in mind, particularly with regard to “communication of movement”, staff proposes a potential amendment to this section of the plan that creates specific street lighting illumination zones (shown on the next page). These illumination and light spacing zones would be based on roadway type wherein specific fixture types are not the primary focus so much as photometric cones and patterns of illumination. •The types are broken down as follows and depicted on the map on the next page: 1.Urban light level: where secondary photo metric cones can touch...even overlap in a limited number of areas...but...the primary photo metric cones are independent...do not touch. 2.Parkway light level: where clusters of light fixtures allow secondary photo metric cones to touch/overlap within the cluster only. Primary photometric cones do not touch. 3.Rural light level: which is limited to isolated pools of light...usually at intersections. 4.Thematic light level: where secondary photometric cones touch/overlap at intersections and street scale fixtures are generally limited to intersections or other places of safety need and the lighting between street fixtures is achieved with Pedestrian scale trail lighting (bollards or other pedestrian scale fixture). Landscape lighting may also be used. It is a landscape illuminated presentation. This could be the feel of the Town edge. Comments on Hillwood’s Schwab Way proposal specific to the policy proposal above: Page three shows the light fixture type proposed by Hillwood for Schwab Way, while page four shows the fixture recommended by the Comprehensive Plan for a regional arterial roadway. The way the diagram on the following page is drawn, there is room for a new fixture type, as per the fixture proposed by Hillwood. Most of the Urban light level District is west, on Hillwood property. Given the Schwab Way photometric, shown by Hillwood in their submittal, the illumination generally conforms to the standard shown herein. However, there are a few exceptions at the turn from SH 114 onto Schwab Way where there should be fewer, not more lights. Also, the depth of transition from Thematic Edge to Urban Level in this area is not shown. Therefore, these two areas should be addressed. Summary: Pending Town Council discussion, staff may bring forward an amendment to the relevant section of the 2015 Comprehensive Plan described above at the next regular Town Council meeting. Page 1 of 4 Proposed Street Lighting Theme Areas Page 2 of 4 Schwab Way LighƟng Fixtures Proposed by Hillwood Page 3 of 4 Westlake Comprehensive plan Update238 STREET TYPE STANDARD/ FIXTURE/ HARDWARE Building upon the fixtures already installed along Westlake Parkway. Possibly a close derivation such as the Gallery 1970 by Sternberg Lighting Lights should have banner arms such as these by Sternberg Lighting Regional Arterial STREET LIGHTING AND SIGNAL PALETTE 2015 Forging Westlake Comprehensive Plan - Town Design Structure Plan Page 4 of 4 Page 1 of 2 WESTLAKE PLANNING & ZONING COMMISSION TYPE OF ACTION Regular Meeting - Action Item Monday, February 11, 2019 TOPIC: Conduct a public hearing and consider recommendation of a proposed ordinance of the Town of Westlake amending Chapter 102, “Zoning” Article 6 “Performance Standards”, Division 2 “Outdoor Lighting”, Sections 102-206 through 102-24 by providing for new definitions and new provisions for outdoor lighting. STAFF CONTACT: Nick Ford, Development Coordinator Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Planned / Responsible Development 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) On January 22, 2001, Ordinance 386 established the outdoor lighting standards of the town. In the past seventeen years, there have been several studies and innovations including but not limited to safety and security, efficiency and energy, LED lighting, light pollution, etc. for outdoor lighting. The proposed ordinance is intended to amend the outdoor lighting standards of the code of ordinances by providing new definitions, standards and regulations for review of lighting fixtures in the Town of Westlake based on the modernizations in lighting technology from the past decade. As the commission knows, Westlake sets itself apart from neighboring communities in the DFW metro area and outdoor lighting is no exception to this rule. Page 2 of 2 However, there are few municipalities in the area that have lighting requirements and the few municipalities that do are not at as regulative as what you may find in our current code of ordinances. In many regards, Westlake is a pioneer for outdoor lighting and Dark Skies lighting requirements in the DFW metroplex. As such, Westlake looked to other like-minded cities for inspiration such as Sedona and Flagstaff, Arizona to expand the outdoor lighting policies of the town (Sedona and Flagstaff are best known for being the first members of the International Dark Skies Community). As effective as Westlake’s outdoor lighting ordinance is at its current state, the new provisions are intended to provide more clarity as to what is assessed for staff, commission, and council as well as clearer requirements for what developers and contractors need upon plan submittals. The new ordinance also provides for special use lighting such as security, canopies, street lighting (in companionship with the new Comprehensive Plan amendment on Urban Lighting), architectural, and parking lots/garages. The Town of Westlake’s current Outdoor Lighting standards may be found here. RECOMMENDATION Staff recommends approval of this ordinance. ATTACHMENTS 1. Proposed Outdoor Lighting Draft Ordinance. Ordinance XXX Page 1 of 21 TOWN OF WESTLAKE ORDINANCE NO. XXX AN ORDINANCE OF THE TOWN OF WESTLAKE AMENDING CHAPTER 102, “ZONING” ARTICLE 6 “PERFORMANCE STANDARDS”, DIVISION 2 “OUTDOOR LIGHTING”, SECTIONS 102-206 THROUGH 102-24 BY PROVIDING FOR NEW DEFINITIONS AND NEW STANDARDS FOR OUTDOOR LIGHTING; PROVIDING A PENALTY; PROVIDING A CUMULATIVE CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE; AUTHORIZING PUBLICATION; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the Town of Westlake, Texas is a general law Town; and WHEREAS, the Town Council of the Town of Westlake finds it necessary for the public health, safety and welfare that new standards for outdoor lighting be adopted; and WHEREAS, the Town Council of the Town of Westlake adopted Ordinance 386 on January 22, 2001 establishing outdoor lighting standards for the Town of Westlake; and WHEREAS, the Town Council of the Town of Westlake has adopted a Comprehensive Plan for the Town of Westlake established by Ordinance 747; and WHEREAS, the Town Council of the Town of Westlake has amended the Comprehensive Plan by providing Urban Lighting Zones established by Ordinance xxx; and WHEREAS, the Town Council of the Town of Westlake has a desire to be a dark-skies community; and WHEREAS, upon the recommendation of the Town of Westlake Planning & Zoning Commission, the Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of the town and its citizens that the amendments Section 102-206 through 102-240 of the Town of Westlake Code of Ordinances should be approved and adopted. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: That all matters stated in the preamble are found to be true and correct and are incorporated herein as if copied in their entirety. SECTION 2: That Chapter 102, “Zoning” Article 6 “Performance Standards”, Division 2 “Outdoor Lighting”, Sections 102-206 through 102-240 of the Town of Westlake Code of Ordinances, as amended, is hereby amended as follows: Ordinance XXX Page 2 of 21 CHAPTER 102 ZONING ARTICLE VI PERFORMANCE STANDARDS DIVISION 2. OUTDOOR LIGHTING Section 102-206 Definitions. Accent lighting. Lighting used to emphasize or draw attention to a special object or building. Adaptive Controls. Devices such as motion sensors, timers and dimmers used in concert with outdoor lighting equipment to vary the intensity or duration of operation of lighting. Advertising searchlight. An outdoor advertising device used to direct beams of light upward. Ambient light. The general overall level of lighting in an area. Brightness. Strength of the sensation that results from viewing surfaces from which the light comes to the eye. Bulb or lamp. The source of electric light. To be distinguished from the whole assembly (see luminaire). Lamp often is used to denote the bulb and its housing. Candela (cd). Unit of luminous intensity. One candela is one lumen per steradian. Formerly called the candle. Candlepower. Luminous intensity expressed in candelas. Candlepower distribution curve. A plot of the variation in luminous intensity of a lamp or luminaire. Commission Internationale de l’Eclairage (CIE). The International Commission on Illumination. Sets most lighting standards. Coefficient of Utilization (CU). Ratio of luminous flux (lumens) from a luminaire received on the “work plane” [the area where the light is needed] to the lumens emitted by the luminaire. Color Rendering Index (CRI). A measure of the accuracy with which a light source of a particular CCT renders different colors in comparison to a reference light source with the same CCT under normal daylighting. A high CRI provides better illumination with the same or lower lighting levels. Compact fluorescent. A discharge lamp having a coating of fluorescent material on its inner surface and containing mercury vapor whose bombardment by electrons from the cathode provides ultraviolet light which causes the material to emit visible light. Correlated Color Temperature (CCT). A measure in degrees Kelvin (°K) of light’s warmness or coolness. Lamps with a CCT of less than 3,200 °K are pinkish and considered warm. Lamps with a CCT greater than 4,000 °K are bluish–white and considered cool. Cosine law. Illuminance on a surface varies as the cosine of the angle of incidence of the light. The inverse square law and the cosine law can be combined. Cut off angle, of a luminaire. The angle, measured up from the nadir (i.e. straight down), between the vertical axis and the first line of sight at which the bare source (the bulb or lamp) is not visible. Ordinance XXX Page 3 of 21 Cutoff fixture. An IES definition “Intensity at or above 90° (horizontal) no more than 2.5% of lamp lumens, and no more than 10% of lamp lumens at or above 80°”. Dark adaptation. The process by which the eye becomes adapted to a luminance less than about 0.03 candela per square meter (0.01 footlambert). Diffuser. A device used to distribute light from a source. Dimmer. Dimmers can reduce the input power requirements and the rated lumen output levels of in- candescent and fluorescent lights. Fluorescent lights need special dimming ballasts. Dimming incandescent lights reduces their efficiency. Disability glare. Glare resulting in reduced visual performance and visibility. It is often accompanied by discomfort. Discomfort glare. Glare that produces discomfort, but does not necessarily diminish visual performance. Efficacy. The ratio of light output to its consumption of power, measured in lumens per watt (lm/W), or the ability of a lighting system to produce the desired result. Efficiency. A measure of the effective or useful output of a system compared to the input of the system. Energy (radiant energy). Unit is erg, or joule, or kWh. Façade lighting. The illumination of the exterior of a building. Fixture. The assembly that holds the lamp in a lighting system. It includes the elements designed to give light output control, such as a reflector (mirror) or refractor (lens), the ballast, housing, and the attachment parts. Fixture Lumens. A light fixture’s light output after processing of emitted light by optics in that fixture. Fixture Watts. The total power consumed by a fixture. This includes the power consumed by the lamp(s) and ballast(s). Floodlight. A fixture designed to “flood” a well defined area with light. Flux (radiant flux). Unit is erg/sec or watts. Footcandle. Illuminance produced on a surface one foot from a uniform point source of one candela. A footcandle is equal to one lumen per square foot. Footlambert. The average luminance of a surface emitting or reflecting light at a rate of one lumen per square foot. Full-cutoff fixture. An IES definition; “Zero intensity at or above horizontal (90° above nadir) and limited to a value not exceeding 10% of lamp lumens at or above 80°”. Fully shielded. A luminary constructed or shielded in such a manner that all light emitted by the luminary either directly from the lamp or indirectly from the luminary, is projected below the horizontal plane through the luminary's lowest light emitting part as determined by photometric test or certified by the manufacturer. Glare. Direct lighting emitted from a luminary that causes reduced vision or temporary blindness. Intense and blinding light that reduces visibility. A light within the field of vision that is brighter than the brightness to which the eyes are adapted. Ordinance XXX Page 4 of 21 Halogen lamp. A specialized type of incandescent lamp which has a significantly hotter filament than conventional incandescent lights. Rather than filling the bulb with an inert gas, the halogen bulbs use a highly reactive element. The resulting reaction produces a significantly brighter light and at extremely high temperatures. HID lamp. In a discharge lamp, the emitted energy (light) is produced by the passage of an electric current through a gas. High-intensity discharge (HID) include mercury, metal halide, and high pressure sodium lamps. Other discharge lamps are LPS and fluorescent. Some such lamps have internal coatings to convert some of the ultraviolet energy emitted by the gas discharge into visual output. High pressure sodium (HPS). A high intensity discharge lamp where radiation is produced from sodium vapor at relatively high partial pressures (100 torr). HPS is essentially point source light. Horizontal plane. A line horizontal to the lowest point on the fixture from which light is emitted. House-side shield. Opaque material applied to a fixture to block the light from illuminating a residence or other structure being protected from light trespass. Illuminance. Density of luminous flux incident on a surface. Unit is footcandle or lux. Illuminating Engineering Society of North America (IES or IESNA). the professional society of lighting engineers, including those from manufacturing companies, and others professionally involved in lighting. Incandescent lamp. Any lamp that produces light by heating a filament through use of an electric current. Infrared radiation. Electromagnetic radiation with longer wavelengths than those of visible light, extending from the nominal red edge of the visible spectrum at 700 nanometers to 1 mm. Intensity. the degree or amount of energy or light. Internally Illuminated Architecture. Any architectural element including walls or portions of buildings that is internally illuminated and that is not a sign, windows, or doors. International Dark-Sky Association (IDA, Inc.). A non-profit organization whose goals are to build awareness of the value of dark skies, and of the need for quality outdoor lighting. Inverse-square law. The illuminance at a point varies directly with the intensity, I, of a point source and inversely as the square of the distance, d, to the source. E = I / d2 kWh: Kilowatt-hour. A unit of energy equal to the work done by one kilowatt (1000 watts) of power acting for one hour. Lamp Life. The average life span for a specific type of lamp. Half of lamps will perform longer than the average; the others will fail before the average. LED. Light emitting diode. A semiconductor device that emits visible light when an electric current passes through it. LED, Narrow-Spectrum(Band) Amber. A light emitting diode (LED) with a peak wavelength between 585 and 595 nanometers and a full width at 50 percent power no greater than 15 nanometers. Light Pollution. Any adverse effect of artificial light. Light Quality. A measurement of a person’s comfort and perception based on the lighting. Ordinance XXX Page 5 of 21 Light source. A device (such as a lamp) which produces visible energy as distinguished from devices or bodies which reflect or transmit light such as a luminary. Light Spill. The unwanted spillage of light onto adjacent areas and may affect sensitive receptors particularly residential properties and ecological sites. Light Trespass. The light from an artificial light source that is intruding into an area where it is not wanted or does not belong. Lighting Controls. The devices used for either turning lights on and off or for dimming. Photocells Sensors that turn lights on and off in response to natural light levels. Some advanced mode can slowly dim or increase the lighting. Low-Pressure Sodium (LPS) lamp. A discharge lamp where the light is produced by radiation from sodium vapor at a relatively low partial pressure (about 0.001 torr). LPS is a “tube source”. It is monochromatic light. Lumen. A unit of luminous flux; the flux emitted within a unit solid angle by a point source with a uniform luminous intensity of one candela. Lumen depreciation factor. The light loss of a luminaire with time due to the lamp decreasing in efficiency, dirt accumulation, and any other factors that lower the effective output with time. Luminaire. A complete lighting unit that usually includes the fixture, ballasts, and lamps. Luminaire Efficiency. The ratio of the light emitted by the luminaire compared to the light emitted by the enclosed lamps. Luminance. At a point and in a given direction, the luminous intensity in the given direction produced by an element of the surface surrounding the point divided by the area of the projection of the element on a plane perpendicular to the given direction. Units: candelas per unit area. Luminary. A device or fixture containing a light source and means for directing and controlling the distribution of light from the source. Lux. One lumen per square meter. Unit of illuminance. Mercury lamp. A high intensity discharge lamp where light is produced by radiation from mercury vapor. Metal halide lamp. A high intensity discharge lamp where light is produced by radiation from metal halide vapor. Nadir. A point on the celestial sphere directly below the observer, diametrically opposite the zenith. Nanometer (nm). 10-9 meter. Often used as the unit for wavelength in the EM spectrum. Nonessential lighting. Lighting that is not required to ensure the security, safety and the general welfare of the public and the premises. Occupancy Sensors, Passive Infrared. A lighting control system that uses infrared beams to sense motion. When beams of infrared light are interrupted by movement, the sensor turns on the lighting system. If no movement is sensed after a predetermined period, the system turns the lights off. Occupancy Sensors, Ultrasonic. A lighting control system using high–frequency sound waves pulsed through a space to detect movement by depth perception. When the frequency of the sound waves Ordinance XXX Page 6 of 21 change, the sensor turns on the lighting system. After a predetermined time with no movement, the system turns the lights off. Opaque. Material must not transmit light from an internal illumination source. Optic. The components of a luminaire such as reflectors, refractors, protectors which make up the light emitting section. Outdoor Light Output, Total. The maximum total amount of light, measured in lumens, from all outdoor light fixtures. Includes all lights and luminous tubing used outdoors or in areas open to the outdoors, and lights used for external illumination of signs, but does not include lights used inside of internally illuminated signs or luminous tubing used in neon signs. For luminous tubes used outside of signage, output is calculated per linear foot of tubing rather than per lamp. For lamp types that vary in their output as they age (such as high pressure sodium, metal halide and fluorescent), the initial output, as defined by the lamp manufacturer, is the value to be considered. Partially Shielded. Shielding so that the lower edge of the shield is at or below the centerline of the light source or lamp so as to minimize light transmission above the horizontal plane, or at least 90 percent of the emitted light projects below the horizontal plane as evidenced by the manufacturer's photometric data. Photocell. An electronic device that changes the light output of a luminaire dynamically in response to the ambient light level around the luminaire. Photometry or Photometric. The quantitative measurement of light level and distribution. Quality of light. A subjective ratio of the pluses to the minuses of any lighting installation. Reflector. An optic that achieves control of light by means of reflection (using mirrors). Refractor. An optic that achieves control of light by means of refraction (using lenses). Semi-cutoff fixture. An IES definition; “Intensity at or above 90° (horizontal) no more than 5% of lamp lumens and no more than 20% at or above 80°”. Shielding. An opaque, physical structure intended to restrict the transmission of light. Skyglow. Diffuse, scattered sky light attributable to scattered light from sources on the ground. Source Intensity. This applies to each source in the potentially obtrusive direction, outside of the area being lit. Spill Light. Light emitted by the lighting installation that falls outside the boundaries of the property on which the installation is sited. Spotlight. A fixture designed to light only a small, well-defined area. Stray light. The emission of light that falls away from the area where it is needed or wanted. Light trespass. Task Lighting. Task lighting is used to provide direct light for specific activities without illuminating the entire area. Ultraviolet light. Electromagnetic radiation with wavelengths from 400 nm to 100 nm, shorter than that of visible light but longer than X-rays. Ordinance XXX Page 7 of 21 Uniformity ratio. A ratio of the smoothness of the lighting pattern or the degree of intensity of light or areas to be lighted. Uniformity is the ratio between the lowest and the mean illuminance level in the area to be evaluated (𝑢𝑢=𝐸𝐸𝑎𝑎𝑎𝑎𝑎𝑎𝐸𝐸𝑚𝑚𝑚𝑚𝑚𝑚). The lower the ratio the more uniform the lighting design. Value measurement, maximum. The measurement of light measured horizontal to the ground and three feet from the ground and directly beneath the light source. Value measurement, minimum. The measurement of light measured horizontal to the ground and three feet from the ground and midway between light sources. Minimum values are also the measurements taken for inside structure measurements or in areas of generally uniform coverage such as canopies, ballfields, tennis courts, etc. Veiling luminance. A luminance produced by bright sources in the field-of-view superimposed on the image in the eye reducing contrast and hence visibility. Visibility. Being perceived by the eye. Seeing effectively. The goal of night lighting. Wallpack. A luminaire, typically affixed to the side of a structure, used for area lighting. Watt. The unit used to measure the electrical power consumption of a lamp. Section 102-207 Purpose. This ordinance is intended to establish procedures and standards that which will minimize light pollution glare, light trespass, and conserve energy and maintain the quality of the town’s physical and aesthetic character while promoting the best practices as established by the Illuminating Engineering Society of North America (IESNA) and the International Dark Sky Association (IDA). The use of outdoor lighting is often necessary for adequate nighttime safety and utility, but common lighting practices can also interfere with other legitimate public concerns. Principles am ong these are: (a) Degradation of the nighttime visual environment by production of unsightly and dangerous glare; and (b) Lighting practices that interfere with the health and safety of Westlake’s citizens and visitors; and (c) Unnecessary waste of energy and resources in the production of too much light or wasted light; and (d) Interference in the use or enjoyment of property that is not intended to be illuminated at night by light trespass, and the loss of the scenic view of the night sky due to increased urban sky-glow; and (e) The impact of inappropriately designed outdoor lighting that disrupts nocturnal animal behavior, particularly migrating birds and other species. Section 102-208 Applicability. All outdoor electrically powered illuminating devices shall be installed in conformance with the provisions of this division, the building code and the electrical code of the town as applicable and under appropriate permit and inspection. Except as approved otherwise by the Town Council, these performance standards shall apply to all zoning districts in the town. This ordinance shall apply to all outdoor lighting including, but not limited to, search, spot or floodlights for: (a) Buildings and structures; (b) Recreational use lighting; Ordinance XXX Page 8 of 21 (c) Parking lot lighting; (d) Landscape lighting; (e) Street and/or right-of-way lighting; (f) Other outdoor lighting. Section 102-209 Outdoor Lighting Plan. (a) Plan Submittal. An outdoor lighting plan must be submitted separately from any required site plan or landscape plan on all public or private properties, including rights-of-way, public easements, franchises and utility easements. The outdoor lighting plan shall be submitted prior to issuing a building permit. For nonresidential development the outdoor lighting plan must be approved by the Town Council. Except where required elsewhere, for residential developments, an outdoor lighting plan may be approved administratively by the Town Manager or their designee(s). (b) Applications. Plans shall include the following: (1) A site plan of the proposed fixture locations; (2) The luminous area for each proposed light source with photometrics in foot-candle measurement; (3) The average lighting level of the development; (4) The lamp type and height of the light fixture or of the light source above grade; (5) The type of illumination; (6) The cut-off angles of each fixtures; (7) The number of lumens and wattage of each fixture; (8) Color correlated temperature of each fixture measured in Kelvins as shown in Figure 1; (9) A plan to manage glow and glare on the outside of the structure by lighting produced by interior lights. The plan shall include descriptions of window shading, window tinting, structural screening, and operational arrangement of interior lights. (10) Such other information that the Town Manager or their designee(s) may determine is necessary to ensure compliance with this division. (c) Plan Approval. If the Town Manager or their designee(s) determines that any proposed lighting does not comply with this division, the permit shall not be issued nor the plan approved. Appeals may be made to the Town Council by the following the provisions of Section 102-217. (d) Lamp or Fixture Substitution. Should any outdoor light fixture or the type of light source therein be changed after the permit has been issued, a change request must be submitted to the Town Manager or their designee(s) for approval, together with adequate information to assure compliance with this division, which must be received prior to substitution. (e) Certification of Installation. On projects where an engineer or architect is required, the developer shall verify in writing to the Town that all outdoor lighting was installed in accordance with the approved plans before the Certificate of Occupancy is issued. Until this certification is submitted, approval for use of a Certificate of Occupancy shall not be issued for the project. (f) Record Drawings. In addition to the certificate of installation, a record drawing of the outdoor lighting plan, as-built, shall be provided upon completion of a development or project where any outdoor lighting was used by the architect or engineer of record. Section 102-210 General Regulations. Ordinance XXX Page 9 of 21 (a) Preferred Source. Due to their high energy, long life, and spectral characteristics, Low-Pressure Sodium (LPS) lamps and Narrow-band amber LEDs (NBALED) are the preferred illumination source throughout the Town. Their use is to be encouraged, when not required, for outdoor illumination whenever their use would not be detrimental to the use of the property. In all applications where LPS lighting is required or preferred, an acceptable alternative is narrow-band amber LEDs. (b) Height of Fixtures. Lighting fixtures shall be a maximum of 16 feet in height within public right-of-way, parking areas, and nonresidential zoning districts. Lighting fixtures shall be a maximum of 8 feet in height within non-vehicular pedestrian areas. Lighting fixtures within residential districts shall be no more than 12 feet in height and no light fixtures located within 50 feet of any residential district shall exceed 12 feet in height. Lighting fixtures affixed to signalized intersection shall be no more than 20 feet in height. (c) Light Emitting Diodes (LEDs). All LED lighting shall be dimmable and comport to all provisions of this division, unless specified otherwise. The following are preferred options for LED types in use with outdoor lighting: (1) Narrow-band amber LED (NBALED); (2) Phosphor-converted amber (PCALED); (3) Filter warm-white LED (FLED) (d) Lighting Temperature. All lighting must be less than 3,000 Kelvins(K) per the correlated color temperature in Figure 1. FIGURE 1 KELVIN TEMPERATURE CHART (e) Lighting Control Requirements. (1) Automatic Switching Requirements. Controls shall be provided that automatically extinguish all outdoor lighting when sufficient daylight is available using a control device or system such as a photoelectric switch, astronomic time switch or equivalent functions from a programmable lighting controller, building automation system or lighting energy management system, all with battery or similar backup power or device. (2) Motion Sensing. Motion sensing light fixtures shall be fully shielded and properly adjusted, according to the manufacturer’s instruction, to turn off when detected motion ceases. (3) Dimmable Lighting. Where possible, all outdoor lighting shall contain a dimmable option that comports with the standards of this division. Ordinance XXX Page 10 of 21 (f) Lamp and Shielding. All light fixtures are required to be fully shielded and shall be installed in such a manner that the shielding complies with the definition of fully shielded light fixtures for all uses, including single-family, except as provided in Table 1. TABLE 1 LAMPING AND SHIELDING Lamp Type Shielding Low Pressure Sodium (LPS) Fully shielded, with 80° cut-off High Pressure Sodium (HPS) Fully shielded, with 80° cut-off Light Emitting Diode (LED) Fully shielded, with 80° cut-off Metal Halide Fully shielded, with 80° cut-off Halogen Prohibited Mercury Vapor Prohibited Fluorescent Fully shielded, with 80° cut-off Incandescent Fully shielded, with 80° cut-off Any light source 625 lumens and under Unshielded permitted Low intensity Neon, Krypton or Argon discharge tubes Unshielded permitted Ordinance XXX Page 11 of 21 FIGURE 2 ACCEPTABLE / UNACCEPTABLE LIGHTING FIXTURES Ordinance XXX Page 12 of 21 FIGURE 3 SHIELDING CONFIGURATION No Shield Internal Shield External Shield FIGURE 4 FIXTURE CUTOFF ANGLES (g) Total Outdoor Light Output. Light emitted from outdoor lighting is to be included in the total outdoor light output. Total outdoor light output shall not exceed 100,000 lumens per net acre for all nonresidential uses. Residential uses are evaluated on a per lot basis. Total outdoor light output shall be calculated as follows: (1) Light fixtures installed as described below shall be included in the total outdoor light output by adding 100 percent of the initial lumen outputs of the lamps used: a. All unshielded or partially shielded fixtures, regardless of location; b. Light fixtures installed on poles (such as parking lot light fixtures); c. Light fixtures installed on the side of buildings or other structures but not located as described in paragraphs (2) or (3). below; and Ordinance XXX Page 13 of 21 d. Light fixtures installed within open parking garages, or under canopies, building overhangs, or roof eaves that are not fully shielded or are fully shielded but not located as described in paragraphs (2) or (3) below. (2) Fully shielded light fixtures installed as described below shall be included in the total outdoor light output by adding only 25 percent (25%) of the initial lumen outputs of the lamps used: a. Fully shielded light fixtures located within open parking garages, or located under canopies, building overhangs, or roof eaves, where all parts of the light fixture are located at least five feet but less than 10 feet from the nearest outdoor opening, canopy, or overhang edge. (3) Fully shielded light fixtures installed as described below shall be included in the total outdoor light output by adding only 10 percent (10%) of the initial lumen outputs of the lamps used: a. Fully shielded light fixtures located within open parking garages, or located under canopies, building overhangs, or roof eaves, where all parts of the light fixture are located 10 feet or more from the nearest outdoor opening, canopy, or overhang edge. FIGURE 5 FREE STANDING & ATTACHED CANOPY SECTION (4) The Total outdoor light output shall not exceed the limits in Table 2 averaged over the entire development. All site lighting shall not exceed the intensities and uniformity ratios in Table 2 below, unless otherwise specified in this division. Ordinance XXX Page 14 of 21 TABLE 2 AVERAGE LIGHTING LEVELS Type of Lighting / Land Use Lighting Levels (footcandles) Minimum Average Maximum Architectural Lighting 0.0fc 1.0fc 3.0fc Canopy Area Lighting 0.5fc 2.0fc 5.0fc Entrances and Exits 0.5fc 1.5fc 5.0fc Loading and Unloading Areas 1.0fc 2.0fc 5.0fc Multifamily Residential 0.5fc 1.5fc 5.0fc Nonresidential 0.5fc 1.5fc 10.0fc Parking Lots / Vehicle Areas / Streets 0.25fc 1.0fc 5.0fc Public Facilities (recreational areas) 2.5fc 5.0fc 10.0fc Residential 0.0fc 1.0fc 5.0fc Security Lighting 0.20fc 1.0fc 5.0fc Walkways, Landscape or Decorative Lighting 0.0fc 1.0fc 3.0fc (g) Time Limits for Outdoor Lighting. All outdoor lighting shall be turned off at the times listed below. Decorative holiday lights are exempt in accordance with the regulations outlined in this division. (1) Nonresidential. All nonessential lighting shall be turned off no later than thirty (30) minutes after the business closes or after 11:00 p.m., whichever is later, and remain off for the remainder of the night or until the business reopens, leaving only necessary lighting for site security. (2) Residential. All nonessential lights exceeding 625 lumens shall be turned off after 11:00 p.m., leaving only necessary lighting for site security. (3) Recreational Facilities. All events shall be scheduled so as to complete all activity before or as near to 10:30 p.m. as practical, but under no circumstances shall any illumination of the playing field, court, or track be permitted after 11:00 p.m. except to conclude a scheduled event that was in progress before 11:00 p.m. and circumstances prevented concluding before 11:00 p.m. (h) Sign Illumination. Standards for external and internal sign illumination are subject to the provisions in Chapter 70 – Signs of the code of ordinances. Light used for illumination of signs is included toward the total outdoor light output standards of this division. Section 102-211 Illumination. (a) Illumination. Unless otherwise provided in this division, illumination, where required by this division, shall have intensities and uniformity ratios in accordance with the current recommended practices of the Illuminating Engineering Society of North America (IESNA) as from time to time amended and the International Dark-Sky Association (IDA). Ordinance XXX Page 15 of 21 (b) Measurement. Illumination levels of outdoor lighting shall be measured by a qualified professional according to generally accepted Illuminating Engineering Society of North America methods. (1) Meter Required. Lighting levels of outdoor lighting shall be measured in foot-candles with a direct reading portable light meter with a color and cosine corrected sensor with multiple scales. The meter shall read within an accuracy of plus or minus five percent. (2) Horizontal Method of Measurement. The meter sensor shall be mounted not more than six inches above ground level in a horizontal position. Readings shall be taken only after the cell has been exposed to provide a constant reading. (c) Computation of illumination. Illumination at a point may be computed in lieu of measurement. Computation methods shall consist of a generally accepted Illuminating Engineering Society of North America method, using certified photometric data furnished by the fixture manufacturer, lamp manufacturer, photometric laboratory, or other reliable authority satisfactory to the town. Computations shall be based on new, properly seasoned lamps, diffusers and other appurtenances in place, and with proper regard taken for mounting height, relative elevation, natural and manmade objects. (d) Light Trespass Standard. No use or operation in any district shall be located or conducted so as to produce glare, or either direct or indirect illumination across the bounding property line from a source of illumination into a residentially zoned property, nor shall any such light be of such intensity as to create a nuisance or detract from the use and enjoyment of adjacent property. For the purposes of this section, a nuisance shall be defined as more that one-tenth of one footcandles of light measured at the residential property line and twenty-five hundredths of one footcandles at any adjoining nonresidential property line: TABLE 3 - LIGHTING AT PROPERTY LINES Zoning of Property Horizontal Foot-candles (fc) Residential districts 0.10fc Nonresidential districts 0.25fc (e) Lumens. Brightness of a light fixture shall be measured in lumens. Where applicants may need to measure equivalency of lumens and watts, Table 4 below shall be used. Where a ratio is not listed in the table, the best practices as prescribed by the IESNA shall apply: TABLE 4 LUMEN-WATT EQUIVALENTS Light Output (Lumens) Power Consumption (Watts) Standard Incandescent Compact Fluorescent LED 200 L 25 W 6 W 4 W 450 L 40 W 9 W 8 W 800 L 60 W 14 W 13 W 1,100 L 75 W 19 W 17 W Ordinance XXX Page 16 of 21 Light Output (Lumens) Power Consumption (Watts) Standard Incandescent Compact Fluorescent LED 1,600 L 100 W 23 W 20 W 2,000 L 125 W 33 W 22 W 2,400-2,600 L 150 W 43 W 28 W Section 102-212 Special Uses. (a) Security Lighting. (1) Unless otherwise provided in this division, all building lighting for security will be fully shielded type, not allowing any upward distribution of light. Wallpack type fixtures are acceptable only if they are fully shielded with 80-degree cut-off and shall not project above the fascia or roof line of the building. (2) Security fixtures shall not face residential uses. (3) Security fixtures shall not be substituted for parking area or walkway lighting and shall be restricted to loading, storage, service and similar locations. (b) Canopy Area Lighting. (1) Shielding. All development that incorporates a canopy type area including, but not limited to, service stations, automated teller machines, awnings, arcades, porte-cochere or similar installations shall use a recessed lens cover flush with the bottom surface of the canopy that provides a cutoff or shielded light distribution. Such shielding must be provided by the fixture itself and shielding by surrounding structures such as canopy edges is not permitted. Lighting along the canopy edge, side or roof is not permitted. (2) Total Under-Canopy Output. The total light output used under service station canopies, defined as the sum of all under-canopy initial lamp outputs in lumens, shall not exceed 40 lumens per square foot of canopy and comply with the average lighting levels of Table 2. ∑𝐿𝐿𝑢𝑢𝐿𝐿𝐿𝐿𝐿𝐿𝐿𝐿 𝑢𝑢𝐿𝐿𝑢𝑢𝐿𝐿𝑢𝑢 𝐶𝐶𝐶𝐶𝐿𝐿𝐶𝐶𝐶𝐶𝐶𝐶𝑆𝑆𝑆𝑆𝑢𝑢𝐶𝐶𝑢𝑢𝐿𝐿 𝐹𝐹𝐿𝐿𝐿𝐿𝐹𝐹 𝐶𝐶𝑜𝑜 𝐶𝐶𝐶𝐶𝐿𝐿𝐶𝐶𝐶𝐶𝐶𝐶<40 𝑙𝑙𝑢𝑢𝐿𝐿𝐿𝐿𝐿𝐿𝐿𝐿 𝐶𝐶𝐿𝐿𝑢𝑢 𝐿𝐿𝑆𝑆𝑢𝑢𝐶𝐶𝑢𝑢𝐿𝐿 𝑜𝑜𝐶𝐶𝐶𝐶𝐹𝐹 (3) All lighting mounted under the canopy, including but not limited to light fixtures mounted on or recessed into the lower surface of the canopy and any lighting within signage (but not including any lamps mounted within the pumps and used to illuminate information indicating the total cost of such items as fuel pumped and price per gallon), shall be included in the total outdoor light output for the site and is subject to the standards of this division. (c) Entrances and Exits. All entrances and exits to buildings used for nonresidential purposes and open to the general public, along with all entrances and exits in multifamily residential buildings, shall be lighted to ensure the safety of persons and the security of the building. All lighting shall conform to average lighting levels of Table 2. Ordinance XXX Page 17 of 21 (d) Parking Lots, Garages and Loading Area Lighting. (1) All lighting facilities shall be arranged as to reflect the illumination away from any adjacent property. Such lighting facilities shall provide illumination within parking areas and shall distribute not more than one-fifth (0.20fc) of a foot-candle of light upon any adjacent residential property. (2) Parking lots and vehicle movement areas shall not exceed a maximum illumination value of five foot-candles (5.0fc) or a minimum illumination value of one-fourth (0.25fc) foot-candle. Lamps in decorative lantern type fixtures shall not exceed a maximum of 1,600 lumens. Total pole and fixture height shall not exceed a maximum of 16 feet, measured from grade at the base. (3) All lighting facilities shall be placed, masked or otherwise arranged such that illumination or glare shall not intrude on residential property or create a hazard to motorists on any street, alley or other public or private right-of-way. (4) All light fixtures used on open parking garages, including those mounted to the ceilings over the parking decks, shall be fully shielded. (5) The lumen output of lamps mounted on or within open parking garages shall be included toward the total outdoor light output standards of this division. (e) Outdoor Recreational Facilities. Any light source permitted by this division may be used for lighting of outdoor recreational facilities (public or private), such as, but not limited to, football fields, soccer fields, baseball fields, softball fields, tennis courts, driving ranges, outdoor arenas and amphitheaters, show areas, or other field recreation facilities and are subject to the following conditions: (1) Illumination. Any illumination level exceeding a maximum of ten foot-candles (10.0fc) must receive prior approval by the Council. (2) Shielding. All fixtures used for event lighting shall be fully shielded, or be designed or provided with sharp cut-off capability, so as to minimize up light, spill-light, and glare. (3) Time Limits. No illuminated sports facility shall be illuminated after the time limits outlined in this division, except to conclude a scheduled recreational or sporting event in progress prior to the time limitation. (f) Street Lighting. (1) Standards for street lighting installed on public rights-of-way must conform to the Town Engineering Standards and the Town’s Comprehensive Plan. (2) Street lighting installed on private rights-of-way shall be included within the total outdoor light output for the development. (3) Street lights for both public and private right-of-ways are not exempt from the provisions of this division. (g) Internally Illuminated Architectural Elements. Any architectural element including walls or portions of buildings that are internally illuminated and that is not a sign or fenestration (e.g. windows or doors) shall have 100 percent of the initial lamp output of all lamps used to provide such illumination counted toward unshielded lighting for the purposes of calculating total outdoor light output for the site and is subject to the standards of this division. Ordinance XXX Page 18 of 21 (h) Architectural, Aesthetic and Landscape Lighting. Architectural lighting used to illuminate the wall of a building or landscape lighting used to illuminate trees or other landscape elements is permitted. All building lighting for aesthetics shall be fully shielded type, not allowing any upward distribution of light and must be externally lit from the top and shine downward, except as provided below: (1) Architectural and landscape lighting that is directed downward onto a wall, tree or other landscape feature shall be included in the total outdoor light output standards provided in Table 2, based on whether a fully shielded or partially shielded light fixture is used; and (2) Architectural and landscape lighting that is directed upward onto a wall, tree or other landscape feature shall be included in the total outdoor light output standards provided in Table 2. Fixtures shall be located, aimed or shielded to minimize light spill into the night sky. (i) Emergency Lighting. Emergency lighting that is only turned on in the event of a power failure or when an alarm is activated is permitted in all zoning districts and is excluded from the total lumen calculations for the site. (j) Neon Building Lighting. Neon building lighting is included in the total outdoor light output calculations for the site. Any unshielded neon lighting is limited by the unshielded lighting limits of this division. Section 102-213 Prohibited Lighting. (a) Laser source light. The use of laser source light or any similar high intensity light for outdoor advertising or entertainment, when projected above the horizontal is prohibited. (b) Cobra-head fixtures. Cobra-head-type fixtures having dished or drop lenses are prohibited. (c) Searchlights. The operation of searchlights for advertising purposes is prohibited. (d) Floodlights. The use of floodlights is prohibited. (e) Up lighting. Up lighting of display, building and aesthetic lighting is prohibited, except where provided otherwise in this division. (f) Halogen lights. Halogen lights are prohibited. (g) Mercury vapor lights. Mercury vapor lights are prohibited. (h) Flashing lights. Any lighting device located on the exterior of a building or on the inside of a window which is visible beyond the boundaries of the lot or parcel with intermittent fading, flashing, blinking, rotating or strobe light illumination. Section 102-214 Exemptions. The following are exempt from the provisions of this division: (1) Emergency Lighting by Emergency Services. All temporary emergency lighting needed by the Westlake Department of Public Safety or other emergency services, as well as all vehicular luminaries. (2) Holiday Decorations. Seasonal decorative lighting is exempt from the provisions of this division provided that individual lamps are less than 10 watts incandescent or equivalent lumens. (3) Solar Powered Lighting. Solar powered lights less than 5 watts incandescent or equivalent lumens per fixture used in residential landscaping application and to illuminate walkways are exempt from applicable lamp type and shielding standards, but must conform the average lighting levels of Table 2. Ordinance XXX Page 19 of 21 (4) Public Art. Lighting for public monuments and statuary as recommended by the Westlake Public Art Competition Advisory Committee and approved by the Town Council are exempt from the standards of this division. (5) Construction. All outdoor lighting used for construction or major renovation structures and facilities are exempt from the provisions of this division unless specified elsewhere in this division or code of ordinances. (6) Swimming Pool and Decorative Water Fountain Lighting. Underwater lighting in swimming pools and other water features are exempt from the lamp type and shielding standards. Section 102-215 Temporary Exemptions. (a) Upon approval by the Town Manger or their designee(s), temporary exemptions from the requirements of this division shall be for a period not to exceed 10 days. (b) Any person may submit a written request, on a form prepared by the town for a temporary exemption request. The request shall fulfill the same requirements as defined in in the Outdoor Lighting Plan standards of this division. (c) Requests for renewal or exemptions shall be processed in the same way as the original request. Each renewal shall be valid for not more than 10 days or a time period designated by the Town Manager or their designee. (d) Approval for tem porary exemptions will be based on the effect of location and use of outdoor lighting fixtures. (e) Roadway and/or street lighting, whether public or private, is not eligible for exemption. Section 102-216 Nonconforming. (a) All luminaries lawfully in place prior to the date of the ordinance from which this division is derived shall be considered as having legal nonconforming status. However, any luminary that replaces a legal nonconforming luminary, or any legal nonconforming luminary that is moved, must meet the standards of this division, subject to the following conditions. (1) If a person makes any change or addition to an existing lighting system, the change or addition shall conform to the provisions of this division; (2) If a person makes any change or addition to an existing building which results in an increase in the size of the building by more than twenty percent (20%), the person shall ensure that all existing outdoor lighting shall conform to the provisions of this division. Section 102-217 Appeals to Town Council. An applicant shall have the right to appeal a decision of the Town Manager or their designee(s). All such appeals shall be heard by the Town Council. The appeal(s) shall be filed with the Town Manager or their designee(s) within twenty (20) days after the date of decision by the Town Manager or designee. After the hearing on the appeal for an application, the Town Council shall grant or deny the appeal. Section 102-218 – 102-240. - Reserved. SECTION 3: That all provisions not hereby amended shall remain in full force and effect. Ordinance XXX Page 20 of 21 SECTION 4: That this Ordinance shall be cumulative of all other Town Ordinances and all other provisions of other Ordinances adopted by the Town which are inconsistent with the terms or provisions of this Ordinance are hereby repealed. SECTION 5: That any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Code of Ordinances of the Town of Westlake, and upon conviction shall be punishable by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 7: It is hereby declared to be the intention of the Town Council of the Town of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be declared legally invalid or unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same would have been enacted by the Town Council of the Town of Westlake without the incorporation in this Ordinance of any such legally invalid or unconstitutional, phrase, sentence, paragraph or section. Ordinance XXX Page 21 of 21 SECTION 8: This ordinance shall take effect immediately from and after its passage as the law in such case provides. PASSED AND APPROVED ON THIS 25TH DAY OF JANUARY 2019. _____________________________ ATTEST: Laura Wheat, Mayor ____________________________ ______________________________ Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager APPROVED AS TO FORM: ____________________________ L. Stanton Lowry, Town Attorney Page 1 of 4 Westlake Planning and Zoning Commission TYPE OF ACTION Regular Meeting - Action Item Westlake Planning and Zoning Commission Meeting Monday, February 11, 2019 TOPIC: Conduct a public hearing and consider a recommendation of a proposed amendments to the Comprehensive Plan, established by Ordinance 747, adding provisions for Cluster Development STAFF CONTACT: Ron Ruthven, Director of Planning and Development Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Planned / Responsible Development Citizen, Student & Stakeholder High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Preserve Desirability & Quality of Life Strategic Initiative Outside the Scope of Identified Strategic Initiatives EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) This item serves as a companion item to the rezoning request on this agenda for the proposed Spencer Ranch. Given the proposed density of 1.8 dwelling units per acre in the development, staff has drafted a proposed amendment to the Comprehensive Plan that further defines a cluster development. Cluster developments would generally include smaller lots located in “clusters’ surrounded by open space can be developed, provided the gross building footprint, or lot coverage, of residential structures is roughly equal to that which would be normally be constructed in a development that contains one acre lots. The current character statement for the Pastoral Community in the 2015 Comprehensive Plan states: “Most of Westlake’s residential development to date can be characterized as large homes situated Page 2 of 4 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.” Thus, the Westlake Comprehensive Plan views Cluster Development in the Pastoral Land Use Character District as appropriate provided that: 1. Clusters are surrounded with open space 2. The GROSS density remains 1 dwelling unit per acre. Therefore, an appropriate policy to determine compliance with this portion of the Comprehensive Plan should consider the following: Gross Density: The word “Gross” is essential here and suggests that the aggregate is considered rather than the individual. It is generally understood that clustered development plate sizes will be less than the plate size of a traditional home on a 1 acre lot. Therefore, interpreting density on the basis of a unit count could yield an outcome that, in terms of “gross” plate square footage, is actually less than the gross square footage (density) of larger homes on 1 unit per gross acre lots. This was not the intended outcome of the Comprehensive Plan, which sought to incentivize cluster development through permitting a greater development opportunity in exchange for landscape and natural system preservation. In order to accomplish this objective, there must be a way to benefit cluster development, not penalize it for having smaller house plates. To accomplish this there should be an equivalency between normal development on a 1 unit per gross acre basis that can be expressed as a cluster development form (provided other features related to clustering are achieved). The best means to establish such an equivalency is to establish the average first floor plate size for typical 1 unit/ gross ac. development and allow cluster development, with typically smaller plates, to build an equivalent aggregate (GROSS) square footage. A residential lot in a 1 unit per acre (based on gross land area) development would actually sit on a lot smaller than 1 acre. Lot sizes in a 1 unit per gross acre development will generally run around 25,000 to 32, 000 square feet if a minimum of 25% of the land area was used for streets, detention, and amenities. The built forms that read as density include the house and attached garage. According to Architects and designers designing homes in Granada (lots of a similar size), the general plate (house first floor and garage) is around 6,500 to 7,000 square feet. This holds true with other similar developments. Thus, using 7,000 square feet as the average plate size for development on a lot in a 1 unit per gross acre development (hereinafter known as the “Permitted Base Plate”), then the aggregate plate Page 3 of 4 square footage of 38 lots on 38 acres is 266,000 sf. This is the square footage equivalent of development at 1 unit per gross acre if applied in this scenario. Thereby, if the homes in this scenario had a 3,800 sf. plate, smaller due to clustered dev elopement, then this development would be permitted to have 70 homes on it. The number would be less if the plates were larger. Open Space. With regard to the Comprehensive Plan text above that states: “surrounded by open space”; this wording conveys the intent of clustering, allowing a stronger expression of the land and landscape. Therefore, the lot area has to be smaller in order to allow the landscape to act as a defining element for the clusters. The clusters themselves must be small enough to read as clusters. Clusters can be bigger where the land area is great. Given this condition, it is recommended that the minimum required open space allocation for qualification as a “Cluster Development” is 30% of the gross land area. In situations where a cluster development provides more than 30% of the gross land area as Open Space (the intent of allowing cluster development) the amount of “Permitted Base Plate” can be increased by a factor of .015 for each additional 1% of open space. For an additional 6% of open space, the Permitted Base Plate could be increased to 7,000 x (6 x .015) or 630sf. the total additional Equivalent Square Footage would increase from 266,000 to 289,940 (a 23,940 increase). Final Policy Recommendation. Given the above, staff recommends the following language be added to the character statement for the Pastoral Community (PC) on page 159 of the 2015 Comprehensive Plan: “Cluster developments with a gross density of less than one dwelling unit per acre may be allowed provided the following conditions are met: 1. The individual residential clusters are no larger than 11 units, and 2. The land area given to common open space (exclusive of streets) is at least 30% of the gross land area, and 3. The open space is generally used to define clusters and is contiguous throughout the project. 4. The total aggregate lot coverage area by residential structures (or aggregate Permitted Base Plate) should be calculated as follows: Total acres x 7,000 (or Standard Permitted Base Plate) 5. A bonus increase of the Permitted Base Plate may be permitted if the total development open space exceeds 30% of the total development area as follows: 0.015 times the Standard Permitted Base Plate (7,000sf.) for each additional 1% of gross site area dedicated to Open Space above the minimum 30%.” STAFF RECOMMENDATION AND SUMMARY The proposed amendment provides for more development flexibility in the Pastoral Community whereby an emphasis can be placed on quality of design, character and physical layout over strict consideration for lot size while also maintaining compliance with the other recommendations in the Comprehensive Plan. However, it should be noted that the proposed amendment merely Page 4 of 4 provides an additional option for quality development. The final discretion of whether the above policy, if adopted, is ultimately compatible with a proposed development lies with the discretion of the Planning and Zoning Commission and the Town Council through the rezoning process. Therefore, staff recommends approval. ATTACHMENTS 1. Comprehensive Plan – Land Use Plan Plan ElEmEnts: land UsE Plan 137 Part three: the Plan elements section one: the land Use Plan INTRODUCTION 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 a 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). This physical distribution of view conditions (5 View conditions: Vista Points, Vista Termini, View Shade, View Shed, View Corridors) becomes a foundational element of the Land Use Plan, thereby, tying it directly to Citizen Priorities. The Framework Plan further divides the 5 View Conditions (listed above) into 3 Community Types (Pastoral Community, Town Community, and Regional Community), thereby expressing the Citizen Priorities dealing with residential integrity, rural identity, town form, and commercial/residential relationships. Therefore, the built characteristics of Land Use in Westlake should be influenced by what Community Type is engaged Westlake Comprehensive plan Update138 and what View Condition is affected. Community Type expresses the desired built character of land use that should manifest in development of existing entitlements. View Condition expresses the magnitude (density and height) of land use that preserves the vista. The analysis above gives background for a definition of Land Use that focuses on built characteristics instead of zoning classifications. Such an approach to Land Use best compliments the existing, more traditional land use plan and facilitates management of growth in a context where the Town is already fully zoned. It is unlikely that new zoning applications will come forward. Instead, Westlake will be faced with amendment of existing Planned Development Ordinances, which cover nearly 65% of the Town’s land area. Further, it is unlikely that any application for amendment would involve a request to lessen density, especially as the current PD’s are written with density maximums, not density minimums. It is more likely that future applications for amendment would involve request for greater density, greater FAR (floor area ratio), additional height, and/or greater coverage. Therefore, it can be said that future applications for PD amendments are most likely to address the built characteristics of currently permitted land uses. Thus, a Land Use Plan addressing these aspects of development would be a useful guide for Planning Commission and Council as Westlake grows. For this reason, the Land Use Plan element of this Comprehensive Plan Update views land use as more form-based, related to issues of form, like density, square footage, value, use range, and the relationship of such items to Ad Valorem tax goals. Taking such an approach, the Land Use Plan will consist of a plan graphic and associated designation of land use performance districts that apply land use performance objectives. The following text describes the Land Use Plan as it navigates three important considerations informing the Land Use Plan: Relationship to Ad Valorem Tax Base, Relationship to View Conditions, and Relationship to Community Types. Relationship to Ad Valorem Tax Base: The Assessments portion of the Comprehensive Plan Update identifies certain Ad Valorem performance thresholds that Westlake must attain in order to create and preserve an Ad Valorem capacity sufficient for future general fund needs. The Assessment analysis (Part One) states that Westlake’s build-out General Fund obligation can be as high as $19,804,395.00 (equates to a per capita cost of $2,900.00, which is very much like Highland Park today). A portion of this fund obligation is supported by revenues flowing from various Fees, Fines, and Finances (such as interest earned on municipal investments), which constitutes approximately 17% of the total commitment ($3,366,747). Additional contributions to the General Fund obligation come from the residential Ad Valorem Tax base. This is about 25% of the total commitment, taxed at the current rate of $.13/ $100 valuation ($4,872,012). Commercial Ad Valorem contributions to the general fund obligation (at the same low rate) potentially comprise an additional 30% of the commitment ($5,929,481). Plan ElEmEnts: land UsE Plan 139 The sum of these contributions is $14,168,240, or 72% of the total commitment. This leaves approximately 28% ($5,636,155) to be funded by other sources (such as sales tax); the unfunded amount equals about half of the potential sales tax from the more than 3,000,000 sf. of retail development permitted by Planned Development Ordinances currently in place. Therefore, it can be said that Westlake’s current entitlements embody sufficient Ad Valorem base to support 50+% of the total General Fund obligations, which is typical of most comparable cities (such as Highland Park). This level of Ad Valorem support potentially allows Westlake to preserve its low rate of taxation and establishes a limit on development impacts (such as traffic presence, day-time population, and viewshed encroachment). Once sufficient Ad Valorem base is in place, approval of additional commercial square footage within the boundaries of Westlake increases potential levels of commercial Figure 101: Westlake Build-out Ad Valorem Analysis encroachment, which can degrade the environmental qualities that residents of Westlake aspire to preserve (as stated in the Goals and Citizen Priority Statements) and which additional Ad Valorem revenue cannot mitigate. As a result of the Westlake Build-out Ad Valorem Analysis above and its favorable comparison to other financially stable cities (such as Highland Park), the Land Use Plan establishes the current level of entitlement for non-residential development as an appropriate maximum for Westlake (given the current low rate of taxation). More specifically, that square footage maximum target can generally be broken down as seen in Figure 102. Note, however, the exact magnitude of square footage embodied in the Planned Development Ordinances depends upon final delineation of the building sites to be permitted and final calculation of applicable FAR’s as specified in the individual PD Ordinances. It is important that Westlake realize most of the non-residential development square footage shown in Figure 102 (an approximation of what is permitted by current Planned Development Ordinances) in order to sustain a comparatively lower rate of single- family taxation. The implications of establishing the approximate current level of commercial entitlement as a cap on further commercial entitlement (subject to final application of PD standards to final permitted parcels) is that future modification of the Planned Development Ordinances will limited movement of permitted non-residential square footage around, within and among the Planned Developments themselves while not adding square footage to the total that already exists. This can be better described as the transfer of non-residential square footage between various Planned Westlake Comprehensive plan Update140 Building Area (Sq. Ft.) Units Rooms PD1‐1 Hotel 150,000 250 Retail 349,483 Office/Education 659,648 Residential 207 PD1‐2 (Entrada) Residential 322 Non‐Residential 1,500:1 ratio = 483,000 PD1‐3 (Granada) Residential 84 PD‐2 Office 5,217,752 PD‐3 PD 3‐1 Office 58,806 Residential 513 PD 3‐3 Office 1,200,000 Hotel 500,000 833 PD 3‐4 Office 558,355 Hotel 750,000 1250 Retail 360,940 Mall 1,630,000 PD 3‐5 Office 884,505 Mixed‐Use 1,305,060 Residential 275 PD 3‐6 Office 1,207,486 Retail 110,650 Residential 40 PD 3‐7 Office Campus 2,940,300 60 PD 3‐8 Office 1,048,707 Office Campus 775,436 Office/Industrial 1,099,019 Retail 131,769 PD 3‐9 Office 27,443 Retail 978,793 Mixed‐Use 660,587 Residential (MF)330 PD 3‐10 Retail 133,633 PD 3‐11 Retail 141,487 Westlake’s Current Entitlements by Land Use Building Area (Sq. Ft.) Units Rooms PD 3‐12 Conference, Education, Data, and 1200 room Hotel 1,250,000 1200 PD‐4 (Tierra Bella) Single Family 28 Area Outside PDs Office (FAR .25:1) 1,100,347 R‐1 (Min. Lot Size 43,560 sf)488 R‐2 (Min. Lot Size 87,120 sf)68 R‐5 (Min. Lot Size 217,800 sf)35 R‐A (Min. Lot Size 43,560 sf)48 Totals Building Area (Sq. Ft.) Units Rooms Residential (SF)2,168 Residential (MF)330 Hotel 1,400,000 2,333 Office/ Office Industrial/ Campus Office 16,730,804 Education/ Conference/ Hotel 1,250,000 1,200 Mixed‐Use 2,448,647 Retail (Inc. Mall) 3,836,755 Westlake’s Current Entitlements by Land Use Figure 102: Westlake’s Current Entitlements by Land Use Plan ElEmEnts: land UsE Plan 141 Development Districts. However, additional square footage (and the additional Ad Valorem revenue associated with it) could be approved IF the request for approval included accomplishment of significant public Goals that mitigate the additional impact (traffic mitigation, need for open space, etc.). Therefore, a case can be made for both: 1. The Transfer of non-residential square footage from one Planned Development Planning Area to another; and 2. Adjustments to the rate of transfer, IF certain public objectives are accomplished through such transfer. Therefore, accomplishment of certain significant public objectives may support a rate of transfer greater than 1:1, constituting a resulting increase in overall non-residential entitlement. The following text establishes the terms of numbers 1 and 2 above by exploration of where non-residential square footage should be transferred to and from and what settings influence the rate of such transfer. Land Use Relationship to View Conditions: The View Analysis discussed in the Framework Plan section of this Comprehensive Plan identifies five view conditions as follows: 1. Vista Points Zone (yellow): Sectors of Westlake from which the recognizable views, generally considered typical of the Town, are attained. These are typically northerly views from areas along, and south of, Dove Road. These elevations are generally higher than elevations along SH 114. Views identified by Planning Workshop participants as characteristic of Westlake’s pastoral, picturesque, and rural identity are mostly seen from this zone and the view is toward the north. 2. Vista Termini Zone (red): Areas of Westlake, generally north of Dove Road, where land elevations equal to or exceed elevation 690 to 700 ft. above sea level and create promontory landforms that define the end point of any vista that includes them. In many cases, these are the land related objects. 3. Vista Shade Zone (blue): Areas of Westlake, generally along SH 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 (purple): 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 (green): 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. The geographic distribution of these view conditions is illustrated in Figure 103. Note that the Vista Points are in the south and the various views head toward the north. This reflects input gathered at the Planning Workshops where the Citizen participants described views as generally seen from points south of, and along, Dove Road (the Vista Point Zone). This geographic distribution identifies the five zones defined above as they lay within the corporate limits of Westlake. Therefore, “Preservation Westlake Comprehensive plan Update142 Figure 103: View Analysis of Views” (picturesque, pastoral, and rural) means reinforcing the view conditions as shown in the View Analysis. The characteristic views of Westlake are sensitive to four types of encroachments as follows: 1. Vertical Disruption: This refers to the height of buildings. The taller the structure, the more visible it generally is. More visibility ultimately transforms a natural skyline into a more urban skyline. Certain View Condition Zones are better suited to accommodate greater building height than others. The View Condition Zone most capable of accommodating building height without disrupting or transforming characteristic views is the View Shade Zones. These areas (shown in blue in the above analysis) are located along SH 114 and “behind” the Vista Terminals (red areas that tend to obscure ones view of development in the View Shade locations). The Vista Terminals (red) and View Corridors (green) are most sensitive to building height because of their importance as view defining landscapes. The View Shed Zones (purple) are somewhat sensitive to building height and that sensitivity tends to be less toward the northern limits of Westlake, along SH 114. 2. Ground Plane Augmentation: This refers to reshaping the land profile and visually subdividing it with parking lots, screen walls, and/or artificially configured buffers. The more the naturally organic relationship of ground plane elements is replaced by composed or engineered relationships, the more the character of what is viewed is transformed. The View Condition Zone most capable of accommodating Ground Plane Augmentation without disrupting or transforming characteristic views is the View Shade Zones. These areas (shown in blue in the above Plan ElEmEnts: land UsE Plan 143 analysis) are located along SH 114 and “behind” the Vista Terminals (red areas that tend to obscure ones view of ground plane development in the View Shade locations). The Vista Terminals (red) and View Corridors (green) are most sensitive to Ground Plane Augmentation because of their importance as view defining landscapes and view defining land forms. The View Shed Zones (purple) are also less sensitive to Ground Plane Augmentation toward the northern limits of Westlake, along SH 114. 3. Form Deviation: This refers to building form that deviates from a pitched roof structure with a more complex perimeter and integration of windows (in lieu of ribbons/walls of glass) reflective of residential forms within the Town. Given the greater amount of non-residential development within Westlake at build-out, the movement of commercial building design away from residentially responsive forms will significantly transform the visual image of Westlake to one that is more urban and non-residential, overall. The View Condition Zone most capable of accommodating Form Deviation without disrupting or transforming characteristic views is the View Shade Zones. These areas (shown in blue in the above analysis) are located along SH 114 and “behind” the Vista Terminals (red areas that tend to obscure ones view of ground plane development in the View Shade locations). The Vista Terminals (red) and View Corridors (green) are most sensitive to Form Deviation because of their importance as view defining landscapes and view defining land forms. The View Shed Zones (purple) are also sensitive to Form Deviation because both residential and non-residential development resides within the same view. However, the northern edges of the view shed along SH 114 are somewhat less sensitive provided that the proximity of non- residential forms is tempered with intervening landscape, like that of Solana. 4. Displacement of Natural Fabric: This refers to the displacement of vegetative communities, water features, and/or land forms that define the vista. As natural fabric is lost, the visual character is transformed toward a less natural appearance. The historic review of aerial photographs discussed in the Existing Conditions Assessment (Part One) illustrates how increasing ranch development moved the characteristic landscape from one that hosted a complex tapestry of plant and native grass communities to one that was more simplified and beame more of a monoculture. The View Condition Zone most capable of accommodating Displacement of Natural Fabric without disrupting or transforming characteristic views is the View Shade Zones. These areas (shown in blue in the above analysis) are located along SH 114 and “behind” the Vista Terminals (red areas that tend to obscure ones view of ground plane development in the View Shade locations). The Vista Terminals (red) and View Corridors (green) are most sensitive to Displacement of Natural Fabric because of their importance as view defining landscapes and view defining land forms. The View Shed Zones (purple) are also sensitive to Displacement of Natural Fabric because it is the intervening natural fabric that mitigates the visual proximity of residential and non-residential development. In addition, entry to Westlake’s residential areas (from SH 114) will likely be through the northern and western edges of the View Shed Zones, making the residential Westlake Comprehensive plan Update144 approach and its visual character part of the view sequence that defines Westlake. The above View Analysis of view encroachment sensitivity suggests that certain areas are more capable of hosting greater building height/ ground plane augmentation/ form deviation/ displacement of natural fabric, while other areas would benefit from less change of existing characteristics. More specifically, these areas can be described as: Sending Areas: • Areas of significant resource • Areas with undeveloped infrastructure • Areas of significant working land potential • Areas of natural sensitivity • Areas of unusual building conditions • Areas of visual and landmark significance Receiving Areas: • Areas with existing or realistically expected infrastructure • Area with community acceptance of increased growth • Area where increased development potential is marketable • Area of lesser visual significance Under the present Planned Development Ordinance provisions, most of the non- residential entitlements have a uniform building height limit (typically 60-65 ft. although PD’s 1 and 2 have heights set by the 635 MSL) and a uniform FAR (typically .4-.45 FAR). Therefore, a ubiquitous non-residential development standard will prevail over Westlake regardless of an area’s sensitivity to view encroachment. In order to transform this ubiquitous condition to a mosaic of visually responsive conditions, the Land Use Plan identifies “Receiving Districts” and “Sending Districts”. These districts are more specifically defined as follows: • Primary Receiving District: When considering any request for transfer of existing entitlement square footage from one PD planning area to another, those PD planning areas and tracts located within the zone classified as a Primary Receiving District are the PD planning areas and tracts where such square footage can be deposited. Such deposit of additional square footage will generally manifest as increased building height, coverage (augmentation of the ground plane), increasingly commercial building form due to larger buildings (form deviation), and possible displacement of natural fabric. Therefore, only the area most capable of accommodating the impacts of increased non-residential square footage can serve as Primary Receiving Districts. According to the earlier analysis of view shed districts, the View Shade Zone (blue) is the Primary Receiving District. • Secondary Receiving/Sending District: PD planning areas and tracts located within the zone classified as a Secondary Receiving/Sending District are the PD planning areas and tracts into which square footage can be deposited and from which square footage can be transferred. Deposition of square footage can only occur in portions of this District less sensitive to encroachment and built in accordance with specialized requirements. Additionally, square footage can be sent from the more sensitive portions of this District to the less sensitive portions of this District (in accordance with specialized requirements) or to the Primary Receiving District. Therefore, only the areas capable of accommodating the Plan ElEmEnts: land UsE Plan 145 impacts of increased non-residential square footage, conforming to special requirements, in certain portions as well as possessing sensitivity to view encroachment in other portions can serve as Secondary Receiving/Sending District. The View Shed Zone (purple) is the Secondary Receiving/ Sending District. • Primary Sending District: PD planning areas and tracts located within the zone classified as a Primary Sending District are those PD planning areas and tracts most sensitive to view encroachment or contain characteristic view features, such Primary Sending Secondary Receiving / Sending Primary Sending Primary Sending Primary Receiving Secondary Receiving Secondary Receiving Secondary Sending Secondary Sending Figure 104: Development Square Footage Transfer Map as land promontories. Therefore, only the areas least capable of accommodating the impacts of increased non-residential square footage can serve as Primary Sending District. The Vista Point Zones (yellow), Vista Terminals (red), and View Corridors (green) are the Primary Sending Districts. The above diagram (Figure 104) recast the earlier View Analysis map as a Development Square Footage Transfer Map, which is in accordance with the previously described sending and receiving areas. Westlake Comprehensive plan Update146 To further illustrate how these districts relate to existing Planned Developments and zoned areas, the above diagram superimposes the Development Square Footage Transfer Map on the Current Zoning Map. Note that there are particular Planned Developments (such as PD-3) which lay across multiple Districts, opening the door to transfer of development square footage from one PD planning area to another. In some cases a Development Square Footage Transfer District lays across multiple Planned Developments, opening the door to consideration of moving square footage between zone areas. This is a significantly more complicated process which is discussed later in this Land Use section. The Land Use districts, explained later in this section, will incorporate these areas of differing development sensitivity as means of establishing their receptivity to change. Secondary Receiving Secondary Receiving Secondary Sending Secondary Sending Primary Sending Primary Receiving Figure 105: Development Square Footage Transfer Map and Current Zoning Map LAND USE RELATIONSHIP TO COMMUNITY TYPE The Framework Plan discussed in Part Two of this Comprehensive Plan identifies six Community Types as follows: 1. Pastoral Community: An area of Westlake, south of and along Dove Road and Roanoke Road, which is predominantly developed and/or zoned as single- family residential use. This area hosts the characteristic views and vistas that identify the residential areas of Westlake. These views are vistas of picturesque, pastoral, and otherwise rural-like settings as well as landmark land promontories. The Pastoral Community is primarily served by Pastoral Streets (as specified in the Framework Plan and Thoroughfare Plan to follow). The Pastoral Community will experience most of the Town’s Plan ElEmEnts: land UsE Plan 147 future single-family residential growth. Therefore, it is important that future residential development perpetuates a compatibility with, the continuity of, and the quality of current residential construction/neighborhoods. Housing units per acre, relationship to the street, project definition, streetscape, and home value are important dimensions of maintaining the above specified relationships. This area is shown in dark blue in Figure 107. 2. View Shed Community (hereinafter called the Commercial Community): An area of Westlake generally north of Dove Road, reaching east toward Solana and west toward SH 170. The View Shed/Commercial Community is mostly undeveloped, containing a few projects such as Solana and Fidelity Investments, but is completely zoned. The eastern and western reaches of this area are the primary entry to the Westlake Pastoral Community. Therefore, what is seen from the street sets a visual reference for visual experiences to follow. Such cognitive significance means that the normally commercial-like quality of the street experience should be replaced by a visually dominant natural-like quality (much like what Solana has done in the vicinity of Solana Boulevard and Sam School Road). The Commercial Community will experience most of Westlake’s campus office growth as well as some limited hospitality and residential use. Therefore, it is important that future non-residential development maintains a balanced relationship with, and provides a transition to, the Pastoral Community. This Community area is shown as purple in Figure 107. Key to establishing this relationship and transition are: a. Open Space and Ground Coverage: The amount of building plate coverage to ground openness is essential to maintaining a campus identity. In the campus setting, a naturalized ground plane dominates and structures are placed within it as opposed to a built context where the landscape is an ornament for the built fabric. This relationship of building to land is the same basic relationship of house to lot where the lot is sufficiently large (relative to the house plate) to give the home a sense of natural setting. Much of the non-residential entitlement in Westlake has a .4-.45 FAR maximum, meaning that the building square footage can be almost half of the land area. At the same time, the building height is limited to 4 +/- stories. As an example of how this equates to building coverage, consider that a one story building with a 20,000 sf plate. At .45:1 FAR, this building could sit on 44,444 sf. of land. Parking for the structure would likely be surface parking at 350 sf/ space and require another 21,000 sf of land for 60 vehicles. Circulation typically requires 10% of the land area total or 4,000 sf. Therefore, the sum of coverage is 20,000 + 21,000 + 4,000 = 45,000 sf or approximately 100% coverage. As the building gets taller, the ratio of coverage to open land improves with about 72% coverage by the time the structure reaches three stories. Clearly, attaining a true “campus” quality requires a lower FAR. At present, Westlake sites which are viewed as exemplary campus projects achieve an FAR less than .3 (some at a .1). Therefore, the campus-like qualities of non-residential development in the eastern and western reaches of the Commercial Community requires lower FAR. b. Building Height: Because this area Westlake Comprehensive plan Update148 comprises the distant view as seen from Vista Points in the Pastoral Zone, building height above a certain level becomes very apparent. Therefore, building height in the Commercial Community is an essential consideration in development design. However, relatively high FAR’s (as discussed above) will tend to push building to the maximum permitted height. It would be to the advantage of Westlake to see more varied height in the View Shed/ Commercial Community so that it does not impose a skyline over the view at build-out. Generally, tree varieties will reach a height of 40 - 45 ft. at maturity and an average overall building height of 40-45 ft. would allow some buildings to be taller and others lower, making a sufficiently variegated distribution of height to prevent over development of the skyline. In order to achieve this distribution of height and still use the development rights currently in place, an ability to shift square footage entitlement not used in attaining the build-out described above to other Planned Development planning areas capable of accommodating the impacts (as described in the previous section) should be considered. c. Building Form: Pitched roof building form and complex perimeters that visually break up the potential massiveness of a commercial wall plane would attain greater compatibility with the residential characteristics of the Pastoral Community. Also, pitched roof forms are more typical of a campus setting. Typically roof pitches greater than 4/12 are more residential in character. d. Natural System Continuity: As stated in the Assessment portion of this Comprehensive Plan Update, the waterways of Westlake run south (upstream) to north (downstream). Because the waterways run south to north, continuity of natural features associated with the waterways also run south to north. Therefore, portions of the Commercial Community are downstream continuations of natural features (corridors and vegetative communities) that are well established up stream. This relationship reinforces the View Shed/ Commercial Community’s importance as an entrance to the Pastoral Communities. Where possible, natural system elements that are continuations of those flowing from some level of establishment in the Pastoral Community should be preserved/ restored. This is difficult when site coverage (building + parking + circulation) approaches nearly 100%. This further supports the notion of relocating development rights out of the Commercial Community to more appropriate areas, provided that certain important relationships with the Pastoral Community are accomplished as a result of such transfer. e. Canopy Restoration: The presence of a robust tree canopy mitigates most sensations of urban-like qualities and promotes an umbrageous visual environment more associated with the visual character of Westlake. Therefore, canopy restoration and creation becomes an important aspect of development within the Commercial Community. f. Streetscape Identity: The Commercial Community is positioned within Westlake as part of its Town identity. Therefore, streets serving the Commercial Community, that are not directly associated Plan ElEmEnts: land UsE Plan 149 with SH 114 or SH 170, should have streetscape characteristics visually associated with the Town Streets (as identified in the Thoroughfare Plan to follow). The Town Street identity in this Community transitions from the ubiquitous regional qualities of SH 114 and SH 170 to the more rural character of streets in the Pastoral Community. 3. Regional Community: An area of Westlake generally lying along SH 114 from Roanoke Road to the east side of Westlake Parkway. The Regional Community is currently undeveloped but completely zoned. This area will host Westlake future growth of retail, office, and higher density forms of residential land use. The Regional Community is largely obscured from views as seen when looking north from the Pastoral Community because it lies north of Vista Terminals identified in the View Analysis. These high elevations in the foreground of such views generally hide the Regional Community area. Also, land within the Regional Community is lower and flatter than most of Westlake. Consequently, the Regional Community is capable of absorbing square footage transferred out of other Community areas without detracting from the visual character objectives of the Town. Therefore, 600 ft. MSL 125 ft. Greater than 700 ft. MSL Figure 106: Height LImit Section Drawing the Regional Community can accommodate: a. Greater Building Height: The view section diagram above (Figure 106) establishes a view angle that would define a height limit for structures in this area. b. Greater Ground Coverage: The intense use of this area by populations from outside the Town of Westlake makes natural preservation difficult. However, detention needs will provide opportunity for natural amenity, which can likely be developed for more intense use in this context. c. Greater Regional Associations and Identity: Building forms, landscaping, and streetscape will likely have a regional quality. Building design may be more contemporary and/ or innovative. Landscaping may be more ornamental and set up for more intensive use. Streetscapes will have a more landmark status associated with visibility from and connection with SH 114. Increased height, coverage and FAR could support the potential for permitting mixed use parking credits, thereby reducing the total amount of parking apron that more intensive development may require. Westlake Comprehensive plan Update150 Like other Planned Development planning areas, current limitations on FAR and building height make it difficult to capture the regional potentials of this Community. Therefore, the Regional Community becomes a good destination for the transfer of development square footage from other Planned Development planning areas. The Regional Community is shown in grey-blue in Figure 107. 4. Town Community: An area of Westlake generally north of Dove Road and south of Lake Turner. The Town Community is mostly undeveloped, containing a few projects such as Deloitte (attains an FAR less than .2) and Westlake Academy. This area is completely zoned and will host most of Westlake’s future resort and hospitality development as well as some level of office and specialty retail. The association of land uses in this area with entertainment and specialty shopping make it important as it supports the residential neighborhoods of the Pastoral Community. Deloitte and Westlake Academy set an appropriate benchmark for development that serves the above described support function. Similarly, resort development will likely have abundant amenity open space(s), thereby reinforcing an overall visual character in which the sense of open space-to-development favors open space. Many of the important considerations that define appropriate development for this region are similar to those discussed in the Commercial Community. Transitions to residential are necessary, which means that open space creates a residential buffer through which more trail connections flow. The Town Community is served by Town Streets (as shown in the Thoroughfare Plan to follow), which have a distinctive Westlake Streetscape visually different than the regional circulation system (SH 114 and SH 170 and the associated service roads) but is more visually associated with the Pastoral System (roads of the Pastoral Community). The Town Community is shown as a russet color in Figure 107. 5. Town Common: An area of Westlake located at the interface of the Regional Community, the Town Community, and Open Space, which is served by the Town Road System (as illustrated in the Thoroughfare Plan to follow) and serves as a trail hub for the Town. This area is an organic nucleus for the Town that makes the relationship between other Community elements (described herein) meaningful and “town-like”. Without a Town Common or other hub feature, Westlake is missing the key attribute of “town-ness” and is subsequently inorganically divided into two separate settings: one is Commercial and the other is residential. Without such a hub to reconcile connection of these land use areas, the commercial component attaches to SH 114 and the residential component attaches to surrounding cities, like Southlake and Keller. As a result, an unresolved area of partially developed/partially undeveloped space will exist between the two land use areas. A town hub, a specific goal emerging from the Westlake Public Workshops (#1 and #2), reconciles this potential bifurcation of the Town. 6. Open Space: An area of Westlake generally north of Dove Road and extending in an east to west direction from the View Shed/ Commercial Community abutting SH 170 to the View Shed Community abutting SH 114 at Solana Boulevard. This area encompasses the major Vista Terminals Plan ElEmEnts: land UsE Plan 151 and establishes a central open space corridor lying between the Regional Community and Pastoral Community while engaging the Town Community and Town Common. This area functions as a: a. A hub for trail connections between Westlake’s neighborhoods and important destinations within the Town. b. A conservation zone for key natural features, like water bodies, waterways, and landmark landforms. c. An edge for Westlake that defines the boundary between Regional Community and Pastoral Community (with the Town Community and Town Common being associated with the open space network). d. A publically accessible amenity, whether visually or physically, that enhances residential value. e. An appropriate setting for the educational assets of the Town. f. Recreational asset for the community and a location for public parks (as defined in the Open Space Plan to follow). g. A micro-setting that defines the streetscape seen from the primary Town Streets, thereby preserving the pastoral street qualities that Westlake residents seek to preserve. All of the above functions are potentially negatively impacted by development. Therefore, it is desirable that the Open Space Community is largely undeveloped to remain open and natural. However, existing entitlements do not make provision for such disposition of this property and incentives will be necessary to incentivize the transfer of square footage currently permitted for this area to another Planned Development planning area. Figure 107 is the Framework Plan that was reviewed at Public Workshop #2, and Figure 108 is the Communities Map, referenced above, which is a result of the revision of the Framework Plan based on input received at that Workshop, input from the Planning Steering Committee, and reconciliation of the Community Types with the Entitlements currently in place. Note that the distribution of Community Types is substantially the same in each map. Town Common Open Space Pastoral Community Town Community View Shed Community Regional Community Dove Road Trails Figure 107: Framework Plan – (base of Communities Map) presented at Workshop #2 Westlake Comprehensive plan Update152 Figure 108: Communities Map – Result of Public Inputs and Existing Entitlements Figure 109: Receiving/Sending Zones in Relation to View Analysis Plan ElEmEnts: land UsE Plan 153 Figure 110: Receiving/Sending Zones in Relation to Community Types Figure 109 applies the idea of sending and receiving development square footage to the appropriate areas identified in the View Analysis. Figure 110 takes a step further by illustrating the relationship between Communities and the Sending/Receiving Zones derived from the View Analysis. Note that the Communities described as most capable of accommodating the importation of square footage are also located in the view areas that are less visible or farther away from the Vista Point Zones. These are also identified as the Receiving Zones. Using this Framework evolution as a base, the Land Use Plan addresses the following: 1. Public Implementations: The objectives to be achieved through movement of development square footage between sending districts and receiving district for various community types. 2. Development: The recommended development height and coverage within the Community. 3. Land Use: The recommended land uses for each district that reinforce the character and intent of the community type engaged (refer to Part One: Policy Tabulations of the Implementation Plan). 4. Rates: The rates of transfer between exporting communities and importing communities (refer to Part One: Policy Tabulations of the Implementation Plan). THE LAND USE PLAN The Land Use Plan has three elements that collectively speak to the issue of use within the particular setting of Westlake. As stated earlier, that setting is one in which all vacant land within the Town is zoned by either categorical zoning or Planned Development Ordinance. Therefore, land use, in its most fundamental sense, is legally prescribed by legal instruments that already exist. However, many of these designations are over 20 years old and market conditions have changed since the original requests, making it potentially desirable for land owners to Westlake Comprehensive plan Update154 seek adjustment of that earlier zoning. In addition, this Comprehensive Plan Update asserts that Westlake’s favorable Ad Valorem comparison (at build out) with other financially stable cities (such as Highland Park, Texas) tends to make it less important for Westlake to seek additional commercial square footage for financial sustainability reasons. Therefore, it can be viewed that the use of a reasonable portion of the present level of commercial entitlement should be sufficient and that the additional Ad Valorem revenue attained from commercial square footage expansion (through entitlement increase) may not be sufficient to resolve the traffic problems that it will impose on the Town. Although additional entitlement square footage may not be necessary for Westlake (unless a significant public purpose is served), it may be desirable for the existing distribution of entitlement density (building height and coverage) to be relocated within the tapestry of zoning designations (Planned Development planning areas), thereby allowing certain planning areas to increase in response to market conditions and others decrease in response to adjacency issues and other market considerations without financial loss of the entitlement originally granted. The Land Use Plan (Figure 111) shows 16 Land Use Districts derived from eight basic character districts (tying back to the Community Types presented above and derived from the Framework Plan and community input from Public Workshop #2). Each of the basic eight districts are divided by one of four Land Use suffixes depicting the import/export setting in which it resides, resulting in 16 Land Use Districts. The four suffix types reflect the view setting in which the district resides and, thereby, its suitability for import or export of commercial square footage and general sensitivity to development. The eight basic Land Use Districts and the four applicable suffix types (resulting in the 16 Land Use Districts) are: 1. Open Space Dominant a. District Type: Open Space (OP). The area encompassing the major Vista Terminals and other natural assets and provides the general transition space between what is residential and what is commercial within the Town. It is desirable that the Open Space area be undeveloped, although a certain level of educational development may be compatible. b. Suffix Variations: There are no suffix variations for Open Space. 2. Residential Dominant: a. District Type: Pastoral Community (PC). This area that will experience most of the Town’s future single-family residential growth. Compatibility with existing high-end residential development is important. b. Suffix variations: i. PC-A: Indicates location within the View Shed Zone ii. PC-B: Indicates location within the View Corridor Zone 3. Low to Mid-Density Office Dominant: a. District Type: Commercial Community 1 (CC1). The areas lying close to SH 114 yet still part of the visual fabric as seen from higher elevations of the Town. In the future, this area will host larger campus office/mixed use projects (much like today’s Solana). b. Suffix variations: i. CC1-A: Indicates location within the View Shed Zone and, therefore, visually present in the views and vistas of Westlake. ii. CC1-B: Indicates location within the View Corridor Zone and, therefore, visually present in Plan ElEmEnts: land UsE Plan 155 many views and vistas as well as associated with existing creek- ways. Development in this area should be responsive to the visual and hydrologic sensitivities of this zone. 4. Campus Office Dominant: a. District Type: Commercial Community 2 (CC2). This area, generally lying south of SH 114 and east of SH 170, will experience most of the Town’s future office campus development. b. Suffix Variations: i. CC2-A: Indicates location within the View Shed Zone and, therefore, visually associated with the pastoral area, justifying considerations regarding compatibility. ii. CC2-B: Indicates location within the View Corridor Zone and, therefore, visually present in many views and vistas as well as associated with existing creek- ways. Development in this area should be responsive to the visual and hydrologic sensitivities of this zone. iii. CC2-C: Indicates location within the Vista Terminal Zone and is, therefore, visually sensitive. Commercial development in this area has the greatest visual impact on the residential fabric. iv. CC2-D: Indicates location within the View Shade Zone andis visually obscured from most views and vistas, thereby allowing greater commercial association. 5. Campus Office/ Residential Hybrid Dominant: a. District Type: Commercial Community 3 (CC3). This area, generally south of Solana Boulevard, will also experience future campus development, although it also contains some residential potential (as specified in the existing Planned Development Ordinance for PD 1 and its amendments PD1-2 and PD1- 3). b. Suffix Variations: i. CC3-A: Indicates location within the View Shed Zone and, therefore, visually associated with the pastoral area, justifying considerations regarding compatibility. 6. Resort, Commercial Transition, Residential Mix, and Specialization Dominant: a. District Type: Town Core (TC). This area is located in the heart of existing commercial entitlement area and is suggested as an area in which to locate that commercial development most supportive of functioning as a central hub for Westlake. This could include vertical mixed-use, entertainment, and/or specialty retail. b. Suffix Variation: i. TC-A: Indicates location within the View Shed Zone and, therefore, visually associated with the pastoral area. More campus- like development pattern with generous open space (as seen with the development of the Deloitte site) is appropriate. ii. TC-B: Indicates location within the View Corridor Zone and is, therefore, visually sensitive to vertical development. In addition, development here should be responsive to the presence of water ways and water bodies by allowing such natural features to exist in a more natural state. This area has a special sensitivity to FAR, coverage and building height. Westlake Comprehensive plan Update156 iii. TC-D: Indicates location within the View Shade Zone and is, therefore, visually obscured from most views and vistas, allowing greater design and density flexibility. A portion of this area is currently zoned as R-1 and O but is surrounded by office, mixed-use commercial, and resort use. The residentially zoned portions of this district could be exchanged with other commercial entitlement to aggregate commercial in this area and expand residential in the residentially contiguous zones. 7. Town Hub and Town Activity Center: a. District Type: Town Common (TCO). This area will be flanked by future resort, specialty commercial, entertainment, mixed residential, and office development. Uses in this area are responsive to the Town Common and open space that could surround them and serve meaningful to both the Town and regional interests. b. No Suffix Variations: i. TCO: Located north of the Westlake Academy, encompassing the landmark landform in that area as well as the hillside down to Lake Turner. The visual prominence and central location of this area makes it ideal as a place for expression of civic activity/ identity/community. Such purpose and location makes this area sensitive to vertical development, which would encroach upon it and, thereby curtail its use or preservation of the landmark landform it encompasses. 8. Higher Density Commercial Dominant: a. District Type: Regional Commercial (RC). This area will likely experience demand for the most intense commercial development due to its association with SH 114 and access capacity due to Westlake Parkway. b. Suffix Variations: i. RC-B: Indicates location within the View Corridor Zone and is, therefore, visually present in many views and vistas as well as associated with existing creek ways. Portions of this area are currently zoned “O” but such uses here would be surrounded by office, mixed-use commercial, and resort use. Commercial continuity in this area is deemed a desirable land use objective. ii. RC-D: Indicates location within the View Shade Zone and is, therefore, visually obscured from most views and vistas. Buildings in this location can be considerably taller than currently permitted. Commercial aggregation in this area is deemed a Land Use objective, especially when it promotes and incentivizes lower density commercial (with a greater proportion of open space) in other areas. Further, it is likely that higher density development will be more regionally associated (attracting vehicular trips in and generating trips out from regional locations). Therefore, this component of Westlake’s fabric is logically located closer to the regional access points. Plan ElEmEnts: land UsE Plan 157 Figure 111: Westlake Land Use Districts DISCLAIMER: 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. Figure 111 illustrates recommended spatial distribution of these Land Use Districts within the Town of Westlake: Description and Visualization of the Character Districts: The following section presents a description of each Land Use Character District, explaining the intent and desired qualities of development in each area. Each block also presents pictures meant to further explain the attributes of preferred development. Westlake Comprehensive plan Update158 District Type: Open Space (OS) Character Statement: Westlake resides at the geologic break between the uplands (extending south into Keller) and the lowlands (sweeping north toward Lake Grapevine). Eroded landforms perched at the terminus of a rolling topography that gives way to flatter pastures is the identifying natural character of Westlake, which is also the composition of characteristic views and vistas cherished by Town residents. The Open Space Land Use District contains much of this identifying landscape and the waterways associated with it. The intent of the Open Space District is to preserve vistas and view corridors and, thereby, preserve the essence of Westlake’s pastoral setting as it experiences increasing amounts of commercial and residential development. The Open Space Land Use District is meant to be primarily undeveloped with the landmark landforms of the Town remaining in their natural condition, thereby preserving important views as well as natural and rural settings. Where it is not feasible to have an undeveloped condition, FAR’s in this area should be similar to those already attained at the Deloitte University site so that large portions of any development tract are open, undeveloped, and used for the creation of retention ponds and other natural features that enrich Westlake. Flood plains and waterways should be aggressively preserved and remaining tree communities/wooded areas protected. Plan ElEmEnts: land UsE Plan 159 District Type: Pastoral Community (PC) Character statement: 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. Westlake Comprehensive plan Update160 District Type: Commercial Community 3 (CC3) Character Statement: The Community Commercial 3 Land Use District is similar to the Community Commercial 2 Land Use District except that it has already permitted residential land uses within it. Therefore, residential adjacency is an important issue of this District. Commercial development of the Community Commercial 3 District is meant to be more “office campus”- like development, wherein the corporate addresses are essentially corporate estates sitting on large landscaped sites in a manner similar to the Pastoral Community residential patterns. FAR’s in this District will be lower than the .4 to .45:1 embedded in most Planned Development Ordinances. FAR’s should be similar to levels of development seen at Fidelity Investments; however, FAR abutting residential should be lowered through the employment of added landscape buffers. Detention facilities as required for commercial development should be retention ponds located so as to be in the public view. A larger percentage of site open space, building heights not exceeding four stories, natural and drifted landscape, and retention ponds visible to the public view are characteristics of the Community Commercial 3 Land Use District. The Community Commercial 3 Land Use District is a building height and coverage sending zone. It is encouraged that exportation of building square footage be for the purpose of supporting low FAR’s with more open space or conversion from commercial to transitional residential use (as per the Housing Plan to follow) in areas that abut existing residential zoning. Plan ElEmEnts: land UsE Plan 161 District Type: Community Commercial 2 (CC2) Character Statement: The Community Commercial 2 District generally lies between the Community Commercial 1 Districts and the Pastoral Community Districts. Therefore, the Community Commercial 2 District is meant to be a land use density transition from highway fronting commercial use to landscape dominated residential use. Therefore, building height and the amount of open land surrounding commercial uses in this area is important. Commercial development of the Community Commercial 2 District is meant to be more “office campus”-like development, wherein the corporate addresses are essentially corporate estates sitting on large landscaped sites in a manner similar to the Pastoral Community residential patterns. FAR’s in this district will be lower than the .4 to .45:1 embedded in most Planned Development ordinances. FAR’s should be similar to levels of development seen at Fidelity Investments. However, that small segment of the Community Commercial 2 District located in a View Shade Zone can tolerate development that somewhat exceeds currently permitted levels. Further, another portion of the Community Commercial 2 District is located in the high ground of a view terminal. In this case, efforts should be taken to preserve the landform by exporting development density to another Land Use District as identified in the Land Use Plan (CC-1, TC-1 TC-2, or RC). Detention facilities as required for commercial development should be retention ponds located so as to be in the public view. A larger percentage of site open space, building heights not exceeding four stories, natural and drifted landscape, and retention ponds visible to the public view are characteristics of the Community Commercial 2 District. This District is a building height and coverage sending zone. It is encouraged that exportation of building square footage be for the purpose of supporting low FAR’s, more open space or conversion from commercial to transitional residential use (as per the Housing Plan to follow) in areas that abut existing residential zoning. Westlake Comprehensive plan Update162 District Type: Community Commercial 1 (CC1) Character Statement: Much of the Community Commercial 1 Land use District lies along SH 114 , generally east of Westlake Parkway, and along SH 170, generally west of Roanoke Road. This area is a transitional zone between the highways and the Community Commercial 2 and 3 Districts. In a Community Commercial 1 District, the value of highway frontage can be captured to an extent that does not adversely encroach upon the view sheds extending north east and north west from higher elevations southward in the Pastoral Community. Buildings in this location can be somewhat taller than building heights in the Community Commercial 2 and 3 Districts, with greater coverage. Portions of the Community Commercial 1 District fall within a Corridor View Zone that follows one of Westlake’s existing creek- ways. In these areas building heights should remain low at approximately four stories. However, other SH 114 and SH 170 frontage areas within the Community Commercial 1 District can have taller structures (approximately seven stories or 80 feet). At these freeway frontage locations, FAR’s can be higher than other Community Commercial Districts. While not urban, the intent of the Community Commercial 1 Land Use District is to project a freeway identity for Westlake at the portals leading to its residential areas that is more office park-like in its character while still responding to the value potentials of the highway locations. Six and seven story buildings with well- designed native landscapes (use of water features in the landscape that are visible from the highway), parking hidden from freeway view, and a void to solid ratio not exceeding .7:1 (greater solid than void) characterize the Community Commercial 1 Land Use District. Plan ElEmEnts: land UsE Plan 163 District Type: Town Core (TC) Character Statement: The Town Core Land Use District is a context district that supports the Town Common District. This means that it serves the viability of Town Common through supporting hospitality, entertainment, and office uses. The Town Core District is also a transitional district, transitioning from the regional commercial scale of the Regional Commercial District (to the north and west of the TC area) to the Town Common and Community Commercial Districts (generally south and east of the TC area). Potions of this district are located in the View Shade Zone and, therefore, appropriate for the importation of building square footage, as building heights exceeding five stories can be accommodated here. Portions of the Town Core District falling within a View Shed or View Corridor Zone should retain lower building heights in the four story range. While not urban, the Town Core district has a more conventional street relationship than Community Commercial Districts have, and the associations with the street are active (including drives, premise signs, trails/sidewalks, parking, visible porte- cocheres, and other features such as flag islands, etc.). More street engagement, more composed landscaping, transitional FAR’s, and void to solid ratios about .7:1 (more solid than void) are characteristics of the Town Core Land Use District. Westlake Comprehensive plan Update164 District Type: Town Common (TCO) Character Statement: The civic and social identity of Westlake is embodied in this district. The Town Common Land Use District also expresses the pastoral identity of the Town. The Town Common District is the hub of local activities as envisioned in the Planning Public Workshops, converging upon a pedestrian friendly environment. This District is a place for expression of civic- ness, a place for gathering, festive and ceremonial events, and family outings; all while being close to the Academy and recreation facilities of a school park. The Town Common contains one of Westlake’s most dramatic Landmark Landforms. The steep slopes dropping from the hill top, toward the Regional Community Land Use District are difficult for development but well suited for scenic purpose. The Town Core Districts, which flank the Town Common on the east and west, have a potential to energize use of the Town Common. Entertainment and higher density residential land uses in these abutting areas reinforce a sense of hub importance. The urban-ness of the Regional Commercial Districts transitions through the Town Core District and Town Common to blend with the single-family residential character of the Pastoral Community. Public facilities located here should be designed in a style derived from agricultural references that remember Westlake’s heritage. Needed public parking should be treated in a manner that allows the parking area to have ecological significance (such as the bio-swale parking area at Arbor Hills Nature reserve in Plano). Plan ElEmEnts: land UsE Plan 165 District Type: Regional Commercial (RC) Character Statement: The Regional Commercial District is the most intense commercial district in Westlake. It is viewed as the primary receiving district for movement of commercial square footage out of Community Commercial and Town Core Districts where more open space, undeveloped site area, and lower buildings are sought. The Regional Commercial Districts can accommodate buildings in excess of eight stories (in some areas). Lying along SH 114 and SH 170, the Regional Commercial Land Use District is served by the regional corridor more than the Town Arterials. Taller buildings, wider streets, more intense parking, parking structures, formal street landscaping, active building to street relationships, connected parking aprons, higher light levels, and a void to solid ratio of 1:1 (a balance of solid and void) are characteristics of this site. Higher levels of development density and greater highway visibility call for establishing an overarching architectural continuity and other site design compatibilities. Westlake Comprehensive plan Update166 Summary of Exporting and Importing Districts: The following diagram illustrates the relationship of the basic Land Use District Types and the earlier described suitability of export or import commercial square footage. Note that the Open Space and Community Commercial Districts are most suitable for exportation while Regional Commercial and Town Core are most suitable of importation. Use Recommendations, Development Conditions, and Export Ratios by Land Use District are described in detail in the Implementation Document. CONCLUSION This Land Use Plan seeks to further the Goals and aspirations for the Citizens of Westlake as presented in the Public Planning Workshops. Therefore, this Land Use Plan builds upon the recognition that market conditions in 2014 are significantly different than market conditions in 1992 and that such change of condition will likely motivate owners of undeveloped property to seek augmentation of their current zoning ordinance. Therefore, this Land Use Plan is meant to be a guide in discussions when considering such requests by seeking to identify pathways to a positive response that does not further burden the Town with additional traffic and/or facilities demand. 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 Westlake Comprehensive plan Update168 Page 1 of 16 Westlake Planning and Zoning Commission TYPE OF ACTION Regular Meeting - Action Item Westlake Planning and Zoning Commission Meeting Monday, February 11, 2019 TOPIC: Conduct a public hearing and consider a recommendation of a proposed Ordinance approving 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 Planned / Responsible Development 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) Paul Pastore, Waterside Land Company, LLC, on behalf of property owner, J. Timothy Brittan, is requesting to develop a maximum 68 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. A previous request by the applicant, similar to this request, was withdrawn at the May 21, 2018 Town Council meeting due to technical issues related to property ownership. The ownership issues have since been resolved and the applicant is submitting a new request. Page 2 of 16 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 16 attached single family units, each on an individual platted lot, and 52 detached single family units creating a total of 68 units on 68 lots. Other proposed uses include a health and wellness 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 1.8 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 a proposed amendment to 2015 Comprehensive Plan that precedes this item. Given the proposed policy provisions, if approved, the development would be allowed to provide a maximum of 282,048 square feet of “base plate”, or area under roof. This equates to an average of 4,147 square feet under roof per lot, leaving a balance of 1,364,520 square feet to be dedicated to roads, sidewalks and driveways, drainage areas, open space and amenities. This means that a maximum of 0.17% of the entire development area may be devoted to residential building footprint. STAFF RECOMMENDATION: The total aggregate area under roof for all residential buildings in the development shall not exceed 282,048 square feet per the proposed amendment to the 2015 Comprehensive Plan regarding residential density. 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 68 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 Page 3 of 16 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: 1. Promenade Estate Homes ‘Block A’ (14 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: 1,000 square feet c. Minimum Lot Width at Building Line: 80 feet d. Front Setback: 10 feet; or 5 feet (2) for side facing garages, courtyards and accessory structures not utilized for storage. e. Side Setbacks: 0 feet; the principal structure may be located on the property line; the total length of the building to be located on the property line shall not exceed 20% of the average lot depth. staff recommendation 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 finished floor to the mid-point of the span of the highest pitch. 2. South Side Villa Homes ‘Block B’ (15 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: 1,000 square feet c. Minimum Lot Width at Building Line: 70 feet d. Front Setback: 10 feet; or 5 feet (2) where courtyards/motor courts are provided e. Side Setbacks: 0 feet; the principal structure may be located on the property line; the total length of the building to be located on the property line shall not exceed 20% of the average lot depth. staff recommendation f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. When backing to the southern border and Oakmont Hills, there shall be a 40- foot minimum setback for the main house structure. g. Minimum Unit Size: 3,000 square feet h. Maximum Height: 35 feet from finished floor to the mid-point of the span of the highest roof pitch. 3. Brownstones ‘Block C’ (16 total units proposed) a. Housing Type: Single Family Attached b. Minimum Lot Size: 1,000 square feet c. Minimum Lot Width at Building Line: 40 feet d. Front Setback: 10 feet; or 5 feet (2) for side facing garages, courtyards and accessory structures not utilized for storage. e. Side Setbacks: 0 feet g. Minimum Unit Size: 3,000 square feet h. Staff Recommended Rear Setback and Maximum Height: Any building with a top plate height greater than 24 feet must set back an additional 1.5 feet, from a minimum setback of 25 feet, for each 1 foot of additional plate height (hereinafter known as the setback building envelope). The maximum permitted top plate height is 35 feet. No portion of the structure may be project higher than the line created by this setback building envelope with the exception of Page 4 of 16 balcony rails, chimneys, and cupolas, which may be taller than the setback building envelope. The maximum height for any portion of a building, exclusive of the exemptions cited above, is 45 feet. Portions of a structure with a plate height less than 35 feet. may be located within the setback building envelope as illustrated in the shaded portion of the following diagram. As illustrated in the above diagram: • No building with a plate height of 35 feet may be closer to the common lot line with the adjacent Vaquero development than 41.5 ft. • No building with a plate height of 24 feet may be closer to the common lot line with the adjacent Vaquero development than 25 feet • No building with a plate height of 12 feet may be closer to the common lot line with the adjacent Vaquero development than 20 feet. • Any building with a plate height greater than 12 feet must provide a minimum 12 foot landscape buffer at the common property line with the adjacent Vaquero development. 4. Ridgeview Homes ‘Block D’ (6 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: 1,000 square feet c. Minimum Lot Width at Building Line: 65 feet d. Front Setback: 10 feet; or 5 feet (2) where courtyards/motor courts are provided Page 5 of 16 i. Side Setbacks: 0 feet; the principal structure may be located on the property line; the total length of the building to be located on the property line shall not exceed 20% of the average lot depth. staff recommendation e. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. f. Minimum Unit Size: 3,000 square feet g. Maximum Height: 35 feet from finished floor of the main living floor to the mid-point of the span of the highest pitch. 5. Meadows Villa Homes ‘Block E’ (11 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: 1,000 square feet c. Minimum Lot Width at Building Line: 70 feet d. Front Setback: 10 feet; or 5 feet (2) where courtyards/motor courts are provided e. Side Setbacks: 0 feet; the principal structure may be located on the property line; the total length of the building to be located on the property line shall not exceed 20% of the average lot depth. staff recommendation 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 finished floor to the mid-point of the span of the highest roof pitch. 6. Golf Villa Homes ‘Block F’ (6 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: 1,000 square feet c. Minimum Lot Width at Building Line: 70 feet d. Front Setback: 10 feet; or 5 feet (2) where courtyards/motor courts are provided e. Side Setbacks: 0 feet; the principal structure may be located on the property line; the total length of the building to be located on the property line shall not exceed 20% of the average lot depth. staff recommendation f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. g. Minimum Unit Size: 3,000 square feet Maximum Height: 35 feet from finished floor 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. • All homes shall be setback a minimum of 125 feet from Pearson Lane. • All homes shall be setback a minimum of 40 feet from the southern boundary line of the development. 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. Page 6 of 16 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. 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 Page 7 of 16 Open Space. The applicant proposes that 13 acres, or 34.4%, of the development will be dedicated to open space as follows: • “Approximately 8.9 acres of Private Open Space • Approximately 3.6 acres of Public Open Space • Approximately 0.5 acres of Tree Preserve” Private open space would include an “health and wellness center” and a guardhouse. Exhibits are attached showing the proposed design of these amenities. The health and wellness center is proposed to include: • Exercise facility • Multi-use space • Restroom and changing facilities The applicant proposes that the health and wellness center be completed within a timeframe not to exceed the issuance of the 27th new home permit. 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 68 residential units, the applicant is required to provide a minimum of 2.26 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. According to the applicant, public park amenities will include: • Multiple Lakes • Public trail system with pet sanitation and watering stations • Areas designated for Public Art Competition • Trailhead parking • Historical landmark preservation of the Buck E. King historical marker 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.” Page 8 of 16 The applicant proposes to provide a master landscape plan subsequent to approval of the change in zoning and will include: • 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. • Establishing forest and meadows using various types, sizes and species of trees developing a diverse over story. • Further definition will be given to the forest by using a native understory in certain areas of the community. • 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. • Water themed community with the water emanating from the main community center water feature and acting as the “headwaters” for the water system. • A genuine effort will be made to save and protect old-growth trees. • 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. • 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. 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. Page 9 of 16 • Open Space: A minimum of 13 acres (34.4%) 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: 8.9 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. Health and Wellness Center - The 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 27th home permitted in the development. No additional builder permits shall be issued in the development until the center is deemed complete by the Town Manager or designee. The health and wellness center shall be consistent with the elevations shown in Exhibit XX and shall include the amenities described in Exhibit XX. • 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 homeowner’s association. SIDEWALKS AND TRAILS The applicant states that there will be no typical concrete sidewalks in the development. Rather, walking trails (natural material) will be located along each side of the esplanade water feature, serving pedestrians on both sides of the divided main roadway and throughout the development. Page 10 of 16 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. 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. FENCING The applicant states that 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. 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 perimeter adjacent to the Vaquero Golf course (east), the applicant proposes to utilize the existing fence currently in place, which shall be cleaned and repainted black. Along the southern boundary of the development adjacent to the City of Keller, the applicant proposes to construct a “decorative iron fence with masonry columns”. 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: • Dog runs • Swimming pool safety • 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 Page 11 of 16 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. Proposed Gate Materials: • Wood with frame members measuring a minimum of 1.5 inches thick and infill planks measuring a minimum of 1.5 inches thick. • 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. • 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 methodology, the maximum 68 residential units proposed is projected to generate a total traffic impact of 672 vehicle trips per day. Page 12 of 16 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, which has been updated to account for the reduced number of units: • The proposed development is expected to generate 672 trips on a daily basis. • 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 Page 13 of 16 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. Page 14 of 16 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.” Given the gross density recommendation of one dwelling unit per acre above, an amendment to the above section is proposed as a companion item whereby a higher gross density is allowed provided the following criteria are met: 1. The individual residential clusters are no larger than 11 units, and 2. The land area given to common open space (exclusive of streets) is at least 30% of the gross land area, and 3. The open space is generally used to define clusters and is contiguous throughout the project. 4. The total aggregate lot coverage area by residential structures (or aggregate Page 15 of 16 Permitted Base Plate) should be calculated as follows: Total acres x 7,000 (or Standard Permitted Base Plate) 5. A bonus increase of the Permitted Base Plate may be permitted if the total development open space exceeds 30% of the total development area as follows: 0.015 times the Standard Permitted Base Plate (7,000sf.) for each additional 1% of gross site area dedicated to Open Space above the minimum 30%.” 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.” 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.” Subject to final approval of the master landscape plan, the development 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= Page 16 of 16 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 one letter of support and an email from a representative of the Oakmont Hills homeowner’s association in Keller. 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. However, in concert with the proposed companion amendment to the Comprehensive Plan allowing for density clusters surrounded by open space, the proposed development provides an opportunity to execute the various factors described above from the Comprehensive Plan in a unique setting. The proposal by the applicant and the staff recommendations contained in this memo provide a clear path forward whereby the development must meet the community’s expectations for design and development excellence. Therefore, staff recommends approval subject the conditions contained in this memo as well as the following conditions: • Staff recommends approval subject to the companion amendment to the comprehensive plan regarding density calculations is approved and it’s recommendations are adopted as part of the approving PD ordinance; • Staff recommends denial if the companion amendment to the comprehensive plan regarding density calculations is denied; ATTACHMENTS 1. Existing Location Map 2. Developer Submittal: Development Applications 3. Developer Submittal: Development Proposal 4. Developer Submittal: Development Exhibits 5. Staff Exhibit: Current Zoning Map 6. Staff Exhibit: Comprehensive Plan Land Use Plan 7. Staff Exhibit: Correspondence Received City of Keller Town of Westlake Subject Property Aspen Lane Pearson Lane Copyright © 2019 By Waterside Land Co, LLC SPENCER RANCH PROPOSED CONCEPT/DEVELOPMENT PLAN TOWN OF WESTLAKE January 2019 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 N orth 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 details how a single source deliver system will manage both the developing and the homebuilding entities ensuring exceptional and consistent quality from inception to completion. This allows a single entity to remain focused on complying with the various visions, aspects and intentions of the Westlake Comprehensive Plan. Page 2 of 30 SPENCER RANCH GENERAL INFORMATION UNIQUE DELIVERY SYSTEM A Single Company Manages both the Developing and the Home Building: Waterside Properties, LLC is a 30+ year Homebuilding company and will oversee all home construction 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. T he 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 oversee the land development of Spencer Ranch. Waterside Properties, LLC (www.watersidecompanies.com) Waterside has created a “UNIQUE DELIVERY SYSTEM” SINGLE SOURCE 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 Single Source Project Implementation System that controls both the Developer and the Home Building entities who will not only oversee developing the land…but…also, oversee the building of the houses on that land and thereby be in a position to create a truly unusual, lifestyle product that has exceptional and consistent quality . With “skin in the game” from the outset, there is an unusual motivation to maintain quality design and construction as the ultimate return for the community. 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 oversee both aspects of 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. Page 3 of 30 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 and incorporating a “Wellness Lifestyle” aspect to the community: Spencer Ranch Community: Our goal is to bring a sense of place to new communities through a well thought- out “reverse design process,” using the natural fabric of the land and incorporating a wellness component that encourages best in class use of space. 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 and healthy 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 68 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 traditional street development creating the sense of true community and a gathering place with a classic linear water feature. The community further reinforces the “social fabric” concept by the lack of solid fencing at individual properties and the use of specific view corridors creates “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 know how to see it before we see it and how to design and build quality. “We are creating a unique and healthy style of living in Spencer Ranch, with a level of quality 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. The residence of Spencer Ranch will enjoy a well-conceived, rich in quality neighborhood that allows for a wellness centered maintenance free living 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, healthy lifestyle community contains “multiple clusters” of housing, built around water themed land use defined by multi-layer forest and tree corridors defining the clustered Page 4 of 30 zones and incorporates an aerobic trail system throughout the community. 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 aerobic 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). Page 5 of 30 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 home clusters. 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.” Page 6 of 30 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.” Waterside has created an “AEROBIC WELLNESS” development Page 7 of 30 Waterside is committed to the natural preservation of the land and integrating health and wellness trails in three aerobic zones in the development. Waterside is currently working on a “best in class” Aerobic Trail program for Spencer Ranch. “AEROBIC ZONED DEVELOPMENT: Using the natural terrain and natural enhancements as shown on the Concept/Development Plan Waterside is creating a development that not only respects the natural grade, respects the Comp Plan but creates unique, functional, measurable and effective trails thought out the development. Waterside is creating 3 levels of Aerobic Trails with a “Slope~Step~Obstacle” standards: Low Impact Aerobics Zone: • Flatter grades, gentle slopes, meandering pathways, no steps, no natural obstacles Moderate Impact Aerobics Zone: • Transitional grades, steeper slopes (generally 2% to 5%), minimal easy steps with a rise no greater than 4”, minimal natural obstacles Vigorous Impact Aerobics Zone: • Steeper grades (generally greater than 5%), multiple steps with a riser greater than 6”, many varied natural obstacles Page 8 of 30 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: • 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. • Establishing forest and meadows using various types, sizes and species of trees developing a diverse over story. • Further definition will be given to the forest by using a native understory in certain areas of the community. • 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. • Water themed community with the water emanating from the main community center water feature and acting as the “headwaters” for the water system. • A genuine effort will be made to save and protect old-growth trees. • 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. • 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 Page 9 of 30 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. since the gate house/sales center is the key feature to the early progress of the development and it has direct access to utilities and Pearson Ln, the developer is requesting to be allowed to submit building plans and start construction of the gate house/sales center structure within 60 days of Town approval of the concept development plan and following the normal building permit application process. “The Gate House at Spencer Ranch” Page 10 of 30 “The Health & Wellness Center at Spencer Ranch” A Health & Wellness Community 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 27th home in Spencer Ranch. The amenity center will contain the following minimum amenities: • Exercise facility • Multi use space • His & Hers restroom and changing facilities Open Community Amenities: • Multiple Lakes • Private aerobic internal trail system connecting to the public trail system with pet sanitation and watering stations • Areas designated for Public Art Competition • Trailhead parking • Historical landmark preservation of the Buck E. King historical marker Page 11 of 30 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. Perimeter fencing for the development shall be the following: • 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. Page 12 of 30 “Fence Concepts and the entry Fountain at Spencer Ranch” • Fisher Property Private Border (north/east)- shall be one of the approved fence types-TBD • Vaquero Golf course (east) fence is currently in place and shall be cleaned and repainted black. • City of Keller border (south) shall be decorative iron fencing with stone columns to be place in conjunction with the property lines of the homes that are on the southern border of Spencer Ranch (City of Keller) from the Vaquero Golf Course to the west. The decorative iron fence will terminate at the decorative iron fence that runs along Pearson Rd and will not extend farther west than that decorative iron fence. 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 Page 13 of 30 Fence Materials: Fences may be any of the following: • Masonry • Iron 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. • 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. • 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. 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. Iron gates 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. Page 16 of 30 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. Page 17 of 30 STREETS, PARKING, SIDEWALKS AND TRAILS Streets: All community streets will be privately owned and maintained. They will be constructed with mountable rolling 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: There are no typical concrete sidewalks in the development, walking trails (natural material) will be located along each side of the esplanade water feature, serving pedestrians on both sides of the divided main roadway and throughout the development. 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 on the Spencer Ranch property. 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. Page 18 of 30 LOT SPECIFICATIONS Density & Lot Size: Spencer Ranch will be a unique “Wellness Lifestyle” community that has 60 high quality homesites and may contain a maximum of: • 16 attached high-quality homes • 52 detached high-quality homes The Developer/Builder are requesting the flexibility to adjust lot lines as home building permits are submitted allowing homes to be custom tailored to each site. 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 at Building Line (Block): Promenade / Estate homes (A) 80 feet Villa homes (B, E, F) 70 feet Ridgeview homes (D) 65 feet Attached homes (C) 80 feet (2, 40-foot lot groups) Waterside has created a development that contains an “EQUIVALENT LOT DENSITY” in conformance with the Westlake Comprehensive Plan. “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 one 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 equivalent to 1 unit per gross acre is desirable...if...the sense of open land is enhanced. To accomplish this, Waterside has limited the plate square footage of development to a total square footage that does not exceed the "gross" plate square footage of development at 1 unit per acre. We call this an "Equivalent Density" which is expressed in a more open landscape, a landscape where open space dominates and the expression of lot lines in the form of property line fences is discouraged. This fulfills the vision of the Comprehensive Plan. The unifying matrix of open land that defines the cluster development of Waterside prevents confusion with densities more typical of other Character Districts. Therefore, Waterside commits to a density that is equivalent to the developed density of 1 unit per acre and a total number of lots not exceeding 1.80 lots 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.” Page 19 of 30 HOME / LOT SPECIFICATIONS Home Pricing: The diversity of housing orchestrated in “Cluster Zones” are projected to have an initial sales price starting at $1,695,000.00 Spencer Ranch contains both one and two-story homes. “The locations of the housing types listed are shown on the Concept/Development Plan Homesite Location Map by their respective letter designations.” Building Setbacks (in feet): Front Rear (1) Sides Promenade homes (A) 10 (2) 20 (3) 5/10% (4) All other detached homes (B, D, E, F) 10 (2) 20 (3) 5 (1) All single-family attached (C) 10 (2) 20 (3) 0 When backing to the southern border and Oakmont Hills, there shall be a 40-foot minimum setback for the main house structure. When backing up to Vaquero Golf Club there shall be a 20-ft. minimum set back permitted for no more than 50% of the homes adjacent to the shared property line with the Golf Club. The balance of homes adjacent to this shared property line shall have a rear setback 30 ft. or greater so that the configuration of variable setbacks substantially conforms to the Concept/Development Plan. Page 20 of 30 (1) When backing or siding to Aspen Lane, there shall be a 25-foot minimum setback. (2) Garages, Casitas or bathrooms stairs or elevators -not contiguous to the main living footage, courtyards, and accessory structures may encroach up to 5 feet into the required front yard setback. (3) When abutting an open space or water feature, no setback is required. (4) Promenade Homes have a minimum side setback of 5 feet on one side and the opposite side must be a minimum of 10% of the lot width. Promenade Homes that side to Pearson Ln are required to have a minimum setback of 125 feet from the Spencer Ranch property line that sides to Pearson Ln. Housing Type: The following is a breakdown of the proposed housing types in the development. Given the desire for lot size flexibility to accommodate buyers desires we have listed the specific information below regarding lot and housing types that correspond with the image below: 1. Promenade Estate Homes ‘Block A’ (14 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: 1,000 square feet c. Minimum Lot Width at Building Line: 80 feet d. Front Setback: 10 feet; or 5 feet (2) for side facing garages, courtyards and accessory structures not utilized for storage. e. Side Setbacks: 5/10% feet (4) 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 finished floor to the mid-point of the span of the highest pitch. 2. South Side Villa Homes ‘Block B’ (15 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: 1,000 square feet c. Minimum Lot Width at Building Line: 70 feet d. Front Setback: 10 feet; or 5 feet (2) where courtyards/motor courts are provided e. Side Setbacks: 5 feet f. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. When backing to the southern border and Oakmont Hills, there shall be a 40-foot minimum setback for the main house structure. g. Minimum Unit Size: 3,000 square feet h. Maximum Height: 35 feet from finished floor to the mid-point of the span of the highest roof pitch. Page 21 of 30 3. Brownstones ‘Block C’ (16 total units proposed) a. Housing Type: Single Family Attached b. Minimum Lot Size: 1,000 square feet c. Minimum Lot Width at Building Line: 40 feet d. Front Setback: 10 feet; or 5 feet (2) for side facing garages, courtyards and accessory structures not utilized for storage. e. Side Setbacks: 0 feet f. Rear Setback: 20 and 30 feet, or 0 feet abutting water features and/or development open space. g. Minimum Unit Size: 3,000 square feet h. Maximum Height: 36 feet from the finished floor elevation to the highest exterior wall 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. Special setback specific to the Brownstones: For lots that are adjacent to the Vaquero Golf Club, there shall be a 20 foot. minimum setback permitted for no more than 50% of the homes adjacent to the shared property line with the Golf Club. The balance of lots adjacent to 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. 4. Ridgeview Homes ‘Block D’ (6 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: 1,000 square feet c. Minimum Lot Width at Building Line: 65 feet d. Front Setback: 10 feet; or 5 feet (2) where courtyards/motor courts are provided 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 finished floor of the main living floor to the mid-point of the span of the highest pitch. Page 22 of 30 5. Meadows Villa Homes ‘Block E’ (11 total units proposed) a. Housing Type: Single Family Detached b. Minimum Lot Size: 1,000 square feet c. Minimum Lot Width at Building Line: 70 feet d. Front Setback: 10 feet; or 5 feet (2) where courtyards/motor courts are provided e. Side Setbacks: 5 feet (1) 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 finished floor to the mid-point of the span of the highest roof pitch. 6. Golf Villa Homes ‘Block F’ (6 total units proposed) i. Housing Type: Single Family Detached j. Minimum Lot Size: 1,000 square feet k. Minimum Lot Width at Building Line: 70 feet l. Front Setback: 10 feet; or 5 feet (2) where courtyards/motor courts are provided m. Side Setbacks: 5 feet n. Rear Setback: 20 feet, or 0 feet abutting water features and/or open space. o. Minimum Unit Size: 3,000 square feet Maximum Height: 35 feet from finished floor to the mid-point of the span of the highest pitch. Page 23 of 30 “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.” Page 24 of 30 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 building height be measured from the top of the foundation for all building sites and as indicated for each home type in the development as outlined in this document. 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. Page 25 of 30 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. Page 26 of 30 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: • An Architectural Review Board (ARB) • Spencer Ranch Building Guidelines • 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.” Page 27 of 30 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. Page 28 of 30 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.” Waterside has contracted with C.A. Nelson Architecture Group to serve as the sole licensed architect for the entire project. Clay Nelson (Principal) will also serve on the ARB. Page 29 of 30 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: • Fully managed property maintenance services • Lock-N-Leave service year round • Quarterly 110point maintenance checks • Monthly 20point maintenance checks • 24/7 Emergency Service Response • Single point of contact • Preventative maintenance service and checks on all equipment • Complete supervision of any additional work completed at the house • Additional Boutique services available (window cleaning, power washing, etc...) • Vetted Preferred Contractor used for any and all work • Quality craftsmanship and industry knowledge Page 30 of 30 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 KMJKKMJKMJKMJKMJKMJMJKMJKMJKMJKMKMJKMKMH@IHHH@H@IH@H@IHH@IH@IH@IHHI<?<?@<?@<?@?@?@?@<?@@<?@@?@?@@<?@<?@?@@NO@NO@NONONONO@NO@NO@NO@NO@NO@@NO@N@N@<O<O@<O@<O@<O<O@<O<OO<O<ONNNNNN=GJ=GJ=G==GJG=GJ=GJG>F>F>FFF>FF>FF>F>F>FFFFFF<<<<<<<<<<<BJGJGBJGJGJGJJGBJGJJAQDGQDGQDGQDGQDGQDGQDGQG<NG<NG<NG<G<NG<NG<NGN=GJ=GJ=GJ==G==GJ=GJ=G>F>F>F>F>F>F>F>FFFFFFAAAAAAAAAAAANJPNJNJNJPOCOCOCOCOCCCOCOCCNNNDNDND?ND?@@@@@@QDGQDGQDGQDGGQDGGGQDGQDGQDGGGG<G<NG<NG<NG<NG<NG<N<G<NG<N<G<G<G<N=GJ=GJ=GJ=GJ=GJ=GJ=GJ==GJGJ=GJ=GJ=GJJ>F>F>F>F>F>F>F>FFF=======MD?MD?MD?@B@QB@QD@RD@RR@NO@NO<O@<N=GJ=GJ=GJ=GJ=GJ=GJ===GJ=GJ=GJ=GJGJGJ=GJ=G=G=G=GJ>F>F>F>FF>F>F>F>FFF>F>F>F>F>>F>FF????????????H@<H@<H@<H@<H@<H@<<<<H@<@<<?JR?JR?JR?JRJRRRRJRJRJRJRJRRRNNNNNNNNNNNNNNNNQDGQDGQDGQDGGQDGGQDGDGQGQQG<G<G<G<G<G<NG<<NG<G<G<G<G<G<G=GJ=GJ=GJ=GJGJ=GJ=GJGJ=GJJJJJ>F>>F>>F>>>>F>FFFFFFFFFFF>@@@@@@@@@@@@@=MJ=M=MJJJJJ===MJJJRINOJI@N====GJ===>F>@@@@@@@@?@@ @?????<<<<<<<<< <<<<<========== =====AAAAAA>>>>>>>> >>>>>>>>CJH@NDO@GJ><ODJIH<K?@>@H=@M>JHHPIDOTB<M?@IN 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 28, 2019 Town of Westlake Planning Commission and Town Council 1500 Solana Blvd., Building 7, Suite 7200 Westlake TX 76262 Re: Spencer Ranch Community Dear Commission and Council Members: I am very excited to see such a great development finally come to Texas and more specifically to Westlake! I am encouraging the Commission and Council to approve this development in the most expeditious fashion as I anticipate this could become the new standard for high value developments and housing in the area if not the state! As some of you know I was involved with the Vaquero Club for a number of years and have been fortunate enough to be engaged with many other clubs throughout the country. I was introduced to Paul Pastore by a member at Vaquero a couple of years ago and after seeing the proposed Spencer Ranch development and learning about his vision, I can truly say you have an opportunity to bring to the Town of Westlake an incredibly unique and necessary project for our time, something I have not seen on the ground in all of my travels. It is most refreshing to see a high-quality home builder control the land and be this committed to deliver high value homes with the amenities and a wellness component in a Town like Westlake. I would encourage your approval of this project and welcome any questions should you have any reservations. Sincerely, Tony Dawson 1229 Castle Cove Lane Keller, Texas, 76262 From: To:Paul Pastore Cc:; Ron Ruthven Subject:Oakmont Hills and Spencer Ranch Date:Monday, February 4, 2019 3:10:17 PM Paul, In anticipation of Waterside’s re-submission of the Spencer Ranch proposal we re-convened our HOA Committee and have a few additional items we would like your consideration and agreement. I have also copied the members of the Oakmont Hills HOA Committee and Ron Ruthven, Director of Planning and Development, City of Westlake. - We would like Waterside to revise our prior agreement (Item #2) and increase setbacks to 75 feet and include any outbuildings. We have reviewed the recent approval of “The Knolls” subdivision in Westlake and there is a 150’ setback to the adjacent properties in Glenwyck Farms. In addition, the northern and western boundaries of Spencer Ranch are adjacent to roadways. This should provide the ability to "shift" the plan to provide more space between adjacent properties on the southern border to improve privacy. - We would like Waterside to revise our prior agreement, Item #1, section b – to not limit the decorative iron fencing with masonry columns to 1,000 feet. Upon further research the property line is 1,554’ according to the original plat for Oakmont Hills. Since the intent of our previous agreement was to provide the fencing to all properties on the border, the limit of 1,000’ should be removed and stated to apply to the entire length of the property line. - We would like Waterside to agree to not hold any homeowner in Oakmont Hills at fault of any water drainage onto Spencer Ranch. Our prior agreement stated Waterside will not adversely impact natural water runoff or drainage to the Oakmont Hills homes. Since natural drainage is down the property line into a collection pond on the south-west corner of Spencer Ranch we want to clarify that Waterside will incorporate this drainage pattern and not hold any Oakmont Hills homeowner liable for water runoff or drainage onto Spencer Ranch. - There is concern of rodent intrusion into Oakmont Hills properties when the barns on the south side of Mr. Brittan’s property are demolished. We would like a mitigation plan that will prevent the migration of rodents into adjacent Oakmont Hills properties - We would like a construction barrier in place along the southern border of Spencer Ranch to prevent dirt and mud to potentially flow onto Oakmont Hills properties during construction. - We would like an airborne dust and dirt mitigation plan. There are 11 homes in Oakmont Hills adjacent to Spencer Ranch southern border. Most of these homes have pools and there is a concern of airborne dust and dirt coating windows and impacting pool operation. - In addition to item 4 of our prior agreement we would like a construction schedule of each phase: demolition, construction of fence, landscaping, houses along the property line. Paul, we appreciate your willingness to have open dialog and work with the southern neighbors of Spencer Ranch to create a community that we all are proud of. Thank you and we look forward to your agreement. Sincerely, Dave Elmer Oakmont Hills HOA Planning and Zoning Item # 8 – Adjournment Regular Session Back up material has not been provided for this item.